Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    10266 Road 22.6 Cortez, CO 81321

    View on Map
    Claim this Listing
    For Sale
    $250,000

    Residential - Cortez, CO

    Type:Single Family Residence
    Lot size:
    37.94 Acres
    Added:
    Nov 12, 2025
    Days on Market:
    169
    Last Refresh:
    Apr 30 at 11:06 am

    Property Features for 10266 Road 22.6

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Active
    Lot size
    37.94 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Rachel Sadler
    Rachel Sadler

    Listing agent Rachel Sadler

    Listing office Real Broker, LLC DBA Real 999 18th Street, Denver, CO

    Listing date Nov 12, 2025

    MLS# 829890 Listing URL

    Copyright © 2026 Colorado Real Estate Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Land with Expansive Mountain Views

    Located northwest of Cortez, Colorado, in the Indian Camp Ranch subdivision, this 37.94-acre residential land offers views of Mesa Verde, Sleeping Ute, La Plata, and San Juan mountain ranges. Indian Camp Ranch is noted as the first archaeological subdivision of North America and is recorded on the National Register of Historic Places. The subdivision spans 1200 acres and contains over 210 Anasazi Ruins and 9 archaeological sites. The property offers the opportunity for a water feature on the northwest side. Electricity is in place on the property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Building Supply Kitchen & Bath Showroom Discount Store Electronics & Wireless Store Computer & Electronic Repair Plumbing Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cortez
    County
    Montezuma
    State
    Colorado
    Longitude
    -108.6351182
    Latitude
    37.3598404

    Nearby Similar for Sale

    • $475,000
      9,715 SF

      Highway Frontage Multi-Use Property

      Commercial property with service garage, office, and warehouse space.
      27 S Broadway, Cortez, CO 81321
      View Details
    • $340,000
      3,762 SF

      Established Car Wash Business Opportunity

      Successful car wash with loyal clientele in downtown Cortez.
      405 E Main Street, Cortez, CO 81321
      View Details
    • $345,000
      7,500 SF

      Downtown Cortez Multi-Use Opportunity

      Large lot with building in downtown Cortez, Colorado.
      459 W North Street, Cortez, CO 81321
      View Details
    • $460,000

      Land with Tiny Home

      6.33-acre property featuring a tiny home and RV spots.
      6493 Road 23.6, Cortez, CO 81321
      View Details
    • $136,500

      Residential Lot with Mountain Views

      Level 3.45-acre lot with utilities near Cortez, Colorado.
      8385 Road 29.4 Loop, Cortez, CO 81321
      View Details
    • $100,000

      Cortez Multi-Family Development Opportunity

      Large corner lot rezoned for multi-family development in Cortez.
      TBD N Chestnut Street, Cortez, CO 81321
      View Details
    • $600,000

      Cortez Mobile Home Park Opportunity

      Mobile home park with 17 spaces in Cortez, Colorado.
      520 E 2nd Street, Cortez, CO 81321
      View Details
    • $450,000

      160 Acres Near Downtown Cortez

      160 acres with 1,000 GPM well, 5 miles to Cortez.
      TBD Road H.6, Cortez, CO 81321
      View Details
    • $315,000
      1,989 SF

      Cortez Duplex with Rental History

      In-town duplex with excellent rental history and convenient location.
      137 and 141 N Madison, Cortez, CO 81321
      View Details
    • $275,000

      32.4 Acres in Cortez, CO

      32.4 acres of land with utilities in Cortez, Colorado.
      TBD E Empire Street, Cortez, CO 81321
      View Details
    • $475,000

      75.8 Acres Near Cortez, Colorado

      Undeveloped 75.8-acre property near Cortez, Colorado, with mountain views.
      TBD Road 20, Cortez, CO 81321
      View Details
    • $550,000

      Downtown Cortez Multi-Family Land

      5.7 acres of multi-family land in downtown Cortez, Colorado.
      TBD Cactus Street, Cortez, CO 81321
      View Details

    FAQs

    What type of property is this?
    Land - Serene land parcel with mountain views near Cortez, Colorado.
    Where is this land located?
    The property is located at 10266 Road 22.6 Cortez, CO.
    What is the asking price?
    The asking price for this property is $250,000.
    What are key features of this property?
    This property features: Breathtaking views of Mesa Verde, Sleeping Ute, La Plata, and San Juan mountain ranges.; Located in Indian Camp Ranch, the first archaeological subdivision of North America.; Subdivision recorded on the National Register of Historic Places and featured in National Geographic, Archaeology, Smithsonian, the History Channel, and the Travel Channel.
    (970) 880-0823
    We can help!
    Listing Contact
    Rachel Sadler
    Rachel Sadler
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!