Borders BLM into the National Forest! Private, wooded lot with Ponderosa Pines and spectacular views! Multiple building sites, amazing forest and lots of privacy, yet neighbors who are available when you need something! Elk, Deer, Turkey, Eagles, Bobcat all call this area 'Home. Ride out into the the BLM right into the San Juan National Forest - a hunter's dream! Located in Alpine Lakes Ranch; an area encompassing 8600 acres of larger ranch parcels, this expansive ranch community is about 20 miles south of Pagosa Springs. Parcels are 35+acres with a variety of terrain. Altitude ranges from 7000 feet to about 8500 feet. This is a high desert area that gets about 16-19' of rain annually and 60-100' of snow. The ranch borders National Forest and BLM land and there are several access points for property owners into the public lands. The POA leases the ranch for cattle grazing so participating property owners enjoy the tax advantage of Agricultural status. The Alpine Lakes Ranch Property Owners Association maintains the gravel roads and enforces reasonable, minimal covenants. There is central water via several state monitored community wells. The wells are managed by the Alpine Lakes Ranch Water Company, which is owned by the property owners. Electric is underground. Spence Lake is located within the Alpine Meadows section of the ranch. It's stocked for fishing and use is limited to Alpine Lakes property owners. Live in your RV while building your Pagosa Springs, Colorado Dream Home!