Adams Ranch

Property Map

Adams Ranch - Price Reduced

$4,900,000
Pagosa Springs, Colorado

Only a short drive to Pagosa Springs and Stevens Field Airport, the Adams Ranch represents a unique opportunity to acquire an executive recreational retreat. Featuring both banks of the main stem of the San Juan River for approximately 4,000 feet and immediate access to thousands of acres of the adjacent San Juan National Forest, this property offers 535± acres of privacy, water rights, irrigated land and modest-yet-functional improvements. Smaller acreage properties offering this much river access and water resources are increasingly rare to the market.

Co-Listed with Pagosa Land Company. 

Location: 

Just over eight miles from Pagosa Springs, Adams Ranch has direct access and is contiguous to County Road 500, which is maintained year around. Additionally, the property is 11 miles from Stevens Field Airport and a jet capable FBO. Durango and the La Plata County Airport are an hour’s drive to the west and Telluride is approximately 2.5 to 3 hours from the property. 

Locale: 

Pagosa Springs is a welcoming and vibrant community, rich with history and culture. The scenic downtown is complemented by art galleries, trendy dining, live theatre, musical events, a recently completed and updated hospital, and an exceptional river walk along the banks of the San Juan River coursing its way through town. Home to what are considered the largest and hottest naturally heated mineral springs in the world, Pagosa Springs has been a gathering place since the time of the Anasazi. The surrounding San Juan Mountains and numerous high mountain water resources are uncrowded and offer some of Colorado’s finest recreational activities. The nearby and nearly enveloping San Juan National Forest offers 1,869,931 acres and comprises nearly 50% of Archuleta County, and is home to the East and West forks of the San Juan River, Piedra and Navajo rivers as well. Just 23 miles from downtown Pagosa is Wolf Creek Ski Area, a hidden gem boasting annual average snowfall of 465 inches.

The Stevens Field Airport is 11 miles from the ranch and offers an 8,100’ x 100’ runway and new FBO facilities offering a full range of services and amenities. The Durango - La Plata County Airport is an hour’s drive to the west of Pagosa and provides commercial jet service with direct flights to Dallas/Ft. Worth, Denver and Phoenix.

General Description: 

A recreational property encompassing both banks of any river is increasingly harder to find in today’s ranch market. Adams Ranch possesses both banks of the San Juan River flowing through the heart of the property and centrally located. Steep tree-covered hillsides provide an incredible backstop to the eastern side of the ranch and adjacent San Juan National Forest. Irrigated land borders the river and provides a nice buffer from the county road on the west. Situated in an extremely private setting, yet easily accessible, the improvements are modest and functional. The land adjacent to the north, consisting of several thousand acres, is protected by a conservation easement.

Acreage: 

535± deeded acres

Improvements: 

Modestly improved, the Adams Ranch offers a two-bedroom, two-bathroom, 2,100± sq. ft. home built in 1994, and a turn-of-the-century restored 6,000± sq. ft. barn and equipment storage that was constructed in 1902 and served as a community blacksmith shop and provided postal services as well. Additionally, an industrial-grade bridge constructed of concrete and steel provides access across the river. 

Climate: 

Located at an elevation of 6,800± along the river upwards to 7,200± feet at the far eastern boundary, the property offers a valley floor extending to a rugged eastern mountain. The area receives an average of 300 days of sunshine in “Colorado’s Sunbelt.” Summertime temperatures reach into the high 80s and occasionally low 90s, while average winter lows vary between the single digits to mid-20s. Known for an incredible year-round climate, the average snowfall is approximately 100 inches, with annual precipitation slightly over 20 inches. 

General Operations: 

The property has been managed very well and historically used as a small agricultural and recreational operation. The irrigated land covers approximately 55± acres and the hay produced is typically sold or utilized on the property. The remainder of the land is leased during the summer and fall months for grazing livestock. 

Wildlife Resources: 

Located in Colorado’s Division of Wildlife Game Management Unit 78, the property is directly centered in a large migration route for elk and mule deer with immediate access to the 1,878,846-acre San Juan National Forest, an area of southwest Colorado highly regarded for its abundance of wildlife and the trophy quality of its elk and deer.

Large animal wildlife includes elk, mule deer, Merriam turkey, bear, mountain lion, as well as the presence of lynx. Adams Ranch offers immediate access to extraordinary big game hunting. This region is renowned for producing trophy elk and Boone and Crockett-class mule deer.

Fishery Resources: 

The San Juan River flows for nearly 383 miles through Colorado, New Mexico, Utah and Arizona, where it joins the Colorado River at Lake Powell. From its headwaters high in the Colorado backcountry, the San Juan’s upper reaches are comprised of two main forks, the East and West Fork of the San Juan, and their confluence just east of Pagosa Springs. Flowing through lush meadows and mountain valleys, the upper San Juan is a classic freestone river fed by backcountry snowmelt and springs. Combining cold natural waters with a rich biomass, the upper San Juan quietly produces trout as large as those found in the tailwaters of the lower river. Nymph and streamer fishing are always productive; however, the dry fly action is truly remarkable. Indeed, the hallmark of these rivers is the mid-summer stonefly (salmon fly) hatch as well as incredible caddis and mayfly hatches. Controlling both banks of the San Juan River for approximately 4,000 of both banks, the Adams Ranch features limitless angling just minutes from town. The gentle gradient, overall width of the river, and several smaller pools and runs of this section of river are perfectly suited for long drifts with a dry fly. Rainbows, browns and cutthroats are the predominate species of fish and the average size of the trout range from 10 to 16 inches, with the occasional fish breaking the 20-inch mark.

Recreational Considerations: 

Colorado has always been famed for its mountain culture and highly desirable recreational amenities. Pagosa Springs and the greater Four Corners Region provide a combination of lifestyle and historic landscape that is unmatched. The dramatic picture of local beauty and history is perhaps best depicted in the ancient painted pottery and hand-etched petroglyphs found throughout the region. Rugged and lasting, southwestern Colorado’s beauty has captivated its inhabitants for well over one thousand years.

Adams Ranch is in the center of a sportsman’s paradise – a place where locals have chosen to live a life full of fishing, hiking, skiing, mountain biking, camping, hunting and clean air. Easily accessible by road or air, Pagosa Springs maintains freedom from the traffic and bustle of Colorado’s larger resort communities. The valley offers unique access to alpine peaks and world-class skiing at Wolf Creek Ski area. Receiving the highest annual snowfall of all of Colorado’s ski resorts, the Wolf Creek Ski Area boasts an average of 465 inches a year. Mesa Verde National Park and the high desert mesas of New Mexico are just a short drive away. Additional recreational activities include snowmobiling in the ranch’s long fields, boating and sailing at nearby Navajo Reservoir, skiing at Durango Mountain Ski Resort and a 27-hole championship golf course. Saddleback is also a horse lover’s dream property. The ranch’s smooth terrain and forest service access provide limitless trail-riding opportunities in a striking setting. However, no day is complete in the region unless capped by a relaxing soak in the Pagosa Hot Springs.

Taxes: 

Taxes are estimated at $2,259.00 annually. 

Water Rights: 

Water rights used to irrigate the property are allocated for use on 54 acres and identified by Colorado Case Numbers 03CW41 and 04CW13. A domestic well provides water for the residence and barn. (Copies of water cases are available upon request).

Mineral Rights: 

All mineral rights owned by the Seller are included with the sale.

Additional Information: 

CONSERVATION EASEMENT
The irrigated meadows and riparian areas along the west side of the river are protected by a conservation easement and envelop approximately 118± acres. Within the protected area of the easement is a dedicated building site located in the southwestern corner of the property and accessed off County Road 500. The balance of the property is not encumbered with a conservation easement.

ONLINE RESOURCES
The Official Website of the Town of Pagosa Springs
Pagosa Springs Chamber of Commerce
Archuleta County
Archuleta County Airport at Stevens Field in Pagosa Springs
Durango-La Plata County Airport
Wolf Creek Ski Resort
Durango Mountain Ski Resort
Pagosa Springs Golf Club
Pagosa Hot Springs
The Pagosa Springs Sun Newspaper
Navajo Lake
San Juan River
Mesa Verde National Park
San Juan Historical Society Museum

Broker Comments: 

Adams Ranch possesses a unique combination of both banks of the San Juan River, privacy, irrigated meadows, water rights, heavily forested areas, immediate access to millions of acres of public land, functional improvements, and easy accessibility off a year-round county-maintained road. Proximity to Pagosa and Stevens Field Airport is less than 15 minutes from the property. Properties featuring a significant water resource will always be a driver in the recreational ranch market. 

The Facts: 
  • 535± acres
  • 4,000± lineal feet of both banks of the San Juan River
  • 2,100± sq. ft. home
  • 6,000± sq. ft. historic and restored barn
  • Water rights
  • 54± irrigated acres
  • Private bridge
  • Adjacent to the San Juan National Forest
  • 8.5 miles from Pagosa Springs
  • 11 miles from Stevens Field Airport
  • Access to the property provided by CR 500
  • 118± acres of the property are protected by a conservation easement
Additional Services: 

MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Justin Bryan at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources.Wes Oja, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate.  Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation.  Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day.  For more information on our auction services contact Scott Shuman at (800) 829-8747.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Dave Roddy • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884

Disclaimer: 

In Colorado, Buyers should be aware that different real estate brokerage relationships are available which include seller agency, buyer agency or transaction-brokerage.

BROKERAGE DISCLOSURE TO BUYER

 

Definitions of Working Relationships:

Seller’s Agent:
A seller’s agent (or listing agent) works solely on behalf of the seller to promote the interests of the seller with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the seller. The seller’s agent must disclose to potential buyers all adverse material facts actually known by the seller’s agent about the property. A separate written listing agreement is required which sets forth the duties and obligations of the broker and the seller.

Buyer’s Agent:
A buyer’s agent works solely on behalf of the buyer to promote the interests of the buyer with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the buyer. The buyer’s agent must disclose to potential sellers all adverse material facts actually known by the buyer’s agent including the buyer’s financial ability to perform the terms of the transaction and if a residential property, whether the buyer intends to occupy the property. A separate written buyer agency agreement is required which sets forth the duties and obligations of the broker and the buyer.

Transaction-Broker:
A transaction-broker assists the buyer or seller or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction without being an agent or advocate for any of the parties. A transaction-broker must use reasonable skill and care in the performance of any oral or written agreement, and must make the same disclosures as agents about all adverse material facts actually known by the transaction-broker concerning a property or a buyer’s financial ability to perform the terms of a transaction and if a residential property, whether the buyer intends to occupy the property. No written agreement is required.

Customer:
A customer is a party to a real estate transaction with whom the broker has no brokerage relationship because such party has not engaged or employed the broker, either as the party’s agent or as the party’s transaction-broker.

Please contact one of the Hall and Hall brokers for a complete discussion of potential working relationships for this property.  A written relationship disclosure will be provided to a prospective buyer prior to engaging in brokerage activities as defined by the Colorado Real Estate Commission. 

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.