Life in the country is different
than life in the city....
County governments can't always provide the same level of service you may be used to in town. This guide covers what to know before you buy, organized by topic so you can jump to what matters most to you.
Access
The fact that you can drive to your property today doesn't guarantee that you, your guests, and emergency vehicles will always have that same access.
Emergency response times from the Sheriff and Fire and Medical can't be guaranteed and may be slow in extreme conditions. Road maintenance and cost vary: Park County maintains county roads, but many properties are served by private roads maintained by associations, so know what to expect before you buy. Severe weather can make even county roads impassable for days at a time — a four-wheel drive vehicle with chains is often necessary.
A few other access realities worth knowing: large construction vehicles may not be able to navigate narrow roads, school buses only run on designated county routes, unpaved roads generate dust and won't likely be paved, and mail, newspaper, and package delivery aren't guaranteed in all areas. Building here may also take longer and cost more due to delivery fees and inspector travel time.
Utility services
Water, sewer, electric, and telephone service may be unavailable or fall short of urban standards, and repairs often take longer than in town.
Cell coverage can be unreliable in mountain areas. Without sewer access, you'll need an approved septic system, and your soil type will determine cost and feasibility. Well permits come from the state engineer, and water quality and yield vary by location and season — not all wells are approved for landscaping or livestock use. Extending electric power to remote parcels can be costly and may require easements across other properties.
Power outages happen more often here than in developed areas, and can also interrupt well water and food storage — it's wise to be prepared to go a week without utilities in severe cold. Trash removal is typically more expensive too; in some cases you'll need to haul your own trash to the landfill, since illegal dumping isn't permitted even on your own land.
Cell coverage can be unreliable in mountain areas. Without sewer access, you'll need an approved septic system, and your soil type will determine cost and feasibility. Well permits come from the state engineer, and water quality and yield vary by location and season — not all wells are approved for landscaping or livestock use. Extending electric power to remote parcels can be costly and may require easements across other properties.
Power outages happen more often here than in developed areas, and can also interrupt well water and food storage — it's wise to be prepared to go a week without utilities in severe cold. Trash removal is typically more expensive too; in some cases you'll need to haul your own trash to the landfill, since illegal dumping isn't permitted even on your own land.
The property itself
Easements may allow others to build roads, power lines, or utility lines across your land — check for any that aren't on record. A plat alone doesn't confirm your property lines; only a licensed survey does, and fences often don't align with actual boundaries.
If the property is part of an HOA, review the covenants and bylaws carefully, since dues are typically required and a dysfunctional association can create real headaches. And if a ditch crosses your property, its owners may have the right to access your land for maintenance, and water rights can be more complicated than they first appear.
If the property is part of an HOA, review the covenants and bylaws carefully, since dues are typically required and a dysfunctional association can create real headaches. And if a ditch crosses your property, its owners may have the right to access your land for maintenance, and water rights can be more complicated than they first appear.
The natural environment
Trees add beauty but also wildfire risk — defensible space helps protect both your home and the surrounding forest. Steep slopes can slide or send rocks down in wet weather, and expansive soils can damage foundations (a soil test can tell you what you're working with). North-facing slopes may hold snow all winter, and low areas can flood during spring runoff or flash floods — know where water goes on your property before you build.
Wildlife is part of life here. Most encounters are wonderful, but even deer can cause traffic accidents, and it's best to enjoy wildlife from a respectful distance.
Wildlife is part of life here. Most encounters are wonderful, but even deer can cause traffic accidents, and it's best to enjoy wildlife from a respectful distance.
Agriculture
Colorado's Right to Farm legislation protects ranchers and farmers from nuisance lawsuits, and the state's open range law means it's your responsibility to fence livestock out, not the rancher's responsibility to fence them in. Some land may have noxious weeds that are costly to control, and some plants are toxic to horses and livestock.
With much of Park County receiving under 17 inches of rain a year, overgrazing and dust are real considerations, and there are practical limits to how much grazing the land can support.
With much of Park County receiving under 17 inches of rain a year, overgrazing and dust are real considerations, and there are practical limits to how much grazing the land can support.
Next steps
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Read the FAQ → for quick answers to common buyer questions See helpful links → for vendor recommendations and local resources Realtor resources → for status letters and governing documents |
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