What Should I Check Before Buying Land in Montrose County?

Start with jurisdiction, access, water and wastewater. Land that looks simple on a listing can have hidden costs. I did not research Montrose County's current land-use rules for this post, so confirm each item with the county or city. This is general information, not legal advice.

City or county?

A parcel inside the City of Montrose follows city zoning and permits; a parcel outside follows Montrose County. My October post on the City of Montrose building permit process covers the city side. Ask the title company and the planning departments to confirm in writing.

Is there legal access?

Confirm a legal, recorded access route to the parcel, who maintains the road and whether it is passable in winter and after storms. Easements should be on the title.

What about water?

Irrigated land may have ditch or water rights that matter a great deal. See my irrigation post. For domestic water, ask whether the lot has a tap, a shared well or no water source.

What about septic?

Most rural lots rely on septic systems. Ask about soils testing and what the county requires. Colorado's statewide rules for onsite wastewater treatment systems are in 5 CCR 1002-43.

What about utilities?

Ask about power, gas, internet and the cost to bring each to the building site. Distance from the line can be a significant expense.

What do I check on the parcel itself?

• Zoning and allowed uses
• Setbacks and building envelope
• Floodplain, slope and drainage
• Covenants and HOA rules
• Mineral rights and easements
• Wildfire exposure and insurance availability

What should I budget?

I cannot give you a price. Get quotes from builders, well drillers and septic installers before closing, and compare the total to buying a home with improvements.

What is the bottom line?

Do your homework on jurisdiction, access, water, septic and utilities before you commit. A local agent and title company can help you ask the right questions.

How do I know if land is in the city or county?

Ask the title company and the planning departments.

Do I need a well permit?

Wells are permitted by the state; check with the Colorado Division of Water Resources.

Can I build on any lot?

Not necessarily. Zoning, access and septic feasibility all matter.

Should I get a survey?

Often yes; ask your agent and title company.

Connect with a great real estate agent in Montrose, Kelsey Loftis with Crystal Peak Properties. Phone: (970) 784-6768 · Email: kelseyloftis@gmail.com · Website: crystalpeakproperties.com

Sources: general guidance; Colorado onsite wastewater rules (5 CCR 1002-43) as cited on the Hinsdale County Building Department page; no Montrose County-specific rules were reviewed for this post. Not legal advice.