Don't miss out on this gorgeous, 35.85 acre, irrigated property now available and ready for you to build your dream ranch! Just outside of Bayfield and a quick drive to Pagosa Springs or Durango, this property has a lot to offer for the farm and ranch enthusiast or recreational outdoorsman. Plentiful water includes irrigation rights to the Schroder Ditch and Beaver Creek, which runs west to east year-round along the entire southern boundary. Add in a high producing well (20+GPM) already in place and all you have to do is build your home. Horses and Livestock allowed as there are No covenants, No HOA! Owner can provide a current soils report, and a set of house plans, so don't hesitate to take a look at this incredible property while it lasts!