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

Large Acreage Home Sites to purchase property that already has electric service close Rates may change. Please call San Juan River Village Metro at
by because it could be very expensive to run the necessary (970)264‑4218 for more current information.
There are several subdivisions where larger parcels can be lines to the property. Photovoltaic cells could be considered
obtained. These usually are in the neighborhood of around as an alternate energy source. La Plata Electric handles the Sewer and Septic Systems: Central sewer is usually
35 to 40 acres. These run about $7,500 to $20,000 per acre installation of all electric lines underground. In the past, many
on the average. Availability of utilities and roads vary. Well electric lines were put above ground where acreage parcels not available on properties larger than 3 acres. An individual sep-
and septic systems are usually necessary. PLEASE NOTE: were involved. There are credits allowed where all or part of tic system is required on these properties. For a septic system you
The reason there are almost no parcels in the 15 to 30 acre the installation money is refunded over a period of time. The need at least an acre of land. If the ground perks to minimum stan-
range is due to a State Law passed in 1972 which prohibits electric contractor on your new home will usually figure in the dards, you can do a standard system with a leach field at a cost
the subdividing of any real estate into parcels smaller than price of bringing the electric service from your lot line to the of $5,000‑$10,000. If the ground does not perk to the minimum
35 acres, unless extensive subdivision regulations are com- home with a total bid. Check with La Plata Electric for current standards, you’ll need to hire an engineer to draw up a system to
plied with, making it very expensive to develop such parcels. policies and information. meet your specific need, which will depend on the perk rate of the
land. An engineered system will range from $15,000 to $30,000.
Large Unsubdivided Tracts Water: Central (city) water and sewer is provided in many The occurrence of rocky ground or shallow bedrock is the usual
cause of more expensive systems. The San Juan Basin Health
A variety of large tracts are available from time to time. subdivided areas of the county and city through the Pagosa Department (SJBHD) has authority over septic systems and a
These have a dramatic range in size from 80 acres to sev- Area Water and Sanitation District (PAWSD). A central water permit must be obtained. All systems must meet their standards.
eral hundred or even a thousand acres. They also can have system can be a big benefit. Other areas rely on wells. You If you are concerned, check with the SJBHD as to your ability to
a wide range in price. Typically, however, they range from will normally need five acres or more to receive a well per- construct a septic system before you purchase.
$2,500 to $12,000 per acre. Generally speaking, as you mit. Exceptions are made, especially in the Aspen Springs
move higher in elevation to the north and east, the price of area, because it was subdivided before the stricter regula- Natural Gas: SourceGas provides natural gas service
the property increases. tions went into effect. When drilling a well be aware of the
fact that you may or may not hit good water. Sulfur and iron in the county where applicable. Most areas do not have natural
Part 2 - Gener al Information: minerals are a real problem in some areas. Remember, dry gas available. Local propane companies offer services all over
years can result in dry wells, especially with a shallow well. the county as an alternative to natural gas.
Some important considerations when buying Listed below are the main water companies. Others exist in
Real Estate some subdivisions. Find out about how water will be supplied Telephone: CenturyLink provides land line phone service.
to you before you purchase.
Utilities: If utilities are not readily available, the expense Phone lines are run through the county, but all properties are not
Pagosa Area Water and Sewer (PAWSD) Fees: currently serviced. If phone lines are not visible, check with the
of obtaining them will be the responsibility of the purchaser. phone company as to availability. Phone lines are usually bur-
Be careful to understand just what utilities are and are not There are several different fees associated with water and ied underground. Cell phone service is available locally through
available, and if not available what it will cost to obtain them. sewer services through the Pagosa Area Water and Sani- AT&T and Verizon. DSL Internet Service is offered in many areas
Once you have a home here, the potentially biggest utility tation District (PAWSD). Knowing which fees apply to your through CenturyLink and Skywerx, as well as Rocky Mountain
expense is heating your home in the winter. Look for property property is important. You can find this out by calling PAWSD Cable.
with good southern exposure to take advantage of the winter at (970)731‑2691 or visiting their web site at
sun, and/or an efficient heating system. There are many new www.pawsd.org. Roads: Roads are always a concern. A paved road is a lux-
heating alternatives from solar to geothermal to an outdoor
wood furnace. The San Juan River Village: (aka San Juan River Re- ury. Most roads are gravel. The county maintains some and oth-
ers are the responsibility of the developer or the property owners’
Electricity: Electric power lines run throughout the sort) has its own water and sewer system. The tap fee for water association. Maintenance of some roads is in contention. Check
and sewer is about $6,000 each. Water and sewer availability for with the county or the property owners’ association to find out sta-
county, but not all properties are serviced. It is always best vacant land is $33 per month. With a home, it is $65 per month. tus. A county roads committee is trying to develop a long‑range
plan to improve all the roads in the county.
See http://www.archuletacounty.org for more information.

Jim Smith Realty | 970-264-3200 | www.JimSmithRealty.com | www.Pagosa.com | 445 San Juan Street | PO Box 1680 | Pagosa Springs, Colorado 81147 27
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