A question for Jazzlover (Canon City, Alamosa: for sale, to rent, homes)

[pinehollowgal]

I have taken the time to read many of your threads. So I have some very specific questions for you since you really seem to know the area. I spent many years around Raton and Red River...just as an in and out visitor...but frequent. Also ran back and forth between Red River and Canon City. I always wanted a few acres to come up and spend a month or so at a time in my retirement. To rent a RV spot for a month at a time has become so expensive. I had always loved the area south of Alamosa and had considered buying a few acres from Julie Reichwein. My plan was not to come up and leave any marks on the ecological nature of the area, but to spend my time there using a portable solar panel and bringing my own water and hauling away my own trash. Just want to sit in a chaise lounge and hope to see an occasional elk or deer or wildhorse run across in the distance. I'd like to come up and spend a month two or three times a year. Just looking for some peace and quiet. I have wanted to buy this land since my children were small and they are 35 now. I am approaching my retirement and travel time. If you know of an area that would be better for what I am planning let me know. I don't need a permanent home, I would only leave a few foot prints and have been an avid camper, canoe and hiker for years. Look forward to anyones reply, but especially Jazzlover....PineHollowGal

[jazzlover]

This is not a method that I usually advocate. First, if you buy 35 acres, you will lose the interest you would make on that money if it was invested elsewhere. Of course, there will be those who say that appreciation in the land's value will make up for that. My personal opinion is that there is no longer (if there ever was) any guarantee of that, given the deteriorating condition of the economy and the eroding balance sheet of the average American. Second, the land has a significant carrying cost, as well--particularly property tax. Vacant land (not ag land, and most 35 acre parcels will NOT qualify to be assessed as ag land) is assessed at a fairly high rate in Colorado (29% of fair market value is taxable, rather than 7.96% for residential property; just having an RV on the property WILL NOT qualify that land as residential under Colorado law). So, you could be looking at a several hundred dollar per year tax bill. Some counties will also not permit you to occupy an RV on your property for any extended period of time without installing a septic system on the property. Several thousand dollars more there. Finally, there is the carrying cost of the RV itself. Driving an RV didn't make much cost sense when fuel was under $2/gallon--it makes none now that fuel is headed to $4.00+, probably way plus (as I write this diesel is over $4.00 where I am).

Long ago, I figured out that I was money ahead if I stayed in some pretty nice quiet little resort spots (not fancy stuff, just a nice two-room cabin) for a good chunk of time every year rather than "RV-ing" and having all of the costs associated with an RV (along with the fuel cost of moving it--either as self-propelled or behind some gas-guzzling truck) and finding a spot to put it. Plus, I have the advantage that I'm not tied to going back to the same place all of the time. For harder-core camping, I still have sleeping bags and a tent (though I prefer sleeping under the stars if the weather cooperates).

One other thing: Pretty soon, I don't think people are going to have much problem finding pleasant places to stay, if they have just a little money in their pocket. There are going to be one hell of a lot of people who won't even be able to afford TO GET to Colorado in the poor economy that lies ahead. The "vacancy" sign will probably be out in lots of places.

[sterlinggirl]

You could always try to rent somebody's hunting cabin....if you paid them enough to cover their taxes and they got to use it the two weeks a year they care about, it would be a win-win proposition.

[pinehollowgal]

Yes Jazzlover, you are correct that the fuel situation will probably put an end to a lot of traveling. I was going to use my tax incentive money to go some place and then balked at the idea as I decided that I did not want to give a large percent of that money back to the oil companys. I may just do as the other person said as well and just come out and rent a place when I want to make my trips out. I have not yet bought my new RV as I am still watching to see what happens. Still pulling around a small travel trailer and spending a lot of time out doors. I live near a large retirment community. Everyone there is putting their big Motor Homes up for sale. To make a trip to either coast is costing them around $5,000 round trip in fuel. I'll think on all the things that both of you said and will listen to others who want to contribute to the thoughts on this. PineHollowGal

[multitrak]

Originally Posted by pinehollowgal

I had always loved the area south of Alamosa and had considered buying a few acres from Julie Reichwein.

this is one of those "buy a piece of colorado" pump and dump land scams in costillo county. here's how it works...scammers advertise in newspapers and magazines (pre-net), and now net land auctions, roping in out of state suckers who know next to nothing about this area except that it's in colorado. when you get out to your 2-5 acre dream parcel and find that it's nothing but a waterless, windblown alkali dust bowl, you'll try to sell this piece of crap, but with no takers. next you'll quit paying prop taxes, then the land reverts back to the county, and another scammer (maybe the same couple) buys it for next to nothing and the scam repeats again. who knows how many times these parcels have been sold and resold over the decades. i surfed to costilla county assessor's website and ran the surname you posted and found a bunch of vacant residential zoned parcels under her and her husband. county market values ranged from $3,000 to $5,000 and annual prop taxes from $40 to $100. you get what you pay for...water is not guaranteed (most have got to haul it in), no trees only alkali tolerant scrub, high mountain desert temperature extremes, alkali salt flats, and survivalist neighbors (the area is fast becoming a magnet for these gun toting folks). the only wildlife you might see will be the birds overhead flying as fast they can to get away from where you live. no need to worry about footprints, summer dust devils and wind will scour em clean 5 minutes after you leave. i wouldn't touch this "deal" with the proverbial 10 foot pole! a few desert rats love this desolation (i love the area, but i wouldn't want live there full time), but for most others expecting greenery and a watery oasis, the colorado dream may resemble hell...

pic is typical of the central san luis valley and costillo county in general

typical pic

[jazzlover]

I agree with multitrak on the land scams over the years in Costilla County. I love the SLV, but these land deals are usually in "the too-good-to-be-true" category, for sure. Back when, some of them didn't even have easements for roads or utilities to even legally access the parcel.

[Shuffler]

does Melby Ranch fall into that category? They've been running those ads on TV for years...

[multitrak]

Originally Posted by Shuffler

does Melby Ranch fall into that category? They've been running those ads on TV for years...

you mean the "lake" front property ads with the speedboat airbrushed in? yeah, i've seen those ads here in oklahoma on late late night tv...so i would say yes...

San Luis Valley Colorado Information Center, Land: Melby Ranch / Wild Horse Mesa / Great American Properties Information

[pinehollowgal]

Okay...I got the picture. I guess I will do better to just come up and go camping and go home. I always figured the land deal to be much like you have explained. I do appreciate everyones input as I had really considered this property for some time. I actually know what it looks like, but never realized all of the economic problems of Costillo County. I live in one of those great places that has pretty , but small mountain ranges, five lakes in the immediate area and no water shortages (hit my well at 18 feet and have used it for 20 years). Plus we have great hiking, biking and canoe areas. I guess sometimes you just have to know about the other places to appreciate what you've got! Thanks to everyones help. PineHollowGal from beautiful Hot Springs National Park, Arkansas

[onthamove]

Originally Posted by jazzlover

This is not a method that I usually advocate. First, if you buy 35 acres, you will lose the interest you would make on that money if it was invested elsewhere. Of course, there will be those who say that appreciation in the land's value will make up for that. My personal opinion is that there is no longer (if there ever was) any guarantee of that, given the deteriorating condition of the economy and the eroding balance sheet of the average American. Second, the land has a significant carrying cost, as well--particularly property tax. Vacant land (not ag land, and most 35 acre parcels will NOT qualify to be assessed as ag land) is assessed at a fairly high rate in Colorado (29% of fair market value is taxable, rather than 7.96% for residential property; just having an RV on the property WILL NOT qualify that land as residential under Colorado law). So, you could be looking at a several hundred dollar per year tax bill. Some counties will also not permit you to occupy an RV on your property for any extended period of time without installing a septic system on the property. Several thousand dollars more there. Finally, there is the carrying cost of the RV itself. Driving an RV didn't make much cost sense when fuel was under $2/gallon--it makes none now that fuel is headed to $4.00+, probably way plus (as I write this diesel is over $4.00 where I am).

Long ago, I figured out that I was money ahead if I stayed in some pretty nice quiet little resort spots (not fancy stuff, just a nice two-room cabin) for a good chunk of time every year rather than "RV-ing" and having all of the costs associated with an RV (along with the fuel cost of moving it--either as self-propelled or behind some gas-guzzling truck) and finding a spot to put it. Plus, I have the advantage that I'm not tied to going back to the same place all of the time. For harder-core camping, I still have sleeping bags and a tent (though I prefer sleeping under the stars if the weather cooperates).

One other thing: Pretty soon, I don't think people are going to have much problem finding pleasant places to stay, if they have just a little money in their pocket. There are going to be one hell of a lot of people who won't even be able to afford TO GET to Colorado in the poor economy that lies ahead. The "vacancy" sign will probably be out in lots of places.

TO GET to Colorado in the poor economy that lies ahead. The "vacancy" sign will probably be out in lots of places.[/quote]


this is may help me gettha heck out darrr yo!!!!