Thinking about buying land or a horse property in Elizabeth? Acreage in Elbert County offers wide-open space, room for animals, and the privacy you want, but the details can be complex. From water and septic to road access and easements, the right due diligence protects your budget and your plans. This guide gives you a clear checklist tailored to Elizabeth so you can move forward with confidence. Let’s dive in.
What to know about Elizabeth acreage
Elizabeth sits in rural Elbert County where many properties rely on private wells, septic systems, and sometimes private roads. That means you need to verify key items before you commit. Title, surveys, water, sanitation, utilities, buildability, zoning, environmental risks, and horse-specific needs all play into value and usability.
A focused checklist keeps your transaction on track. You will confirm legal access and boundaries, test wells and septic, review zoning and permits, and screen for wildfire and oil and gas issues. The goal is simple. Avoid surprises and make sure the land supports your intended use.
Pre-offer checklist
Start with the basics
- Get the parcel’s legal description and assessor’s parcel number.
- Ask the seller for disclosures, a plat map, and any CC&Rs or HOA documents.
- Verify the current property tax classification and ask about agricultural valuation status.
Why it matters: These documents help you understand restrictions, shared roads, and any recorded covenants. They also inform your offer timeline and contingencies.
Confirm zoning and utilities
- Contact Elbert County Planning and Zoning to confirm allowed uses and setbacks.
- Identify likely providers for electricity and telecom for the area.
Why it matters: Zoning controls what you can build, how many structures you can have, and the rules for animals. Early utility checks prevent costly surprises later.
Offer and contingencies
Make the right contingencies standard
Include contingencies for:
- Title commitment review and cure of exceptions.
- ALTA or boundary survey that shows easements, access points, and improvements.
- Well permit verification, pump test, and water quality testing.
- Septic inspection and percolation test if needed.
- Zoning and permit review for planned barns, arenas, or additions.
- Environmental and wildfire review where applicable.
Ask the seller to provide any road maintenance agreements and recent utility bills. These items give you leverage to negotiate cures, price adjustments, or credits if issues appear.
Inspection tasks
Title and survey
- Order a current title commitment with schedules that show recorded exceptions.
- Commission a certified boundary survey, or ALTA/NSPS for higher detail.
- Review recorded deeds, plats, CC&Rs, and any mineral rights reservations.
Why it matters: A survey confirms boundaries, reveals encroachments, and identifies easements or rights-of-way. Title work shows covenants and mineral interests that can affect your use, fencing, or future building.
Access and roads
- Confirm whether the access road is county maintained or private with Elbert County Public Works.
- Obtain any recorded road maintenance or gate agreements, or HOA budgets for road upkeep.
- If access is not recorded, consult a land attorney and make recorded access a condition of closing.
Why it matters: Predictable road maintenance, especially for snow removal and mud season, is critical. Horse trailers and delivery trucks need reliable access.
Water and wells
- Look up the well permit and drill log with the Colorado Division of Water Resources.
- Schedule a pump test to verify sustainable flow that fits household and equine needs.
- Test water quality for bacteria, nitrates, arsenic, lead, and other local concerns.
- If water rights or ditch shares are claimed, have a water attorney review them.
Why it matters: In Colorado, owning land does not automatically include water rights. A permitted, productive well and clean water are essential for your family and animals.
Septic system
- Order a licensed septic inspection and request as-built records from county files.
- If records are thin, schedule a soil percolation test during the contingency window.
- Confirm septic setbacks, drainfield location, and that no easements conflict with the system.
Why it matters: Many rural homes rely on onsite wastewater treatment. Replacing or expanding a system can be costly and may limit where you can build.
Utilities and services
- Identify the electric provider and request serviceability or line-extension estimates.
- Confirm broadband options such as DSL, fixed wireless, satellite, or fiber.
- Ask the seller for recent utility bills to estimate propane or other fuel needs.
- Verify the address and response coverage with the local Fire Protection District.
Why it matters: Running new power or trenching telecom lines can add up quickly. Clear expectations help you budget and plan move-in needs.
Topography and soils
- Review soils via the USDA NRCS tools and confirm septic suitability.
- Check FEMA flood maps and the National Wetlands Inventory for restrictions.
- For challenging slopes, consider a topographic survey or civil engineering review.
Why it matters: Slope, drainage, and soil type affect buildability, driveway costs, arena performance, and erosion control. Floodplain or wetlands can limit development or require mitigation.
Zoning and permits
- Confirm your zoning designation and allowed uses with Elbert County Planning and Zoning.
- Verify building permit steps, setbacks, lot coverage, driveway permits, and septic approvals.
- If you plan commercial equestrian activities, ask about special use permits or licenses.
Why it matters: County rules govern what you can do with the property. Getting this wrong can stall projects and add cost.
Environmental and safety risks
- Review wildfire risk with the Colorado State Forest Service and your local fire district.
- Search state oil and gas records for nearby wells, permits, or pipelines.
- If past uses suggest risk, complete an environmental questionnaire and escalate to Phase I or II as needed.
- Contact 811 for underground utility marking and pipeline operator information.
Why it matters: Wildfire zones may impact insurance and require defensible space. Oil and gas activity can affect your enjoyment and future development. Early screening reduces risk.
Horse-property specifics
- Inspect fencing type and condition, and compare fence lines with your survey boundaries.
- Evaluate pasture size, water access for troughs, weed control, and rotation practices.
- Check barns and outbuildings for permits, ventilation, electrical safety, and manure storage.
- Review arena drainage, grading, and dust control.
Why it matters: Safe containment, healthy pasture, and compliant facilities keep horses comfortable and protect your investment. Proper manure management and setbacks help you avoid violations.
Pre-closing steps
- Confirm you accept title exceptions and that any needed endorsements are added.
- Ensure access, road, or utility agreements are recorded and will survive transfer.
- Verify agreed repairs or mitigations are complete or funds are escrowed.
- Arrange utility transfers and confirm service start dates.
- Save copies of all well and septic reports, permits, and final approvals.
These final checks lock in the protections you negotiated and make your move-in smoother.
Local contacts to call
- Elbert County Planning and Zoning: Zoning, uses, setbacks, special permits.
- Elbert County Public Works and Road and Bridge: Road status and maintenance.
- Elbert County Clerk and Recorder: Recorded deeds, plats, easements, agreements.
- Elbert County Assessor: Property classification and agricultural valuation questions.
- Colorado Division of Water Resources: Well permits and drill logs.
- Colorado Department of Public Health and Environment: Private well testing guidance.
- Local Fire Protection District and Colorado State Forest Service: Wildfire risk and mitigation.
- Colorado Oil and Gas Conservation Commission: Nearby wells and permits.
Pitfalls to avoid
- No recorded access or unclear road maintenance responsibilities.
- Unpermitted or failing septic systems.
- Wells without current permits, weak production, or poor water quality.
- Tight setbacks, floodplain, or wetlands limiting where you can build.
- Recorded oil and gas leases you did not review.
- Assuming water rights come with the land without verification.
Make your offer stronger
- Build a realistic due diligence window so you can schedule survey, well, septic, and environmental checks.
- Prioritize a boundary survey and title review to surface easements early.
- Order well and septic inspections fast so you have time to respond.
- If access is not recorded, make a recorded ingress and egress easement a firm condition.
- If your plans include equestrian operations, confirm the permit path with the county before waiving contingencies.
Buying acreage is about aligning land, water, access, and rules with your lifestyle and goals. With a smart plan and the right specialists, you can close with confidence. If you want an experienced advocate to coordinate the details and negotiate on your behalf, connect with David Richins for a consultation.
FAQs
How do I confirm legal access in Elizabeth?
- Check county records and the title commitment for a recorded ingress and egress easement or frontage on a public road. If access is informal, require a recorded easement before closing.
Do Colorado acreage purchases include water rights?
- Not automatically. In Colorado, water rights are separate from the land. Verify any claimed rights and review the well permit with the state water agency.
How can I test if a well supports horses and a household?
- Verify the state well permit, schedule a pump test for sustained gallons per minute, and run water quality tests for bacteria and nitrates before closing.
What should I look for in a septic system?
- Order a licensed inspection, obtain as-built records, confirm permits, and verify setbacks and drainfield condition. If records are lacking, get a perc test.
Are oil and gas operations an issue in Elbert County?
- They can be. Review title for mineral reservations or leases and check state records for nearby wells or permits. Consider how activity could affect use and enjoyment.
