Buying Land in Colorado - Raw Land Tips for Water, Utilities & Zoning

Buying Raw Land in Colorado: Water, Utilities, and Zoning Tips

So you’re ready to buy raw land in Colorado—nice! Maybe you’re dreaming of building a cabin in the woods, setting up a self-sustaining homestead, or locking in acreage for future value. But before you jump into that remote mountain parcel, there’s a lot to consider—especially when it comes to water, utilities, and zoning.

Let’s break down what smart land buyers should know before closing on that “perfect” piece of dirt.

1. Water Rights: No Well, No Deal

Unlike buying a home, raw land doesn’t always come with access to water. In Colorado, this is a major detail—not an afterthought.

💧 Here are your water options:

Drilled well – Most rural lots require a private well. Make sure the lot qualifies for one and check existing well permits.
Cisterns – Some off-grid lots rely on water delivery and storage tanks. Legal but requires planning.
Community water – Rare in rural areas, but a huge perk if available.

🚫 Warning: If a lot doesn't have legal access to water—or isn't eligible for a permit—you may not be able to build at all.

2. Power: Off-Grid or On the Grid?

Electricity is another key factor. Depending on the location, connecting to the grid can cost anywhere from $10,000 to $100,000+, especially if the nearest pole is far.

⚡ What to look for:

Nearest power pole or utility access
Permission from utility companies to tap in
Cost estimates for trenching and hookups

If you’re going off-grid, be ready to explore:

Solar + battery storage
Propane generators
Hybrid solutions

Pro Tip: Many of our land buyers use solar systems with propane backup—it’s more common than you think.

3. Septic Systems & Waste

No sewer? No problem… as long as you plan ahead.

In unincorporated Colorado counties, you’ll likely need to install a septic system (or composting toilet, depending on zoning). The lot must pass a perc test to ensure the soil drains properly.

🚽 Ask about:

Existing septic permits
Soil reports or recent perc test results
Approved system types (conventional, mound, aerobic, etc.)

Some counties are stricter than others—this is where our local knowledge makes a difference.

4. Zoning, Setbacks, and Building Restrictions

Every county has different rules. You need to know what the land is actually zoned for—not just what you think you can do with it.

📋 Zoning issues to consider:

Minimum build size and setbacks
Use restrictions (residential, agricultural, recreational)
Short-term rental or camping limitations
Whether mobile or modular homes are allowed

Don’t assume you can park an RV and live happily ever after. Some counties only allow RV use for 30–60 days per year, even if you own the land.

5. Access and Easements

Sounds obvious, but it’s often overlooked: can you legally get to the lot?

🚙 You’ll want:

Year-round road access (ideally maintained by county or HOA)
Documented easements if the road crosses private land
No disputes with neighbors over driveways or gates

Pro Tip: Google Maps isn’t enough—walk the property with GPS and ask about surveys or legal descriptions.

Raw Land = Real Opportunity (If You Know What to Look For)

Buying land in Colorado can be an incredible investment—or a logistical nightmare. The difference is knowing what questions to ask, what red flags to avoid, and having the right team walking the property with you.

We’ll help you find a piece of land that fits your budget and your goals—and make sure it’s actually usable, insurable, and ready for your next chapter.