Land for Sale in Mesita, Colorado

80 rugged acres in the quiet southern San Luis Valley. No HOA, no build times--just open sagebrush country with big views of the Sangre de Cristo and San Juan ranges. Ideal for a single-family homestead with room for goats, rabbits, chickens, and kids to roam. Pronghorns pass through often. Close to Taos, Red River, Fort Garland, the Sand Dunes, and wildlife areas. Wide-open freedom, ready to make your own.

Land

Step onto 80 oversized acres of wide-open Colorado country--quiet, private, and far from any beaten path. This is true sagebrush range in the southern San Luis Valley, where the antelope still set the pace and the horizon runs clear to the Sangre de Cristo and San Juan Mountains. No HOA. No build time. Just room to breathe, roam, and put down roots. The property qualifies for one or two wells through the state of Colorado, and septic permitting runs through the county. Big sky, big views, and the kind of stillness folks drive a long way to find.

Improvements

Raw, ready, and waiting for your homestead vision. This ground gives you a blank slate--ideal for a single-family home, barns, corrals, gardens, and whatever else you want to carve out. Easy access, endless views, and the freedom to build on your own timeline.

Recreation

If you like open-range adventure, this land won't disappoint. Keep your camera close--pronghorn roam freely here, and the sunrise light on the surrounding peaks is something worth catching. Bring your ATV, your hiking boots, or your horses and make the most of the open country.

Agriculture

This is a solid country for small-scale homesteading. The land would sustain goats, rabbits, chickens, and a family looking to live a little closer to the earth. Plenty of room for pens, sheds, and pasture rotation, plus open space for kids to run, explore, and learn what real freedom feels like.

Region & Climate

Mesita, Colorado has asemi-arid, high-desert climate with varied weather, influenced by its location near the Sangre de Cristo Mountains. The climate is characterized by a wide temperature range, with hot, dry summers and cold winters. Expect variable conditions, including potential for rain, snow, hail, or wind, and be prepared for high-altitude effects like altitude sickness, which can be managed by staying hydrated.

Temperature

Annual average max:

66.8?F

Annual average min:

34.4?F

July average high:

93.4?F

July average low:

57.3?F

January average high:

37.9?F

January average low:

11.6?F

Precipitation

Annual average rainfall: Approximately 7 inches

Annual average snowfall: Approximately 26 inches

Wettest month (average): October, with

0.98inches

Driest month (average): June, with

0.48 inches

Snowiest month (average): January, with

5.4 inches

Spring and Fall: These seasons are characterized by a mix of conditions, with temperatures fluctuating and a higher chance of rain, snow, or wind.

Precipitation and other conditions

Precipitation: Mesita receives less precipitation than other parts of the state and is part of a semi-arid region.

Weather events: The climate is subject to changing weather conditions, including hail, ice, rain, and snow.

Drought: Drought conditions are possible and can fluctuate local water levels.

Altitude considerations

High elevation: Mesita is located at a high elevation (around 7,753 feet at nearby San Acacio station).

Altitude sickness: High altitudes can cause symptoms like headaches and shortness of breath.

Acclimatization: It is important to acclimatize to the altitude, especially with short visits, by staying hydrated and drinking plenty of water.

History

Establishment and early development

Founded in 1909: Mesita was laid out by the Costilla Development Company, along with Jaroso.

Railroad connection: The San Luis Valley Southern Railway was completed in 1910, running between Blanca and Jaroso and passing through Mesita. It was originally built as part of a land development promotion.

Seventh-day Adventist presence: In 1909, the Seventh-day Adventist Church established a school and cooperative farm in nearby Jarosa.

Role in the San Luis Valley

Part of Costilla County: Mesita is one of several small, unincorporated communities in Costilla County, a region with deep Spanish colonial and New Mexican roots.

Agricultural history: Agriculture has long been a cornerstone of the San Luis Valley's economy, and Mesita is part of this agricultural landscape.

Geological feature: The community is located near Mesita Hill, an area underlain by the youngest volcano in the Taos Plateau volcanic field.

Location

You're just north of the New Mexico line--perfect for quick trips to Taos or Red River for breakfast, shopping, or a change of scenery. Head the other direction and explore the Fort Garland Museum, the Great Sand Dunes, or several nearby wildlife areas. This is a sweet spot for anyone who wants rural solitude with easy access to some of the Southwest's best mountain towns and natural wonders.