Land for Sale in Fremont County, CO

Fremont County runs along the Arkansas River in south-central Colorado, with 48,939 residents (2020 census) in 1,534 square miles. Cañon City is the seat; the county also holds 15 prisons, including the federal supermax ADX Florence, and parts of the Pike and San Isabel National Forests. Rural land is cheaper than along the Front Range, and the main thing to understand is how Colorado well permits work, because the type of permit decides whether you can build.

Fremont County at a glance

County seat: Cañon City. Cities: Cañon City and Florence; towns include Brookside, Coal Creek, Rockvale and Williamsburg.
Census-designated places include Coaldale, Cotopaxi, Howard, Lincoln Park, Park Center and Penrose.
2020 population 48,939; 1,534 square miles.
US 50 and State Highways 9, 67, 69, 115 and 120 serve the county.
Pike National Forest, San Isabel National Forest, the Sangre de Cristo Wilderness and the Arkansas Headwaters Recreation Area are in the county.

The Fremont County land market

Around Cañon City, Florence and Penrose buyers find homesites and small acreage near services. Farther west toward Cotopaxi, Howard and Texas Creek, parcels are larger and more remote, with mountain and river views. East of Florence the high plains have cheaper rural land. The county has long been known for modest prices compared with Colorado's Front Range, and many buyers are retirees, outdoors users and investors. A paved road, electricity and a confirmed water source are the features that move a price.

Exempt wells, 35 acres and augmentation

Colorado requires a well permit from the Division of Water Resources before drilling. According to Colorado State University Extension, most private domestic wells are exempt wells, which are not administered in the priority system and do not require augmentation, and they are limited to 15 gallons per minute. How the permit works depends on how and when the parcel was created. A document from the Upper Arkansas Water Conservancy District says that on parcels subdivided before June 1, 1972 an exempt well permit can serve one single-family dwelling, while lots under 35 acres created after that date generally must have a decreed plan of augmentation. Fremont County also sends subdivision-exemption applications to the state engineer for an opinion on whether decreed water rights could be injured.

What this means for you: never assume a small parcel can get a domestic well. Ask the seller for the well permit or the augmentation plan, check the Division of Water Resources permit search for the parcel, and ask Fremont County Planning and Zoning how the parcel was created. If the answer is unclear, a Colorado water attorney is worth the fee, because a lot with no legal water can be worth little.

Roads, wildfire and other checks

Mountain parcels near Cotopaxi and Texas Creek can be on steep, unpaved and shared roads, so confirm recorded access and winter maintenance. Forested parcels carry wildfire risk and some insurers ask for defensible space, so get a quote. Septic systems need a county permit and depend on soil, and mineral rights may be severed from the surface on older parcels, so ask the title company.

Before you buy land in Fremont County

The well permit, or the augmentation plan, and how the parcel was created.
Recorded legal access and who plows the road in winter.
Whether mineral rights are included, and any easements on the title.
Wildfire risk and insurance for forested land.
Septic permit and zoning from the county or city.

How to verify legal access to land Land due diligence checklist

Frequently asked questions

Can I drill a domestic well on a small parcel in Fremont County?

Not automatically. Colorado exempt wells need a permit, are limited to 15 gallons per minute, and for lots under 35 acres created after June 1, 1972 a decreed plan of augmentation is generally required. Ask for the permit or plan before you buy.