Been around Pagosa for many many years. My father and his brother bought property up there 45 years ago when it was cheap and not near the hot spot it is now. If you cab get in for the right price, it's a great investment long term. If you build a nice log home, it's easily able to make it m pay for itself, setting it up as a rental, and it is home to the best snow in Colorado beling just below Wolf Creek. Trout fishing is great, Hunting is great, and it's not near as crowded as it is up north of there. I built a Satterwhite, old style "Ponderosa II" up there 25 years ago. Taxes aren't bad, and it's year round use for any outdoor activity you want. Great restaurants and local flavor. Most exciting thing around there in years was when they found out the old guy that ran the great Italian Restaurant, was evidently in some sort of witness protection program and up and disappeared one day, family and all. Gossip is he was relocated again. Lost a great place to eat.
Bottom Line shop around and don't knee jerk any decisions. Great place to be.
I know there's a nice size place about 35 acres up on CR 146 the want about $125K for, not sure if it's listed or not, but I'll call Jim Tilley and find out, he lives up there, if you like.
