What to Know Before Buying Land in Chaffee County
Buying land is not like buying a house
If you are buying land in Chaffee County, the first thing to understand is that raw land comes with a different set of questions than a finished home. The view and the price are the easy part. What decides whether you can actually build, and what it will cost, is everything underneath: water, waste, access, and what the county will let you do. Here is what I walk clients through before they write an offer.
Quick note: this is general guidance, not legal advice. On the specifics, I will point you to the county, the state, and the right professionals, because these rules change and every parcel is its own story.
Water comes first, not last
In Colorado, owning the land does not automatically mean you own the water on it. Most rural parcels need a well, and wells require a permit from the Colorado Division of Water Resources. The permit type controls what you may use the water for: household only, for a garden or trees, or perhaps for livestock. Inhouse well permit vs one with an augmentation permit is crucial and you need to keep up on your augmentation permit every year. Domestic wells have many more freedoms, but more rare. Before you commit to a lot, find out whether it has an existing permitted well, whether a new permit is available, and what that permit allows. On some parcels, this one answer makes or breaks the deal.
Zoning
Another deal breaker could be what is one allowed to build on the parcel? Chaffee County recently updated its Land Use Code: https://www.chaffeecounty.org/departments/community_planning_natural_resources/land_use_code.php
Depending on the zoning (Residential, Rural, Commercial, or Mixed Use) could determine how many dwellings you can build, a garage, an ADU (accessible dwelling unit), duplex vs triplex, and/or other out buildings. Be sure to do your due diligence prior to making an offer.
Mineral Rights
Did you know that mineral rights rarely transfer with a parcel of land? Colorado has many properties where mineral rights are severed from the estate, but parcels that transfer all mineral rights with the sale are comparatively less common especially in areas with a history of mining, oil and gas activity, or prior large ranch ownership. A sell may own the surface while another party (usually a government agency, or perhaps a railroad) may own the mineral underneath. So if you are dreaming of “panning for gold” on your Colorado property, be sure to dig into the details before you make that purchase.
Septic
Another good thing to know is septic. Usually raw land requires a septic system to be installed (and a well drilled). There are different kinds of septic systems: leach field, tanks and specially engineered septic systems. Depending on the topography and location of your vacant land parcel will decide what is best for you. Again doing the research, asking the questions and picking a great Realtor to help you navigate will best prepare you for making the purchase that works for you!