99 acres of pristine grazing land that comes with senior water rights, enough to irrigate 40 acres all year. San Juan River, famous for it's trophy trout fishing, runs through the property giving 5000 feet of private river access. Water rights are from the Virginia Ditch, coming directly off the river and set up with head and divergent gates. Raise your livestock, produce hay, and build your homestead in an area that hardly ever hits the market. Listing Video available at the Living in Pagosa Springs Channel on YouTube.