Montezuma County, Colorado
Sell your land in Cortez for cash
Parcel Buyers buys vacant lots and land for cash in the Cortez area, including parcels where city zoning, an $8,120 water tap or floodplain review affects the build plan. 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 Cortez?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Cortez, Montezuma County, 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 Cortez?
- For 2025, county records list a median last sale price of $49,000 across 27 vacant lots in Cortez; the middle half of those recorded prices were $31,000 to $77,500.
- How many vacant lots are in Cortez?
- The 2026 Colorado parcel and assessment data lists 1,023 vacant residential lots in Cortez; 16% are patio-home lots, and the median lot is 0.28 acre.
- How is a cash offer for land in Cortez 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 Cortez 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 Cortez?
- In 2025, companies bought 22% of the vacant lots that sold in Cortez, including 4% bought by homebuilders. Individuals bought the rest.
Local data
Cortez land at a glance
Tax-roll figures cover parcels whose situs city on the Montezuma County extract is Cortez in Montezuma County. Local rules and services are sourced below.
| Vacant residential lots | 1,023 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): 16% of vacant lots; next, quarter-acre lot at 14%. Median lot: 0.28 acre (12,270 sq ft). [1] |
| Recent lot sale prices | $49,000 median across 27 vacant lots with a county-recorded last sale price in Cortez (2025); the middle half of those prices were $31,000–$77,500 [1] |
| Who bought lots in 2025 | Companies made 22% of those purchases, including 4% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 22% of vacant lots have an owner mailing address outside Colorado (most often TX, NM, AZ) [1] |
| Situs city is not a boundary | The parcel totals cover lots whose county situs city is Cortez. That mailing label does not prove the lot is inside city limits; the city says its development rules apply within city limits, and its planning map shows city zoning and property information. [1],[3],[6] |
| Ten city zoning districts | Inside city limits, the Planning Division administers the Land Use Code and map. Cortez lists 10 zoning districts, each with its own schedule of allowed uses. [2] |
| New structures need permits | The city requires permits for all new structures and for work such as manufactured homes, utility-line replacement, fences, decks and reroofing. State officials handle electrical permits. [4] |
| 2026 city water tap | The 2026 city fee schedule lists an $8,120 inside-city development charge for a 3/4-inch water tap and a $33.40 minimum monthly single-family water rate. [5] |
| Out-of-city water costs more | New water connections outside the city add 50% to the development charge. New out-of-city users also pay 50% more for water usage under the 2026 schedule. [5] |
| Floodplain permit | Construction or excavation in a FEMA-mapped flood hazard area needs a city Floodplain Development Permit. The 2026 fee is $150, and city review may take up to three working days. [7],[5] |
| Seasonal watering limits | Cortez water comes through McPhee Reservoir from the Dolores River watershed. Lawn watering is barred from 10 a.m. to 5 p.m. between May 15 and September 15 unless a new-lawn permit applies. [8] |
| Septic and wells use other offices | For a parcel outside city utility service, the county publishes a separate OWTS septic-permit schedule and Colorado DWR evaluates private-well applications; neither follows from the situs-city label alone. [9],[10] |
| Cortez Municipal Airport | The City lists Cortez Municipal Airport on Airport Road in Cortez. Its February 1, 2026 schedule lists three Denver round trips and one Phoenix round trip, making the airport a fixed local transportation reference. [11] |
State of Colorado Public parcels were accessed on 2026-10-01 from https://gis.colorado.gov/public/rest/services/Address_and_Parcel
Pricing
What is a lot in Cortez worth?
For 2025, county records list a median last sale price of $49,000 across 27 vacant lots in Cortez; the middle half of those recorded prices were $31,000 to $77,500. [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.
What moves the price in Cortez
City limits decide which land-use and utility rules apply
A Cortez situs city is a county address field, not proof that a parcel lies inside the municipality. The city says its development rules apply within city limits, where the Planning Division administers the Land Use Code and 10 zoning districts. The city map also shows zoning, subdivisions, rights-of-way and lot numbers, while the county data supplies the broader situs-city scope. This boundary question affects which land-use rules and water charges apply. The 2026 schedule adds 50% to new out-of-city connection charges and 50% to usage for new out-of-city customers. Confirming jurisdiction comes before comparing the lot with an in-city sale. [1],[2],[3],[6],[5]
Water, sewer and flood work can dominate a small-lot budget
Utility readiness is more than seeing a pipe in the street. The city lists an $8,120 development charge for a standard 3/4-inch inside-city water tap in 2026, plus a $33.40 minimum monthly single-family water rate after service. The city's permit page says sewer connection is handled separately by the Cortez Sanitation District, and work in a city street or alley requires a right-of-way permit. Work in a FEMA-mapped flood hazard area adds a $150 Floodplain Development Permit, and review can take up to three working days. Those published charges and permits do not establish whether a specific lot already has active water or sewer service. [5],[4],[7]
Recorded 2025 sales need the county-data qualifier
The county's recorded last sale price is useful context, not a promise for one lot. The extract retains 27 qualifying 2025 records in this situs-city scope after dropping likely multi-parcel deeds and development-land outliers. Their median recorded last sale price is $49,000, with a middle-half range of $31,000–$77,500. The state file has no field that qualifies the transaction and keeps only each parcel's latest recorded sale. It also cannot prove that every parcel in the scope sits inside city limits. Zoning, tap status, sewer connection, flood review, legal access and lot dimensions still decide what a specific site can support. [1],[2],[7]
Lot dimensions and rights-of-way affect the buildable area
The typical parcel in this data scope is 0.28 acres, and patio-home lots are the largest measured group at 16%. Those figures describe recorded area, not the part left after setbacks, easements or flood limits. City land-use review covers first-time development, subdivision, site-plan changes and zoning amendments. Public-works rules also require a right-of-way permit before construction, excavation or material staging in a city street or alley. A narrow parcel, corner lot or site crossed by an easement can lose usable space quickly. We check access, utilities and title before offering rather than treating equal acreage as equal land. [1],[3],[7]
Common situations
Selling land in Cortez in these situations
Your tax record says Cortez but the lot may be outside the city
Yes. You can sell a parcel even when the situs city does not establish that it is inside city limits. The Colorado figures use the county's situs-city field, while the city says its development rules apply within city limits and publishes a planning map with city zoning and property information. We identify the controlling jurisdiction before offering because city zoning and out-of-city utility charges can differ. You do not need to resolve the boundary question alone or buy a utility tap first. [1],[3],[6],[5]
The parcel has no paid water or sewer connection
Yes. A missing tap does not prevent a cash sale. The 2026 city schedule makes the standard inside-city 3/4-inch water development charge $8,120, and the city says sewer connection is handled separately by the sanitation district. Outside municipal service, a future project may need county septic review and a state well permit. Parcel Buyers buys land with no completed water, sewer, well or road work and accounts for those items during inspection. [5],[4],[9],[10]
You live outside Colorado and cannot visit the lot
Yes. You can sell without traveling. 22% of owners in this vacant-lot data have a mailing address outside Colorado. We can review the parcel remotely, send the purchase agreement for electronic signature and use a mail-away closing when needed. An independent title company checks the deed and liens, then pays by check or wire. Closing is typically about 10 days after signing, depending on title. [1]
Step by step
How do I sell my land in Cortez?
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 Cortez: common questions
Who controls zoning for my Cortez-address lot?
The City of Cortez controls zoning only inside its municipal limits. The county situs-city label used for these statistics can also appear on parcels outside that line. Compare the parcel with the official city planning map before relying on city zoning or county rules.
Do I have to buy a water tap before selling?
No. You can sell without purchasing a tap. The 2026 city schedule lists $8,120 for a standard inside-city 3/4-inch water development charge, and new out-of-city connections add 50%. We verify service and account for the unresolved cost in the offer.
Does a flood-zone lot need a city permit?
Yes, before construction or excavation in a FEMA-mapped flood hazard area. The City Engineering Division requires a Floodplain Development Permit, lists a $150 fee for 2026 and asks applicants to allow up to three working days for review.
Can a parcel outside city sewer use septic?
Possibly. Montezuma County's 2026 schedule lists a $455 residential OWTS permit. Water is separate: Colorado DWR says the required well-permit type depends on the property and a residential permit requires its own application and fee.
Can I close on a Cortez-area lot from another state?
Yes. Electronic signing and mail-away closing are available through an independent title company. Parcel Buyers covers closing costs and charges no fee or commission. Payment can be made by check or wire after title requirements are satisfied.
Owner resources
Guides for your situation
- Can You Build on a Vacant Lot?
Maybe. A vacant lot is buildable only if the proposed use fits the rules that apply to that parcel and the site can satisfy access, utility, environmental, and permit requirements. Start with the local planning or zoning office, confirm that the parcel is a legal lot, and get a written parcel-specific answer. A zoning label or tax parcel number alone is not approval to build.[1][2]
- 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.
- How to Sell Landlocked Land With No Road Access
Yes, landlocked land can still be sold. The buyer takes the parcel with its existing access rights and limits, so the price usually depends on whether access is legally documented, physically usable, and practical for the buyer's plans. Start with a title report and recorded documents. Do not assume a trail, gate, map line, or a neighbor's permission is a permanent easement.[1][2]
More places in Montezuma County
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.
Nearby areas we buy
- Mancos
221 vacant lots
- Dolores
215 vacant lots · County-recorded median last sale price $102,500
- Montezuma County
1,492 vacant lots countywide
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 parcels whose situs city on the Montezuma County extract is Cortez. 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] City of Cortez, Planning and Zoning Division (accessed 2026-10-07)
- [3] City of Cortez, Land use development applications and forms (accessed 2026-10-07)
- [4] City of Cortez, Permits and licenses (accessed 2026-10-07)
- [5] City of Cortez, 2026 City of Cortez fee schedule (accessed 2026-10-07)
- [6] City of Cortez, GIS maps available online (accessed 2026-10-07)
- [7] City of Cortez, Engineering permits and standards (accessed 2026-10-07)
- [8] City of Cortez, Public Works water frequently asked questions (accessed 2026-10-07)
- [9] Montezuma County Public Health, 2026 environmental health fee schedule (accessed 2026-10-07)
- [10] Colorado Division of Water Resources, Ask DWR: Well permits and records (accessed 2026-10-07)
- [11] City of Cortez, Cortez Municipal Airport Information (accessed 2026-10-07)