Exploring Colorado's Camper Living: Is It Possible?

Colorado is a popular state for campervan and RV owners, but can you legally live in one full-time? While there are designated RV parks where living in a campervan is perfectly acceptable, there are additional guidelines when it comes to using one as a permanent residence on your own land. The rules vary depending on the county, and some counties, like Weld County, do not permit residents to live in RVs on their property at all. Other counties, like Larimer, may allow property owners to recreate on their vacant property for up to 180 days in a calendar year, after which the RV must be moved. In some places, it is legal to live in an RV on private property as long as you apply for the proper permits, which may be required by the city or county. Access to a septic tank, water, and power is also important, especially if children will be living there.

County-by-county regulations

Larimer County

In Larimer County, using RVs as permanent housing is becoming more common. Property owners are generally allowed to "recreate" on their vacant property for up to 180 days in a calendar year. After that, the RV must be moved off the property. Additionally, there are rules regarding storing an RV on one's property. The RV must be appropriately licensed and registered to the same person or entity as the property owner.

Weld County

Weld County does not permit residents to permanently reside in RVs on their property. The county ordinance states that these structures are only for temporary shelter and should not be used as a full-time residence. The maximum time Weld County residents can stay in an RV on their property is seven days.

Teller County

Teller County aims to prevent people from living in their RVs for extended periods. Under the county's ordinance, property owners can camp on their land for up to 60 days.

Denver

In the city of Denver, it appears that living in an RV on private property is not allowed, while doing so on a public street is permitted.

Other Counties

Some other counties in Colorado that allow full-time RV living include El Paso, Elbert, Park, and Jefferson. However, regulations may vary, and it's important to check with each county to verify their specific rules.

Overall, when considering living in a camper or RV on your property in Colorado, it is crucial to research the regulations of your specific county. These regulations often include requirements for septic systems, water sources, electrical connections, and distance from watercourses, wetlands, and property lines.

Private property vs. public street

Living in a camper or RV in Colorado comes with a set of rules and regulations that vary depending on whether you are on private property or a public street. While it is generally permissible to live in an RV on private property, there are certain conditions and limitations that must be considered. On the other hand, staying in an RV on a public street is subject to stricter restrictions and shorter time limits.

Private Property

Colorado allows its residents to live in RVs on their own private property, but they must comply with local ordinances and any applicable laws. This includes obtaining the necessary permits and ensuring access to essential utilities like septic tanks, water, and power. Some counties, such as Larimer County, stipulate that property owners can "recreate" on their vacant property for up to 180 days in a calendar year. After this period, the RV must be moved off the property. Additionally, certain counties may have specific requirements, such as Weld County, which only permits the use of RVs as temporary shelters for up to seven days, and Teller County, which allows camping on private property for up to 60 days.

When residing on private property, it is crucial to be mindful of zoning laws, neighbourhood rules, and HOA regulations, as these can vary across different areas. Some cities may have issues with full-time RV parking, while HOAs might impose certain restrictions. It is advisable to research the zoning laws, covenant controls, and ordinances specific to your location to ensure compliance.

Public Street

Parking an RV on a public street in Colorado is subject to stricter regulations and time constraints. For example, in Jefferson County, the sheriff's office enforces a parking ordinance that limits the amount of time RVs and trailers can be legally parked on the street. According to this ordinance, such vehicles can only be parked for up to 72 hours within any seven-day period. Similar regulations may apply in other counties and cities, so it is important to check the local rules before parking an RV on a public street.

Buying undeveloped lots

When it comes to living in a camper in Colorado, there are a few things to consider. While there are designated RV parks throughout the state where living in motorhomes is acceptable, additional guidelines come into play when using an RV as a permanent residence on private property. The rules vary across counties, with some allowing temporary stays of up to 180 days in Larimer County and a maximum of 7 days in Weld County. In Teller County, the goal is to prevent people from living in their RVs for extended periods, with a limit of 60 days for camping on private property.

Now, let's shift our focus to buying undeveloped lots in Colorado. Here are some key points to consider:

• Zoning Laws and Regulations: Before purchasing an undeveloped lot, familiarize yourself with the zoning laws and regulations specific to the county and city where the property is located. These regulations can vary, and they dictate how you can use the land. For instance, residential land is typically designated for building single-family or multi-family homes, while commercial land is zoned for businesses.
• Financing Options: There are several options available to finance your purchase. Land loans are specifically designed for buying undeveloped property but tend to have higher interest rates and shorter repayment terms than traditional mortgages. Seller financing, home equity loans, and government programs or grants are also worth exploring.
• Location and Amenities: Consider the location of the undeveloped lot and its proximity to utilities, infrastructure, and recreational opportunities. Lots with access to roads, water, sewer, and electricity will likely be more expensive but can save you from potential complications.
• Cost: The cost of undeveloped land in Colorado can vary significantly depending on the location and amenities. On average, you can expect to pay between $1,000 and $10,000 per acre, but this can fluctuate based on factors such as accessibility and the presence of utilities.
• Type of Land: Understand the difference between raw land and unimproved land. Raw land is untouched by human development and usually lacks basic infrastructure, while unimproved land has some level of development but may still lack essential amenities. Raw land generally has a lower initial cost but offers potential for long-term appreciation.
• Due Diligence: Conduct thorough research before making a purchase. Consult local planning departments or real estate professionals to understand zoning regulations, and don't hesitate to reach out to the county's zoning office for clarification. Additionally, consider the intended use of the land and any applicable restrictions, such as those related to building size and setbacks from property lines.

By considering these factors and performing your due diligence, you can make a well-informed decision when buying undeveloped lots in Colorado. Remember that each county and city may have unique regulations, so always refer to the specific guidelines for your desired location.

RV parks

There are many RV parks in Colorado where living in motorhomes full-time is perfectly acceptable. Here is a list of some of the top RV parks in the state:

The Views RV Park & Campground

This park is home to 42 acres of beautiful forest and offers a range of amenities, including a remodeled bathhouse with showers and laundry facilities, free Wi-Fi, and a rustic campground. Visitors can enjoy stunning sunrises and sunsets from their RV sites and explore the nearby town, wineries, golf course, and Colorado trails.

River Run RV Resort

Nestled in the Rocky Mountains in Granby, River Run offers luxurious amenities such as landscaped RV sites with full hookups, a sport court complex, and a wellness centre. The resort is also family-friendly, featuring a jumping pillow, a premium arcade, a mini-bowling alley, and a gemstone and fossil mining sluice.

Alpen Rose RV Park

Conveniently located just two miles from downtown Durango, Alpen Rose RV Park offers the best of both worlds. Visitors can enjoy breathtaking mountain views and outdoor attractions while being close to a major city. The park provides a range of amenities, including a dog wash, swimming pool, daily pancake breakfast, convenience store, free Wi-Fi, and cable TV.

Mountaindale Cabins & RV Resort

Located in the picturesque Pike's Peak region of Colorado Springs, Mountaindale offers easy access to beautiful hiking trails and scenery. The staff is committed to constantly improving the sites, and there are terraced areas and flower beds to enhance the beauty of the park.

Shady Grove Campground

Shady Grove is a small and well-kept park located in the town of Seibert. It offers amazing deals on monthly rental rates and provides large, full-hookup sites that can accommodate even the largest RVs. Visitors can explore the nearby Flagler Reservoir and the Old Town Museum in Burlington.

Red Mountain RV Park

Red Mountain RV Park, located in Kremmling, is an outdoors enthusiast's dream. The park offers a wide variety of outdoor activities, including fly fishing, water sports, snowmobiling, and fossil hunting. It also provides RV and boat storage, a playground, horseshoe pits, and beautiful views.

Tiger Run Resort

Tiger Run RV Resort is located near Arvada, surrounded by tall trees and with stunning mountain views. It is close to Interstate 70 and just five minutes from Frisco Adventure Park and Breckenridge Golf Club. The resort features indoor and outdoor pools, hot tubs, a game room, and easy access to all that Frisco has to offer.

Peak to Peak RV Park

Located in the small mountain town of Nederland, Peak to Peak RV Park offers a rustic and peaceful experience. The park has daily, weekly, and monthly rates, with quiet hours observed for families with small children. Amenities include water, sewage, and electrical hookups, and well-behaved pets are welcome.

Dakota Ridge RV Park

This award-winning RV park in Golden, Colorado, offers a blend of rustic hiking and biking with urban conveniences. Visitors can enjoy shopping, restaurants, and attractions nearby, as well as casinos in Black Hawk and Central City. The park features a full clubhouse and knowledgeable staff.

Clear Creek RV Park

Owned and operated by the city of Golden, Clear Creek RV Park provides a relaxed and country-like setting within walking distance of historic downtown Golden. Visitors can enjoy peace and quiet along the banks of Clear Creek while still having easy access to the city and nearby casinos.

These are just a few examples of the many RV parks in Colorado that offer a range of amenities and experiences. Whether you're looking for a quiet retreat or convenient access to urban amenities, there is sure to be an RV park in Colorado that suits your needs.

Zoning laws

In Colorado, there are state guidelines regarding RVs. In general, the state has shown interest through building codes to ensure the safety of its citizens by making sure that waste from any home is managed correctly.

In Larimer County, a property owner may "recreate" on their otherwise vacant property for 180 days in a calendar year. According to county code, the RV must then be moved off the property. In Weld County, residents are not permitted to permanently reside in an RV on their property. The maximum time Weld County residents are allowed to stay in one on their property is seven days. In Teller County, there is an ordinance in place to stop people from living in their RVs for long periods. Under the ordinance, property owners can camp on their land for up to 60 days.

There are certain places in Colorado where it's legal to live in an RV on private property, as long as the correct permits are applied for. These may be required by the city or county. Access to a septic tank, as well as water and power, is important, especially if children will be living there.

In some areas, living in a camper full-time is only permitted in a dedicated RV park or campground. However, as the trend grows, more places may create regulations to accommodate those who prefer this lifestyle.

Frequently asked questions