Check out the river view! Over 10 acres in Colorado. $849,000.

A Rare Riverfront Legacy in Pagosa Springs

Finding a large piece of land with actual river frontage is getting harder to do. This property offers a rare chance to own over 500 feet of the Rio Blanco. It sits on two separate parcels, tucked away behind private gates. While it feels like a hidden retreat, you are still very close to the famous Pagosa Hot Springs and the shops downtown.

Address: 2200 & 2240 County Road 335, Pagosa Springs, CO 81147 Price: $849,000

Features:

500+ feet of Rio Blanco river frontage
10.29 total acres
Two separate parcels
Private gated access
Close to downtown Pagosa Springs and Hot Springs

The Main Log Home and Guest Cabin The property features two distinct living spaces. The main house is a classic D-log home built in 1976. It has a very rustic feel inside with a wood-burning stove and a large covered deck for looking out at the mountains. There is also a separate guest house. This smaller cabin is about 440 square feet and is perfect for visitors or as a rental to help cover your costs.

Features:

Main D-log home (built 1976)
2 bedrooms and 2 baths in main house
Bonus room (potential 3rd bedroom)
Wood-burning stove
440 sq ft guest home (1 bed / 1 bath)
Covered deck

Historic Orchard and Land Potential This land has a history as an old apple and tree farm. You can still see the infrastructure for irrigation across the pasture. There are beautiful eastern views looking toward Square Top Mountain. Because the river here was part of a restoration project, the bank is stable and the water is a focal point of the property. You will often see deer, ducks, and foxes wandering through the old trees.

Features:

Former apple and tree farm
Irrigation infrastructure in place
Views of Square Top Mountain
Rio Blanco Restoration Project area
Abundant wildlife (deer, turkey, fox)

Outbuildings and Infrastructure Beyond the houses, the property is set up for those who need extra space for hobbies or animals. There is a detached garage and several storage buildings. If you have horses, the loafing shed and open pasture areas are a big plus. The owners even ran electrical service all the way to the north end of the acreage, making it easier to expand or use the land for different projects.

Features:

Detached garage
Loafing shed
Storage buildings and woodshed
Extended electrical service to north end
Private well for water supply

A Project with High Upside It is important to know that this is an estate sale and the property is being sold “as-is.” The main home has been empty for a few years, so it needs some love and modern updates. The septic system will likely need work to meet current codes. This isn’t a “turnkey” house where everything is perfect on day one. Instead, it is a foundation for someone who wants to build a true legacy estate on the water.

Features:

1,933 total square feet of living space
Estate sale (Sold “As-Is”)
Investment potential
Septic tank and private well
Metal roofing

The Best of Both Worlds Living here means you get the quiet of the Colorado countryside without being isolated. You can spend your mornings watching the river flow and your afternoons playing pickleball or visiting the festivals at Res Hill. It is a unique combination of mountain views, river access, and proximity to town that you just don’t see very often in the current market.

Features:

Valley and mountain views
Pasture land
Close to Res Hill events
No HOA fees
Stick-built construction

From Zillow

A rare and truly unique riverfront opportunity in Pagosa Springs—offering over 500 feet of frontage along the Rio Blanco and set on two separate parcels, this legacy estate property is ready for its next chapter. Tucked well off CR 335 behind gates with two private access points, private but still close to downtown Pagosa Springs, the Pagosa Hot Springs, pickleball, Res Hill and all the events and festivities downtown. Eastern views toward Square Top Mountain and the soothing presence of the river – best of both worlds. The land itself tells a story. Once a tree and apple farm, the infrastructure for irrigation and cultivation is in place (condition unknown), presenting a compelling opportunity for a buyer with vision to revive the orchard or create something entirely new. Wildlife is abundant—deer, ducks, geese, turkey, fox, and more frequent the property—adding to the natural appeal. The property includes two residences: • A larger D-log home built in 1976 has 2 bedrooms, 2 baths, and additional bonus space which could be a third bedroom with a septic upgrade, along with a covered deck and rustic character throughout • A separate 440 sq ft guest home with 1 bedroom, 1 bath, and gas heat—ideal for extended family, rental potential, vacation rental to off-set ownership or use to fund improvements or caretaker use. Additional improvements include a detached garage, storage buildings, a loafing shed, and extended electrical service running from the homes to the north end of the property. The well located near the river supplies water to both residences and the former orchard area. The Rio Blanco itself is a standout feature, with this stretch benefiting from restoration as part of the Rio Blanco Restoration Project—enhancing both usability and long-term value. This is not a turnkey property. It is a project with exceptional upside. The structures, layout, water features, acreage, and location create a foundation that is incredibly hard to replicate in today’s market. With the right investment and vision, this could become a legacy river estate, multi-generational retreat, or unique income-producing property. Important Note: This is an estate sale and the property is being sold strictly “As-Is.” The home has been vacant for several years and will require updates, repairs, and likely improvements to the On-Site Wastewater Treatment System for compliance. Well testing and any infrastructure evaluations shall be at Buyer’s expense. The Seller has priced the property accordingly to reflect these factors. For buyers seeking a one-of-a-kind river setting with privacy, water, acreage, and multiple structures—this is an opportunity that rarely comes available in Pagosa Springs.