Real Estate Options

One of the most popular areas is known as Pagosa Lakes. It is made up of 23 subdivisions with slightly different covenants (mostly square footage requirements) under a master POA Pagosa Lakes Property Owners Association. HOA dues are $350/year and a bargain as you have access to 4 trout stacked lakes, a rec center and several other amenities. Nice homes in the area start at about $650,000. Most will be on .25-.75 acre resort lots. Larger acreage, 5-8 acres, options will start at about 950,000

The most expensive land/homes tend to be on the north side - Hidden Valley Ranch and other areas begin in the $1.7+ mil range. Another desirable area is just a few miles south on Hwy 84 - Echo Canyon Ranch

The east side, on the way to Wolf Creek Ski Area is also desirable. There is an area known as San Juan River Resort with homes and cabins, however there are few on the market and they sell quickly. Most of the east side, which is amazingly beautiful, is either National Forest or part of a 6,800 - acre ranch known as The Boot Jack Ranch. 

To the south is a mix of everything from small ranchettes to 35+ acre ranches. Prices for most properties to the south start at about $1,000,000. It's pretty, however the further south you go (15+ miles), you start to lose the alpine and get more into high mountain dessert. See: Alpine Lakes Ranch

The west is the "Wild, Wild West" - less covenants, more rugged living, and lack of water. See: Aspen Springs