546 County Road 335, Pagosa Springs, CO 81147

D. West Davies, Sherpa Real Estate, C: 970-398-0022, west@sherparealestate.com, http://allthingspagosa.com/: 41 acres on the Blanco River with 1.6 CFS water rights, lush grass, 99 percent usability and no HOA. This is just minutes from downtown Pagosa Springs, CO and would be an ideal spot for someone with horses or wanting to grow crops commercially. It would also be a great spot for an RV park (with Conditional Use Permit) or a fishing enthusiast.  Taxes are less than $300/year thanks to agricultural status which can continue after purchase.