35 rolling acres in Alpine Lakes Ranch with private national forest access. Big mountain views of Navajo Peak and the beautiful San Juan Mountains. This property is zoned AG and is currently being used for grazing. (Low taxes!) Electric and Internet are available at the road, and property includes paid water tap. Roads are plowed and maintained throughout the area with easy all-season access. Great cell service as well! WATER OPPORTUNITIES ABOUND ON THIS PROPERTY! 8 Irrigation shares equaling 10.5 acre-feet of water, property is at the end of the ditch limiting easements and restrictions, ditch location allows for gravity-fed irrigation, permit granted for 2 acre surface area pond that is transferrable to new owners. Several excellent building sites exist in various locations throughout the property and is suited for many types of other uses and income potential as well. This location offers something for everyone - less than 20 miles from Pagosa Springs, 1/2 hour to Wolf Creek Ski Area, close to world class trout fishing, endless hiking trails, white water activities, recreational boating at near-by lakes, access to National Forest for hunting - very few pieces of land like this in Colorado remain!