Land for Sale in Saguache County, CO
Saguache County covers the northern San Luis Valley and the Sangre de Cristo foothills, with 6,368 residents (2020 census) and a land market centered on Crestone and the Baca Grande subdivision, the valley's ranches and the towns of Saguache and Center. Groundwater in the valley is tightly regulated, and that is the first thing to understand before you buy.
Saguache County at a glance
- County seat: Saguache. Other places: Center, Crestone, Moffat and Bonanza.
- 2020 population 6,368; about 3,170 square miles.
- Highways: US 285 and State Highways 17, 112 and 114.
- Great Sand Dunes National Park and Preserve and the Sangre de Cristo Wilderness lie in the county, along with parts of the Gunnison and Rio Grande National Forests.
- Wells in the valley are regulated under the State Engineer's Division 3 groundwater use rules, approved by the water court in March 2019.
The Saguache County land market
Crestone, at the foot of the Sangre de Cristo mountains, is a spiritual-retreat and off-grid community, and much of its land is in the Baca Grande, a subdivision created in 1971 from the Baca Grant and originally platted for about 10,000 lots. Lots there are mostly small, and buildable status varies. The valley floor around Saguache and Center holds ranches, hay meadows and irrigated farmland. Land prices are low relative to the Front Range.
San Luis Valley groundwater rules
The San Luis Valley has a confined aquifer under a shallow unconfined aquifer, and the State Engineer treats the confined aquifer as fully appropriated. The Division 3 groundwater use rules, approved by the water court in March 2019, allow pumping only if a well is covered by an approved groundwater management subdistrict plan, a court-decreed augmentation plan or a substitute water supply plan approved by the State Engineer. Subdistricts are the most common route; Saguache falls under Subdistrict No. 5, a voluntary opt-in subdistrict whose covenants run with the land and bind future owners. Wells must also be metered, and new wells in the confined aquifer are judged against the Rio Grande Decision Support System model.
In practice, ask whether an existing well on a parcel is in a subdistrict or covered by a plan, and what obligations or fees come with it. For a new well, confirm with the Colorado Division of Water Resources (Division 3) and the Rio Grande Water Conservation District before you buy, since a lot with no legal water source can be worthless.
Small lots, power and access
Parcels under 35 acres generally get a household-use well only, which cannot irrigate. Many Baca Grande lots have no grid power or paved road, so plan solar and a long driveway. Check the subdivision's owners' association rules, road maintenance, and whether the county considers the lot buildable.
Before you buy land in Saguache County
- Water: is there a legal well or subdistrict coverage, and what are the obligations?
- Parcel size and the well permit it can receive.
- Buildable status, owners' association rules and county zoning.
- Power, road access and winter conditions.
- Title: severed minerals, easements and any land-grant issues.
Frequently asked questions
Can I drill a well in the San Luis Valley?
Not simply. The confined aquifer is treated as fully appropriated, and pumping is allowed only under an approved subdistrict plan, augmentation plan or substitute water supply plan. Confirm with the Division of Water Resources before buying.
What is the Baca Grande?
A large subdivision at Crestone created in 1971, originally platted for about 10,000 lots, with many small off-grid parcels.
What is Subdistrict No. 5?
A voluntary groundwater management subdistrict covering the Saguache area, whose covenants run with the land.