A Piece of the Redding Ranch
by Bill Hudson

I jumped into the passenger seat of Bob Splawn's SUV, and we headed out of the Jim Smith Realty parking lot in downtown Pagosa Springs. A few blocks east, we turned onto South 8th Street and then swung onto Trujillo Road, leaving the residential part of town behind and heading south into an area covered with expansive meadows dotted with old Ponderosa pines and a few herd of cattle here and there.

As we drove along the gravel road, Bob talked about his purchase of one of the remaining 35 acre parcels in Phase One of Pinon Hills Ranch, a secluded subdivision about 13 miles south of downtown Pagosa. "As a real estate agent, I get to look at a lot of property, " Bob explained, "and there simply is not another deal as good as this one in the Pagosa area. After I looked at the scenic location and the tax benefits, I just couldn't pass it up." He explained how the argicultural tax status of the 3,500 acre Pinon Hills Ranch -- once a part of the much larger Redding Ranch -- keeps the tax payments very reasonable, even after a home is built on the property.

As we drove along the Navajo River, the landscape began to remind me more of New Mexico, with its low pinon and juniper trees and dramatic rock outcroppings. "The climate down here has noticeably less snow than up in Pagosa, even though we are only a few miles south," Bob told me. As we crossed the bridge to the entrance gate, Bob pointed out the commonly-owned pasture area along the river. "I think we will ultimately have an equestrian center here, if the residents approve."

As we crested the hill, the views opened up and Bob pointed off to the right. A herd of about a dozen elk were bounding through the pinon trees. There were no houses in sight, only rolling hills in all directions, back to the north by the San Juan Mountains. Apparently none of the new owners had started construction yet. Bob pointed to the parcel he had purchased. "It's so peaceful out here, sometimes I drive out here just to eat my lunch and watch the animals." It looked to me like fantastic horse country, especially with the National Forest next door accessible to all owners.

"There are a few 35 acre parcels left in Phase One," Bob explained. "Phase Two and Three will make some larger parcels available, but I expect the prices will be higher when those parcels come online. You just can't beat the current prices in the Pagosa area. "

As we finished our tour and headed back to the gate, Bob had to stop the car to let a handful of deer bound across the road. I made a note in my head: talk to the wife when I get home, about buying one of these parcels...