PIEDRA VALLEY RANCH PAGOSA SPRINGS, COLORADO $33,900,000 | 9,600± ACRES LISTING AGENT: CODY LUJAN 3001 SOUTH LINCOLN AVE., SUITE E STEAMBOAT SPRINGS, COLORADO 80487 P: 970.879.5544 M: 303.819.8064 [email protected] PIEDRA VALLEY RANCH PAGOSA SPRINGS, COLORADO $33,900,000 | 9,600± ACRES LISTING AGENT: CODY LUJAN 3001 SOUTH LINCOLN AVE., SUITE E STEAMBOAT SPRINGS, COLORADO 80487 P: 970.879.5544 M: 303.819.8064 [email protected] Land… that’s where it all begins. Whether it is ranch land or family retreats, working cattle ranches, plantations, farms, estancias, timber or recreational ranches for sale, it all starts with the land. Since 1946, Hall and Hall has specialized in serving the owners and prospective owners of quality rural real estate by providing mortgage loans, appraisals, land management, auction and brokerage services within a unique, integrated partnership structure. Our business began by cultivating long-term relationships built upon personal service and expert counsel. We have continued to grow today by being client-focused and results-oriented—because while it all starts with the land, we know it ends with you. WITH OFFICES IN: DENVER, COLORADO BOZEMAN, MONTANA EATON, COLORADO MISSOULA, MONTANA STEAMBOAT SPRINGS, COLORADO VALENTINE, NEBRASKA STERLING, COLORADO COLLEGE STATION, TEXAS SUN VALLEY, IDAHO LAREDO, TEXAS HUTCHINSON, KANSAS LUBBOCK, TEXAS BUFFALO, WYOMING MELISSA, TEXAS BILLINGS, MONTANA SOUTHEASTERN US SALES | AUCTIONS | FINANCE | APPRAISALS | MANAGEMENT © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 2 — EXECUTIVE SUMMARY Blessed with tremendous views of the dramatic San Juan Mountain Range, Piedra Valley Ranch is distinguished by an unequalled combination of size, recreational amenities, wildlife, scenery, and immediate proximity to a mountain resort community. Located within 10 miles of Pagosa Springs and the Stevens Field Airport, the ranch is easily accessed and provides the rare opportunity to possess a large and exceptionally private holding within a few minutes of the amenities and conveniences of town. This vast 9,600± acre retreat is comprised of a single contiguous block that shares nearly 9 miles of common boundary with the San Juan National Forest. The diverse landscape includes thousands of acres of aspen and pine forest, timbered mountain slopes, lush meadows, and open pasture all interspersed amongst forested bluffs and ridges. A private lake, numerous ponds, and miles of creeks provide excellent water resources for livestock, wildlife, and recreation. The ranch is appropriately improved with a six bedroom owner’s residence and a lakeside cabin that compliments the natural landscape. A separate cow-camp house and shipping pens round out the improvements. In addition to limitless recreational amenities including excellent big game hunting and angling, native grasses in multiple pastures provide cattle with strong summer grazing. With no existing conservation easement, the ranch is open to a wide variety of future uses. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 3 — LOCATION Piedra Valley Ranch anchors the Upper Piedra area of northern Archuleta County, Colorado. Encompassing its own private valley and mountain, the ranch is adjacent to the San Juan National Forest and a short walk away from the Piedra River. The primary entrance gate is located less than 10 miles north of Pagosa Springs with year-round access provided by Piedra Road (CR 600). Piedra Road is paved for the first 6.5 miles out of Pagosa Springs with the remaining 2.7 miles comprised of well- maintained gravel road. Piedra Road connects with State Highway 160 which serves as the main thoroughfare for Pagosa Springs and provides direct access to Durango and the Durango-La Plata County Regional Airport– a one hour drive to the west. Stevens Field Airport is 8.75 miles south of the ranch on Piedra Road and offers an 8,100 x 100 foot runway and updated FBO facilities with a full range of services and amenities for private aircraft. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 4 — LOCALE Piedra Valley Ranch is situated on the northern end of a broad basin surrounded by timbered slopes and dramatic peaks. The backdrop of the property is the South San Juan Mountain Range, of which Pagosa Peak and Toner Mountain are the most prominent summits. Rising above timberline to an elevation of 12,640 feet, Pagosa Peak is one of the most notable peaks in the region and provides the ranch with some of its most dramatic views to the east. Views to the west are comprised of mountain slopes and dramatic vistas overlooking the Piedra River as it passes through a deep and rugged canyon. The ranch shares nearly three quarters of its boundary with national forest lands and the balance with smaller private landowners. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 5 — The Pagosa Springs area of southwestern Colorado is known for its valley setting, dramatic alpine views, numerous rivers, and geothermal hot springs. A welcoming and vibrant mountain community, Pagosa has attracted a friendly and diverse mix of both residents and visitors. In addition to its natural beauty and abundance of outdoor recreational opportunities, Pagosa provides a full suite of dining and shopping options, as well as museums and an attractive river walk. The scenic downtown is complimented by hot springs resorts and spas along the banks of the San Juan River. Pagosa Springs is home to modern health care facilities and both public and private schools. Just 23 miles from downtown is the Wolf Creek Ski Area, an outstanding ski resort with an annual average snowfall of 465 inches. Pagosa Springs is the county seat of Archuleta County and is home to roughly 1,700 residents. Encompassing 1,364 square miles, Archuleta County’s total current population is estimated at just over 12,000. The San Juan National Forest consists of 1,869,931 acres and comprises nearly 50% of Archuleta County. Archuleta County is home to the East and West Forks of the San Juan, the San Juan, the Piedra, and the Navajo rivers. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 6 — © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 7 — GENERAL DESCRIPTION Piedra Valley Ranch enjoys a striking and exceptionally private setting that is distinguished by some of the most remarkable vistas in Colorado. Undulating topography gives the ranch its expansive character and provides a rare combination of seclusion and ease of access. The landscape is such that there is a natural buffer allowing one to see out but not in. Indeed, the immediate proximity of Pagosa Springs is forgotten once one enters the ranch. This property is large enough that it enjoys two distinct topographical and biological zones. The western half of the ranch is more mountainous with over 4,200 acres of ponderosa pine, spruce, fur, and aspen covered terrain. The lower elevation eastern side is more open with well-grassed pastureland comprised of broad valleys with numerous ponds, long ridges, and rolling hills with ponderosa and oak-laden slopes. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 8 — Beginning at the northeastern corner of the ranch, elevation starts at 7,800 feet and rises gradually to south and west, topping out at 8,870 feet at the timbered summit of Corral Mountain as well as along the slope of Middle Mountain at the southwestern corner of the property. The main residence is located in the southern portion of the ranch. Sited atop a small bluff at the base of Corral Mountain, it is oriented to take in sweeping views of the ranch and snow capped peaks to the north and east. Despite its broad viewshed, the home is privately sited and sheltered to the west and south by stands of ponderosa pine. Access to the ranch from Piedra Road (also known as County Road 600) is through a locked gate at the southeastern corner of the property. Once inside the gate the road heads west, passing by a large pond that is home to an abundance of waterfowl. From the pond the road leads into stands of towering ponderosas and a driveway leading to the main residence. Beyond the turnoff to the driveway the primary internal road runs south to north through the core of the Piedra Valley Ranch. Running the length of the property through a series of long parks, it also effectively bisects the ranch into the western and eastern halves. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 9 — PIEDRA’S EAST HALF The eastern portion of Piedra Valley is largely comprised of undulating grasslands, bluffs, and long ridges interspersed with numerous draws harboring ponds. Favored by wildlife and livestock, this easy but diverse terrain holds rich grasses and a number of water resources including two small creeks and a stream. Cabin Cow-Camp O’Connell Lake Oak Mott Ant Hill Piedra Road Main Home Waterfowl Gated Pond Entry Eastern Half of Piedra Valley © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 10 — Plumtaw and Cottonwood Creeks enter the property at separate locations along the eastern fenceline. Both creeks harbor small trout and run west through the property for roughly one third of a mile before converging and forming the head of O’Neal Creek. From this point of origination, O’Neal Creek meanders through open grasslands in the northeastern corner of the property Plumtaw Creek Cottonwood Creek for over four and one-half miles. Draining to north and west, O’Neal Creek is a low gradient tributary of the Piedra River that holds small trout. The head of O’Neal Creek is located just below the shipping Cow-Camp and shipping pens pens and cow-camp house – both of which are conveniently located O’Neal Creek off of County Road 600.