Colorado
Sell your land in Montezuma County for cash
Parcel Buyers buys vacant lots and land for cash across Montezuma County, including rural parcels where well permits, septic permits, access or county land-use rules affect the site. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent title company, typically in about 10 days, with no fees or commissions.
By Parcel Buyers · · Lot figures from the 2026 Colorado parcel and assessment data · How we made this page
Quick answers
- Who buys land for cash in Montezuma County?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Montezuma County, Colorado, usually within 24 hours. Sales close through an independent title company, typically in about 10 days, with no fees or commissions to the seller.
- What county-recorded last sale prices are available for vacant lots in Montezuma County?
- For 2025, county records list a median last sale price of $77,500 across 52 vacant lots in Montezuma County; the middle half of those recorded prices were $47,200 to $127,600.
- How many vacant lots are in Montezuma County?
- The 2026 Colorado parcel and assessment data lists 1,492 vacant residential lots in Montezuma County; 14% are patio-home lots, and the median lot is 0.40 acre.
- How is a cash offer for land in Montezuma County set?
- We start from county-recorded last sale prices for similar lots nearby, including the 2025 records on this page when available, then adjust for water and sewer, road access, flood zone, lot size and any title issues, and for the time and cost of reselling. You get one written number, not a range.
- How do I know a land buyer in Montezuma County is legitimate?
- A real buyer closes through an independent, licensed title company and never asks you to pay anything up front. We never charge sellers a fee, deposit or closing-cost advance, and the title company pays you by check or wire at closing.
- Who is buying lots in Montezuma County?
- In 2025, companies bought 13% of the vacant lots that sold in Montezuma County, including 2% bought by homebuilders. Individuals bought the rest.
Local data
What is land in Montezuma County worth?
For 2025, county records list a median last sale price of $77,500 across 52 vacant lots in Montezuma County; the middle half of those recorded prices were $47,200 to $127,600. [1]
These are the county's recorded last sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
| Vacant residential lots | 1,492 parcels classified vacant residential on the 2026 Colorado parcel and assessment data [1] |
|---|---|
| Most common lot size | Patio-home lot (5,000–7,000 sq ft): 14% of vacant lots; next, quarter-acre lot at 11%. Median lot: 0.40 acre (17,340 sq ft). [1] |
| Recent lot sale prices | $77,500 median across 52 vacant lots with a county-recorded last sale price in Montezuma County (2025); the middle half of those prices were $47,200–$127,600 [1] |
| Who bought lots in 2025 | Companies made 13% of those purchases, including 2% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 27% of vacant lots have an owner mailing address outside Colorado (most often TX, AZ, NM) [1] |
| What the county count covers | The Colorado parcel figures count the county's VACANT_LAND class below 35 acres. They describe lots coded vacant residential; the Assessor's property search is where an owner checks the individual county record. [1],[2] |
| Assessor property records | The Assessor's EagleWeb is the county property-record system. Its notice says taxable values are for assessment purposes and may not represent the office's estimate of current market value. [2] |
| Deeds and recorded documents | The Clerk and Recorder's EagleWeb searches documents recorded since June 3, 1996. The site says the official records remain in the county office. [3] |
| Property-tax dates | The Treasurer allows two installments due the last day of February and June 15, or one full payment by April 30. Interest continues at 1% per month after August until tax sale. [4] |
| County septic permits | Montezuma County Public Health's 2026 fee schedule lists $455 for a residential OWTS permit, $280 for a major residential repair and $100 for a minor repair. [6] |
| One county permit portal | The county's SmartGov instructions say every development starts with the same Property Contact Form. The application links the parcel, and every submission needs a sketch map or site plan. [5] |
| Private-well review | Colorado DWR says the required well-permit type depends on the property and advises allowing four to six weeks to process a complete application. [7] |
| Canyons of the Ancients National Monument | BLM places the 176,000-acre Canyons of the Ancients National Monument just northwest of Cortez. BLM says its maps identify designated routes and help visitors avoid private-land trespass, so boundary and route checks matter for parcels near the monument. [8] |
State of Colorado Public parcels were accessed on 2026-10-01 from https://gis.colorado.gov/public/rest/services/Address_and_Parcel
Where we buy
Areas we cover in Montezuma County
- Cortez
1,023vacant lots · County-recorded median last sale price $49,000
- Mancos
221vacant lots
- Dolores
215vacant lots · County-recorded median last sale price $102,500
These pages cover the largest lot markets in Montezuma County. We buy land anywhere else in the county too: send the parcel details through the form below.
Selling here
How selling land works in Montezuma County
Start with the parcel, deed and tax records
A county land review starts with three separate records. The Assessor's property search identifies the account and assessment information. The Clerk and Recorder's document index helps trace deeds and other recorded papers, while the Treasurer answers current-bill and property-tax-lien questions. Those offices answer different questions, so one screen does not replace the other two. The Colorado public-parcel data adds countywide context: it counts 1,492 parcels in the county's vacant class below 35 acres, with a median recorded size of 0.40 acres. That class does not prove a parcel is buildable or free of small improvements. We check title and access before making an offer. [1],[2],[3],[4]
A rural homesite needs separate water and wastewater answers
A rural parcel may need separate water and wastewater approvals before a house can rely on private utilities. Montezuma County Public Health's 2026 schedule lists a $455 residential OWTS permit, a $280 major residential repair and a $100 minor repair. A private well follows a separate state process. Colorado's Division of Water Resources says the required permit type depends on the property, provides permit and construction-record searches, and advises allowing four to six weeks to process a complete application. A mapped well nearby is useful research, but it does not establish the permit path for the lot being sold. [6],[7]
Recorded sale data is context, not a parcel appraisal
The county's recorded last sale price gives a broad reference point, not a guaranteed result for one property. The dataset retains 52 qualifying 2025 records after removing likely multi-parcel deeds and development-land outliers. Their median county-recorded last sale price is $77,500, and the middle half runs from $47,200–$127,600. Those figures apply only to lots still in the county's vacant class in the later extract. The state file does not qualify the transactions and carries only each parcel's latest recorded sale. Recorded area, deed history, county development review, septic permitting and the state well-permit path can move an individual offer far away from the county range. [1],[3],[5],[6],[7]
Unpaid property tax follows a dated county process
The Treasurer mails statements by the end of January. Owners may pay in two halves by the last day of February and June 15, or pay in full by April 30. Late interest steps up through summer and continues at 1% per month after August until the tax-lien sale. The county says it mails delinquency notices in July and holds the sale in November. A tax lien is not the same as an ordinary deed transfer, so confirm the live account and timing with the Treasurer. If a voluntary sale can close first, verified back taxes or liens may be paid from the proceeds through the title company with the seller's consent. Waiting adds interest and can narrow the time available to solve title issues. [4],[3]
Step by step
How do I sell my land in Montezuma County?
From your first message to money in hand, with nothing left out. Requesting an offer costs nothing and commits you to nothing.
See every detail of the process-
Tell us about your land
Fill out the short form (about 60 seconds) or email us. A land specialist reaches out to confirm the details, usually the same business day.
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Get your cash offer within 24 hours
We review the property and send a written, no-obligation cash offer within 24 hours. It is a real number, not a range. Take it or leave it, with no pressure either way.
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Sign electronically
If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.
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We inspect, the title company verifies
Our team inspects the land and an independent title company runs a title search for liens or taxes owed. If the land does not pass inspection, you are never charged anything.
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Close and get paid
The title company prepares the closing documents for notarization and issues your funds by standard check, overnight check, or wire transfer. A typical sale closes in 10 days.
Questions
Selling land in Montezuma County: common questions
Where do I verify the owner and deed for county land?
Use both county systems. The Assessor's EagleWeb provides parcel and assessment information, while the Clerk and Recorder's EagleWeb covers recorded documents. The recorder site says its index is convenient public information and that official records remain in the county office.
Who permits a septic system in Montezuma County?
Montezuma County Public Health publishes the OWTS permit schedule. For 2026 it lists a $455 residential permit, $280 for a major residential repair and $100 for a minor repair. Confirm required documents before planning installation.
Does a nearby well mean my parcel can get one?
No. Colorado DWR says the required permit type depends on the property. Its search tools can locate registered well permits and available construction records, while a new residential permit requires its own application and fee.
What happens when county property taxes stay unpaid?
The account gains delinquent interest and may enter the November tax-lien sale after county notice. The Treasurer says interest continues at 1% per month after August until sale. Obtain a current payoff because an old statement may omit later interest and fees.
Can I sell county land without installing utilities first?
Yes. Parcel Buyers buys vacant land with no completed well, septic, water, sewer or road work. We review access, utility options and title before offering. A failed land inspection costs the seller nothing, and confirmed liens or back taxes may be paid from closing proceeds with consent.
Owner resources
Guides for your situation
- Can You Sell Land With a Lien?
Yes. Land with a lien can often be sold, but signing a deed does not by itself erase a valid claim. The lien may need to be paid, released, discharged, or otherwise resolved under the law that applies. With the seller's consent, an approved payoff can come from sale proceeds at closing. If the balance or lien is wrong, dispute it before closing and require proof of the cure.
- Water, Sewer, Septic, and Wells on Vacant Lots
A vacant lot may use public water, a private well, public sewer, or an onsite septic system, but nearby pipes and neighboring homes do not prove what the parcel can use. Ask each utility for a written availability decision, ask the permitting office whether connection is mandatory, and obtain a qualified site evaluation before saying septic will fit. Keep every response, permit, plan, test, and receipt.
- How Cash Land Buyers Price Offers
A cash-land offer may start with verified sales of land with similar use, then adjust those sales for meaningful differences.[1] Buyers may also account for access, utilities, legal use, size, shape, flood and soil questions, title issues, demand, and costs and risk they will carry. No universal assessed-value percentage applies. Compare each written offer by expected net proceeds, contingencies, seller work, and timing—not one asking price or headline number.
Your written offer
Get your cash offer
Four short steps, about 60 seconds. We review your property and send a written, no-obligation cash offer within 24 hours. You can take it or leave it.
What happens after you send this
- A land specialist reaches out, usually the same business day, to confirm the details.
- You get a written cash offer within 24 hours: a real number, not a range.
- You decide. Requesting an offer costs nothing and commits you to nothing.
You will never be asked to pay us anything. No deposit, no processing fee, no closing-cost advance.
How we made this page
Parcel Buyers is a land-buying company based in Florida. We buy vacant land directly from owners and publish these local pages so owners can see what land in their area is doing before they sell, to us or anyone else. We count the tax-roll figures ourselves from state data, take local rules and fees from the official sources listed below, and use AI tools to help research and draft the text. Every number links to its source, and we update the page when the data changes.
Method and sources
Parcel and assessment figures cover all parcels in Montezuma County. Source [1] is our own aggregate count of the State of Colorado Public Parcels county extracts or, for Pueblo, Huerfano and El Paso, the official county source named in the source data. Vacant-lot counts use existing OIT counties retain their documented 0100/0400 or county vacant-class rules. Pueblo uses the county proxy Improvem_1 = 0, LandActual > 0, TaxExempt = no and MobileHome = no; 11 of 120 sampled rows intersected a county building footprint (9.2% error band). Huerfano uses use_code 100/400 with actual_imp = 0. El Paso uses numeric LANDCODE 100 with blank/zero IMPCount (the current export encodes zero as blank) and drops legal descriptions starting TR, TRACT or OUTLOT. These are source-record screens, not physical-vacancy or buildability findings. Lot sizes use existing OIT counties retain the documented acreage, square-foot or geometry method. Pueblo uses county SHAPE.STArea() square feet. Huerfano converts land_size_ according to land_units (SF stays square feet; AC is multiplied by 43,560) and otherwise uses positive master_acr. El Paso converts county Acreage to square feet. All are bucketed with the Parcel Buyers lot sizing chart ([low, high) square feet). Values use county-specific assessor fields: OIT apprValTot for the original counties, Pueblo LandActual, Huerfano total_actu and El Paso MARKETVALUE. These are assessor values, not sale prices, offers or parcel appraisals by Parcel Buyers. Owner locations use owner mailing state of record from each approved source; in_state = Colorado. Mailing state does not prove residence, owner type, motivation or willingness to sell. Owner names were used only in-memory or in a server-side grouped query for the 10% concentration gate and were never stored. Sale figures use existing OIT counties retain their documented calendar-2025 last-sale screen. Pueblo has no sale field. Huerfano has no price field; sale_date supports a 2025 qualifying parcel-row transfer count only, not a price or deed count. El Paso prices require a 2025 last-sale date, $1,000+, and AsrSaleCmnt exactly Vacant Land or Arms-Length Sale; medians publish only at n >= 10. Treat medians as a guide to county records, not as an offer or an appraisal. Page updated October 7, 2026.
State of Colorado Public parcels were accessed on 2026-10-01 from https://gis.colorado.gov/public/rest/services/Address_and_Parcel
- [1] Colorado county assessor and GIS sources and State of Colorado OIT (data); Parcel Buyers (analysis), Colorado county assessor and GIS parcel sources (Pueblo, Huerfano and El Paso) and State of Colorado OIT Colorado Public Parcels (accessed 2026-10-03)
- [2] Montezuma County Assessor, Montezuma County Assessor EagleWeb (accessed 2026-10-07)
- [3] Montezuma County Clerk and Recorder, Montezuma County Clerk document search (accessed 2026-10-07)
- [4] Montezuma County Treasurer, General property tax questions (accessed 2026-10-07)
- [5] Montezuma County Planning Department, Online permitting system instructions (accessed 2026-10-07)
- [6] Montezuma County Public Health, 2026 environmental health fee schedule (accessed 2026-10-07)
- [7] Colorado Division of Water Resources, Ask DWR: Well permits and records (accessed 2026-10-07)
- [8] Bureau of Land Management, Canyons of the Ancients National Monument (accessed 2026-10-07)