GUIDE TO PURCHASING PROPERTY

To reserve a parcel, submit our Reservation Form and send a refundable deposit:

• $500 for single parcels
• $1,000 for multiple parcels

This deposit holds the property for 30 days. It is fully refundable at any time during this period — no questions asked. We will take the parcel off the market while you decide.

You may inspect the property in person or review photos, GPS coordinates, and descriptions we provide. For seller-financed purchases, you may switch to anther parcel within our inventory within 1 year of you initial reservation. A 10% transfer fee (based on the new property’s price) applies when switching. Cash purchases are final.

We accept deposits via personal check, Cashier’s check, or Money Order. Once received, we will send (via Email) a signed Earnest Money Contract confirming the whole period. (View Sample Contract)

We offer three ways to purchase:

A. Cash Purchase

• Pay the listed cash price within 30 days of the Reservation Agreement.
• Cash prices are ~12-13% lower than seller-financed prices.
• No closing fees. No hidden costs.

B. Fast Pay Option (available on some parcels or with prior agreement)

• Pay the cash price within one year of the Reservation Agreement.
• Make the required down payment, then pay monthly (minimum payments set by us).
• Many buyers pay faster than one year or make balloon payments.
• If not paid in full within 12 months, the contract automatically converts to our seller-financed price and terms.

C. Seller Financing (Installment Plan)

• We prepare a Land Purchase Agreement/Installment Contract after the 30-day reservation. We both sign and notarize it, and it gets recorded with Costilla county.
• You make monthly payments over time.
• First payment is due ~30 days after the reservation ends.

We Keep it Simple!
No App, No Fees, No Hassle!

• Payment by Check or Money Order
• Make Check Payable to: Karen Sattler
• Mail to: PO Box 696, Boulder, CO 80306

• We issue a Warranty Deed when the property is paid in full.
• We record it with the county and mail you the original within 30 days.
• The deed guarantees we own the property, there are no liens, and we will defend your title up to the purchase price.
• You may obtain title insurance (recommended) from a local title company for ~$400 at your own expense.

• You may not live on, build, or store equipment on the land until it is paid in full.
• Short-term camping (up to 2 weeks at a time) is allowed. All county Rules and Regulations must be followed regarding camping and permitting.
• A driveway or camping pad may be permitted with our written approval and required county permits (Costilla or Alamosa County).

County Rules Apply:

Costilla County has land use rules and fees. Review them before making plans:

• Costilla Land Use Code 2013
• 2019 Costilla County Fees

Payment Terms:

• Payments are due on the same day each month
• We offer a 10-day grace period
• After grace period: $50 late fee applies
• Payments accepted via personal check, cashier’s check or money order.

Default Process: If you miss payments, here’s what happens:

Step 1: Friendly Reminder (30 days late)

• We’ll email and text you
• “Hey, we missed you! Everything okay?”

Step 2: Formal Notice (60 days late)

• Certified mail to your last known address
• 30-day notice to cure default (pay all missed payments to continue contract)
• Clear statement of amount owed
• Example: 2 months behind at $200/month = pay $400 to cure

Step 3: Final Notice (90 days late)

• Final 10-day notice (last chance to pay missed payments and save contract)
• Warning of contract termination
• We’ll list exact amount needed to cure
• Last chance to communicate with us

Step 4: Contract Termination (100+ days)

• Contract terminated
• All payments retained as liquidated damages
• Property returns to our inventory

Important:

• Under Colorado law (C.R.S. § 4-2-718), we may retain all payments as liquidated damages
• This covers our costs: marketing, admin time, lost opportunities, property maintenance
• We elect EITHER liquidated damages OR actual damages – not both

~Please Note: Life happens! If you’re struggling, CALL US. We’d rather work out a payment plan than lose you. Seriously – we’re humans, not heartless corporations. Communication is key! 🗝️

• We prorate property taxes as of the contract date.
• You are responsible for all taxes after that.
• No additional closing fees charged by us — your listed price covers the full cost of the land.
• Buyers may choose to pay for optional services like title insurance or legal review.

• After full payment, we send the recorded Warranty Deed to you.
• We include GPS coordinates, directions, and a plat map (if available).

• This guide is not a contract. The Land Purchase Agreement/Installment Contract governs the sale.
• Submitting the Reservation Form indicates your intent to proceed under these terms. Final agreement occurs when you sign the Land Purchase Agreement/Installment Contract.
• We are not real estate brokers or attorneys. For legal advice, consult a professional.