15157 County Road 500, Pagosa Springs, CO 81147

This 102+/- acre ranch offers 3/4 mile of the San Juan River frontage, a potential elevated homesite with views, and irrigated pasture with senior water rights. The property has approximately 4100 feet of San Juan River frontage. This stretch of water offers the potential for a short float through the property with accessible put-in and take-out. The property slopes gently upward across the irrigated meadow from the river on the east and south, then rises quickly to an elevated mesa in the northwest corner. An existing rough-cut driveway accesses this elevated mesa, which offers a building site with panoramic views of pinion/juniper-forested mesas and buttes. Mountain views of square-top and other snow-capped peaks in the South San Juan and Chalk ranges are to the northeast. Building site options include the meadow, the mesa overlooking the river and pasture, or farther back on the mesa for substantial privacy. There is potential for future water development, including additional river structure, ponds, and modern irrigation. The Virginia Ditch delivers 2.5 CFS of water rights to a ~38-acre pasture that is gently sloped and easily irrigated. The ranch is approved for an alternative diversion site for buyers interested in transitioning to pump and sprinkler irrigation, though it is not currently operable. Also conveyed are 4.0 CFS of additional water rights historically on the same Virginia Ditch. This property is located 16 miles south of Pagosa Springs, CO, off Trujillo Road. Pagosa Springs is known as an outdoor recreation destination popular for its namesake hot springs, the San Juan River, nearby Wolf Creek ski area, and mountain views. The community is surrounded by San Juan National Forest, offering options to hike, bike, raft, ski, fish, and hunt.