25 Mill Run Rd Mosca, CO 81146

Rare Gated Parcel at the Threshold of Great Sand Dunes National Park

Few properties in Colorado offer this confluence of permanence, protected scenery, and quiet distinction. This 1.02-acre lot within the Zapata subdivision positions you at the base of the Sangre de Cristo Mountains — bordered on virtually every side by land that cannot be developed, subdivided, or sold to the highest bidder. Great Sand Dunes National Park and Preserve lies just minutes to the north. The Nature Conservancy's holdings frame the corridor. Rio Grande National Forest climbs the ridgeline behind you. And Mount Blanca — the fourth-highest fourteener in Colorado — anchors the skyline to the southeast.

This is not a speculative desert lot. It is a thoughtfully situated parcel inside a gated, HOA-maintained community with infrastructure already in place and natural boundaries that will hold for generations.


WHY ZAPATA STANDS APART

Most rural parcels in the San Luis Valley offer scenery without structure. Zapata delivers both. Gated entry, maintained roads, and a $180/year HOA provide the kind of quiet stewardship that protects long-term value. Power is available at the road. The lot sits within a mature pinyon pine and juniper woodland with a natural clearing at its center — a ready-made building envelope that minimizes site prep while retaining the wooded perimeter for privacy and windbreak. The property also shares a boundary with 40 acres of BLM land, adding a permanent open-space buffer well beyond the deeded acre.

At 7,921 feet in elevation, the microclimate offers cool summer evenings, over 300 sunny days per year, and some of the darkest night skies in the lower 48 states.

This is a serious candidate for a custom retirement retreat, a mountain-modern second home, or a carefully held land investment adjacent to permanently protected federal land.


PROPERTY SPECIFICATIONS

Address: 25 Mill Run Rd, Mosca, CO 81146
Parcel Number: 514506201034
Legal Description: Zapata Unit 2, Tract 15, Block RV 1
Size: 1.02 Acres
Dimensions: Irregular, roughly trapezoidal — approx. 1.02 acres (see plat)
Elevation: 7,921 ft
Terrain: Level to very gently rolling — pinyon pine and juniper woodland with natural clearing
GPS Coordinates: 37.648060, -105.578360
County: Alamosa County, Colorado
Zoning: Low-Density Residential (RL)
Road Access: Legal access via Mill Run Rd (dirt, maintained by HOA)
HOA: $180/year (road maintenance)
Annual Taxes: Approx. $296
Flood Zone: No
Power: Available at road


WHAT YOU CAN BUILD

RL zoning in Alamosa County is designed for long-term residential use and supports meaningful flexibility:

- Custom single-family homes
- Double-wide manufactured homes (permitted by right)
- Tiny homes (500 sq ft minimum)
- Solar, wind, or hybrid energy systems
- Private well or water cistern
- County-approved septic system
- Short-term vacation rental (with valid business license)

No required build timeline. Secure the property now and develop on your schedule.

Utilities: Well drilling or water cistern required. Septic installation required. Electricity available through Xcel Energy or San Luis Valley Rural Electric. Propane available through Conejos Propane or AmeriGas.


THE SETTING

Great Sand Dunes National Park — home to the tallest sand dunes in North America at 750 feet — is a short drive from the property. Zapata Falls, a 40-foot waterfall accessible via a scenic trail, sits approximately 6 miles away. The Sangre de Cristo Wilderness extends east into the mountains. For those drawn to alpine terrain, Mount Blanca and the surrounding fourteener corridor are visible from the lot and accessible via regional trailheads.

Wildlife in the area includes sandhill cranes, mule deer, pronghorn antelope, and golden eagles — reflecting the ecological richness of this protected corridor between the dunes and the mountains.

Alamosa, approximately 30 minutes south, provides full regional services: hospital, groceries, dining, and commerce.

Regional Distances:
- Alamosa — 30 minutes
- Taos, NM — 2 hours
- Colorado Springs — 3 hours
- Denver — 4 hours


A NOTE ON LONG-TERM VALUE

Properties adjacent to national parks, BLM land, and Nature Conservancy holdings operate in a different category. The scenery is legally protected. The surrounding land cannot be developed. This lot shares a direct boundary with 40 acres of BLM land — in addition to the national park and forest land bordering the broader subdivision — meaning the open space around your homesite is permanently locked in. What you see today is what the property will look like in 30 years. For buyers focused on retirement planning, generational land holds, or simply finding a place where the landscape will never be compromised, Zapata offers a rare kind of certainty.


PRICING & OWNER FINANCING

Cash Price: $14,999

Owner Financing Available — No Credit Check Required

Option 1 — 72 Months
Down Payment: $500
Documentation Fee: $249
Monthly Payment: $349 (includes HOA & estimated taxes)

Option 2 — 30 Months
Down Payment: $500
Documentation Fee: $249
Monthly Payment: $633.30

No prepayment penalties. No credit check required.


Contact us for plat maps, HOA documentation, aerial imagery, or to reserve this property.