"Livermore sits in the Laramie Foothills of Larimer County — a landscape of open rangeland, pine ridges, and creek draws that shapes every land valuation."
Based on 22 qualified sales recorded in the trailing 24 months, the median price for vacant land in Livermore, CO is $13,000 per acre — sourced directly from public Larimer County assessor and clerk records.
That figure is a useful benchmark — but individual parcels in Livermore and the Laramie Foothills vary enormously based on zoning, road access, water, topography, and entitlement status. Scroll down to understand the full picture, or request a parcel-specific report.
Last updated: June 2026 · Source: Public Colorado county records (Larimer County assessor & clerk filings)
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The $13,000-per-acre median comes from 22 qualified vacant land transactions recorded in Larimer County public records over the trailing 24 months. For a rural Laramie Foothills community like Livermore, that is a meaningful — if thin — sample size.
Why "median" matters: Rural land markets are skewed by outliers. A large 500-acre grazing parcel can pull the average price per acre sharply lower; a small 2-acre buildable lot near a paved county road can pull it higher. The median — the middle value — is more robust to these extremes and a better yardstick for typical transactions.
Still, the median alone won't tell you what your parcel is worth. A parcel with year-round road access, a permitted well, and agricultural zoning in the right location may trade meaningfully above median. Raw, landlocked, or off-road land can trade far below it.
The data below reflects descriptive statistics from recorded transactions — not appraisals or formal opinions of value. For a parcel-specific estimate, use the form above or consult a licensed Colorado appraiser.
Six factors explain most of the price variation between otherwise similar Livermore parcels. Understanding them is the first step toward a realistic valuation.
Livermore falls under Larimer County zoning. Open (O), Forestry (F), and Rural Agricultural (RA) designations differ significantly in what can be built and at what density. Higher-intensity or more flexible zoning typically commands higher per-acre prices — all else equal.
Land that has cleared government approvals — a subdivision plat, special-use permit, septic permit, or building permit — carries less development risk for a buyer. Pre-entitled parcels routinely trade above comparable raw land in rural Colorado markets.
In Colorado, water is a separately deeded property right. A parcel with a permitted well, adjudicated water right, or transferable irrigation shares is substantially more valuable than dry land. Always verify water status with a water-rights attorney before purchasing.
Year-round, county-maintained paved road frontage is the gold standard for Livermore parcels. Seasonal gravel roads reduce usability and buyer pool. Landlocked parcels — requiring a recorded easement across a neighbor's land — trade at steep discounts and carry legal risk.
Most of the Livermore area is off-grid. Electric service varies by corridor; there is no public water or sewer. Parcels with existing electric service, a proven well permit, and an approved septic site are meaningfully scarcer and command a premium over raw, unserved land.
In rural markets there is a strong inverse relationship between parcel size and price per acre — a 2-acre buildable lot typically prices far higher per acre than a 200-acre grazing parcel. Steep terrain, flood-plain designation, and distance from US-287 and Fort Collins all factor in.
A rigorous parcel valuation follows a structured six-step process — from assembling public data to reconciling a range of value.
Start at the Larimer County Assessor's website. Confirm the parcel's legal description, acreage, assessed value, and property class. Note any recent sales history attached to the parcel — it shows up in the deed search through the Larimer County Clerk & Recorder.
Contact Larimer County Community Development or use the county's online GIS map to verify the current zoning designation — Open, Forestry, Rural Agricultural, or another category. Zoning determines what you can build, how many units, and at what minimum parcel size.
Check the Colorado Division of Water Resources (DWR) well permit database for any permitted or historically permitted wells on the parcel. If the listing mentions water shares or adjudicated rights, verify through the Colorado Division of Water Resources or a water-rights attorney before placing any value on them.
Drive or satellite-review access to the parcel. Identify whether road frontage is county-maintained paved, county-maintained gravel, Forest Service road, or private. Confirm whether electric service is present at the property line. Note cell coverage, proximity to US-287, and seasonal access issues.
Identify recent recorded sales of parcels with similar size, zoning, water status, and access within a reasonable radius of Livermore in Larimer County. Adjust for differences. Our local market snapshot above shows a median of $13,000/acre from 22 qualified sales — but comparable selection requires matching the right attributes, not just the median.
No single comparable sale or median figure equals the value of your specific parcel. A responsible estimate reconciles multiple comparable sales, weights them by similarity, and produces a range — not a single number. For a significant transaction, a licensed Colorado general-certified appraiser specializing in rural land is the appropriate choice.
Livermore is an unincorporated community in Larimer County — there is no city zoning. All land-use regulation comes from Larimer County Land Use Code, administered by the Larimer County Planning Department.
The most common designations in the Livermore/Laramie Foothills area are outlined in the table to the right. Each designation sets minimum lot sizes, allowable uses, and development intensity — all of which feed directly into land value.
Before you assume a parcel's zoning, verify it. Zoning maps can differ from what a seller states, and Larimer County processes rezoning applications periodically. Use the county's online GIS Zoning Viewer or contact Community Development directly.
Note: Zoning descriptions below are general summaries for educational orientation only. Always verify current designation with Larimer County Community Development before relying on zoning for any transaction or development decision.
| Zone | Common Name | Min. Lot / Key Use |
|---|---|---|
| O | Open | 35+ acres; agriculture, very limited residential |
| F | Forestry | 10+ acres; forestry, single-family, conservation |
| RA | Rural Agricultural | 10+ acres; agriculture & rural residential |
| RE | Rural Estate | 2–10 acres; low-density residential |
| FA | Farming | 35+ acres; agricultural use, conservation |
Real questions about vacant land valuation in Livermore and Larimer County, answered directly.
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