Land for Sale in Pagosa Springs, Colorado

Ripple Valley Ranch is +-410 acre and is an absolutely premier, world-class sporting property. It features 1.4 miles of both sides of the San Juan River that has been meticulously enhanced throughout. This incredibly rare property holds trophy-class trout along with incredible mule deer and excellent elk makes it a top-tier holding.

Land

Ripple Valley Ranch spans +/-410 acres with diverse terrain. The river bottom covers 90 acres, including 48 acres of irrigated hay meadows and deciduous tree row, all watered by an underground sprinkler system for efficient operation. The rest of the ranch provides prime habitat for mule deer and elk, featuring mountainous land with Ponderosa Pine, Pinyon Pine, Rocky Mountain Juniper, Cottonwood, Aspen and Gambel Oak. These areas are incredible staging areas for the big game to make their way to the irrigated meadows.

The mountains rise quickly from the river and valley floor to create an almost dizzying beauty. In addition to the classic Southern Colorado awe-inspiring views, the dense tree covered peaks on the south side of the river provide cover for varied large game animals. The northern side of the river is overseen by more rocky ledges and less dense vegetation on the mountainside. The Fall color contrast of the various trees throughout the valley and along the river is incredible.

Improvements

The property features a span bridge that crosses the entire river and makes fishing, hunting, farming and simple enjoyment of the entire property a breeze. Built to last with steel beams and wood decking, this bridge is wide enough and strong enough to accommodate ATVs and small farm tractors and implements. This impressive structure also makes a wonderful spot to relax over top of the rushing water while watching the sunrise or sunset over the rocky peaks of the San Juan Mountains rising up from the river valley.

The property includes two residences: a main home and a riverfront cabin. There is also an additional residential building envelope available. Please note that while the property is subject to a conservation easement, it allows for a total of three residences, which should be more than adequate for the property’s needs.

Built in 2006, the main house is a one story home that is 1,960 sf. It has 3 bedrooms and two full baths. It has been updated and is in good overall condition and is fully furnished. Many of the rooms in this home are specifically situated to provide wonderful window views of the river, including the master bedroom, a secondary bedroom, great room and kitchen. There is a extra large deck on the back of the home that also overlooks the river. This is a wonderful place the enjoy a cup of morning coffee with the nearby sights and sounds of the San Juan River.

The secondary home is a two story, riverfront cabin of 2,173 square foot with its own detached, 2 car garage. This cabin boasts 5 bedrooms and 2 full baths. The bedrooms are all large and provide extra elbow room. Both the interior and exterior exude a rustic charm that fits well on the ranch. There are hardwood floors throughout the main floor and a native stone, wood-burning fireplace in the living room to provide both warmth and ambiance on a cool evening.

The property includes three outbuildings for working on and storing equipment and/or vehicles.

Finally, the property is well fenced with good, tight barbed wire and gates at each of the homes, providing both privacy and protection.

Recreation

The San Juan River further enhances the ranch’s ecological value, serving as a perennial water source and providing critical habitat and cover for big game. The river is home to 11 fish species along this stretch, including the roundtail chub—a Colorado state species of concern, and the federally threatened Colorado pikeminnow.

The river has undergone comprehensive enhancements, including the strategic placement of casting rocks, spawning beds, and deep stretches aimed at supporting substantial populations of trophy brown and rainbow trout. Some brook trout, the rare San Juan cutthroat trout and the occasional bass can also be caught in the river. In total, more than 1300 boulders have been added to this stretch of river during the restoration process. The waterway’s design is considered among the finest in the state. Considerable investments have been dedicated to promoting river health, such as channel enhancement initiatives that narrow specific sections and establish additional pool and riffle habitats.

The ranch sits at the center of a vital fall migration corridor, providing forage that sustains local wildlife. Each year, between up to 15,000 mule deer pass through the property as they travel to their winter range near Navajo Reservoir. Elk also rely on this southern migration route to remain uninterrupted. While elk use the property year-round, their numbers increase significantly in the fall and winter months. During winter, groups of up to 200 elk can often be seen gathered in the hayfields. There are several box blinds on the property (both ground level and elevated) so you are ready to hunt on day one.

The San Juan River is the dividing line between Game Management Units 771 and 78, so portions of the ranch reside in each unit. As of 2025, both units allow for Over The Counter Elk tags for 2nd and 3rd Rifle Seasons. Over The Counter Bear tags are also available as an add-on to archery or muzzleloader deer and/or elk tags. There is also a private land only, late season doe tag available in these units.

Ripple Valley Ranch hosts a substantial population of Merriam’s Turkey, which are present on the property throughout the year, providing an additional opportunity for hunting on the ranch. The riparian corridor further supports specialized bird species, including the federally listed western yellow-billed cuckoo and the southwestern willow flycatcher. Canadian geese and various species of ducks often visit the property and use the river as well.

There is also a +/-.2 acre, lined pond that sits high above the river on the north hillside and provides additional fishing and wildlife watering opportunities.

Agriculture

The ranch’s irrigated wheat fields are watered by underground pipe using a combination of sprinklers and side rolls . The irrigated ground used to be in an alfalfa grass mix that would produce +-1,000 small bales, however the owner has transitioned to a wheat crop that is used to provide feed for the wildlife on the property.

Water/Mineral Rights & Natural Resources

Seller’s portion of water rights are set to transfer to Buyer at closing and provide the following: 4 CFS Chavez No. 2 Ditch -1968 (a/k/a combined Chavez Ditch No. 1 and Chavez Ditch No. 2).

0.5 and 0.25 CFS H. Harry Askins Pipeline.

Seller’s portion of mineral rights (believed to be 100%) shall transfer to Buyer at closing.

Region & Climate

With more than 300 days of sunshine each year, Pagosa Springs offers endless opportunities to explore the outdoors in every season. Nestled in Colorado’s “Sunbelt,” just 35 miles north of the New Mexico border and along the western slope of the Continental Divide, this mountain destination showcases four distinct and dramatic seasons—each bringing its own adventures and natural beauty.

Pagosa Springs, Colorado, features the world’s deepest geothermal hot spring, renowned for its mineral-rich, therapeutic waters referred to as the “Mother Spring.” The Springs Resort, situated in the downtown area, offers more than 25–45 soaking pools with varying temperatures, all set alongside the picturesque San Juan River. The resort operates year-round, providing a wellness-oriented environment and 24-hour access for overnight guests.

Pagosa Springs enjoys a comfortable mountain climate. July is the warmest month, with average daytime highs around 80°F (26°C) and nighttime lows near 45°F (7°C). January is the coldest month, featuring average highs of 39°F (4°C) and lows that dip to about 4°F (-15°C).

20.64 inches of precipitation annually in the warm months.

67.4 inches of snow annually in downtown Pagosa Springs.

Over 400 inches of snow annually on Wolf Creek Pass, the most snow in Colorado, measured at Wolf Creek Ski Area

History

Pagosa Springs, located in southwestern Colorado, is historically defined by its geothermal hot springs, with the name derived from the Ute word Pagosah, meaning “healing waters”. Originally a gathering place for the Southern Ute Tribe, the area was settled by pioneers in the 1870s, established as a town in 1883, and incorporated in 1891, growing through the lumber and railroad industries.

Location

The Ripple Valley Ranch is located 18 miles south of the town of Pagosa Springs in rural Archuleta County, Colorado. The ranch overlooks 1.4 mile stretch of the San Juan River and borders the Southern Ute Tribal trust lands.

The property is 18 miles south of Pagosa springs and 50 miles from Wolf Creek Ski Area.

Pagosa Springs is located 47 miles (75 km) east of Durango. The San Juan River flows through the middle of town.