Selling Colorado Land with No Road Access

What "No Legal Access" Really Means in Colorado

In Colorado, "no access" means there's no recorded public or private road that legally connects your property to a maintained street. You might still reach it by dirt track or old trail, but unless there's a documented easement, that's not legal access in the county's eyes.

Common situations include:

• Land surrounded by private parcels with no easement recorded
• Old ranch subdivisions that never built roads
• Property reachable only by foot, ATV, or seasonal trail
• Access through Bureau of Land Management (BLM) land that's not legally permitted

Landlocked parcels are common across southern and western Colorado — especially in counties like Costilla, Huerfano, Fremont, and Park. The good news? You can still sell. It just takes a buyer who knows what they're doing.

Why Landlocked Property Is So Hard to Sell

Most traditional buyers depend on financing — and lenders won't touch a property without legal access. Even cash buyers often back out when they realize how difficult it is to get a road or easement approved.

• Realtors avoid it: Landlocked listings can sit for years with zero offers.
• Lenders reject it: No road access means no loan approval.
• Counties still tax it: Even if you can't use the land, you still owe yearly taxes.
• Access lawsuits cost thousands: Legal easements require surveys, attorneys, and neighbor cooperation.

That's why I buy landlocked property directly for cash. I understand the risks, and I've built relationships with surveyors and title companies who know how to handle them.

Colorado Laws About Landlocked Property

Colorado has laws to protect landowners who are completely surrounded by others. The main one is called a statutory right-of-way — under Colorado Revised Statutes § 38-1-101. It lets you petition for access if no other route exists, but the process can take months and cost thousands in legal fees.

• Counties don't guarantee access. They only record what's already in place.
• Access across private land usually requires neighbor approval or court order.
• BLM or Forest Service routes don't count unless permitted in writing.
• Even if you can drive in, without recorded easement it's not "legal access."

Most of our sellers choose not to fight that battle. They'd rather sell the property now for a fair cash price and move on instead of spending years in court or paying surveyors.