5 acre land, 35 acre land, land, mountain, property, horse land, rio grande river, lake front property, hunting, fishing, san acacio, colorado, co, acres, retirement, build, mountains, san acacio, ranch land, julie reichwein, frank reichwein, 888-723-0503,


(888) 723-0503



Live in Harmony with Mother Nature with Our 5 & 35 Acre Land Tracts for Sale


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* No Extra Charges For International Customers

* Major Credit Cards Accepted(MC,Visa & Discover as well as checks and Money Orders) for Both the Down Payment and Monthly Payments

* Owner Financing available with No Credit Checks, Banks Are Not Involved

* 0% Interest Option with Low Down Payment or 15 Year, 20 Year or  30 Year Payment Schedules.

* No Prepayment Penalty 

* No Administrative Fees, Billing Fees or Hidden Fees

* All of our properties are very close to the Sangre de Cristo Mountain Range which sits right along the backside of the town of San Luis.  All of our properties are well suited for animal lovers with horses, cattle, llamas, goats, chickens, dogs, etc... all welcome here. 

* RV's are allowed.

* Manufactured homes are welcome, but mobiles aren't.

* Camping is allowed on property.

* Buyer has immediate use of property.

* There are no time limits set regarding when one has to build or ever build. 

Taxes are low - a great retirement and investment.

All properties are guaranteed to be able to get a well permit. Average well depth is between 80 to 120 feet deep. All well properties will use a septic system.

* Most properties will be alternative sourced with solar power due to our extremely sunny climate.  We do offer traditional powered properties for those who do not feel comfortable with eco sourced power.

* Reichwein Ranches has very mild weather. We get very little moisture and the sun shines daily offering a great climate for outdoor activities year round. It doesn't get too hot or too cold for the most part.

* The mountains are just a couple of minutes from town. 

* We have several ski areas within an hour of us; Wolf Creek, Colorado, Red River,New Mexico and Taos, New Mexico and snowmobiling is abound.

* Our area has several mountain lakes and mountain streams for white water rafting, fishing and boating. They are all stocked with 18" to 24" Rocky Mountain Trout. Because of this our area is famous for this and we do get alot of fishing tourists on the weekend.

* Just like the fishing, we are also well known for our exceptional hunting. We have oversized elk herds especially. Writers describe them as "being quadruple" of what they should be. We see the big full sized rack males, also see a lot of antelopes and deer herds are beginning to return.

* Birdwatchers can find the Hooded Oriole, Lawrence's Goldfinch, and the Black-chinned Sparrow and many more.

 

 



Colorado County Seat:
San Luis

Colorado Counties:
Costilla

 




 

 

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Do you want to escape the hustle and bustle of city life for a more tranquil, peaceful surrounding?  
Plant roots in scenic Southern Colorado nestled just a couple of minutes from the base of one of the most scenic chain of mountains known as the Sangre de Cristo Mountains. This area has some of the most beautiful mountain views and sunsets you will find anywhere in Colorado!!,  We carry 5 acre tracts and 35 acre tracts that are perfect for anyone wanting to have horses, or a few other farm animals such as goats or llamas. Your dogs will absolutely love it out here with all of the open space here and you can ride your horses right off of your property for miles or if you are a motorhead you can ride an ATV or dirt bike. We Owner Finance with no credit check for every lot we sell. 

 

 

We are a Family Run Business thas has been in this County,Costilla County, for 30 years.                      
We have developed multiple 35 acre subdivisions over the last 30 years and we have used the same surveyor Dan Russell out of Alamosa, Colorado for the last 30 years as well. We have a long verified history in this County so we are not a fly by night.  We own close to 14,000 acres all of it free and clear and this is why we can do the Owner Financing for our customers with such low down payments.  Five Acre Tracts can vary price wise from $6500 - $15,000 with $100-$150 down payments and 15 year to 20 year owner financing at 6% interest rates. A typical monthly payment is $94.87 for our most popular properties. We also offer 0% interest rate packages with the same down payments and 4 or 5year  terms for the 0% interest rate packages for the 5 acre tracts. The 35 acre tracts run from $35,000 to $60,000 and we offer 30 year terms at 4% interest rates. We also carry smaller RV Rio Grande River tracts and 5 acre Rio Grande River Tracts too.  Coloradomtnproperty@wildblue.net Since we are a Family Business and we carry a large volume of land, we are only able to prepare land for sale on a weekly basis,because we take pictures of each property as we put it up for sale. Each tract sells w/in the week thru our online auctions or by customer referrals. So to see what we have for sale each week, visit us at http://stores.ebay.com/COLORADO-MOUNTAIN-LAND  TO SEE PICTURES OF EACH OF OUR SUBDIVISIONS, PLEASE MAKE SURE TO SCROLL DOWN THIS PAGE!!!!!!!!!!!!!!!!

Reichwein Ranches' 5 & 35 acre land tracts include home and RV tracts on which you can start a new life for your family and your pets.                                                                                                             With our 5 and 35 acre land tracts,you can step out of your front door and enjoy fresh mountain air each and every morning!  Contact us today for more details on the available tracts of land we have left.

5 & 35 Acre Land Tracts
Provide your family more space to grow in the Colorado mountain land that makes up our 35- and 5-acre land tracts. Located 10 minutes from the mountains, these land tracts are perfect for people wanting to have horses and great views. You can now own one of your own with a low down payment and affordable financing services. The only thing you need to do after your purchase is install a well, power poles, and/or solar power.

THESE ARE ARTICLES FROM THE WALL STREET JOURNAL TALKING ABOUT LAND AS AN INVESTMENT AND TALKING ABOUT COLORADO IN THE ARTICLES, AS WELL.  BUT IF YOU DON'T WANT TO READ THE ARTICLES, MAKE SURE TO SCROLL DOWN TO SEE THE PICTURES TAKEN FROM EACH OF OUR SUBDIVISIONS TO SEE IF THIS AREA IS WHAT IS OF INTEREST TO YOU.

THANK YOU FOR YOUR TIME. 

"Undeveloped Plots Draw Buyers As the Housing Market Softens; The 'Jed Clampett' Problem By JEFF D. OPDYKE, Wall Street Journal

The real-estate market has a new cry: Land ho!

As the nation's housing market cools, there's a rush to snap up undeveloped property as buyers stake their claim on everything from New England creek-front parcels, to mountainous woodlands in Tennessee, to big-sky vistas in Montana.  Some people are buying dream lots now, while the land is available and prices affordable, with plans to one day build a vacation or retirement home.

Others are investing in recreational property they want to use today: In rural west Texas, for example, scrubland that wouldn't even sell a few years ago has become so popular with deer hunters and the offroad-vehicle set that it now fetches premium prices from buyers flying in from Florida, Illinois and California.

Keith and Mary Payden of Minneapolis a few years ago bought 35 acres of land in a wooded canyon in southwestern Colorado. They've put in a well and set up temporary living quarters above a barn to use when they visit. "This is where we want to spend our retirement," says the 59-year-old Mr. Payden, an information-technology consultant. The land "fits our hobbies, since there's horseback riding, skiing and golf nearby." Their eventual plan: Put up a small house they can use there.

In the face of demand like this, prices for undeveloped land in many parts of the country are shooting up. Around the country last year, farmland values rose at their highest year-over-year rate -- 11% -- since 1981, according to the Agriculture Department. Rural land in Texas hit a historic high of nearly $1,500 an acre on average last year, up about 75% since 2000, according to Texas A&M University Real Estate Center.

Robert R. Johns, a 68-year-old retired gas-pipeline worker, recently bought 400 acres of corn and soybean fields in central Illinois. The land, which the Johnses lease to farmers, serves mainly as an investment, generating what he expects will be rental returns of as much as 5% a year plus any long-term price appreciation.

But the couple, who live near Chicago, also enjoy visiting friends and shopping for antiques in the area, and plan to park a camper there to visit, "almost like a weekend vacation."

In some ways, buying land and buying a second home are similar. Both are capable of generating income -- a house through rental income; land through leases for farming, hunting, fishing, ranching or mineral rights. And in both cases, the first three rules of a successful purchase are LOCATION, LOCATION AND LOCATION!!.

Some buyers are heading farther afield to find affordable acreage. Charlie Chernak, owner of Bear Island Land Co., in Ely, Minn., near the Canadian border, says "remote backlands are now becoming popular because people are getting priced out of lakeshore properties."

Land also comes with its own set of snafus that can quickly turn a picture-perfect parcel into just that -- something that's pretty to look at, but not much else. Among the important questions: If you plan to build a vacation home there or eventually live there, can you get electric power onto the property? And can the land support a water well and septic system?

The U.S. has roughly 1.5 billion acres of rural land, excluding public lands, representing about 65% of the country. Prices vary widely: Rural land can fetch $250 an acre in the brush country of far southwest Texas, to $3,000 an acre for timber and pasture land in Iowa, to a scenic, 37 acre property in southwest Colorado straddling both sides of a river for nearly $27,000 an acre.

Of course, not all plots are in the depths of the wilderness. Wagner Brothers Land Co., in Dunlap, Tenn., charges $20,000 to $30,000 an acre for parcels in the mountains north of Chattanooga that come equipped with utilities, but no house. In Colorado, ranch-size properties overlooking the snowcapped La Plata Mountains are attracting buyers from Hawaii, Florida, California and Arizona, says developer Durango Alpine Realty. These tracts, which are a minimum 35 acres, generally go for $10,000 an acre.

In some circumstances, it can make a lot of sense to buy land well in advance of your intention to build on it, especially if you find a scenic plot you're particularly fond of. Over the course of years or decades, the price of the land is likely to escalate faster than the cost of one day building a house on it. On undeveloped land, real-estate taxes are typically lower, and you have no expenses for electricity, water and insurance.

There are many pitfalls. First, even before you buy, consider having a survey done of the land you're interested in, or at least work through a local land agent who knows the area and terrain. Property lines aren't always well defined, and soils may be too wet to support a building in the spot you really want to build.

Also, pay attention to how you access the land. In some places, makeshift roads that cross a variety of property lines have become semipermanent through the years -- although nothing about them is legal. As a result, you may not have legal access to your property, resulting in lawsuits.

In urban developments, lots are often zoned to prevent certain types of construction or businesses. But that's not always true with rural land, meaning you could find one day that your dream property is bordered by a new mobile-home park. A local real-estate agent with land expertise will know the zoning and covenants in place.

Land prices often don't move in the same way home prices do. Despite the run-up in recent years in some housing markets, home prices are typically expected to rise alongside the rate of inflation. But with land, price appreciation is traditionally more closely tied to how much money it can generate from activities such as farming or grazing. And in general, land prices, when they cool, don't tend to fall as much as an overpriced residential market might, largely because while a housing market can be overbuilt, land can't. Increasingly, however, recreational demand is defining land prices. Land has become such a popular investment.

One final consideration: Mineral rights. In some instances -- particularly in energy-rich Texas and the Rocky Mountain states -- sellers retain the rights to oil or minerals buried beneath the land you own. This can have ramifications years or decades later. Not only does it deny you your own Jed Clampett moment of discovering bubbling crude oil and striking it rich, but more importantly it means that the owner of those mineral rights can drill or mine on your property, and you must allow it.

John Bailey, an officer at J.P. Morgan Chase & Co.'s Specialty Asset Group, recently bought grazing land for himself 100 miles west of Fort Worth. Part of the property came with mineral rights, but the other portion didn't, which means the owner of those mineral rights must be allowed to come onto the land and drill for oil and gas.

Mr. Bailey points out that "they must pay you surface damages" for the loss of land use. "At your Shangri-la, you must be cognizant of this issue," he says.

 

5 ACRES mountain view of THE SANGRE DE CRISTO MOUNTAINS from property sunset picture at Reichwein Ranches SLNE, San Luis, Colorado  81152

 

5 ACRES mountain view at sunset of THE SANGRE DE CRISTO MOUNTAINS, beautiful horse property at Reichwein Ranches, San Luis, Colorado  81152


"It's the Only Thing That Lasts", For Some Rich Americans, Accumulating Land Is LIke Collecting Art and Autos By THADDEUS HERRICK, Aperion Community News

In 2001, Kentucky native Brad Kelley sold his cigarette manufacturing company Commonwealth Brands Inc. for some $1 billion and promptly went on a shopping spree. He didn't go to Rodeo Drive or Fifth Avenue -- he set his sights on the range.

Mr. Kelley bought hundreds of thousands of acres of West Texas ranchland. In Florida, he snapped up some 60,000 acres near Sarasota, where he breeds animals such as antelope and anoa, a miniature water buffalo native to Indonesia. Today he is the seventh-largest landowner in the U.S., according to the debut issue of The Land Report, a publication that bills itself as the magazine of the American landowner.

The wealthiest entrepeneurs are accumulating open spaces accross the US much as they have vacation homes, automobiles and rare art in the past. As urban areas have grown, some well off city dwellers have purchased spreads in remote places,thousands of miles from the typical playgrounds of the wealthy.

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"It's like a rare art", Jim Taylor, President of Hall and Hall, a billings Montana Real Estate firm that has worked with CNN founder, Ted Turner, among other land owners. 

 35 ACRE Subdivision at THE SANGRE DE CRISTO MOUNTAINS at Cumbra Vista        beautiful horse property at Reichwein Ranches, San Luis, Colorado  81152

 Typical sunset at Reichwein Ranches, San Luis, Colorado  81152

 

  • At the same time, in the agricultural stretches of America, the population is aging and the economy is in many cases unable to sustain ranches and farms.
  • A study published in the journal Society and Natural Resources said between 1990 and 2001 only about a quarter of those who bought parcels of 400 acres or larger in 10 Montana and Wyoming counties were traditional ranchers.
  • More recently, real-estate brokers say, buyers have been scouring the Great Plains for spreads that offer hunting and fishing, wooed by brokerage outfits spearheaded by retailers such as Orvis Co. and Cabela's Inc.
  • While the typical land buyer these days is looking for a remote piece of wilderness or ranchland for outdoor sporting activities, or simply to admire the beauty of the landscape, the top landowners tend to be driven by more varied interests like hiking, horsebackriding, skiing, hunting, fishing, skiing, mountain biking, cross country skiing and snowmobiling.

 

Benchmarking 

Mr. Bezos, property owner and founder of Amazon.com, for example, used his parched land in the far reaches of West Texas last year to test a developmental vehicle for his space-flight company, Blue Origin LLC, while Roxanne Quimby, co-founder of cosmetics and candle company Burt's Bees, has acquired acreage in the northwoods of Maine for conservation.

To be sure, the nation's rich have long owned large tracts of land. But population growth and urban development have made far-flung property more desirable, while advances in transportation and communication have made it more accessible. That, combined with the sort of wealth made by Mr. Bezos of Amazon.com ($4.3 billion, according to Forbes Magazine's 2006 estimate) and the woes of the agricultural economy, has sustained the land boom for the very wealthy.

The owners of the Dallas-based Land Report LLC, publisher of the magazine, believe the phenomenon merits monthly coverage. With a circulation of 40,000, The Land Report is distributed free to 30,000 of the nation's largest landowners and to some 10,000 industry professionals, such as real-estate brokers.

But the concentration of land in the hands of a privileged few could yield a backlash. Ms. Quimby, who sold Burt's Bees in 2002 to private equity firm AEA Investors LLC for $177 million (she retained 20% ownership in the company), wants to assemble about 100,000 acres to help realize a decade-old dream among Maine conservationists to create a national park. She says she has amassed 80,000 acres so far.

But some locals in the town of Millinocket were outraged when Ms. Quimby proclaimed that her land would be off-limits to logging, hunting and motorized vehicles, including snowmobiles. Now they sport "Ban Roxanne" T-shirts.  "Our way of life is being threatened," says Jimmy Busque, a member of the Millinocket town council and a steam plant operator at the local paper mill.

No. 100 on The Land Report list, Ms. Quimby agreed to allow a year of hunting and motorized access on her latest purchase, the 25,000-acre Sand Stream Sanctuary, which came last September. But she is unapologetic about her plans for her newly acquired property, much of which she has purchased from logging companies. "I don't have to argue the environmental merits of anything," says Ms. Quimby. "I own it."

The nation's largest private landowner is Ted Turner, whose portfolio includes 15 ranches in seven Western states and a total of about two million acres including Flying D Ranch in Gallatin Gateway, Montana. Long intrigued by bison and how close the animal came to extinction, Mr. Turner acquired his land over the past 30 years in large part to raise livestock. Today his herd of about 45,000 bison allows most of his ranches to pay for themselves in part through sales of steaks and burgers around the country and Mr. Turner's restaurant chain, Ted's Montana Grill.

Mr. Turner's latest acquisition came in 2005 in Nebraska, where he bought almost 65,000 acres for about $19 million. Russ Miller, general manager of Turner Enterprises Inc., which manages Mr. Turner's land, says the profound economic and demographic change under way in the Great Plains have enabled Mr. Turner to assemble such a large swath.

Why so much? "It's the only thing that lasts," says Mr. Miller. It's a declaration Mr. Turner has made in the past, echoing the famous line from "Gone With the Wind."

Mr. Kelley, who was raised on a farm, says he amassed about half of his landholdings before selling his cigarette manufacturing company. (The Land Report says he has 789,851 acres, but he puts the total at about 1.2 million acres.) Since 2001 he has redoubled his efforts to build a ranching empire, acquiring cattle operations across the country and breeding hoofstock in conjunction with zoos.

One place of particular interest for Mr. Kelley has been the Big Bend region of Texas, a vast expanse in the state's western corner. In Brewster County, the size of Rhode Island and Connecticut combined, Mr. Kelley owns a total of 429,366 acres, according to the county appraisal office.

"I have an appreciation for land," says Mr. Kelley. "That's sort of where my heart's at."

But Mr. Kelley dismisses the notion that he is a land collector, albeit No. 7 on the list of the nation's top 100. "It's not a hobby," he says. "If you're a hedge fund you buy stocks. If you're a rancher, you buy land."

 

                    5 ACRE property HE SANGRE DE and the Rio Grande River                                          famous for fishing large Rocky Moutain Trout at at Reichwein Ranches, San Luis, Colorado  81152

 5 Acre Properties/BLM surrounding/guaranteeing wild open spaces forever at THE SANGRE DE CRISTO MOUNTAINS at  at Reichwein Ranches, San Luis, Colorado  81152

 

 Stabilization Reservior, fed by Culebra Creek, both a favorite drinking hole for the wild horses, and famous for the large Rocky Mountain Trout 3 miles south of San Luis on Highway 159 at THE SANGRE DE CRISTO MOUNTAINS at Reichwein Ranches, San Luis, Colorado  81152

 

"The Disappearing Dude Ranch", By Conor Dougherty, The Wall Street Journal

Amid decades of change in Arch Wagner's life, Montana's Boulder River Ranch was the constant.

Thirty years ago, Mr. Wagner, then a radiologist in Virginia, spotted the ranch's ad in the back of a fishing magazine. He visited for a week, then returned nearly every summer, teaching his children to fish on the river that runs through the ranch, sprinkling his late wife's ashes there and riding horses with his grandchildren through its 600 acres.  Last summer, he didn't go back. Thanks to rising land prices, the family that owned the ranch since 1918 sold to a group of investors that included news-caster Tom Brokaw, and the property stopped taking guests. "Three generations of us went there," says Mr. Wagner.

For a century of summers, American travelers have headed to Western ranches, saddled up their horses and galloped away from the tedium of modern life. Now, the future of dude ranching is being threatened by rising land prices and the reach of development. Some ranches are being sold off to a new generation of wealthy investors seeking private retreats, while others are attracting neighbors with names like McDonald's and Starbucks. At the same time, dude ranches that stay in business are racing to catch up with travelers' changing tastes, which increasingly tend toward massages and shopping.

At the heart of this is a fact: Many dude ranches rest on land that is now far more valuable than the business on top. More money means more choices. Ranches can continue as if nothing has changed, and many have. They can increase revenue by adding amenities and taking more guests. Or they can cash out, by subdividing the ranch or selling it in its entirety.

The last option has been increasingly lucrative. In 1968, Sherry and Dave Farny bought Skyline Ranch near Telluride, Colo., for $168,000. So when eBay Chief Executive Meg Whitman offered to buy their 150 acres a few years ago and, they say, eventually increased her offer to just under $20 million, the Farnys sold. "We would go to bed at night totally exhausted saying, 'What are we doing this for?'" Mrs. Farny says. "We're sitting on a gold mine." Skyline Ranch closed to guests last summer. A spokesman for Ms. Whitman confirmed she bought the property.

For the one-year period ended March 31, the price of ranch land increased 20 percent in Wyoming and Colorado, both dude-ranch-heavy states, according to Federal Reserve surveys of agricultural bankers. Ranch values in California, Idaho, Oregon, Utah and Washington are up about 19 percent to $1,642 per acre.

At a time when so many Americans buy and flip properties for profit, the ranch business stands out for its relatively slow churn. Many ranches have been in the same family for almost a century, and first-time ranchers -- often executives who flee the corporation for a simpler life -- buy with the intent of running the ranch for several years. What's changed is that many new owners have stopped taking guests or have overhauled the property.

So the number of dude ranches is slowly decreasing. The Dude Ranchers' Association, a grouping of guest properties west of the Mississippi in the U.S. and Canada, reports that its membership has fallen to 114 ranches last year from 116 in 2003. The Colorado Dude & Guest Ranch Association counts 30 members this year, down from 36 in 1999. The Colorado association estimates three of its ranches are now for sale.

Pete Kunz, a retired sales executive who has run the Rawah Ranch in the Colorado Rockies since 1989, recently put the ranch on the market for $2.5 million. He estimates that of the 20 potential buyers he's met with only half or so are interested in the guest-ranch business. He says he's resigned to the idea that new owners may not take guests, but he'd be upset to see it filled with "a bunch of starter castles."

Dude ranching traces its roots to the late 19th century, when working cattle ranches took in boarders for extra cash. By the early 20th century, new ranches opened solely to serve city-slicker guests, or dudes. Today, ranches typically charge guests $1,000 to $3,000 per week, which generally pays for activities and three square meals a day. Guests eat family-style, often with the ranch's owners, and they're expected to settle up later if they grab a beer from the lodge fridge. Guests can hike or fish, and may get a chance to help round up cattle. Rooms typically don't have Internet access, or even phones.

That's how Tim Murphy likes it. The lawyer from Orinda, Calif., says Montana's Nine Quarter Circle Ranch still looks the same as it did when he started taking his family there in 1979, and he keeps returning for its weekly softball games and Saturday square dances. The ranch's guest rooms don't have TVs, cellphones don't get reception -- there's a land line in the laundry room -- and Mr. Murphy recalls his disappointment when Federal Express started delivering to the ranch more than a decade ago. "It sounds very limiting, but it's very freeing," he says. "The only thing you can do is hang out."

But in many ranch areas, the outside world is drawing closer. The Lake Mancos Ranch in Mancos, Colo., is celebrating its 50th year of guiding riders through the San Juan Mountains and taking guests trout fishing in streams where prospectors once panned for gold. Todd Sehnert, its second-generation owner, remembers looking out the lodge window as a child and seeing nothing but trees and cattle. Now, he says, visitors can see three homes and a fourth under construction. The ranch is about five miles out of town on a road that used to have four families living along it; now there are more than 60 addresses. The Sehnert family has put the 235-acre spread on the market for $4 million, and Mr. Sehnert says he expects it won't last much longer as a guest ranch. "Maybe lean more toward a resort or something," he says.

Other ranchers have become developers. The owners of the 8,000-acre C Lazy U Ranch in Colorado are selling 35-acre plots for $1 million to $1.5 million. The Home Ranch, also in Colorado, next year plans to sell about 10 home sites a few miles from the dude ranch at about the same price ($1 million for a 35-acre plot). "What we're trying to do is get some money out, but preserve the look and feel," says John Fisher, manager of the Home Ranch.

Of course, not all owners are building rural subdivisions. In many cases, relative newcomers and high-profile owners continue to invite guests: Ted Turner's Vermejo Park Ranch and Val Kilmer's Pecos River Ranch -- both in New Mexico -- take guests. (Pecos River Ranch is on the market for $18 million but will continue to take guests at least until October, the ranch says.)

Others say they aim to preserve the land. Mr. Brokaw says he and his partners -- including actor Michael Keaton, musician Dave Grusin and former Treasury secretary Robert Rubin -- had little interest in continuing to run a guest operation at Boulder River Ranch, where Mr. Wagner took his family. "It is an absolutely drop-dead charming place, but it's not where Generation X is looking to go," says Mr. Brokaw, who has owned property nearby for 17 years. "What we were trying to do is keep it from getting chopped up into 25-acre ranch plots."

Dude ranches make up a shrinking sliver of the travel industry. The average guest ranch takes about 40 people at a time, and the 114 ranches in the Dude Ranchers' Association have a total capacity of about 4,200 guests. That's fewer than the number of people who can fit on Royal Caribbean's new Freedom of the Seas cruise ship, with a total occupancy of 4,375 passengers.


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