$725,000   •   121.43 Acres

121.43 acres of undeveloped residential land six miles east of scenic Westcliffe, Colorado, consisting of an 81.42-acre parcel with a rustic, off-the-grid cabin, (just needs septic sys to be habitable) and an adjacent 40.01-acre south parcel. Land Do you dream of a new mountain home and/or an extremely quiet and private getaway with sunny skies 300 days a year? Of accessing thousands of acres of wilderness nearby for hiking, camping, boating, hunting, and summer and snow sports? This is a rare opportunity to purchase a large tract of unspoiled land, just down the road from the quaint old-West mining town of Westcliffe, Colorado,1.5 hours from Colorado Springs and its airport, and 2.5 hours from Denver and Denver International Airport. With million-dollar views of the Sangre de Cristo Mountains to the west, the layered views of the Arkansas River Valley to the north, the impressive Collegiate Mountains peaks to the northwest, and the Wet Mountains to the east, this 121-acre parcel has varied terrain from rock outcroppings to meadows, from Ponderosa pine, narrow-leaf cottonwoods, juniper, and piñon to high-desert vistas of sage, rabbit brush, yucca, cactus, and numerous wildflowers. This unique offering is designated for residential, ranching, and farming use. Entry to the land is from Hwy 96 to the south on a dirt/gravel road well maintained by property owners. Passing through the gate to the property on the southeast corner, you are greeted by an enticingly varied landscape: Two deep, wide gulches traverse the property, including the historic Carolina Gulch across the southwest corner of the south parcel and another unnamed gulch that follows just south of the northern boundary. Wildlife uses these as corridors and as a water source. Each is fed by underground springs and can run with water during rainy seasons. Rock formations, sandy bottoms, trees, and meadows make these a delight for morning or evening walks. The property is bounded to the north by a 640-acre State Trust land. The property is adjacent to over 1,000 acres of conservation easement-protected private land, including 820 acres of the adjoining Red Rock Ranch to the east, the 77-acre Husvet and 35-acre Kee properties to the south, and the 70-acre Brokeback Ranch property. A vast tract of undeveloped private land containing several thousand acres surrounding Round Mountain is located to the west of the property. All this represents limited building opportunities in the immediate area, extremely low-density housing, and quiet, and unrivaled privacy. North 81-acre parcel and building envelope The main north parcel features a 4-acre building envelope that includes a small, off-the-grid Cabin (needs septic) and truly astounding views. The sunsets from here are truly among the absolute best in the entire state. Electricity crosses both parcels on recently upgraded power lines and is available on the north parcel via two existing drops approximately 500 feet from likely building sites. One residential well allowance accompanies each building envelope. Neighbors report that reliable wells in the immediate vicinity can be bored at a depth of 80-125 feet due to what has been described as underground tributaries of the Arkansas River. A septic permit for a potential home was granted by Custer County in 2020 but will require a retest and reapplication. The existing east-west fence north of the cabin does not indicate the north property line, which is approximately one-third of the way up the north hillside on the other side of the back Gulch. If requested, the sale includes plans for a 2,000 sq. ft., three-bedroom, open floorplan home with an attached garage, designed by Westcliffe Builders, one of the valley’s premiere custom home builders. Improvements This off-the-grid, insulated (floor and roof), 252 sq. ft. (14’ x 18’) retreat with a matching, screened-in porch offers surprising amenities and is ready for your next getaway. Constructed locally of 3” x 8” pine salvaged from beetle-kill forests near Trinidad, Colo., it’s a tiny home built before tiny homes were a thing. Featuring numerous windows and views, a dedicated kitchen area, and a sleeping loft, the cabin has a 4-burner propane stove/oven and a Jotul wood stove. DC/AC power via a recently upgraded 200-watt solar system and battery provides lighting, music, computer, and phone recharging and up to 600 watts of AC, as currently configured. Phone hotspots provide internet; satellite-based internet is available locally. The cabin, once the acceptable-sized septic is installed, can comfortably sleep four to six, on a queen-sized futon in the sleeping loft, two built-in couches that double as twin beds, and a queen-sized futon on the screened-in porch. Cook whatever your heart desires—even a cake—on the stove/oven in the custom-built kitchen that includes an ice box and ample storage. The wood stove quickly heats the entire structure and keeps you cozy through cooler weather. Surprisingly, there are two living and dining areas: inside and on the screened-in porch! Originally envisioned as an office or guest quarters to accompany a proper, nearby house with a shared well and septic, the cabin can be enlarged in the future to add electricity, septic, and water hookup, along with a bath and bedrooms. The cabin also comes with a detached 8’x8’ Tuff Shed with a workbench and room for storage, and a Coleman gas-powered generator (needs repair). Colorado State Trust property Immediately adjacent to the property’s north boundary is a 640-acre tract, part of a system of public land held in a trust and used for public beneficiaries, in this case, support of Colorado public schools. The State Trust program dates to the Northwest Ordinance of 1785. With this ordinance, the U.S. Congress established a policy of granting land to states when they entered the Union as an asset to generate funding to support the public education system. Colorado received two sections per township, totaling four million acres at statehood in 1876. The State Trust in Colorado presently includes 2.8 million acres. South 40-acre parcel and building envelope The legally defined south parcel, with a 3-acre building envelope, enjoys a similar level of privacy as the larger north parcel and easy access from the access road on the east side of the property, with accessible electricity from the power line to the immediate east of the building envelope. This parcel includes Carolina Gulch on the southwest corner and cottonwoods in the foreground, offering equally magnificent views. This parcel offers the future owner flexibility and development possibilities that include the construction of a possible spec home and sale; a close-by residence for friends and family—or the option to maintain the property as is. Conservation Easement The entire property was placed under a conservation easement in December 2007 with San Isabel Land Protection Trust, now Colorado Open Lands, to perpetually preserve its significant conservation values. The property is located in Custer County Zone IV (Foothills District), which permits one single-family dwelling per 5 acres. The easement permanently protects the property from additional development and increased density. The easement outlines the rights of the land trust and property owner and permitted uses, including full conveyances, the right to construct up to two single-family dwellings, and other new, non-residential structures and fences, and the ability to conduct ranching and farming operations, among other rights.  As part of the original 2007 easement agreement, the three 40-acre parcels were consolidated into two 60-acre parcels, with a building site on each. The agreement was amended in March 2023 to create an 80-acre parcel and a 40-acre parcel to provide better privacy and sightlines for both parcels. A copy of the 2007 Deed of Conservation Easement and the 2023 amendment are available upon request and will be included in the sale documents. Region & Climate Climate in Westcliffe/Silver Cliff, Colorado Westcliffe/Silver Cliff, Colorado gets 14 inches of rain, on average, per year. The US average is 38 inches of rain per year. Westcliffe/Silver Cliff averages 86 inches of snow per year. The US average is 28 inches of snow per year. On average, there are 260 sunny days per year in Westcliffe/Silver Cliff. The US average is 205 sunny days. Westcliffe/Silver Cliff gets some kind of precipitation, on average, 83 days per year. Precipitation is rain, snow, sleet, or hail that falls to the ground. In order for precipitation to be counted, you have to get at least .01 inches on the ground to measure. Weather Highlights Summer High: The July high is around 81 degrees Winter Low: The January low is 8 Rain: averages 14 inches of rain a year Snow: averages 70 inches of snow a year History This is wild, unspoiled Colorado, home to mule deer, pronghorn antelope, mountain lion, bobcat, elk, bear, jackrabbits, hawks, and eagles. The adjoining towns of Westcliffe, founded in 1881, population 435, and Silver Cliff, first settled in 1869, population 706, sit in the middle of the Wet Mountain Valley at just over 7,000 feet altitude. Both are Western laid back and friendly. The region has a rich mining and ranching heritage, and Westcliffe supports a thriving arts, theater, and retail community. Westcliffe serves as the county seat for Custer County, which listed a total population of 5,045 in 2021. In 2010, the county was ranked as the tenth least populated in Colorado.   Location The property is situated on the western shoulder of the scenic Wet Mountains. The entire area has been used by humans for at least 11,000 years. Native Americans—including Plains Apache, Comanche, Jicarilla Apache, and Utes—successively inhabited the area as seasonal hunting grounds. In the 1870s, homesteaders and miners began to arrive in large numbers. The area experienced a silver- and gold-mining boom for a brief period, and, in a nod to the past mining legacy of the area, the property for sale has the remnants of a couple of exploratory “Glory holes” on the south parcel.  The Sangre de Cristo Mountain range, Spanish for “Blood of Christ,” is so named for the brilliant hues of red and pink in the mountains and clouds that result in technicolor sunsets and sunrises. These peaks form the southernmost subrange of the Rocky Mountains—the largest mountain system in North America. In 1902, much of the land along the mountain slopes was designated as a forest reserve, paving the way for many restoration and reforestation projects. In 1993, much of the forest reserve—renamed the San Isabel National Forest—was declared wilderness as the Sangre de Cristo Wilderness Area. This property was once part of a 2,400-acre ranch owned by a Denver dentist, George B. Stanley, known locally as Doc Stanley, and his family. After his death in 1985, the family later sold off approximately 1,200 acres of the western portion of the ranch, part of which became Cottonwood Springs Ranch. As part of the Cottonwood Springs Ranch (CSR) subdivision, created in 1995, consisting of 8 approximately 40-acre parcels, the 121-acre parcel for sale was originally represented as parcels 6, 7, and 8, which formed the northernmost pieces of CSR. The current owners are the first owners of these parcels since the creation of the subdivision. There are no HOA or HOA dues; covenants filed with the original CSR plats are in effect but have not been in play or enforced for many years. A copy of the covenants is available upon request. Property elevation ranges from 8,050 to 8,220 feet altitude, with unobstructed 360-degree views of the Sangre de Cristo Mountains, Wet Mountains, and Collegiate Mountains. Nearby Amenities include the historic old mining towns of Westcliffe and SilverCliff; the 220,803-acre Sangre de Christo Wilderness (with 10 majestic“fourteeners”), and the San Isabel National Forest, with hiking and biking trails and lakes; DeWeese Reservoir (camping, fishing); Pueblo, just over an hour by car; Cañon City, 1 hour; Salida (1 hour) and the Arkansas River; Royal Gorge, 1.5 hours; Mission Wolf Refuge; Monarch Ski Area (1 hour 20 minutes); Pueblo State Park, 1 hour; Bishops Castle (Rye, Colo.); Great Sand Dunes National Park; Taos, NM, 2 hours, 45 minutes; Santa Fe, NM, 4 hours, 15 minutes.


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Hayden Outdoors Real Estate
Hayden Outdoors Real Estate
Twila Geroux
Twila Geroux

Mobile: 719-371-4344
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