Custer County CO Homes for Sale

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  /35

  $649,000

  $30K PRICE DROP

  • 4 Beds
  • 3.5 Baths
  • 3,126 Sq Ft

  9591 Colorado 96, Westcliffe, CO 81252

  Assumable 1.75% Loan -- A Rare Opportunity! Discover your dream home in the scenic beauty of Westcliffe, Colorado. This stunning 3-story Craftsman-style retreat features 5 spacious bedrooms and 4 beautifully updated bathrooms, including a luxurious main-level primary suite with private patio access. The chef-inspired double galley kitchen is equipped with high-performance appliances, perfect for

  Kimberly Powers Summit & Main Realty Group

  9591 Colorado 96, Westcliffe, CO 81252
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  /35

  $799,000

  $96K PRICE DROP

  • 2 Beds
  • 2.5 Baths
  • 2,172 Sq Ft

  780 County Road 326, Westcliffe, CO 81252

  Completed in 2024, this extraordinary 36.17-acre retreat in the Wakefield Hills Sub of Custer County, Colorado, was envisioned and designed by an artist to harmonize with its surroundings. Perched atop a hill, the home offers ever-changing vistas of the Sangre de Cristo Mountains, framed by sculptural rock outcroppings and skies that come alive at night with a dazzling Milky Way. Inside, light

  Kimberly Powers Summit & Main Realty Group

  780 County Road 326, Westcliffe, CO 81252
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  /29

  $776,000

  • 3 Beds
  • 2.5 Baths
  • 3,432 Sq Ft

  0 Matterhorn Unit 2518056, Westcliffe, CO 81252

  This custom-built mountain retreat offers truly jaw-dropping views of the Sangre de Cristo Mountains with oversized windows throughout the home designed to capture every inch of the breathtaking scenery from sunrise to sunset. Set on a private, tree-filled 40-acre parcel with a generous setback from the road, the property delivers the quiet and seclusion that make mountain living so special. A

  Travis Fraker Redfin Corporation

  0 Matterhorn Unit 2518056, Westcliffe, CO 81252
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  $495,000

  402 S 3rd St, Westcliffe, CO 81252

  RARE COMMERCIAL APARTMENT OPPORTUNITY CALLING ALL INVESTORS YOUNG AND OLD...AND ALL THOSE IN BETWEEN! GREAT SHORT-TERM OR LONG-TERM RENTALS! Four-unit apartment building located in the heart of Westcliffe, Colorado. The entire building is 3,220 sq ft. and has several upgrades! The Apartments are conveniently located within walking distance to the grocery store, several coffee shops, and

  Twila Geroux Hayden Outdoors Real Estate

  402 S 3rd St, Westcliffe, CO 81252
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  /40

  $2,075,000

  • 3 Beds
  • 3 Baths
  • 3 Sq Ft

  701 County Road 159, Westcliffe, CO 81252

  4,800+ SF custom home at the base of the Sangres with vaulted ceilings, stucco fireplace, Alder kitchen, and radiant in-floor heat. Includes heated SwimEx pool, greenhouse, and 2-car garage. Irrigated meadow with water rights and North Taylor Creek running through. Ideal for horses or cattle, with privacy, views, and true Colorado mountain living. This is the kind of ground folks look for but

  Twila Geroux Hayden Outdoors Real Estate

  701 County Road 159, Westcliffe, CO 81252
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  /50

  $495,000

  • Land
  • 7,840 Sq Ft
  • $2,750,000 per Acre

  402 Third St, Westcliffe, CO 81252

  RARE COMMERCIAL APARTMENT OPPORTUNITYCALLING ALL INVESTORS YOUNG AND OLD... AND ALL THOSE IN BETWEEN! GREAT SHORT-TERM OR LONG-TERM RENTALS!Four-unit apartment building located in the heart of Westcliffe, Colorado. The entire building is 3,220 sq ft. and has several upgrades! Land The Apartments are conveniently located within walking distance to the grocery store,

  Twila Geroux Hayden Outdoors Real Estate

  402 Third St, Westcliffe, CO 81252
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  /50

  $2,075,000

  • 3 Beds
  • 3 Baths

  701 Co Rd 159, Westcliffe, CO 81252

  4,800+ SF custom home at the base of the Sangres with vaulted ceilings, stucco fireplace, Alder kitchen, and radiant in-floor heat. Includes heated SwimEx pool, greenhouse, and 2-car garage. Irrigated meadow with water rights and North Taylor Creek running through. Ideal for horses or cattle, with privacy, views, and true Colorado mountain living.Land This is the kind of

  Twila Geroux Hayden Outdoors Real Estate

  701 Co Rd 159, Westcliffe, CO 81252
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  /48

  $735,000

  $41K PRICE DROP

  • 3 Beds
  • 3 Baths
  • 3,432 Sq Ft

  610 Matterhorn Cir S, Westcliffe, CO 81252

  This custom-built mountain retreat offers truly jaw-dropping views of the Sangre de Cristo Mountains with oversized windows throughout the home designed to capture every inch of the breathtaking scenery from sunrise to sunset. Set on a private, tree-filled 40-acre parcel with a generous setback from the road, the property delivers the quiet and seclusion that make mountain living so special. A

  Travis Fraker Redfin Corporation

  610 Matterhorn Cir S, Westcliffe, CO 81252
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  /7

  $239,000

  • Land
  • 35 Acres
  • $6,829 per Acre

  0 Tbd S Co Rd 328, Westcliffe, CO 81252

  No HOA, no covenants-just freedom & views! This stunning 35 acre parcel, only 5 min from Westcliffe, offers multiple building sites with sweeping Sangre de Cristo vistas. Paved, county-maintained road access + well eligibility (1 acre irrigation & livestock). Enjoy hiking, horseback, rafting & fly fishing nearby. Build your weekend getaway, full-time home, or homestead-country living

  Twila Geroux Hayden Outdoors Real Estate

  0 Tbd S Co Rd 328, Westcliffe, CO 81252
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  $650,000

  $83K PRICE DROP

  • Land
  • 0 Sq Ft

  206 Main St, Westcliffe, CO 81252

  Turnkey 2,025 sq ft Main Street commercial building in the heart of Westcliffe. Wide 50’ storefront, two rear work or storage spaces, plus a cozy on-site apartment with laundry. Sale includes established apparel & firearms shop, brand contracts, Jeep rental business, and security system. Prime walking-traffic location in a busy mountain town built on hunting, trails, fishing, and

  Twila Geroux Hayden Outdoors Real Estate

  206 Main St, Westcliffe, CO 81252
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  /25

  $449,000

  • 3 Beds
  • 2 Baths
  • 1,404 Sq Ft

  450 Nightshade Dr, Westcliffe, CO 81252

  This 1,692-square-foot BonnaVilla home (built in 2015) offers 3 bedrooms, 2 baths and an inviting open floor plan. Relax on the lovely redwood deck overlooking the Blumenau Valley and Sangre de Cristo Mountains. Located at the end of the road, it offers privacy, peace and room for a garage or carport. Just 20 minutes from Westcliffe, it makes a wonderful forever home, mountain getaway or hunting

  Twila Geroux Hayden Outdoors Real Estate

  450 Nightshade Dr, Westcliffe, CO 81252
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  /32

  $389,000

  • 3 Beds
  • 2 Baths
  • 1,400 Sq Ft

  514 South St, Silver Cliff, CO 81252

  Enjoy single-level living in this well-kept Silver Cliff home with 3 bedrooms, 2 baths and an attached 1-car garage. Features include granite countertops, knotty alder cabinets, new appliances, a new washer and dryer, walk-in shower and cozy pellet stove. The corner lot offers a privacy fence, covered porch, pet-friendly yard and plenty of room for a garden or raised flower beds-all minutes from

  Twila Geroux Hayden Outdoors Real Estate

  514 South St, Silver Cliff, CO 81252
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  /53

  $1,149,000

  • 5 Beds
  • 3 Baths
  • 4,567 Sq Ft

  1785 Tibby Trail, Westcliffe, CO 81252

  Set high in the mountains of Custer County at just over 8,500 feet in elevation, this off-grid mountain property combines comfortable living, practical improvements, and a beautiful natural setting just minutes from Westcliffe. A gated entrance leads into the property along a private driveway winding through mature pine timber and scattered aspen groves before opening to expansive views across

  Jerrod Meyer Whitetail Properties Real Estate, LLC

  1785 Tibby Trail, Westcliffe, CO 81252
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  /45

  $2,999,000

  • 3 Beds
  • 2 Baths
  • 2,832 Sq Ft

  1429 County Road 130, Westcliffe, CO 81252

  Sangre de Cristo Ranch offers 162± deeded acres in the heart of Colorado’s Wet Mountain Valley. Just 8± minutes from Westcliffe and 7± miles from the Silver West Airport, the property is located at the base of the Sangre de Cristo Mountains and combines a highly productive agricultural operation with a custom residence and strong water resources. Of the ranch’s 162± deeded acres, approximately

  Payton Craft M4 Ranch Group, LLC

  1429 County Road 130, Westcliffe, CO 81252
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  /45

  $2,250,000

  • 3 Beds
  • 4 Baths
  • 5,280 Sq Ft

  500 Crestview Dr, Wetmore, CO 81253

  Tucked behind a private gate with a full paved driveway, this exceptional property delivers the perfect blend of refined living and working countryside - all framed by breathtaking views of Pikes Peak and the surrounding mountain ranges.Step inside and feel the difference thoughtful design makes. Vaulted ceilings soar overhead, filling the open-concept layout with natural light and mountain

  Kim Martin Proficient Property Management Serv

  500 Crestview Dr, Wetmore, CO 81253
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  /50

  $7,250,000

  • 3 Beds
  • 2 Baths

  3115 Co Rd 160, Westcliffe, CO 81252

  A rare opportunity to own a fully operational, turn-key equestrian and event facility in the heart of Colorado’s Wet Mountain Valley, just 3 miles west of Westcliffe. A Painted View Ranch has been purpose-built to support high-level cutting horse programs while seamlessly doubling as a proven event venue. Land This 160-acre legacy property has already hosted large-scale

  Twila Geroux Hayden Outdoors Real Estate

  3115 Co Rd 160, Westcliffe, CO 81252
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  /50

  $775,000

  $124K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 2,547 Sq Ft

  Unlisted Address

  A great location was chosen for this energy-efficient, southwest-style hybrid home. With post & beam construction, hay bale insulation (w/ an R53 insulation factor), & SIP (structural insulated panels) roofing, earthen plaster interior walls, stucco exterior, concrete floors, in-floor radiant heat, & wood-burning stove, you can plan on reduced utility bills. The center courtyard has brick pavers

  Twila Geroux Hayden Outdoors LLC

  

  Unlisted Address
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  /49

  $1,497,300

  • 3 Beds
  • 2 Baths
  • 1,942 Sq Ft

  238 County Rd 179, Westcliffe, CO 81252

  Fall asleep and wake each day to the year-round sound of Texas Creek flowing beside this 74 plus acre Colorado mountain retreat beneath the Sangre de Cristo Mountains. This 3-bed, 2-bath green-built home features vaulted ceilings, walnut floors, full HVAC with new 5-ton A/C, and sweeping views to Pikes Peak. Fenced land, perimeter trail road, abundant aspens, and elk, deer, and pronghorn roaming

  Twila Geroux Hayden Outdoors Real Estate

  238 County Rd 179, Westcliffe, CO 81252
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  $1,150,000

  • 3 Beds
  • 2 Baths
  • 3,310 Sq Ft

  40 Bear Ridge Rd, Westcliffe, CO 81252

  Live water, exceptional equestrian infrastructure, and sweeping Sangre de Cristo Mountain views define this remarkable 46.34 acre Westcliffe ranch. Oak Creek meanders through the property, creating a beautiful natural centerpiece that attracts wildlife and enhances the peaceful mountain setting. Comprised of three parcels, including the Goodman Lode mining claim and an additional parcel across

  Jeff Post C21 Community First

  40 Bear Ridge Rd, Westcliffe, CO 81252
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  /50

  $1,190,000

  $20K PRICE DROP

  • 3 Beds
  • 3 Baths

  977 Co Rd 281, Westcliffe, CO 81252

  This beautifully crafted home is set on a stunning 77.7 acre parcel of land offering 360-degree views, including breathtaking vistas of four fourteeners: Crestone Peak, Crestone Needles, Humboldt and Kit Carson. The land encompasses six fenced pasture acres, mature trees, and a peaceful natural setting. The property operates primarily on photovoltaic solar power with a grid backup and is

  Twila Geroux Hayden Outdoors Real Estate

  977 Co Rd 281, Westcliffe, CO 81252
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  /50

  $1,200,000

  • 4 Beds
  • 3 Baths

  1105 Mitchell Mtn Rd, Westcliffe, CO 81252

  It’s gotta be The Good Life. Set on 35.07 beautifully varied acres in Bull Domingo Ranch, this high-end Colorado property brings together a thoughtfully designed home, an impressive heated shop, fully fenced mountain land and the kind of wide-open views folks come west to find. From wildflower-covered meadows and rock outcroppings to mature trees and a historic permitted windmill, this is a

  Twila Geroux Hayden Outdoors Real Estate

  1105 Mitchell Mtn Rd, Westcliffe, CO 81252
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  /50

  $539,000

  • 3 Beds
  • 2 Baths

  401 S Fourth St, Westcliffe, CO 81252

  Charming Westcliffe home on five oversized corner lots with breathtaking Sangre de Cristo Mountain views. The property features a two-bedroom, two-bath main home, one-bedroom guest cottage, fenced backyard, garden patio, xeriscaping, and a 24' x 41' garage/workshop. Walk to Main Street, parks, shops, dining, schools, and community events. Ideal for multigenerational living or rental income.

  Twila Geroux Hayden Outdoors Real Estate

  401 S Fourth St, Westcliffe, CO 81252
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  /25

  $689,000

  • 3 Beds
  • 2 Baths
  • 2,968 Sq Ft

  110 S 5th St, Westcliffe, CO 81252

  This custom Victorian home in historic Westcliffe, Colorado, blends original charm with modern upgrades, including a renovated kitchen, updated baths, and a new furnace. Situated on a town lot with raised garden beds and adjacent lot potential, the property offers walking access to downtown and close proximity to the Sangre de Cristo Mountains, all within a 2.5-hour drive of Denver.Land: The

  Twila Geroux Hayden Outdoors Real Estate

  110 S 5th St, Westcliffe, CO 81252
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  /50

  $1,180,000

  • 6 Beds
  • 3.5 Baths
  • 3,168 Sq Ft

  3005 County Rd 125, Westcliffe, CO 81252

  Westcliffe property featuring a 3,168-SF heated home with a 300-SF deck and a 3,376-SF shop/garage, including 1,000 SF of finished living quarters. The shop is currently used as a gym and features in-floor heat. Additional highlights include 400-amp service, a Generac generator, owned propane tank, upgraded septic, Starlink, irrigated lawn, barn, round-pen site, chicken coop and full fencing.

  Twila Geroux Hayden Outdoors Real Estate

  3005 County Rd 125, Westcliffe, CO 81252
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  /41

  $599,900

  • 2 Beds
  • 1 Bath

  3425 Co Rd 360, Wetmore, CO 81253

  Exceptional Hunting Property! D-Log cabin on a stunning mountain property full of aspens and tall pines. Includes electrical meter, 1,700-gallon cistern, and private access road. Borders San Isabel National Forest with abundant wildlife, open meadows, rock formations, and year-round recreation near Lake Isabel and Bishop's Castle. Land Full of Character and Opportunity Diverse topography with

  Twila Geroux Hayden Outdoors Real Estate

  3425 Co Rd 360, Wetmore, CO 81253
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  /2

  $347,700

  • 2 Beds
  • 1 Bath

  208 S Sixth St, Westcliffe, CO 81252

  Cozy Nook Cottage is a remodeled charmer with a white picket fence, vaulted ceilings, split-units for heating and AC, and refinished wood floors. New KitchenAid granite/hickory kitchen with copper sink, spa bath with jetted tub, and floor-to-ceiling bookshelves. Enclosed porch, 1 1/2-car garage, and south-side Trex deck with Sangre views. Bright dining and windowed breakfast nook. Move-in ready

  Twila Geroux Hayden Outdoors Real Estate

  208 S Sixth St, Westcliffe, CO 81252
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  /50

  $2,975,000

  • 3 Beds
  • 3 Baths

  1820 Co Rd 160, Westcliffe, CO 81252

  Welcome to your dream country property -- a versatile and beautifully designed equine retreat that is hay-producing! This 2,895 sq ft barndominium offers 3 spacious bedrooms and 3 bathrooms, blending rustic charm with modern efficiency. Full details coming soon!Land 80 Acres of Premium Hay Meadow in Wet Mountain ValleyWelcome to your dream property on the fertile

  Twila Geroux Hayden Outdoors Real Estate

  1820 Co Rd 160, Westcliffe, CO 81252
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  /50

  $2,699,000

  $2M PRICE INCREASE

  • 2 Beds
  • 1 Bath
  • 2,876 Sq Ft

  12511 Cr 328, Westcliffe, CO 81252

  Agape Ranch offers 653± acres of prime Colorado hunting and recreational country in GMU 84. Elk, mule deer, turkey and bear roam through meadows, timber and natural water sources. Improvements include cabins, RV hookups, utilities and ranch roads. With livestock potential, two building envelopes, 40± acres outside the conservation easement, and access to several nearby hunting units, Agape makes

  Twila Geroux Hayden Outdoors Real Estate

  12511 Cr 328, Westcliffe, CO 81252
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  /36

  $665,000

  $15K PRICE INCREASE

  • Land
  • 35 Acres
  • $19,000 per Acre

  1115 Eagles Gate Rd, Westcliffe, CO 81252

  At the end of the rainbow, there really is a pot of gold-and it's this mountain home. Perched at 9,200 feet in a gated subdivision, this one-of-a-kind retreat rests on 35 acres of rolling meadowland, every inch usable, every view unforgettable. Built by a master carpenter with 2x6 construction, spray foam insulation, and purposeful design, this home blends craftsmanship with comfort. A 95/5

  Machelle Williams eXp Realty Land & Ranch

  1115 Eagles Gate Rd, Westcliffe, CO 81252
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  /14

  $86,000

  • 1 Bed
  • 1 Bath
  • 510 Sq Ft

  325 E Main St Unit 12, Silver Cliff, CO 81252

  Welcome to your perfect Colorado mountain retreat in the heart of Silver Cliff near Westcliffe! This beautifully updated tiny home combines affordability, comfort, and modern upgrades in one charming package. Whether you’re searching for a full-time residence, weekend getaway, vacation property, or low-maintenance lifestyle, this move-in-ready home offers exceptional value in scenic Custer

  JACKIE SHEPHERD United Country Wapiti Ranch Realty and Auction LLC

  

  325 E Main St Unit 12, Silver Cliff, CO 81252
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  /6

  $42,000

  • Land
  • 5.09 Acres
  • $8,251 per Acre

  98 Discovery, Westcliffe, CO 81252

  POSSIBLE OWNER FINANCING! Discover the perfect off-grid at 98 Discovery Drive in Westcliffe, Colorado. Nestled on five acres of pristine land, this property offers mountain views and the ultimate escape from city life. Surrounded by the natural beauty of the Sangre de Cristo Mountains, you'll enjoy privacy, tranquility, and endless outdoor adventures. This property is ideal for those seeking a

  Beatrice Price Homesmart Preferred Realty

  98 Discovery, Westcliffe, CO 81252
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  /16

  $52,500

  • Land
  • 14,810 Sq Ft
  • $154,412 per Acre

  509 Second, Silver Cliff, CO 81252

  Own a 150' x 100' lot in the historic town of Silver Cliff and take advantage of the endless possibilities this property offers. Whether you're planning to build your dream home, invest in Colorado land or purchase now and hold for the future, this lot is an excellent opportunity. Enjoy stunning views of the Sangre de Cristo Mountains, providing a spectacular backdrop year-round. Electric service

  Ashley Franklin Mountain and Country Realty

  509 Second, Silver Cliff, CO 81252
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  /17

  $519,000

  • 3 Beds
  • 2 Baths
  • 1,620 Sq Ft

  89 Calcite, Westcliffe, CO 81252

  Enjoy mountain views, small-town convenience, and brand-new construction in the Shadow Ridge subdivision of Westcliffe, Colorado. This planned 3-bedroom, 2-bath home will offer approximately 1,620 square feet of comfortable one-level living on a .38-acre corner lot with views of the Sangre de Cristo Mountains.The layout is designed with practical everyday living in mind, including an open living,

  Tammy Williams eXp Realty

  89 Calcite, Westcliffe, CO 81252
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  /5

  $200,000

  • Land
  • 35.19 Acres
  • $5,683 per Acre

  1605 County Road 243, Westcliffe, CO 81252

  Only minutes from the historic and picturesque town of Westcliffe. Approx. 35 acres, with gorgeous views of the Sangre de Cristo mountains. This lot is zoned Rural Residential, allows for horses and nearby the Shadow Ridge Sub. No HOA allows you the freedom to build your dream home without restriction, and with electricity nearby, you can have power or go solar. If you've ever wanted to live a

  KAYLA BRADY Homesmart Preferred Realty (Westcliffe)

  1605 County Road 243, Westcliffe, CO 81252
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  /31

  $549,000

  • 3 Beds
  • 2 Baths
  • 1,752 Sq Ft

  118 Dora St, Westcliffe, CO 81252

  Are you looking for a great place to call home? Come take a look at this beautiful 360 Degree Mountain View turnkey home! This home is 3 years old and like new. Home boasts of 3 bedrooms, 2 baths with a large open living concept. Large Kitchen with tons of storage and Expansive Island great for entertaining. Separate dining area, open to family room to include all. Spacious Master suite with

  CYNTHIA GROGAN Wapiti Ranch Realty and Auction LLC

  118 Dora St, Westcliffe, CO 81252
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  /50

  $539,000

  • 3 Beds
  • 2 Baths
  • 1,650 Sq Ft

  401 S 4th St, Westcliffe, CO 81252

  Charming Westcliffe home on five oversized corner lots with breathtaking Sangre de Cristo Mountain views. The property features a two-bedroom, two-bath main home, one-bedroom guest cottage, fenced backyard, garden patio, xeriscaping, and a 24' x 41' garage/workshop. Walk to Main Street, parks, shops, dining, schools, and community events. Ideal for multigenerational living or rental income.

  Twila Geroux Hayden Outdoors Real Estate

  401 S 4th St, Westcliffe, CO 81252
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  /50

  $429,900

  $295K PRICE DROP

  • 3 Beds
  • 3 Baths
  • 2,262 Sq Ft

  2177 County Road 341, Westcliffe, CO 81252

  Angel's View is a home located in a quiet and hidden area. It can't be seen from the road but very accessible. It has an older cabin with a newer home added to it. Three bedrooms and the 3 baths are all in upgraded design. The sweeping views from the front of the home are rolling grassy hills and a rock path to a covered gazebo. Morning and late evening views are especially dramatic. The back

  Twila Geroux Hayden Outdoors LLC

  

  2177 County Road 341, Westcliffe, CO 81252
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  /7

  $389,000

  • 2 Beds
  • 2 Baths
  • 1,350 Sq Ft

  48 Limerick Ln, Westcliffe, CO 81252

  New Construction located by Lake DeWeese, breaking ground the week of 6/8/2026. There is something special about getting in early, when a home is still all possibility. This brand new 1,208 sq ft, two bedroom, two bath home sits close to the shores of Lake DeWeese, where the water catches the last light and the sun sets over the glorious Sangre de Cristo Mountains. A covered front porch welcomes

  Tammy Williams Exp Realty Llc

  48 Limerick Ln, Westcliffe, CO 81252
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  /31

  $850,000

  • 4 Beds
  • 3.5 Baths
  • 3,227 Sq Ft

  1614 Chalice Dr, Westcliffe, CO 81252

  Life Between the Trees - There's something about arriving here that feels different right away. Set on 2 wooded acres inside gated Spread Eagle Springs, this handcrafted log home sits quietly among the pines where mornings begin slower and evenings tend to last a little longer. The covered front porch-with its porch swing waiting-feels like the kind of place you'll end up more often than you

  Kimberlee Salimeno eXp Realty, LLC

  

  1614 Chalice Dr, Westcliffe, CO 81252
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  /34

  $280,000

  • Land
  • 48.23 Acres
  • $5,806 per Acre

  000 Schulze Ranch Rd, Westcliffe, CO 81252

  Escape to your own 48.23-acre mountain sanctuary in the desirable Schulze Ranch, just 15 miles from historic Westcliffe. Towering ponderosa pines, dramatic granite outcroppings, and breathtaking views of the Sangre de Cristo Mountains create an unforgettable setting for your future Colorado retreat. Multiple building sites offer flexibility to design your dream home or cabin while preserving the

  Kimberly Powers Summit & Main Realty Group

  000 Schulze Ranch Rd, Westcliffe, CO 81252

Showing Results 41 - 80, Page 2 of 12