March 20, 2025

Introduction So, you’ve found the perfect piece of land. Maybe it’s got mountain views, maybe it’s got a creek running through it, or maybe it’s just a wide-open space where you can build your dream home or start that off-grid lifestyle. But before you start making plans, there’s one big thing you need to check—zoning laws for buying land. As a realtor in Southern Colorado, I’ve seen too many people get excited about a piece of land only to find out later they can’t use it the way they wanted. Understanding zoning laws for buying land before you purchase will save you a ton of headaches (and money). So let’s break it down in a way that actually makes sense. What Are Zoning Laws for Buying Land? Zoning laws are local regulations that control how land can be used. They exist to organize development, keep property values stable, and prevent, well… chaos. Without zoning, you might wake up one day and find a junkyard next to your house. Not exactly the dream, right? Common Zoning Classifications Most zoning laws for buying land fall into a few basic categories: Every county has its own specific zoning laws for buying land, and they don’t all follow the same labels. Always check directly with the county before assuming anything. Why Zoning Laws Matter When Buying Land Zoning laws for buying land don’t just tell you what you can do with the land—they also tell you what you can’t do. Here are some real-world examples of why that matters: Can You Build a Home? One of the most common zoning law issues I run into is buyers assuming they can build a house, only to find out later that the zoning doesn’t allow residential structures—or requires a minimum acreage (e.g., 35 acres for a home). Can You Run a Business? Thinking about running a small farm stand? Maybe an auto repair shop? If the land is zoned residential, you might be out of luck. Some counties allow home-based businesses, but they often have strict rules about signage, traffic, and noise levels. Are RVs or Tiny Homes Allowed? I get this question all the time. People want to live in an RV or a tiny home on their land. The problem? Many counties have zoning laws for buying land that prohibit full-time RV living unless you’re in an RV park. Can You Subdivide the Land? Some buyers want to purchase a large parcel and split it up to sell smaller lots. That’s a solid investment strategy—but only if the zoning laws for buying land allow it. How to Check Zoning Laws for Buying Land Okay, so how do you avoid surprises? Do your homework. Here’s where to start: How to Change Zoning or Get a Variance So what if you find the perfect property, but the zoning laws for buying land don’t fit your plans? You may have options. Applying for a Zoning Change You can petition the county for a zoning change, but be prepared for: Applying for a Variance A variance is a special exception to zoning rules. For example, if a property requires 10-acre minimums for building, but you have 9.5 acres, you might be able to get a variance to build anyway. These are easier to get than full zoning changes, but still require county approval. Zoning Pitfalls to Avoid Conclusion: Be Informed, Buy Smart Understanding zoning laws for buying land isn’t the most exciting part of buying land, but it’s one of the most important. Before you make any purchase, take the time to check zoning laws, ask the right questions, and work with professionals who know the area. Looking to buy land in Southern Colorado? Let’s make sure you get the right property for your needs—no surprises, no setbacks. Reach out anytime, and let’s find your perfect piece of land the right way

Land, Real Estate

How to Find and Buy Land With Water Access—Without Getting Ripped Off!

Land, Real Estate / Preston

The Smart Way to Invest in Buying Land With Water Access Buying land with water access sounds like a dream, right? Whether it’s a riverfront retreat, a private fishing spot, or land with a well for off-grid living, having water access on your land adds value and appeal. But here’s the catch—many buyers overpay because they don’t know what to look for. As a Realtor in Southern Colorado, I’ve helped buyers find and invest in land with water access without falling for overpriced listings. I’ve also seen people jump into a deal too quickly, only to find out later that their “waterfront property” doesn’t actually give them the right to use the water. Before you invest, let’s break down exactly how to buy land with water access—without overpaying. Why Buying Land With Water Access Matters The Benefits of Buying Land With Water Access Waterfront property isn’t just about the view (though that’s a nice bonus). Here’s why buyers seek out land with water access: A few years ago, I worked with a couple looking for a homestead property. They found a beautiful 10-acre lot with a seasonal creek. It was perfect—except for one problem. The creek dried up for six months out of the year. They would’ve overpaid for land with unreliable water access. Lesson learned: always verify how reliable the water source is! The Risks of Overpaying for Land With Water Access Waterfront land is desirable, but many buyers overpay because they assume more water = more value. Here’s what to watch out for: I once had a buyer excited about a “riverfront lot”—until we checked the survey. Turns out, the river belonged to the neighboring property! The seller conveniently left that detail out. Always verify legal water access before signing anything. Key Factors to Consider When Buying Land With Water Access 1. Type of Water Access Not all water access is equal. Here’s a breakdown of what to look for: 2. Legal Water Rights (This Is a Big One!) Owning land near water doesn’t always mean you can use it. Water laws vary by state, and in places like Colorado, water rights are separate from land ownership. Tip: You can hire a water attorney or a specialist to verify water rights before you buy. It’s worth the small investment to avoid big headaches later. 3. Usability and Restrictions Even if water is present, local regulations might limit how you can use it. Here’s what to check: 4. Seasonal Variability & Climate Impact A lush green lot in spring could turn into a dry wasteland by late summer. Before buying land with water access, research the seasonal water flow and local climate patterns. One of my clients nearly bought land with a “year-round creek,” only to find out that by August, it was just a trickle. Always visit the land in different seasons or ask for historical water data. How to Avoid Overpaying for Land With Water Access 1. Work With a Local Realtor Who Knows Water Rights Not all agents understand water laws. A local Realtor with land expertise can: 2. Do a Comparative Market Analysis (CMA) Compare similar properties to see if the price is reasonable. Just because a lot has water access doesn’t mean it’s worth a premium. 3. Conduct a Water Rights Search & Inspection 4. Negotiate Based on Real Value, Not Just Hype Sellers often inflate prices based on “waterfront appeal.” Here’s how to negotiate: Final Tips for Buying Smart ✔ Don’t rush – Take your time to verify all water access claims.✔ Get expert advice – Consult a Realtor and a water rights attorney.✔ Check local and state regulations – Never assume you can use water just because it’s nearby.✔ Be ready to walk away – If a seller refuses to provide water rights details, that’s a red flag. Is Buying Land With Water Access Worth It? Yes—if you do it the right way. Land with water access can add tremendous value, but only if you buy wisely. The key is to research, verify, and negotiate smartly. If you’re thinking about buying land with water access in Southern Colorado, I’d love to help. Let’s connect and find the perfect property—without overpaying. 📞 Call or message me today to start your search!

Land, Real Estate

Is Raw Land a Good Investment? Find Out if It’s Right for You in 2025!

Land, Real Estate / Preston

An Experienced Realtor’s Guide to Buying Raw Land in Southern Colorado When people think about buying property, they often picture ready-to-move-in homes or fully developed lots. But is raw land a good investment? More and more buyers are exploring this option as a smart way to build wealth. Whether you’re dreaming of owning land for a future home, a private getaway, or as a pure investment, there are important factors to consider before you buy. As a Realtor in Southern Colorado, I’ve handled many raw land investment deals. Some buyers are drawn to the potential for profit, while others want space and freedom. Either way, knowing what to expect will help you make the right decision. What Is Raw Land? At its core, raw land is exactly what it sounds like—land that hasn’t been developed. There are no utilities, no roads, and no buildings. It’s essentially a blank canvas waiting for you to decide what to do with it. The appeal of raw land investment is huge. Whether you want a weekend retreat, a homestead, or just to hold land as an appreciating asset, the potential is there. But before you get too excited, let’s break down the pros and cons. The Pros of Buying Raw Land You might be wondering, “Is raw land a good investment compared to buying a house?” Here are a few reasons why raw land could be the right choice for you. 1. It’s an Affordable Investment Raw land is generally much more affordable than developed property. I’ve helped clients find 5 to 10-acre investment parcels in the San Luis Valley for a fraction of what they’d pay for a developed lot. I had a client who bought a 40-acre lot as an investment for around $60,000. Fast forward a few years, and that same land has nearly doubled in value. Raw land appreciates over time, especially in areas with increasing demand for outdoor space or development opportunities. 2. Endless Possibilities Unlike developed properties, raw land investments give you complete freedom to create what you want—whether that’s a private retreat, a farm, or an off-grid home. A couple I worked with purchased a 10-acre parcel near Blanca with the dream of building a sustainable, off-grid home. They installed solar panels and a water collection system, making their vision a reality. 3. Privacy and Space If you’re looking for peace and quiet, raw land investments are hard to beat. No noisy neighbors, no HOA rules—just you and your land. I’ve helped clients buy riverfront land overlooking the Rio Grande, where they enjoy privacy and stunning views of the Sangre de Cristo Mountains. It’s the perfect setup for those who want to escape the hustle and bustle. The Cons of Buying Raw Land While the benefits are exciting, is raw land a good investment for everyone? Not necessarily. There are some drawbacks to be aware of. 1. Lack of Infrastructure Raw land doesn’t come with utilities, so you’ll need to factor in the cost of installing electricity, water, and septic. One of my clients bought a 40-acre lot and had to install a well, which cost around $15,000. It was an essential step in making the property livable, but it’s something buyers should budget for. 2. Zoning and Permitting Challenges Even though Southern Colorado has plenty of wide-open spaces, raw land investments still have zoning laws and building restrictions. A buyer I worked with wanted to build a cabin near Alamosa but later found out the land was zoned for agriculture. He had to apply for a special permit, which delayed his plans by several months. 3. Limited Financing Options Banks are hesitant to finance raw land investments, meaning you’ll likely need a larger down payment or be prepared for higher interest rates. If you’re paying cash, this won’t be an issue—but if you need a loan, expect a more challenging process. 4. Access and Property Rights Issues Not all raw land comes with legal access, and some parcels are landlocked. Always verify that the property has a recorded easement before buying. I once had a client fall in love with a 20-acre lot, only to discover there was no legal access. We had to negotiate with a neighboring landowner, which took weeks and added unexpected costs. Key Things to Consider Before Buying Raw Land Before making a raw land investment, ask yourself these key questions: 1. Location Matters 2. Land Features 3. Water Rights in Colorado So, Is Raw Land a Good Investment? Raw land can absolutely be a great investment—if you’re prepared for the challenges. The affordability, long-term appreciation, and flexibility make it appealing. But the lack of utilities, zoning restrictions, and financing hurdles mean it’s not for everyone. If you’re looking for a profitable raw land investment in Southern Colorado, make sure to do your research, consult experts, and work with a Realtor who knows the area. Need Help Finding the Right Raw Land Investment? Let’s Talk! Thinking about buying raw land in Southern Colorado? Let’s chat! I’d love to help you find the perfect parcel for your goals. Reach out today, and let’s get started.

Financing, Land, Real Estate

From Owner Financing to USDA Loans: The Best Financing Options for Buying Land

Financing, Land, Real Estate / Preston

Introduction So, you’ve been thinking about buying land. Maybe it’s for a future home, an off-grid getaway, or just a solid investment. Whatever the reason, you’re pumped—until you realize that financing land isn’t as straightforward as getting a mortgage for a house. I get it. As a Realtor here in Southern Colorado, I’ve helped plenty of folks navigate the maze of financing options for buying land. Some thought they needed a huge pile of cash, others assumed they couldn’t qualify for anything. The good news? There are ways to buy land without draining your savings or getting buried in debt. Let’s break down the best financing options for buying land so you can make your dream a reality—without breaking the bank. Understanding Land Financing Basics Why Land Loans Are Different from Home Loans First, let’s talk about why financing land is a bit trickier than buying a house. Lenders see land as a riskier investment. A house? You’ll likely live in it, take care of it, and make those mortgage payments on time. But land? Some buyers never build on it, some resell it, and if someone defaults, the bank doesn’t have a house to foreclose on—just an empty piece of dirt. Because of that, land loans typically have: But don’t let that scare you off. The key is knowing which type of land loan fits your situation. Types of Land Loans Lenders classify land into three categories, and each one affects your financing options for buying land: Traditional Land Loan Options If you’ve got decent credit and a solid down payment, these financing options for buying land are worth exploring. 1. Local Banks & Credit Unions Big banks usually avoid land loans, but local banks and credit unions? They understand the local market and are more likely to work with you. I once had a client looking to buy 10 acres near Blanca. He got rejected by a national bank but walked into a small credit union in Alamosa and got approved the same day. Smaller lenders actually want to work with people buying land in their area—so don’t overlook them. 2. Owner Financing This is a game-changer for many land buyers. Instead of dealing with a bank, you make payments directly to the seller. Pros:✔️ No strict credit requirements✔️ Lower closing costs✔️ More flexible terms Cons:❌ Interest rates can be higher❌ You still need to negotiate terms I’ve seen sellers accept as little as 10% down with flexible monthly payments. If you’re buying land from a private seller, always ask if they’ll finance—you might be surprised. 3. USDA Loans (For Rural Land Buyers) If the land is in a rural area (which most of Southern Colorado is), USDA loans might work. They offer low-interest financing for land purchases if you plan to build a home. Requirements:✅ The land must be in a USDA-approved area✅ You need to plan to build a primary residence (not just hold the land) Not every lender offers USDA land loans, so you’ll need to hunt around. 4. Home Equity Loans If you already own a home, you can use your home’s equity to buy land. Home equity loans and HELOCs (home equity lines of credit) offer lower interest rates than traditional land loans. I had a friend who wanted to buy a 5-acre riverfront lot overlooking the Rio Grande. Instead of a land loan, he pulled $50K from his home equity and paid cash for the lot—no high-interest land loan needed. Creative Financing Strategies Sometimes, you’ve got to think outside the box when exploring financing options for buying land. 1. Lease-to-Own Agreements Not ready to buy outright? Some sellers will let you lease the land with an option to buy later. It’s like renting, but part of your payment goes toward the purchase price. 2. Seller Carryback Financing Some sellers will act as the bank, allowing you to pay for the land in monthly installments. This works well for buyers who don’t qualify for traditional loans. Tip: Offer a slightly higher down payment to convince a seller to finance. Many will say yes if they get a solid upfront payment. 3. Pooling Resources (Partnerships & Crowdfunding) I’ve seen families and friends team up to buy land together. You can split costs, and once the land appreciates, either develop it or sell for a profit. Improving Your Financial Standing If you want the best loan terms, you’ll need to look good on paper. Here’s how to prepare for your best financing options for buying land: Negotiating the Best Deal Even if you’ve got financing figured out, negotiating smartly can save you thousands. 1. Research Land Values Don’t assume a seller’s asking price is fair—look up comps and recent sales. 2. Buy at the Right Time Winter is often the best time to buy land. Sellers are more motivated, and competition is lower. 3. Work With a Realtor Who Knows Land Land is a different ballgame than houses. You need someone who understands zoning, water rights, and land values—especially in areas like the San Luis Valley. Avoiding Common Pitfalls A few mistakes can cost you big when considering financing options for buying land. Here’s what to watch out for: 🚩 Hidden Costs – Property taxes, HOA fees, and infrastructure costs can add up.🚩 No Land Survey – Always get a survey to confirm boundaries.🚩 Skipping Due Diligence – Check zoning laws, water rights, and access roads before buying. Conclusion Buying land doesn’t have to break the bank. Whether you go with a traditional land loan, seller financing, or a creative strategy, there’s a path that fits your situation. The key? Do your homework, explore all your financing options for buying land, and work with someone who knows the land game. If you’re looking for land in Southern Colorado, I’d love to help you navigate the process. Let’s make your land-buying dream happen!

Land, Real Estate

Avoid Regret! Learn How to Buy Land for Building a Home Like a Pro!

Land, Real Estate / Preston

If you’re dreaming of building your own home, learning how to buy land for building a home is one of the most important decisions you’ll make. As an experienced Realtor working in Southern Colorado, I’ve helped countless people navigate this process. And let me tell you, finding the perfect spot for your dream home isn’t just about finding a piece of dirt — it’s about finding the foundation for your future. Here are ten actionable tips to help you nail this process. 1. Get Clear on Your Needs and Vision Before you start looking at listings or wandering through open fields, take a moment to dream—especially when learning how to buy land for building a home. What does your ideal life look like? Are you craving wide-open spaces and mountain views, or do you want to live closer to town with amenities within arm’s reach? For example, I recently worked with a couple who wanted a self-sustainable lifestyle. They prioritized acreage for gardening and a sunny lot for solar panels. That clarity helped us find the perfect 40-acre parcel with room for their dreams to grow. If you don’t define what’s important to you, you’ll waste time looking at properties that don’t fit the life you want. 2. Know Your Budget (and Stick to It) Let’s be real: land-buying is exciting, but it’s easy to get swept up in properties that are outside your financial comfort zone. Before you even start searching, figure out your budget. Include not just the cost of the land but also expenses like: I’ve seen buyers fall in love with a gorgeous lot but realize too late that developing it would blow their budget. Avoid that heartbreak by planning ahead. 3. Prioritize Location You’ve heard it before: location, location, location. But this isn’t just about being near a good school district or grocery store. Think about your lifestyle: For my Southern Colorado clients, some want riverfront land with easy fishing access, while others prefer a property nestled against the foothills. One family I worked with chose a parcel near the Rio Grande River because they wanted a peaceful, picturesque spot to raise their kids. The right location will look different for everyone, so make sure you’re picking one that fits you. 4. Check Zoning and Land Use Regulations Here’s where a lot of people get tripped up. Just because a piece of land looks perfect doesn’t mean you can do what you want with it. Always check local zoning laws to ensure your dream project is allowed. Common zoning categories include: One of my clients bought a beautiful lot thinking they could build a tiny home village, only to find out the zoning laws didn’t allow it. Don’t make that mistake—always confirm land use restrictions before you sign. 5. Evaluate Accessibility The best piece of land in the world won’t feel perfect if you can’t get to it. Look at the roads leading to the property: In rural Southern Colorado, private roads can be tricky. I’ve seen properties with incredible views that were essentially landlocked because the access road wasn’t maintained. If you don’t want to deal with a 4×4 adventure every time you head home, make sure accessibility is a priority. 6. Assess Utilities and Infrastructure Utilities can be a make-or-break factor. Ask yourself: I worked with a buyer who fell in love with a 10-acre property, only to find out running electricity to the site would cost over $20,000. They ended up choosing a lot that already had utilities in place, saving them a massive headache. 7. Don’t Skip the Soil and Terrain Check You might not think much about soil until it becomes a problem. Certain types of land are harder to build on, and poor soil can complicate foundations or septic systems. Here’s what to look for: One client was set on building a walkout basement. We quickly ruled out properties with rocky soil or steep inclines that would have added tens of thousands to construction costs. Paying attention to the ground beneath your feet can save you time and money later. 8. Consider Environmental Factors Nature has a big say in how enjoyable (or challenging) your property will be. In Southern Colorado, we deal with unique factors like: For instance, a family I worked with loved a lot near the mountains, but it was prone to heavy winds year-round. We found them a similar property with a natural windbreak of trees, and they couldn’t be happier. 9. Work with Local Experts I can’t stress this enough: find someone who knows the area. A local Realtor, like me, can steer you away from common pitfalls and help you navigate the process. Other experts you might need include: A client once came to me with a list of properties they’d found online, but half of them didn’t meet their needs because of zoning or accessibility issues. Having a local expert saved them weeks of wasted time. 10. Visit the Land in Person Last but not least, you’ve got to see the property in person. Pictures and online maps can only tell you so much. When you visit, pay attention to: I’ve had buyers fall in love with land just by walking it. One couple couldn’t stop smiling as they imagined their kids playing by the creek on their new property. It’s hard to replicate that kind of experience on a screen. Final Thoughts Learning how to buy land for building a home requires patience, research, and a bit of vision. But when you find that ideal spot, all the effort is worth it. Remember to take your time, do your homework, and lean on experts who know the process inside and out. If you’re ready to start your land search, especially here in Southern Colorado, reach out. I’d love to help you find the foundation for your next adventure. Your dream home starts with the right land—let’s find it together.

March 20, 2025

Zoning Laws for Buying Land: How to Avoid a Costly Disaster

How to Find and Buy Land With Water Access—Without Getting Ripped Off!

Is Raw Land a Good Investment? Find Out if It’s Right for You in 2025!

From Owner Financing to USDA Loans: The Best Financing Options for Buying Land

Avoid Regret! Learn How to Buy Land for Building a Home Like a Pro!