Ponds, stream, irrigation, haying possible immediately

71 acres that has ditch irrigation, the fields are lush. Driveway in to house and barn site that sits on a knoll looking over the ponds toward the mountains. Lower 35 can be hayed immediately. Subdivision requires 1000 sq ft house to be built first. Direct access to National Forest. Priced below market for immediate sale. We can provide our ideas for house, barn and arena placement. Listed with Premier Properties, Pagosa Springs.