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    Watered Horse Ranch Property Title is generated by Realmo AI

    6115 Highway 84, Pagosa Springs, CO 81147

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    Claim this Listing
    For Sale
    $999,000

    Usable ranch acreage with well, spring pond, irrigation, and a steel barn setup for horses and cattle.

    Type:Farm
    Lot size:
    63.00 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    57
    Last Refresh:
    Jun 5 at 2:27 am

    Property Features for 6115 Highway 84

    General Information

    Standard status
    Active
    Lot size
    63.00 Acres
    Property subtype
    Farm

    We can help!

    Listing Contact
    Michael Knapp

    Listing agent Michael Knapp

    Listing office Best of Pagosa Springs

    Listing date Apr 10, 2026

    Source Exprealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Best of Pagosa Springs

    HighLights

    • 63 acres of usable ranch ground just south of Pagosa Springs
    • Water includes a strong well, spring pond, and irrigation for running the property
    • 3,120 SF steel barn with stalls for horses, cattle, and ranch projects
    • Fenced and cross‑fenced pasture setup designed for rotation and management
    • Clean 3 bed/2 bath home on site plus an elevated homesite for potential building
    • Property is split into 2 parcels for family or operational flexibility

    Overview

    This offering is a ranch property with 63 acres of usable ground and real water resources, including a strong well, spring, pond, and irrigation. The property is set up for a working 4H and ranch lifestyle with a fenced and cross-fenced layout designed for rotation and management, along with pasture intended to support productive use and future improvements. A 3,120 SF steel barn with stalls provides dedicated space for horses, cattle, and related projects.

    A clean 3-bedroom, 2-bath home is already on site, and additional building is planned from an elevated homesite with 360° views. The ranch is split into 2 parcels, giving flexibility for family living, expanding the operation, or holding for long-term options. Access is positioned just south of Pagosa Springs, with nearby National Forest acreage for quick outdoor access.

    For buyers seeking operational ranch land rather than a scenic hobby retreat, the combination of watered ground, working ranch improvements, and existing housing supports both immediate use and phased development. The property’s proximity to town, alongside quick access out toward public lands, makes it workable for day-to-day ranching while keeping convenience within reach.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Building Supply HVAC Service Garden Center Cosmetic Store Arcade & Gaming Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Pagosa Springs
    County
    Archuleta
    State
    Colorado
    Longitude
    -106.956144
    Latitude
    37.19007

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    FAQs

    What type of property is this?
    Ranch - Usable ranch acreage with well, spring pond, irrigation, and a steel barn setup for horses and cattle.
    Where is this ranch located?
    The property is located at 6115 Highway 84 Pagosa Springs, CO.
    What is the asking price?
    The asking price for this property is $999,000.
    What are key features of this property?
    This property features: 63 acres of usable ranch ground just south of Pagosa Springs; Water includes a strong well, spring pond, and irrigation for running the property; 3,120 SF steel barn with stalls for horses, cattle, and ranch projects
    (970) 903-3431
    We can help!
    Listing Contact
    Michael Knapp
    Learn More
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    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.

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