Before you buy land on the Western Slope, check five things: where the water will come from, whether a well or septic system can be permitted, how you get onto the property, what the zoning allows, and who supplies power. Each county, town and water provider sets its own rules, so the answers change from one parcel to the next.
Makura handles land, acreage, water rights and new construction across the Western Slope. The checks below are the ones that most often decide whether a parcel works for what you want to do with it. Every rule here comes from the county, town, district or state office that sets it, linked so you can read it at the source. None of it is legal or engineering advice; for a specific parcel, ask Makura and the office that governs it.
Where will the water come from?
Drinking water comes from a city or town system, a rural water district, or a well. In the Montrose valley, Project 7 Water Authority treats the water that the local providers sell, including the City of Montrose, Menoken Water and Tri-County Water. In the Grand Valley, Ute Water serves most of the valley outside the city systems, and a new tap has a fee.
Sources: City of Montrose water · Tri-County Water Conservancy District · Menoken Water · Ute Water rates and tap fees · Town of Ridgway water and sewer
Irrigation water is a separate question from drinking water. In the Uncompahgre Valley and the Grand Valley it usually comes as shares in an irrigation company or water users association, delivered by ditch, and the provider can tell you which lots carry water rights.
Sources: Uncompahgre Valley Water Users Association · Grand Valley Irrigation Company · Grand Valley Water Users Association · Mesa County irrigation providers
Can I drill a well?
A new or replacement well in Colorado needs a permit from the state Division of Water Resources, and the type of permit limits what the water can be used for. Find out what permit the parcel can get before you rely on a well.
Source: Colorado well permits, Division of Water Resources
Will the county allow a septic system?
Where there is no sewer, a septic system, which Colorado calls an onsite wastewater treatment system, needs a county permit.
- Mesa County: a soils test, a perc test and a design, permitted by Community Development for the Board of Health.
- Montrose County: the county's own septic rules and the state's Regulation 43; permits go through the county's online portal.
- Ouray County: an engineer designs the system and does the perc test; the Land Use Department runs septic for the Board of Health.
Sources: Mesa County septic systems · Montrose County septic rules · Ouray County septic regulations (PDF)
How do I get onto the property?
A driveway or street onto a state highway needs an access permit from the Colorado Department of Transportation or the local issuing authority. Confirm how the parcel is reached before you count on building there.
Source: CDOT state highway access permits
What can I build there?
Zoning and the land use code decide what can be built and whether land can be divided, and every county and town has its own. Ouray County publishes its own checklist for anyone about to buy or build. If you plan to subdivide, the state also reviews the water supply.
Sources: Mesa County Land Development Code · Montrose County Planning and Development · Ouray County Land Use Code · Ouray County: before you buy or build (PDF) · Town of Ridgway planning department · City of Montrose Community Development · Land divisions and water supply
Who supplies power?
Electricity on the Western Slope often comes from a rural co-op: Delta-Montrose Electric Association serves most of Montrose County, San Miguel Power Association serves Ouray County, and Grand Valley Power serves part of the Grand Valley. The Colorado Energy Office maps who serves where.
Sources: Delta-Montrose Electric Association · San Miguel Power Association · Grand Valley Power service territory · Colorado utility service territories
Look up the parcel
County maps show parcels and zoning, and the recorded documents show deeds and plats.
Sources: Mesa County interactive map · Montrose County and City GIS mapping · Ouray County parcel viewer · Mesa County recorded documents · Montrose County recorded documents
Thinking abouta move?
Whether you are buying, selling, or relocating to the Western Slope, it starts with a conversation. Reach out and let's talk about your next move.
