160± Acres – 125×80 Shop – Home – Water –  Fiber Internet – Recreational
No Reserve Land Auction
Friday July 17^th 1PM MDT
Live onsite with online bidding

Address: 5066 Road 112 North, Mosca, CO, 81146
160± acres located in the heart of the San Luis Valley.
Approximately 7 miles east of Mosca and 14 miles north of Alamosa.
Accessed by a maintained county road, providing convenient access to medical services, shopping, farm supplies, restaurants, and recreation.

Improvements
10,000 sq. ft. insulated metal shop featuring:
• Concrete floor
• ¾ bathroom
• 3-Phase 440-volt power
• Propane heat

1,663 sq. ft. home with:
• 3 bedrooms
• 2 bathrooms
• 2-car garage

Note: The home has experienced flooding and requires repairs before it is livable.

• Large steel grain bin.
  • Multiple RV hookup sites.

Water Rights & Wells
The property includes all associated water rights, including:

Well Permit #21405-F
• Adjudicated for 415 gallons per minute (when water is available).

WDID 2014318, Permit No. 21405-F

The well permit was expired by our office in 1997. This decision was appealed to Water Court in case no. 99CW7 and the permit was unexpired subject to a maximum pumping rate of 415 gpm. Therefore, Permit No. 21405-F limits this well to 415 gpm for the irrigation of 130 acres and an annual appropriation of 400 acre-feet. If the well were to be replaced, repermitted,  or go through water court to change its use, the well would be subject to new limitations based on the actual historic use. Looking at the aerial photos it does not appear that this parcel was ever irrigated very well which will certainly limit the use of the well if it ever needs to be replaced or repermitted. Any new permits will include volumetric, consumptive use, and acreage limitations that reflect the well’s actual historic use. The maximum annual diversion record for this well is 77.46 acre-feet in 2019.  I have attached a copy of the well permit file and the diversion records for the well. This well is included in the 2026 ARP for Subdistrict No. 1 and is subject to the various fees required for coverage under the Subdistrict’s plan.

There does not appear to be any surface water rights associated with this property. It seems like the surface water shares were sold off of the property a number of years ago.

Well Permit #84749-F
• Designated for small general-purpose use.

WDID 2014568, Permit No. 84749-F

Permit No. 84749-F was issued for a well to be drilled to serve sanitary facilities and hemp irrigation inside of greenhouses on the property. The permit allowed for up to 0.6943 acre-feet to be pumped from the well annually. No well construction information was submitted to our office and the well permit has expired. We do have diversion records for this well which indicates that it was drilled. You would need to work with our office to acquire a valid permit if you purchased the property. Well permits are $100 through our office and we would likely need a Post Well Construction Report from a licensed well contractor to issue a new permit allowing the use of the well.  I have attached a copy of the well permit file and the diversion records for this well. The use of this well is subject to the limitations described in the augmentation certificate from the San Luis Valley Water Conservancy District. Any changes in use moving forward would require an updated certificate from the San Luis Valley Water Conservancy District. You should reach out to the Conservancy District directly to confirm the status of the certificate and discuss any requirements for transferring that certificate. Their phone number is 719-589-2230.

Well Permit #100189-A
• Domestic use well adjudicated for 15 gallons per minute.

The records DWR has can be found via the link below. This well is not adjudicated water right, it has no priority date. As Adam said the 99CW7 hearing simply reinstated the well permits with amended flow rates that were shown by pump tests. Application to the Division 3 Water Court, as required by permit no. 21405-F, has not been made. All non-exempt irrigation use in Water Division 3, unless specifially stated otherwise by a decree, is limited to the irrigation season, presumtively April 1 through November 1. Those dates can change based on local conditions.

https://dwr.state.co.us/Tools/Structures/2014318

Attached is the latest well meter certification. The well has been inactivated since 2024 and the meter would need to be certified before the well can be used.

There is no permit associated with the well pond and there should not be a pond on the property in general. That well could likely be late registered for stock watering use but the size of the pond should be no larger than a stock tank. It does not have to be an above ground stock tank though it can be in the ground.

You will need to contact the San Luis Valley Water Conservancy District about the status of Certificate 914. As Adam said, permit no. 84749-F was issued pursuant that certificate and that permit needs to have a post well construction report submitted for it. The District can walk you through how they would transfer ownership but it would be prudent to check that the certificate is in good standing with them (payment of admin fees, etc). Their certificates can be transferred to other locations but DWR has to approve a permit to use that water at a specific location and well. e.g. if you wanted to use the credit for different uses from a well in Monte Vista it has to go through a new permitting process. This well would also need a meter to be installed and certified prior to use and once the post well construction report was received and approved.

Utilities
• High-speed fiber-optic internet available.
• Cell phone service available.

Recreation & Views
• Views of Great Sand Dunes National Park and Preserve and the Sangre de Cristo Mountains.
• Nearby activities include:
• Skiing
• Fishing
• Four-wheeling
• Hiking
• Hunting

Important Due Diligence
• Buyers should independently verify all information and consult the appropriate professionals, agencies, and authorities regarding inspections, water rights, well permits, utilities, zoning, land use, boundaries, access, permits, and any other matters affecting the property.

Summary
• Key strengths: large acreage, substantial shop building, multiple wells/water rights, paved access, fiber internet, and proximity to outdoor recreation.
• Primary concern: the residence has flood damage and will likely require significant rehabilitation.

Legal Description: SW ¼ of section 6 of Township 39N and Range 11E  Alamosa County Colorado

37.65065, -105.81455

Parcel id 513906300012
Taxes:  2025 taxes were $11,577.30, 2026 will be prorated to day of closing.

Possession: Will be at closing.
Zoning: Agricultural
Pre Auction Offers: No pre offers will be accepted prior to auction.
Previewing: Preview land on your own during daylight hours, at your own risk. To see in shop or home, call Suzy at 719-850-5042 to make appointment.
Internet Bidding:  will be available by logging on to www.lippardauctions.com to register. Neither the Seller, Broker nor the Auction Company are responsible in the event of loss of internet signal by either side.

Buyers Premium: 10% Buyers Premium will be added to final bid price.
Terms: 10% of the total purchase price is to be place in escrow the day of the auction with the balance being due upon delivery of clear title. Closing will be on or before August 17,2026.

Disclaimer: All information has been taken from sources believed reliable; however, no guarantee is being made by the auction company, broker nor the seller. Bidder should satisfy themselves as to any inspections prior to bidding. Bidders must do all due diligence prior to bidding. Contract is not contingent on inspection, appraisal or financing. Financing, if being used must be in place prior to bidding. Any announcements made the day of the auction shall supersede all marketing or comments.

Real Estate Questions:
Broker Suzette C. Woodward, ER40006266

Team Murphy Realty

(office) 719-873-5100

[email protected]

Auction Questions:
Auctioneer Troy Lippard

Lippard Real Estate & Auction

(Cell) 580-747-6747

[email protected]