The San Juan River flows along the length of this 88.65-acre ranch, with 4275' of San Juan River frontage, a 10+/- acre lake, abundant water rights, prime location on the way to Wolf Creek Ski Area and only 3 miles from downtown Pagosa Springs, CO. There are plentiful options for this unique riverfront acreage. Fantastic fly fishing in the river and lake, agriculture tax status from irrigated hay meadows, a nice blend of meadow, ponderosa pine, aspen grove and riparian area near the river. Views up and down river from numerous gorgeous building sites. Even a building site overlooking the pond, river and distant mountains all in one. The land has several water taps available from Pagosa Area Water and Sanitation, a fire hydrant installed on the property and a good producing Gallery Well. National Forest directly across the Highway. A truly extraordinary property.