What you should know…
Most people who come into our real estate office have some preconceived idea of what they desire in a property. Some want mountain views, big pines, privacy and perhaps even a live stream — all at a bargain price. Naturally, it is hard to find all of these things in one property and there are other attributes to consider as well.
With property in the Pagosa area, some of the primary concerns are: are the roads maintained and plowed and by whom? What utilities are available? Is it in a fire protection district? Will you have to drill a well? Will you need to put in an individual septic system and what permits will you need? How far is it to town and will you want to make the trip in the winter? Does the area have covenants and are they enforced? Can a mobile home, trailer, or some eye sore move in next door? Is there an active property owners association? What special tax districts are there? What are the taxes? Does it have good southern exposure to take advantage of the winter sun? These are just some of the questions that you will want to have answered when purchasing real estate in the Pagosa area.
Every community has its real estate gotchas! As a Real Estate agent with Jim Smith Realty I do my best to inform buyers of everything they need to know to make a wise decision in the local real estate market.
PROPERTIES AND PRICES
There are several basic types of real estate available in the Pagosa Springs Area.
Vacant Land- Less than an Acre
Pagosa Lakes Resort Home or Cabin Sites- Small quarter- to half-acre parcels are located in several cluster villages in the Pagosa Lakes Resort Area. These properties usually offer all utilities including water & sewer, underground electric & phone lines. Many are located on paved streets around the golf course and Lake Pagosa; others are on gravel roads. Natural gas is available in some areas. Pagosa Lakes has covenants and a Property Owners Association. Average price range is $10,000 to $30,000. Golf Course, Lake Front, and other special properties range higher.
One To Ten Acre Parcels
Pagosa Lakes Resort Area Acreage Sites- Usually three to ten acres. Five-acre parcels are predominant. Located in several subdivided areas in the Pagosa Lakes Resort Area and the neighboring subdivisions of Colorado Timber Ridge and Piedra Estates. All include central water. Individual septic systems are usually necessary, however, Timber Ridge does has central sewer. Most have above ground electricity; some have underground. Phone lines are underground. Most roads are constructed and are usually gravel; some are paved. Four of these subdivided acreage areas (Meadows 1, Alpha, Colorado Timber Ridge, and Piedra Estates) are not controlled by the Pagosa Lakes Property Owners Association. Colorado Timber Ridge and Piedra Estates each have their own POA. All have covenants. Average price range is $75,000 to $150,000.
Other Small Acreage Subdivisions
There are a number of other subdivided areas, which offer 3 to 5 acre parcels. Some offer a central water system, but others will require wells. Individual septic systems are necessary. Most have electric and phone utilities available fairly close by. Most of these areas have or have had covenants, which may or may not be enforced. A few have a Property Owner’s Association. Average price range is $50,000 to $125,000.
Aspen Springs Small Cabin Sites This is a unique area in many ways. Aspen Springs is made up of 6 units or subdivided areas. Parcels range from 1 acre to 10 acres in size with 1 to 2 acre parcels being predominant. Electricity is available to many of the areas, however, it is not available to much of unit 6. Aspen Springs has its own road maintenance district and roads are good. For water you will need to drill a well or use a cistern.