Buyer & Seller FAQ | Machelle Williams Group, Westcliffe

Question 1

Why are so many properties around here exactly 35 acres?

Accepted Answer

It's not a random number, it comes from a Colorado well permitting rule that dates back to 1972. A parcel of 35 acres or more can get a full domestic well permit, covering the house, livestock, and irrigation of up to an acre of garden or lawn. A parcel smaller than that, unless it was already divided off before the 1972 cutoff, can usually only get a household-use-only well, meaning indoor use only, with no outdoor watering or livestock, unless a formal water court plan is arranged. That's why so many "ranch" listings in this area sit right at 35 acres, it's the smallest parcel size that still comes with a genuinely usable well.

Question 2

Do I need to worry about water rights when buying land or a home here?

Accepted Answer

For most smaller acreage purchases, the well permit question above is what really matters, more than formal water rights. True water rights, meaning a senior or junior priority claim on a stream or ditch, mostly apply to older, larger working ranch properties with an irrigation history, many of which have stayed in the same family for generations. If you're looking at one of those larger ranches, it's worth confirming exactly what water rights transfer with the sale and their priority date, since older, senior rights are generally more valuable and more reliable.

Question 3

Is it harder to get a loan for land than for a house?

Accepted Answer

Generally, yes. Lenders see raw land as more of a risk than an existing home, since there's no house to act as collateral. Expect a bigger down payment, sometimes 20 to 50 percent, and a somewhat higher interest rate than a typical mortgage. The good news is there are still solid options. USDA loans work well in many of our eligible rural areas, and VA and FHA loans can apply to rural homes as well, though vacant land on its own usually needs a dedicated land loan or a construction loan instead.

Question 4

What should I know about wells and septic systems on rural properties?

Accepted Answer

Most properties out here rely on a private well and a septic system rather than city water and sewer. A well's reliability comes down to things like depth and yield, meaning how many gallons per minute it produces, along with how it's permitted through the state. A septic system needs to be sized correctly for the home and functioning properly. A well test and septic inspection before closing are standard steps for rural property and can save you from a costly surprise down the road.

Question 5

What does the zoning allow, and are there covenants or restrictions I should know about?

Accepted Answer

Zoning determines what you're actually allowed to do with a property, whether that's building a home, running livestock, adding outbuildings, or subdividing later on. Some rural properties also carry HOA rules or recorded covenants with their own restrictions. It's worth understanding both before you get attached to a specific plan for the land.

Question 6

Does the property have legal access, or could it be landlocked?

Accepted Answer

A visible dirt road does not automatically mean legal access. Some rural properties rely on an easement through a neighboring parcel, and it's important to confirm that access is properly recorded before you buy. A survey and title search are really the only reliable ways to verify this, along with understanding who's responsible for road maintenance, including snow plowing in winter.

Question 7

How do you price land or a ranch property when there aren't really any comps nearby?

Accepted Answer

Pricing rural land and ranches takes a different approach than pricing a home in a subdivision. Instead of near-identical comparable homes, we look at acreage, water rights, access, views, zoning, and recent sales of similar rural properties across a wider area. This is exactly what goes into a Comparative Market Analysis, or CMA, and it takes local knowledge of this specific market to get it right.

Question 8

What does it actually cost to sell a property?

Accepted Answer

The main cost is agent commission, which is paid at closing out of the sale proceeds. Beyond that, expect some combination of closing fees and possibly a few negotiated seller concessions or repairs. Your agent can walk through the specifics for your situation before you list, so there are no surprises at closing.

Question 9

What should I prepare or disclose before listing my property?

Accepted Answer

Good photos and, for larger acreage, drone footage that shows the full scope of the property both make a real difference. It also helps to have key documents ready ahead of time, like well permits, septic records, and any water rights paperwork. Colorado law requires disclosing known material issues, and for rural and vacant land that includes things like water source, access, and existing systems, so getting ahead of this paperwork early tends to make the whole process smoother.

Question 10

How long does it typically take to sell rural property around here?

Accepted Answer

Timelines for land and ranch properties tend to run longer than a typical in-town home sale, since the buyer pool is smaller and more specific to this lifestyle. The right pricing and preparation from the start make a real difference in how efficiently the right buyer finds your property.

Question 11

What should I know about closing on a rural property sale?

Accepted Answer

Rural closings often involve a few extra pieces compared to a typical home sale. That can include verifying water rights, reviewing survey and boundary documentation, confirming legal access, and sometimes addressing mineral rights or grazing lease questions. Having an agent who understands these details up front helps keep the closing on track.

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