15157 County Road 500, Pagosa Springs, CO, 81147

99 acres of rare, beautiful land that sits about 15 miles south of Pagosa Springs, Colorado. What makes this property rare and unique is a combination of many factors. To begin, the property has 45 "ditch" shares of water rights that are maintained and acquired through the Virginia ditch, named after one of the county's founding members, Virginia Archuleta. These water rights are grandfathered senior water rights that date back to the earliest days of Colorado, and being senior rights they are protected from state acquisition, and other such related issues. The ditch that collects the water is directly formed off the San Juan River, which supplies water to multiple states and metro areas, but not until it passes through your property. Speaking of the San Juan River, the second reason this property is rare is the fact that the San Juan flows through the property, giving you year round access to trophy trout fishing and river fun. Property lies on both sides of river, not just one. The size of the property also makes this lot special, 99 acres is not a size of property that is readily available anywhere, with 45 acres of the 99 being dedicated to grazing and ranching, with the water rights supplying plenty enough water to grow grass and hay for all of your animals. This property does have access to electricity provided by La Plata Electric Authority. Build your dream homestead, building regulations only overseen by Archuleta County, there is no HOA! Schedule a viewing today and discover what makes this property so special. Land that has a river running though it, water rights and 99 acres of beautiful grazing mountain land.