Property out there for buy in Hooper, Colorado, sometimes represents undeveloped or flippantly developed parcels. These parcels can vary from smaller tons appropriate for residential development to bigger tracts best for agricultural, industrial, or leisure functions. Examples embody vacant tons throughout the city limits, acreage on the outskirts, and even mountain properties.
Buying property on this area provides potential advantages tied to its rural character, open areas, and entry to out of doors actions. Hooper’s location within the San Luis Valley offers scenic views and a way of tranquility. Traditionally, the valley has been predominantly agricultural, and land possession represents a connection to this heritage. The provision of properties can contribute to native financial improvement by attracting new residents and companies. Buying vacant land provides the chance to construct a customized residence or set up a enterprise tailor-made to particular person wants, whereas bigger parcels could present funding potential for future improvement.
Additional exploration of this topic may embody detailed evaluation of present market developments, zoning laws, utility availability, and the event course of inside Hooper and the broader San Luis Valley. Extra subjects may handle the environmental concerns, neighborhood assets, and long-term implications of land possession on this distinctive space of Colorado.
1. Property Measurement
Property measurement is a important issue influencing land use and improvement potential in Hooper, Colorado. Obtainable parcels vary from smaller residential tons to expansive acreage appropriate for agricultural or industrial ventures. Understanding the implications of property measurement is essential for knowledgeable decision-making concerning land acquisition on this space.
-
Residential Improvement
Smaller tons, sometimes below an acre, cater to residential development. These properties usually exist inside present subdivisions or deliberate communities, probably providing entry to established utilities and neighborhood facilities. Restricted area could limit sure actions, similar to large-scale gardening or livestock protecting.
-
Agricultural Use
Bigger parcels, starting from a number of acres to a whole bunch of acres, assist agricultural actions. Crop cultivation, livestock grazing, and equestrian pursuits usually require vital land space. Water rights and soil composition grow to be more and more necessary concerns with rising acreage.
-
Industrial Ventures
Commercially zoned properties differ in measurement relying on the meant function. Smaller tons could suffice for retail institutions or places of work, whereas bigger tracts accommodate industrial amenities or warehousing. Proximity to transportation corridors and present infrastructure influences the suitability of a property for industrial use.
-
Leisure and Funding Alternatives
Massive, undeveloped tracts of land provide leisure alternatives similar to looking, fishing, or off-road car use. These properties can also current funding potential, notably if positioned in areas projected for future progress or improvement. Evaluating long-term land administration methods turns into essential for bigger holdings.
Cautious consideration of property measurement in relation to meant use is crucial for profitable land acquisition in Hooper, Colorado. Balancing particular person wants with regulatory constraints, useful resource availability, and long-term improvement objectives ensures an appropriate funding.
2. Location
Location considerably influences the desirability and potential makes use of of land on the market in Hooper, Colorado. Understanding the implications of a property’s location throughout the broader context of the San Luis Valley and its proximity to facilities, assets, and transportation corridors is essential for potential consumers.
-
Proximity to City Heart
Properties positioned nearer to the city middle of Hooper sometimes provide larger comfort concerning entry to native providers, outlets, and neighborhood amenities. These places usually include established utilities and infrastructure, probably simplifying the event course of. Nevertheless, properties nearer to city can also command larger costs and be topic to extra stringent constructing laws.
-
Entry to Transportation
Entry to main highways and transportation corridors performs a key function within the accessibility and improvement potential of a property. Properties located close to U.S. Freeway 160, for example, profit from enhanced connectivity to regional facilities and markets. Ease of transportation impacts each residential and industrial property values, influencing commuting instances and logistical concerns.
-
Pure Environment and Views
The San Luis Valley provides various landscapes, starting from open plains to mountainous terrain. A property’s location inside this panorama dictates its scenic views and entry to leisure alternatives. Properties bordering public lands or providing panoramic mountain vistas usually maintain larger enchantment to sure consumers, probably influencing market worth.
-
Agricultural Suitability
Soil composition, water availability, and local weather situations differ throughout the San Luis Valley. A property’s location straight impacts its suitability for agricultural pursuits. Proximity to irrigation canals, favorable microclimates, and fertile soils improve agricultural productiveness and affect land values for farming and ranching operations.
Cautious consideration of location inside Hooper, in relation to its surrounding setting and entry to important assets, offers invaluable insights for evaluating out there properties. Analyzing these locational components at the side of particular person wants and meant land use ensures a well-informed buying determination.
3. Zoning Rules
Zoning laws play a vital function in figuring out the permitted makes use of and improvement potential of land on the market in Hooper, Colorado. These laws, established by native authorities, dictate how particular parcels of land might be utilized, influencing every little thing from residential development to industrial ventures and agricultural actions. Understanding these laws is crucial for potential consumers to make sure alignment between their meant land use and native ordinances.
-
Residential Zoning
Residential zoning designations sometimes specify the forms of dwellings allowed, similar to single-family houses, duplexes, or multi-family items. These laws can also dictate minimal lot sizes, constructing setbacks, and most constructing heights. For instance, an R-1 zone may allow solely single-family houses on a number of a selected minimal measurement, whereas an R-3 zone may permit for higher-density housing. Understanding residential zoning is essential for people searching for to construct a house in Hooper.
-
Industrial Zoning
Industrial zoning designations govern the forms of companies permitted in particular areas. These laws usually categorize companies based mostly on their potential affect on the encompassing setting, together with noise ranges, site visitors era, and parking necessities. A C-1 zone may permit for retail shops and eating places, whereas a C-2 zone may accommodate heavier industrial actions. Potential enterprise homeowners should fastidiously look at industrial zoning laws to make sure compatibility with their meant operations.
-
Agricultural Zoning
Agricultural zoning designations defend agricultural land from encroachment by non-agricultural makes use of. These laws sometimes outline permissible agricultural actions, similar to crop cultivation, livestock grazing, and the development of agricultural buildings. They could additionally handle points associated to water rights, pesticide use, and environmental safety. People all in favour of agricultural pursuits in Hooper should adhere to those zoning laws to take care of the realm’s agricultural character.
-
Particular Use Permits and Variances
In some circumstances, landowners could search particular use permits or variances to deviate from present zoning laws. A particular use allow permits for a selected use that’s not in any other case permitted inside a zoning district, supplied it meets sure situations. A variance permits for a deviation from particular dimensional necessities, similar to setbacks or constructing heights. Understanding the method for acquiring these permits and variances is essential for landowners searching for flexibility of their improvement plans.
Cautious consideration of zoning laws is paramount when evaluating land on the market in Hooper, Colorado. An intensive understanding of permitted makes use of, density restrictions, and the potential for acquiring particular permits or variances offers potential consumers with a practical evaluation of a property’s improvement potential and ensures compliance with native ordinances. Due diligence in researching zoning laws is crucial for profitable land acquisition and improvement on this space.
4. Utility Entry
Utility entry considerably impacts the event potential and general worth of land on the market in Hooper, Colorado. Availability of important providers similar to electrical energy, water, pure gasoline, and telecommunications influences the feasibility of assorted land makes use of, from residential development to agricultural operations and industrial ventures. Properties with available utility connections usually command larger costs and appeal to a wider vary of potential consumers. Conversely, the absence or restricted availability of utilities can pose vital challenges and added prices for improvement.
The presence of present utility infrastructure on or close to a property simplifies the event course of, decreasing each time and bills. Connection charges for properties with available utilities are sometimes decrease in comparison with these requiring extension of providers from distant entry factors. For residential improvement, entry to municipal water and sewer methods is commonly most well-liked, eliminating the necessity for particular person properly and septic methods. Agricultural operations profit from dependable entry to electrical energy for irrigation and farm tools, whereas industrial enterprises rely on sturdy utility providers to assist their day by day operations. Lack of entry to high-speed web generally is a limiting consider at the moment’s linked world, impacting each residential and enterprise actions. For instance, a property with out present electrical energy entry would require the client to spend money on extending energy traces, including appreciable value and complexity to the event course of. This might make a seemingly reasonably priced parcel of land a lot much less enticing in comparison with a equally priced property with available electrical energy.
Cautious consideration of utility entry is due to this fact important when evaluating land on the market in Hooper. Due diligence in assessing present infrastructure, potential connection prices, and the feasibility of extending providers is essential for knowledgeable decision-making. Understanding the implications of utility availability on improvement potential, general challenge prices, and long-term property worth ensures a profitable land acquisition. This data empowers potential consumers to make strategic decisions aligned with their particular person wants and meant land use.
5. Market Worth
Market worth represents a important issue influencing transactions involving property in Hooper, Colorado. This worth, reflecting the estimated worth a prepared purchaser would pay a prepared vendor in a good market transaction, hinges on a fancy interaction of things. Native market situations, property traits, and broader financial developments all contribute to fluctuations in market worth. Understanding these influences is essential for each consumers and sellers navigating property transactions on this space. For instance, elevated demand as a result of inhabitants progress or enhanced desirability can drive market values upward, whereas financial downturns or an oversupply of accessible properties can exert downward stress. A property with fascinating options like scenic views or proximity to facilities could command the next market worth in comparison with the same property missing these attributes.
Correct evaluation of market worth is crucial for knowledgeable decision-making. Patrons depend on market worth estimations to keep away from overpaying for properties, whereas sellers make the most of this info to ascertain aggressive asking costs. Value determinations carried out by certified professionals present goal evaluations based mostly on comparable gross sales information, property traits, and prevailing market situations. These value determinations play a vital function in securing financing for property purchases and guaranteeing equitable transactions. Ignoring market worth can result in monetary disadvantages, similar to overpaying for a property or undervaluing an asset. As an example, a purchaser relying solely on listed asking costs with out contemplating comparable gross sales information may inadvertently overpay for a property, notably in a quickly altering market.
Market worth serves as a cornerstone of property transactions in Hooper, Colorado. Its fluctuation displays the dynamic nature of actual property markets, influenced by native, regional, and nationwide financial forces. Understanding the components influencing market worth and using skilled value determinations empowers consumers and sellers to make knowledgeable choices, guaranteeing honest and equitable transactions. This data is essential for navigating the complexities of property acquisition and maximizing funding potential on this distinctive space of Colorado. Recognizing the dynamic nature of market worth and adapting methods accordingly is important for profitable outcomes within the Hooper, Colorado actual property market.
6. Topography
Topography considerably influences the suitability and potential makes use of of land on the market in Hooper, Colorado. The San Luis Valley, the place Hooper is positioned, presents a various panorama characterised by flat valley flooring, rolling hills, and mountainous terrain. This different topography impacts agricultural productiveness, constructing prices, entry, and general desirability of properties. Understanding the topographical traits of a selected parcel is crucial for knowledgeable decision-making concerning land acquisition on this space. As an example, a steeply sloped parcel could provide gorgeous views however current challenges for constructing development, requiring specialised foundations and probably rising improvement prices. Conversely, a flat parcel on the valley ground could be best for agriculture however lack the scenic vistas sought by some consumers. The presence of arroyos or different drainage options can affect land use and necessitate cautious planning for water administration.
The interaction between topography and water assets is essential within the San Luis Valley. The slope of the land influences drainage patterns, affecting irrigation potential and flood threat. Properties located on larger floor may require pumping methods for irrigation, whereas these positioned in low-lying areas could possibly be vulnerable to flooding in periods of heavy snowmelt or rainfall. Cautious consideration of those components is crucial for profitable agricultural operations and the safety of property investments. For instance, a property located close to the Rio Grande may provide entry to floor water rights for irrigation, whereas a property positioned farther from the river may require entry to groundwater via wells. Understanding the native water desk and its interplay with the topography is essential for sustainable water administration.
Profitable land acquisition in Hooper, Colorado requires cautious analysis of topographical options. Understanding the implications of slope, elevation, drainage patterns, and entry routes permits potential consumers to evaluate the suitability of a property for his or her meant function. Integrating topographical evaluation with different components, similar to zoning laws, utility entry, and market worth, allows knowledgeable choices and maximizes the potential of land possession on this various and dynamic panorama. Failure to think about topographical components can result in pricey surprises and unexpected challenges through the improvement course of. Due to this fact, participating certified professionals to conduct thorough web site assessments is crucial for mitigating dangers and guaranteeing the long-term success of land investments in Hooper, Colorado.
7. Water Rights
Water rights signify a important facet of property possession in Hooper, Colorado, located throughout the arid San Luis Valley. Restricted water assets necessitate a well-defined system for allocating water utilization. Understanding these rights is essential for potential landowners, notably these intending to have interaction in agricultural actions, landscaping, or any exercise requiring vital water consumption. Failing to safe sufficient water rights can severely restrict land use and diminish property worth.
-
Forms of Water Rights
Colorado adheres to the prior appropriation doctrine, which means “first in time, first in proper.” Senior water rights holders have precedence entry to water throughout instances of shortage. Various kinds of water rights exist, together with floor water rights, which pertain to water in rivers and streams, and groundwater rights, which regulate entry to underground aquifers. Understanding the kind and precedence date of present water rights related to a property is crucial for assessing its worth and potential makes use of. A property with senior floor water rights could also be extremely invaluable for irrigation, whereas a property relying solely on junior groundwater rights may face limitations throughout drought situations.
-
Transferability of Water Rights
Water rights might be transferred individually from land possession, however the course of is complicated and topic to regulatory oversight by the Colorado Division of Water Sources. Due diligence is crucial to substantiate the transferability of any present water rights related to a property. Potential consumers ought to confirm that the switch aligns with their meant use and complies with all relevant laws. Trying to make the most of water rights with out correct authorization can result in authorized disputes and curtailment of water utilization.
-
Augmentation Plans
In some circumstances, new water makes use of require an augmentation plan to offset potential impacts on present water rights holders. These plans element how the brand new consumer will change any water depleted from the system, guaranteeing that senior water rights should not impaired. Creating and implementing an augmentation plan can add vital value and complexity to a challenge. Understanding the potential want for augmentation is essential for budgeting and planning functions.
-
Due Diligence and Skilled Session
Given the complexities of water rights in Colorado, searching for skilled steerage from a water legal professional or engineer is very really helpful. These professionals can conduct thorough water rights assessments, consider the adequacy of present rights for meant makes use of, and navigate the regulatory processes related to water rights transfers and augmentation plans. This due diligence is crucial for shielding property investments and guaranteeing authorized compliance.
Cautious consideration of water rights is paramount when evaluating land on the market in Hooper, Colorado. An intensive understanding of water availability, the categories and precedence of present rights, and the regulatory framework governing water utilization is key for profitable land possession and sustainable useful resource administration on this arid area. Failure to handle water rights points can jeopardize improvement plans, restrict land use choices, and affect property values. Investing in knowledgeable recommendation concerning water rights is essential for making knowledgeable choices and securing the long-term viability of land investments in Hooper.
8. Entry Roads
Entry roads signify a vital issue influencing the worth and usefulness of land on the market in Hooper, Colorado. Dependable entry impacts property improvement potential, emergency providers response instances, and general comfort. Analysis of entry routes is crucial for potential consumers contemplating land acquisition on this space. Properties missing sufficient entry could face limitations concerning improvement permits and current logistical challenges for development and ongoing use. For instance, a property accessible solely by way of a poorly maintained filth highway may grow to be impassable throughout inclement climate, limiting its practicality for each residential and industrial functions.
-
Authorized Entry
Authorized entry, sometimes established via easements or devoted rights-of-way, ensures the appropriate to traverse particular routes to achieve a property. Absence of authorized entry can severely limit land use and impede improvement. Verification of authorized entry is paramount through the due diligence part of property acquisition. Disputes over entry rights can result in pricey authorized battles and hinder property improvement. As an example, a property reliant on an off-the-cuff settlement for entry throughout a neighboring parcel may face challenges if that settlement is revoked.
-
Highway Upkeep
Highway upkeep obligations affect accessibility and long-term prices. Publicly maintained roads sometimes profit from common grading and snow elimination, guaranteeing year-round entry. Privately maintained roads require homeowners to bear these prices, including to the monetary burden of property possession. Evaluating highway situations and upkeep obligations is crucial for budgeting and long-term planning. A property accessed by way of a personal highway requiring vital repairs may incur substantial bills for the proprietor.
-
Proximity and Comfort
The proximity of a property to well-maintained entry roads impacts its comfort and desirability. Properties positioned close to main highways profit from easy accessibility to transportation networks, whereas these located on the finish of lengthy, unmaintained roads could expertise isolation and elevated journey instances. Consideration of proximity to roads and the standard of these roads enhances knowledgeable decision-making. A property positioned removed from paved roads could expertise delayed emergency providers response instances, impacting security and insurance coverage prices.
-
Affect on Improvement Potential
Entry highway limitations can limit the scale and sort of improvement permitted on a property. Constructing codes and zoning laws usually stipulate minimal entry highway requirements for hearth security and emergency car entry. Properties missing sufficient entry could also be ineligible for sure constructing permits or face restrictions on improvement density. Evaluating entry necessities at the side of improvement plans is crucial for profitable challenge implementation. A property with restricted entry could be unsuitable for a large-scale industrial improvement requiring vital site visitors movement.
Entry highway concerns are integral to evaluating land on the market in Hooper, Colorado. Making certain authorized entry, assessing highway situations, understanding upkeep obligations, and contemplating proximity to transportation networks allows knowledgeable property evaluations. Integrating these components with different due diligence features, similar to utility availability, zoning laws, and topography, empowers potential consumers to make sound funding choices aligned with their particular person wants and long-term objectives.
9. Improvement Potential
Improvement potential considerably influences the worth and desirability of property in Hooper, Colorado. This potential, representing the capability of a parcel to accommodate future development or enchancment, hinges on a fancy interaction of things. Zoning laws, utility availability, entry, topography, and market demand all contribute to a property’s general improvement potential. Evaluation of those components is essential for traders and builders searching for alternatives on this space. For instance, a parcel zoned for agricultural use could have restricted improvement potential for residential or industrial functions, whereas a parcel with available utilities and favorable zoning could provide vital improvement alternatives. A property with difficult topography, similar to steep slopes or unstable soils, may current improvement constraints, requiring pricey engineering options.
Understanding improvement potential necessitates cautious consideration of market dynamics. Present and projected demand for residential, industrial, or industrial area influences the feasibility and profitability of improvement tasks. Inhabitants progress, financial enlargement, and infrastructure enhancements can improve improvement potential, whereas financial downturns or oversupply can diminish it. As an example, a property positioned close to a deliberate freeway enlargement may expertise elevated improvement potential as a result of enhanced accessibility and anticipated industrial progress. Conversely, a property positioned in an space with declining inhabitants may face restricted improvement prospects for residential tasks. Cautious market analysis and evaluation are important for precisely assessing improvement potential and mitigating funding dangers.
Evaluation of improvement potential requires due diligence and integration of a number of information factors. Zoning laws dictate permissible land makes use of, whereas utility availability influences the feasibility of infrastructure improvement. Entry concerns affect logistical planning and transportation prices. Topography influences web site design and development feasibility. Market evaluation offers insights into demand drivers and potential returns on funding. Synthesizing this info permits for knowledgeable decision-making concerning land acquisition and improvement methods. Failure to totally consider improvement potential can result in pricey miscalculations and unrealized challenge objectives. Due to this fact, a complete understanding of those interconnected components is essential for profitable funding and improvement ventures in Hooper, Colorado. This understanding requires cautious evaluation of regulatory constraints, market dynamics, and site-specific traits, enabling knowledgeable choices and maximizing the potential of property investments on this dynamic area.
Ceaselessly Requested Questions
This part addresses frequent inquiries concerning property acquisition in Hooper, Colorado. Understanding these key features facilitates knowledgeable decision-making and clarifies potential issues.
Query 1: What forms of properties are sometimes out there on the market in Hooper, Colorado?
Obtainable properties vary from smaller residential tons inside city limits to bigger tracts of land appropriate for agricultural, industrial, or leisure functions. Mountain properties and undeveloped acreage on the outskirts of city additionally signify potential choices.
Query 2: How do water rights perform in Hooper, Colorado, and the way do they have an effect on land possession?
Colorado operates below the prior appropriation doctrine, prioritizing water rights based mostly on seniority. Understanding present water rights related to a property is essential, as they considerably affect permissible water utilization for actions like irrigation and landscaping. Skilled session is really helpful to navigate the complexities of water rights.
Query 3: What are the first concerns concerning zoning laws in Hooper?
Zoning laws dictate permissible land makes use of and improvement restrictions. Residential, industrial, and agricultural zoning designations govern constructing varieties, density, and permitted actions. Compliance with native zoning ordinances is crucial for any improvement challenge.
Query 4: What challenges could be encountered concerning utility entry in Hooper, Colorado?
Whereas some areas inside Hooper have established utility infrastructure, extra distant properties could lack available entry to electrical energy, water, pure gasoline, and telecommunications. Extending utility providers can add vital value and complexity to improvement tasks. Due diligence concerning utility entry is crucial.
Query 5: How does topography affect land use and improvement in Hooper?
The numerous topography of the San Luis Valley, from flat valley flooring to mountainous terrain, considerably influences land use potential. Slope, elevation, and drainage patterns affect constructing feasibility, agricultural productiveness, and entry. Topographical evaluation is essential for knowledgeable land acquisition.
Query 6: What are the important thing components affecting the market worth of land in Hooper, Colorado?
Market worth is influenced by native market situations, property traits, and broader financial developments. Elements similar to property measurement, location, entry, utilities, and zoning laws all contribute to market worth fluctuations. Skilled value determinations present goal assessments essential for knowledgeable decision-making.
Cautious consideration of those steadily requested questions offers a stable basis for navigating the complexities of property acquisition in Hooper, Colorado. Additional analysis and session with native professionals are really helpful for detailed property-specific inquiries.
For extra detailed info and personalised steerage, please seek the advice of with native actual property professionals, authorized consultants, and related authorities. They will provide insights tailor-made to particular property pursuits and improvement objectives inside Hooper, Colorado.
Suggestions for Navigating Land Acquisition in Hooper, Colorado
Buying property in Hooper, Colorado, requires cautious consideration of assorted components. The following tips present steerage for navigating the method successfully.
Tip 1: Interact Native Experience: Consulting with native actual property brokers specializing in land transactions offers invaluable market insights and entry to out there properties. Native professionals possess in-depth data of zoning laws, utility entry, and different important components particular to Hooper and the encompassing San Luis Valley.
Tip 2: Conduct Thorough Due Diligence: Complete property analysis is crucial. Examine zoning laws, utility availability, water rights, entry highway situations, and potential environmental issues. Skilled surveys and title reviews can uncover hidden points and defend towards unexpected issues.
Tip 3: Assess Water Rights Rigorously: Water availability is essential within the arid San Luis Valley. Totally examine present water rights related to any potential property, guaranteeing adequacy for meant makes use of. Seek the advice of with water legislation consultants to grasp the complexities of water rights transfers and augmentation plans.
Tip 4: Take into account Topography and Entry: Consider the property’s topography for suitability concerning meant use. Steep slopes, drainage points, and restricted entry can affect improvement feasibility and prices. Guarantee dependable and authorized entry routes for handy and constant property entry.
Tip 5: Consider Improvement Potential: Analyze zoning laws, utility entry, market demand, and topographical constraints to evaluate a property’s improvement potential. Align improvement plans with native laws and market situations to maximise funding returns and reduce dangers.
Tip 6: Safe Financing Strategically: Discover financing choices tailor-made to land acquisitions. Conventional mortgages, land loans, and vendor financing provide various phrases and situations. Seek the advice of with monetary advisors to safe favorable financing preparations aligned with particular person circumstances.
Tip 7: Plan for Lengthy-Time period Administration: Develop a complete long-term land administration plan. Deal with ongoing upkeep, useful resource administration, and potential future improvement. Sustainable land administration practices defend property values and guarantee accountable useful resource utilization.
Cautious consideration of the following pointers empowers knowledgeable decision-making and facilitates profitable property acquisition in Hooper, Colorado. Thorough planning {and professional} steerage mitigate dangers and maximize the potential of land possession on this distinctive area.
By understanding these key features of property acquisition in Hooper, Colorado, potential consumers can confidently navigate the method and safe land investments aligned with their particular person wants and aims.
Land for Sale in Hooper, Colorado
Exploration of property availability in Hooper, Colorado, reveals a various vary of alternatives and concerns. Property measurement, location, zoning laws, utility entry, market worth, topography, water rights, entry routes, and improvement potential considerably affect land suitability and funding viability. Cautious analysis of those components is essential for knowledgeable decision-making. Due diligence, skilled session, and thorough planning are important for navigating the complexities of land acquisition on this distinctive area.
The way forward for Hooper, Colorado, hinges on accountable land stewardship and sustainable improvement practices. Strategic land use choices form the neighborhood’s character and financial trajectory. Potential traders and landowners bear a accountability to think about the long-term implications of their decisions, balancing particular person objectives with the broader pursuits of the neighborhood and the preservation of the San Luis Valley’s pure assets. Cautious consideration of those interconnected components paves the way in which for a affluent and sustainable future for Hooper, Colorado.
