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Posted: 1/14/2020 1:56:19 PM EDT
[#1]
I don’t live down there but have been driving it daily.
There’s a lot of truck traffic on 115. It’s tucked up to the mountains so it’ll get slick before most other roads. El Paso county section of 115 is a higher income area. Fremont section of 115 is lower income. There are bigger plots where you could have yourself a buffer from neighbors. Just be prepared if you do look in that area there’s plenty of run down mobile homes down towards Penrose. Virtually everything East of 115 is Ft Carson. They have a lot of live fire training in the summer if explosions may be a problem for you. On the plus side you occasionally see our heroes doing cool shit. A few days ago they were jumping from C130’s down at the southern end. 
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Posted: 1/14/2020 5:49:21 PM EDT
[#2]
Thank for the info.
We're going to come and hang out a few days this summer and just drive around checking out the area in more detail. Sounds like we should start up north. The Army base could be handy. Although I haven't used it, I understand my Veterans ID gets me PX and commissary privileges nowadays. And being able to blame random sounds of gunfire on military exercises could be a useful excuse! |
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Posted: 1/14/2020 6:48:20 PM EDT
[#3]
I like that area, you can a little space from the traffic. Its dry though. How much land are you thinking? I had a real nice conversation with a realtor this past weekend at the sportsman show. He really laid out the ins and outs of the water rights issue and I was glad to learn more about it. If you are going to build, its something to research. Anything pre 22' compact is good if you can find it.
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Posted: 1/14/2020 9:39:19 PM EDT
[#4]
I'm thinking 10+ acres with a 2500 sqft house + 500 sqft of shop space + 2 car garage. I don't want to be way out in the sticks, but a comfortable 10 miles out of town, give or take. Doesn't have to all be under the same roof, but something that gives me a place to do some woodworking and maybe add a reloading bench too. Some land to tromp around on and see the animals, but that doesn't require mowing or a lot of maintenance. A fixer upper is fine with me, I'm game for the task. You can see my kitchen reno pictures in the DIY forum. It's even kind of preferred as that can make my $$ go further on the original price and then I can spring for nice stuff later. My wife is finding a lot of properties like this, but we're still a few years away. But at least it's a gauge of what's possible. |
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Posted: 1/14/2020 9:50:51 PM EDT
[#5]
You should look east of town, too.
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Posted: 1/14/2020 11:06:03 PM EDT
[#6]
Quote HistoryQuoted:
You should look east of town, too. 
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Posted: 1/15/2020 1:21:31 PM EDT
[#7]
It's expensive but you may also consider Black Forest. Plusses are a bit easier access to Colorado Springs, and Denver. Pretty area.
Also between Black Forest and Castle Rock east of I-25 is a decent area as well. Lots of choices. El Paso County is the reddest county in Colorado and it has the population to back it up. It's probably the best place to be in Colorado, politically. |
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Posted: 1/19/2020 12:21:48 PM EDT
[#8]
Quote HistoryQuoted:
It's expensive but you may also consider Black Forest. Plusses are a bit easier access to Colorado Springs, and Denver. Pretty area. Also between Black Forest and Castle Rock east of I-25 is a decent area as well. Lots of choices. El Paso County is the reddest county in Colorado and it has the population to back it up. It's probably the best place to be in Colorado, politically. |
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Posted: 1/19/2020 12:32:24 PM EDT
[#9]
Quote HistoryQuoted:
Couldn't agree more. Quote HistoryQuoted:
Quoted:
It's expensive but you may also consider Black Forest. Plusses are a bit easier access to Colorado Springs, and Denver. Pretty area. Also between Black Forest and Castle Rock east of I-25 is a decent area as well. Lots of choices. El Paso County is the reddest county in Colorado and it has the population to back it up. It's probably the best place to be in Colorado, politically. |
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Posted: 1/20/2020 12:41:50 AM EDT
[#10]
Quote HistoryQuoted:
BF is a very nice area. Property values are currently high and deservedly so. ~50% of the homes are brand new due to the fire. Due to that reason fire insurance rates may still be inflated as well. Living in unincorporated El Paso County is also a big help when it comes to things like car purchases, too, because of the lower tax rate. |
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Posted: 1/21/2020 5:54:05 AM EDT
[#11]
Lots of wild turkeys. Mmmmmmmm
And a semi frequent big cat |
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Posted: 1/23/2020 1:39:53 PM EDT
[#12]
Quote HistoryQuoted: I'm on the edge of Black Forest. I really enjoy it. My insurance rates did go up ~30% after the BF Fire. Living in unincorporated El Paso County is also a big help when it comes to things like car purchases, too, because of the lower tax rate. |
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Posted: 1/26/2020 3:10:45 AM EDT
[#13]
Quote HistoryQuoted: If I'm in the unincorporated part of the county, is the need for permits and inspections for DIY home improvements reduced? |
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Posted: 1/29/2020 3:48:53 PM EDT
[#14]
I too am looking in this area (roughly 40 acres if west 115, but am also looking just east of Fountain too at 50-100 acres). I keep hearing about "water rights".
Can anyone point me to publications for me to read and understand what yall are talking about in regards to this. Thanks. |
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Posted: 5/15/2020 12:31:13 PM EDT
[#15]
  I am under contract for 50 acres off of CR11!! I will be sitting on my deck and viewing the Sangre de Cristo mountains in a few years. |
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Posted: 5/15/2020 12:37:59 PM EDT
[#16]
Quote HistoryOriginally Posted By seand1111: I too am looking in this area (roughly 40 acres if west 115, but am also looking just east of Fountain too at 50-100 acres). I keep hearing about "water rights". Can anyone point me to publications for me to read and understand what yall are talking about in regards to this. Thanks. @seand1111 We went up and got this all sorted out... So here is the basic deal. If your property < 35.00 acres, your well water cannot be used outdoors at all. Legally, you can't even water daisies on your front porch. ( you can still have an outside hose bib, but it's only valid use is FIRE PREVENTION ) As long as it is >= 35.00, then you can use the water for indoor use, residential irrigation, but not commercial. There are grandfather clauses for wells drilled before 1972 on smaller properties, but those are few and far between. Just buy 35+ acres and you will be fine. |
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Posted: 5/15/2020 1:49:17 PM EDT
[#17]
Quote HistoryOriginally Posted By Andr0id: I am under contract for 50 acres off of CR11!! I will be sitting on my deck and viewing the Sangre de Cristo mountains in a few years. 
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Posted: 5/17/2020 11:00:02 PM EDT
[#18]
Quote HistoryOriginally Posted By Andr0id: I am under contract for 50 acres off of CR11!! I will be sitting on my deck and viewing the Sangre de Cristo mountains in a few years. CR11? There's like nothing out there. Good luck! |
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Posted: 5/27/2020 1:50:13 PM EDT
[#19]
Quote HistoryQuoted: @seand1111 We went up and got this all sorted out... So here is the basic deal. If your property < 35.00 acres, your well water cannot be used outdoors at all. Legally, you can't even water daisies on your front porch. ( you can still have an outside hose bib, but it's only valid use is FIRE PREVENTION ) As long as it is >= 35.00, then you can use the water for indoor use, residential irrigation, but not commercial. There are grandfather clauses for wells drilled before 1972 on smaller properties, but those are few and far between. Just buy 35+ acres and you will be fine. Cool, thanks for the heads up. 40+ will be the goal then.... |
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Posted: 5/27/2020 2:57:18 PM EDT
[#20]
Quote HistoryQuoted: I am under contract for 50 acres off of CR11!! I will be sitting on my deck and viewing the Sangre de Cristo mountains in a few years. If you don't mind, what did you get the 50 for $$ and where is CR11? |
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Posted: 5/28/2020 2:09:55 AM EDT
[#21]
Quote HistoryQuoted: CR11? There's like nothing out there. Good luck! LOL! That's the point of moving out of town! However one of the nice things about this property is that I only have about 3/4" mile of unpaved road. Canon City is only 25 minutes away.  Attached File Attached FileIt goes down to road way down at the bottom of the hill. |
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Posted: 5/30/2020 10:49:49 PM EDT
[#22]
If you want to take up a challenging shooting sport ( if you are not already a practitioner) try Olympic bunker trap shooting. The USA Shooting shotgun training center is south of Ft Carson on highway 115. You need a membership to the range to shoot there, as it is technically on base, but has a separate entrance off 115.
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Posted: 6/30/2020 10:35:16 AM EDT
[#23]
We closed!
It's 100% ours. Had a picnic on the hill and met several of the neighbors. We'll start building stuff in the spring. |
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Posted: 10/5/2020 10:03:37 AM EDT
[#24]
Update,
We went up a few weeks ago and met with the well driller rep, the electric company and also had soil samples taken for the foundation and septic system. I have not actually written any checks, but I have committed to spending a ton of $$$$ at this point. 
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Posted: 10/6/2020 9:05:29 AM EDT
[#25]
Congrats man, good luck with the buildout.
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Posted: 10/6/2020 9:11:29 AM EDT
[#26]
Quote HistoryQuoted: Update, We went up a few weeks ago and met with the well driller rep, the electric company and also had soil samples taken for the foundation and septic system. I have not actually written any checks, but I have committed to spending a ton of $$$$ at this point. Very cool. Definitely keep us posted. You're doing what I'd like to do in the future. |
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Posted: 10/6/2020 9:18:48 AM EDT
[#27]
Quote HistoryQuoted: Update, We went up a few weeks ago and met with the well driller rep, the electric company and also had soil samples taken for the foundation and septic system. I have not actually written any checks, but I have committed to spending a ton of $$$$ at this point. Cool, I look forward to the updates. Access to power and water are the two biggest items when I look for land in CO. I will be interested in what it costs for your location. Its very dry these days. |
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Posted: 10/6/2020 4:29:54 PM EDT
[#28]
Beautiful area, but you are going to get a lot of training noise from Carson. Their artillery especially will be something you notice as it reverberates off the mountains there. Im former arty, so its not a deal breaker for me, but just something to be cognizant of.
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Posted: 10/7/2020 12:04:32 PM EDT
[#29]
Quote HistoryQuoted: Beautiful area, but you are going to get a lot of training noise from Carson. Their artillery especially will be something you notice as it reverberates off the mountains there. Im former arty, so its not a deal breaker for me, but just something to be cognizant of. @gumbii We ended up a couple of mountain ranges over from Ft Carson and haven't really heard any shelling while we have been up there. I'm near the CR11 (High Park Rd) and CR5 intersection if you know the area. |
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Posted: 10/7/2020 12:12:35 PM EDT
[#30]
Quote HistoryQuoted: Cool, I look forward to the updates. Access to power and water are the two biggest items when I look for land in CO. I will be interested in what it costs for your location. Its very dry these days. We're with Sangre de Cristo Electric Assoc. I just got the work order to sign off on and it's going to be a bit under $11,500 to run underground high voltage 300ft from the street to a meter location close to the house. That includes a concrete pad, transformer and the meter box. We'll be getting 200A service. That's max available for residential, but I'll think we'll be fine. From talking to neighbors, I was expecting around 10K, so that's not too bad for how far we are going to be from the road. |
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