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The Pagosa Magazine & Real Estate Guide | 2014-2015 Winter/Spring Edition

Buyer’s Guide

Thinking of buying Real Estate in Pagosa Country? Read This First!

A Few Things Part 1 - Principle Types of Available San Juan River Resort: Located east of town toward Wolf
You Need to Know Properties Creek, consists mostly of quarter acre to 1 acre size proper-
ties. Roads are gravel. The POA is the San Juan River Village
With property in the Pagosa Springs Residential Properties who operates the water and sewer systems for this subdivision.
area, some of the primary concerns Home and cabin sites are mostly wooded with a few on the San
are: Are the roads maintained and There are several basic types of real estate available in the Pagosa Juan River. Prices range from $15,000 to $299,000. Some of
plowed and by whom? What utilities Springs Area. the highest priced properties may be on the San Juan River.
are available? Is it in a fire protection
district? Will you have to drill a well? Residential ‑ Homes: Aspen Springs Small Cabin Sites: This is a
Will you need to put in an individ-
ual septic system and what permits Currently listed in the MLS is a large selection of various types, sizes, unique area in many ways. Aspen Springs is made up of 6 units
will you need? How far is it to town and locations of nice homes in the area with a wide range in prices. or subdivided areas. Parcels range from 1 acre to 10 acres
and will you want to make the trip With over 300 “Stick Built” homes on the market, there is a good se- in size with 1‑2 acre parcels being predominant. Electricity is
in the winter? Does the area have lection to choose from. We are still in a Buyer’s Market, but that is available to many of the areas. Aspen Springs has its own road
covenants and are they enforced? changing quickly as inventory decreases. Prices range from about maintenance district and roads are generally good. For water
Can a mobile home, trailer, or some $100,000 to several millions of dollars. you will need to drill a well or use a cistern. Well water tends
eye sore move in next door? Is there to contain sulfur and other minerals. If not deep enough, wells
an active property owners’ associ- Residential ‑ Manufactured: can go dry in a dry year. There are no covenants or restrictions,
ation? What special taxing districts allowing the property owner great latitude in construction types.
does the property reside in? What For those looking for something more affordable, there is also a This can also be a disadvantage. Individual septic systems are
are the taxes? Does it have good good selection of Manufactured Homes ranging in price from about also necessary. There are some very secluded areas in Aspen
southern exposure to take advan- $35,000 to $150,000. Springs. This is one of the few subdivided areas where an RV,
tage of the winter sun? Is there a trailer or mobile home can be parked. Average price range is
current survey plat of the property? Residential ‑ from $7,000 to about $80,000.
These are just a few of the ques- Condos/Townhomes:
tions that you will want to have an- Residential Vacant Land ‑
swered when purchasing real estate Condos and townhomes range in size from small efficiencies to large 2 to 10 Acre Size Parcels
in the Pagosa Springs area. 3 or more bedroom units. They may come furnished or unfurnished.
Every community has its real estate A few types have garages. Property Association maintenance fees Pagosa Lakes Resort Area Acreage: Usually two
gotchas! These are issues you need average $200 to $400+ per month. Most are located in the Pagosa
to be informed about before you Lakes Resort Area close to the golf course and the other recreational to ten acres. Five‑acre parcels are predominant. Located in sev-
make a purchase. At Jim Smith Re- amenities. However, some nice new units have been built along the eral subdivided areas in the Pagosa Lakes Resort Area and the
alty we do our best to guide you, the river in downtown Pagosa Springs. There are over 50 condos and neighboring subdivisions of Colorado Timber Ridge and Piedra
buyer, throughout the purchase pro- townhomes currently listed in the MLS ranging in price from about Estates. All include central water. Individual septic systems are
cess. We will make sure you have $60,000 to $400,000. usually necessary. Most have above ground electricity; some
access to experts who will give you have underground. Phone lines are underground. Most roads
the information you need to make a Residential Vacant Land ‑ Less than 2 Acres are constructed and are usually gravel; some are paved. Four
wise purchase decision. The follow- of these subdivided acreage areas (Meadows 1, Alpha, Colora-
ing article may arm you with some Pagosa Lakes Resort Home or Cabin Sites: Small do Timber Ridge, and Piedra Estates) are not controlled by the
key questions to ask. You can be Pagosa Lakes Property Owners’ Association. Colorado Timber
assured that all your questions will quarter acre to one acre parcels are located in several cluster villages Ridge and Piedra Estates each have their own POA. All have
be answered honestly and to the in the Pagosa Lakes Resort Area. These properties usually offer all covenants. Average price range is $50,000 to $150,000.
best of our ability. Jim Smith Real- utilities including water & sewer, underground electric & phone lines.
ty is the “Oldest and Largest Real Many are located on paved streets around the golf course and Lake Other Small Acreage Subdivisions: There are a
Estate Firm” in Pagosa Springs. We Pagosa; others are on gravel roads. Natural gas is available in some
have been doing this for a long time. areas. Pagosa Lakes has strong covenants and an active Proper- number of other subdivided areas which offer 3‑10 acre par-
Let us help you in your search and ty Owners’ Association. Prices range from $4,000 to $225,000. Golf cels. Some offer a central water system, but others will require
purchase of your Rocky Mountain Course, Lake Front, and other special properties account for the high- wells or cisterns. Individual septic systems are necessary. Most
Dream Property. er asking prices. have electric and phone utilities available fairly close by. Most
of these areas have or have had covenants, which may or may
Town of Pagosa Springs: The Town and incorporated sub- not be enforced. A few have an active Property Owner’s Asso-
ciation. Average price range is $40,000 to $200,000.
divisions offer residential lots, with the standard lot size of 50’ x 100’ to
quarter acre in size. These properties have utilities and paved streets
for the most part. Prices range from $35,000 to $150,000.

26 Jim Smith Realty | 970-264-3200 | www.JimSmithRealty.com | www.Pagosa.com | 445 San Juan Street | PO Box 1680 | Pagosa Springs, Colorado 81147
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