Archuleta County, Colorado
Sell your land in Pagosa Springs for cash
Parcel Buyers buys lots coded vacant residential in Pagosa Springs-area subdivisions, including both small platted lots and larger acreage. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent title company, typically in about 10 days, with no fees or commissions.
By Parcel Buyers · · Lot figures from the 2026 Colorado parcel and assessment data · How we made this page
Quick answers
- Who buys land for cash in Pagosa Springs?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Pagosa Springs, Archuleta County, usually within 24 hours. Sales close through an independent title company, typically in about 10 days, with no fees or commissions to the seller.
- What county-recorded last sale prices are available for vacant lots in Pagosa Springs?
- For 2025, county records list a median last sale price of $63,000 across 57 vacant lots in Pagosa Springs; the middle half of those recorded prices were $35,000 to $199,500.
- How many vacant lots are in Pagosa Springs?
- The 2026 Colorado parcel and assessment data lists 1,128 vacant residential lots in Pagosa Springs; 37% are quarter-acre lots, and the median lot is 0.26 acre.
- How is a cash offer for land in Pagosa Springs set?
- We start from county-recorded last sale prices for similar lots nearby, including the 2025 records on this page when available, then adjust for water and sewer, road access, flood zone, lot size and any title issues, and for the time and cost of reselling. You get one written number, not a range.
- How do I know a land buyer in Pagosa Springs is legitimate?
- A real buyer closes through an independent, licensed title company and never asks you to pay anything up front. We never charge sellers a fee, deposit or closing-cost advance, and the title company pays you by check or wire at closing.
- Who is buying lots in Pagosa Springs?
- In 2025, companies bought 19% of the vacant lots that sold in Pagosa Springs, including 7% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Pagosa Springs?
- The median recorded 2025 sale price for a quarter-acre lot in Pagosa Springs was $40,000 across 22 sales.
Local data
Pagosa Springs land at a glance
Tax-roll figures cover parcels whose subdivision in the Archuleta County legal description is the Town of Pagosa Springs plat or a Pagosa-named subdivision (Pagosa Highlands, Trails, Meadows, in the Pines, Vista, Alpha, Lake Pagosa Park); the file has no situs city or ZIP for Archuleta, so this is a subdivision-name group, not a town boundary in Archuleta County. Local rules and services are sourced below.
| Vacant residential lots | 1,128 parcels classified vacant residential on the 2026 Colorado parcel and assessment data [1] |
|---|---|
| Most common lot size | Quarter-acre lot (9,000–13,000 sq ft): 37% of vacant lots; next, 5-acre ranchette at 14%. Median lot: 0.26 acre (11,330 sq ft). [1] |
| Typical county assessor value | $45,500 median county assessor value for a vacant lot; the middle half fall between $27,300 and $100,000 [1] |
| Recent lot sale prices | $63,000 median across 57 vacant lots with a county-recorded last sale price in Pagosa Springs (2025); the middle half of those prices were $35,000–$199,500 [1] |
| Who bought lots in 2025 | Companies made 19% of those purchases, including 7% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 52% of vacant lots have an owner mailing address outside Colorado (most often TX, FL, CA) [1] |
| Subdivision-area scope | These figures group the town plat and Pagosa-named subdivisions found in county legal descriptions. They do not describe the Town boundary because the source file has no situs city or ZIP. [1],[2],[3] |
| Two permit authorities | Town parcels use the Town Building Division, while unincorporated parcels use Archuleta County. The legal description alone does not identify which permit office controls a lot. [2],[3],[8] |
| Town building standards | The Town adopted 2024 building-code editions in June 2026, lists a 42-inch minimum frost depth and applies the Colorado Wildfire Resiliency Code to applications from July 1, 2026. [2] |
| Town sewer district | PSSGID maintains sewer lines, and the Town links a district boundary map. The current connection application lists a $6,209 capital fee for a new single-family connection plus a $450 inspection fee. [4],[5] |
| PAWSD connection costs | For eligible PAWSD service, 2026 charges list a $2,250 standard water connection and a $9,504 water capital fee per equivalent unit. Line-extension costs can also apply. [6] |
| Septic where sewer is absent | Archuleta County Water Quality permits OWTS work. County rules do not allow a new OWTS where public sewer is available and feasible unless the service provider finds otherwise. [7] |
| San Juan River | The Town of Pagosa Springs includes property along the San Juan River. Residential site plans near it call for base-flood elevations plus floodplain and floodway boundaries. [11],[12] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a quarter-acre lot in Pagosa Springs was $40,000 across 22 sales. [1] |
State of Colorado Public parcels were accessed on 2026-10-01 from https://gis.colorado.gov/public/rest/services/Address_and_Parcel
Pricing
What is a lot in Pagosa Springs worth?
For 2025, county records list a median last sale price of $63,000 across 57 vacant lots in Pagosa Springs; the middle half of those recorded prices were $35,000 to $199,500. [1]
These are the county's recorded last sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
Recorded 2025 sale prices by lot size in Pagosa Springs
| Lot-size class | 2025 sales | County-recorded median last sale price |
|---|---|---|
| Quarter-acre lot9,000–12,999 sq ft | 22 | $40,000 |
| 5-acre ranchette210,000–279,999 sq ft | 14 | $232,500 |
These are the county's recorded last sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
What moves the price in Pagosa Springs
Town parcel or area subdivision
The first pricing question is jurisdiction. This data group is not the municipal boundary; it combines the Town plat with several Pagosa-named subdivisions found in Archuleta County legal descriptions. A parcel inside the Town follows the Town's building and land-use process. An unincorporated parcel goes through county Planning and Building. Different rules, road authorities and utility districts can apply even when mailing labels look alike. A buyer therefore needs the legal description, map location and district status before treating the group median as relevant to one lot. [2],[3],[1]
Water and sewer lines versus private systems
Public-service eligibility can add both convenience and large upfront charges. PAWSD's 2026 schedule lists a $2,250 standard water connection and a $9,504 water capital investment fee per equivalent unit; wastewater has separate connection and capital fees. Inside the Town sewer district, the current single-family application lists a $6,209 capital fee and a $450 inspection charge. Parcels beyond feasible sewer service may need a county-approved OWTS, while a private well needs state review. Because service areas and line distance matter, utility status can move land value even between nearby streets. [6],[5],[7],[9]
Small lots and acreage should not be priced alike
This subdivision-name group mixes very different parcel patterns. Its most common size is quarter-acre lot, accounting for 37% of lots coded vacant residential, yet larger tracts are also present. The median lot is 0.26 acres. In the qualifying 2025 records, 57 lots had a median county-recorded last sale price of $63,000, and the middle half ranged from $35,000–$199,500. That broad spread makes lot size, service availability, jurisdiction and buildable area more useful than a single area label when setting an offer. [1],[2],[3]
Current code and wildfire requirements
Construction standards affect what a builder can spend on land. The Town's official Building Division says it adopted 2024 editions of its model codes in June 2026 and lists a 42-inch minimum frost depth. It also says permit applications received on or after July 1, 2026 are subject to the Colorado Wildfire Resiliency Code, with the required protection class determined from the state map. County parcels have a different review package. A buyer must underwrite the authority that actually governs the site rather than applying town rules to the whole data group. [2],[8]
Common situations
Selling land in Pagosa Springs in these situations
Your deed says Pagosa but you are unsure of the jurisdiction
Yes. You can request an offer before solving every permit question. This page's data group includes multiple subdivisions and is not the Town boundary, so the same place label can lead to either town or county review. We check utilities, access and title on every parcel before offering. That keeps a mailing-city assumption from becoming a pricing mistake. [2],[3],[1]
The lot has no active utility connection
Yes. Parcel Buyers buys lots with no current water or sewer hookup. A parcel may face PAWSD charges, Town sewer-district charges, private-well review, an OWTS, or some combination based on location and line availability. You do not need to order construction before selling. Utility status is checked before the written offer is prepared. [6],[4],[7],[9]
You inherited land with an old legal description
Yes. An old subdivision name does not prevent a sale if the title can be transferred. Archuleta County identifies the Clerk and Recorder as the office for recordings and document searches. The independent title company reviews the recorded deed, vesting and any estate documents needed for closing. Electronic signing and a mail-away closing can be used when heirs live elsewhere. If liens or back taxes appear, they can be paid from sale proceeds with the seller's consent. [10]
Step by step
How do I sell my land in Pagosa Springs?
From your first message to money in hand, with nothing left out. Requesting an offer costs nothing and commits you to nothing.
See every detail of the process-
Tell us about your land
Fill out the short form (about 60 seconds) or email us. A land specialist reaches out to confirm the details, usually the same business day.
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Get your cash offer within 24 hours
We review the property and send a written, no-obligation cash offer within 24 hours. It is a real number, not a range. Take it or leave it, with no pressure either way.
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Sign electronically
If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.
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We inspect, the title company verifies
Our team inspects the land and an independent title company runs a title search for liens or taxes owed. If the land does not pass inspection, you are never charged anything.
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Close and get paid
The title company prepares the closing documents for notarization and issues your funds by standard check, overnight check, or wire transfer. A typical sale closes in 10 days.
Questions
Selling land in Pagosa Springs: common questions
Is every parcel on this page inside the Town of Pagosa Springs?
No. The county source lacks a situs city and ZIP, so this page groups the Town plat with Pagosa-named subdivisions from legal descriptions. Some parcels can fall under Town authority and others under Archuleta County. The parcel map and legal record settle the jurisdiction.
Does public water mean the connection is already paid?
No. Availability and a completed, paid connection are different. PAWSD's 2026 new-connection page lists a standard water connection fee, a separate capital investment fee and possible main-line extension costs. Existing tap or availability status needs to be confirmed for the parcel.
Can a lot use septic if a public sewer line is nearby?
Not automatically. County OWTS rules say a permit must not be issued where a municipality or special district provides public sewer and connection is feasible, unless the provider determines service is not feasible or otherwise authorizes the OWTS. Line location alone does not settle that decision.
What changed for Town building permits in 2026?
The Town adopted 2024 model-code editions in June 2026 and began applying the Colorado Wildfire Resiliency Code to building applications received on or after July 1, 2026. Its published criteria also set a 42-inch minimum frost depth.
Do I need to visit Colorado to complete the sale?
No. You can sign electronically or use a mail-away closing through an independent, licensed title company. Payment can be made by check or wire after title clears. We can review the lot without requiring the owner to travel to the property.
Owner resources
Guides for your situation
- Can You Sell Land With a Lien?
Yes. Land with a lien can often be sold, but signing a deed does not by itself erase a valid claim. The lien may need to be paid, released, discharged, or otherwise resolved under the law that applies. With the seller's consent, an approved payoff can come from sale proceeds at closing. If the balance or lien is wrong, dispute it before closing and require proof of the cure.
- How Cash Land Buyers Price Offers
A cash-land offer may start with verified sales of land with similar use, then adjust those sales for meaningful differences.[1] Buyers may also account for access, utilities, legal use, size, shape, flood and soil questions, title issues, demand, and costs and risk they will carry. No universal assessed-value percentage applies. Compare each written offer by expected net proceeds, contingencies, seller work, and timing—not one asking price or headline number.
- Water, Sewer, Septic, and Wells on Vacant Lots
A vacant lot may use public water, a private well, public sewer, or an onsite septic system, but nearby pipes and neighboring homes do not prove what the parcel can use. Ask each utility for a written availability decision, ask the permitting office whether connection is mandatory, and obtain a qualified site evaluation before saying septic will fit. Keep every response, permit, plan, test, and receipt.
More places in Archuleta County
Your written offer
Get your cash offer
Four short steps, about 60 seconds. We review your property and send a written, no-obligation cash offer within 24 hours. You can take it or leave it.
What happens after you send this
- A land specialist reaches out, usually the same business day, to confirm the details.
- You get a written cash offer within 24 hours: a real number, not a range.
- You decide. Requesting an offer costs nothing and commits you to nothing.
You will never be asked to pay us anything. No deposit, no processing fee, no closing-cost advance.
Nearby areas we buy
- Aspen Springs
1,237 vacant lots · County-recorded median last sale price $35,000
- Pagosa Highlands Estates
218 vacant lots · County-recorded median last sale price $56,800
- Pagosa Trails
160 vacant lots
- Pagosa Meadows
155 vacant lots · County-recorded median last sale price $250,000
- Archuleta County
3,988 vacant lots countywide
How we made this page
Parcel Buyers is a land-buying company based in Florida. We buy vacant land directly from owners and publish these local pages so owners can see what land in their area is doing before they sell, to us or anyone else. We count the tax-roll figures ourselves from state data, take local rules and fees from the official sources listed below, and use AI tools to help research and draft the text. Every number links to its source, and we update the page when the data changes.
Method and sources
Parcel and assessment figures cover parcels whose subdivision in the Archuleta County legal description is the Town of Pagosa Springs plat or a Pagosa-named subdivision (Pagosa Highlands, Trails, Meadows, in the Pines, Vista, Alpha, Lake Pagosa Park); the file has no situs city or ZIP for Archuleta, so this is a subdivision-name group, not a town boundary. Source [1] is our own aggregate count of the State of Colorado Public Parcels county extracts or, for Pueblo, Huerfano and El Paso, the official county source named in the source data. Vacant-lot counts use existing OIT counties retain their documented 0100/0400 or county vacant-class rules. Pueblo uses the county proxy Improvem_1 = 0, LandActual > 0, TaxExempt = no and MobileHome = no; 11 of 120 sampled rows intersected a county building footprint (9.2% error band). Huerfano uses use_code 100/400 with actual_imp = 0. El Paso uses numeric LANDCODE 100 with blank/zero IMPCount (the current export encodes zero as blank) and drops legal descriptions starting TR, TRACT or OUTLOT. These are source-record screens, not physical-vacancy or buildability findings. Lot sizes use existing OIT counties retain the documented acreage, square-foot or geometry method. Pueblo uses county SHAPE.STArea() square feet. Huerfano converts land_size_ according to land_units (SF stays square feet; AC is multiplied by 43,560) and otherwise uses positive master_acr. El Paso converts county Acreage to square feet. All are bucketed with the Parcel Buyers lot sizing chart ([low, high) square feet). Values use county-specific assessor fields: OIT apprValTot for the original counties, Pueblo LandActual, Huerfano total_actu and El Paso MARKETVALUE. These are assessor values, not sale prices, offers or parcel appraisals by Parcel Buyers. Owner locations use owner mailing state of record from each approved source; in_state = Colorado. Mailing state does not prove residence, owner type, motivation or willingness to sell. Owner names were used only in-memory or in a server-side grouped query for the 10% concentration gate and were never stored. Sale figures use existing OIT counties retain their documented calendar-2025 last-sale screen. Pueblo has no sale field. Huerfano has no price field; sale_date supports a 2025 qualifying parcel-row transfer count only, not a price or deed count. El Paso prices require a 2025 last-sale date, $1,000+, and AsrSaleCmnt exactly Vacant Land or Arms-Length Sale; medians publish only at n >= 10. Treat medians as a guide to county records, not as an offer or an appraisal. Page updated October 7, 2026. Lot-size sale rows use the same qualified 2025 sale cohort and canonical square-foot classes; classes with fewer than 10 sales are omitted.
State of Colorado Public parcels were accessed on 2026-10-01 from https://gis.colorado.gov/public/rest/services/Address_and_Parcel
- [1] Colorado county assessor and GIS sources and State of Colorado OIT (data); Parcel Buyers (analysis), Colorado county assessor and GIS parcel sources (Pueblo, Huerfano and El Paso) and State of Colorado OIT Colorado Public Parcels (accessed 2026-10-03)
- [2] Town of Pagosa Springs, Building Division (accessed 2026-10-07)
- [3] Archuleta County, Planning Department (accessed 2026-10-07)
- [4] Town of Pagosa Springs, Pagosa Springs Sanitation General Improvement District (accessed 2026-10-07)
- [5] Pagosa Springs Sanitation General Improvement District, Sewer Connection Application (edited January 2024) (accessed 2026-10-07)
- [6] Pagosa Area Water and Sanitation District, New Connection Information and 2026 Fees (accessed 2026-10-07)
- [7] Archuleta County Public Health, Archuleta County On-site Wastewater Treatment System Regulations 2024 (accessed 2026-10-07)
- [8] Archuleta County Building Division, Residential Information Packet (accessed 2026-10-07)
- [9] Colorado Division of Water Resources, Well Permitting (accessed 2026-10-07)
- [10] Archuleta County, County Government and Elected Offices (accessed 2026-10-07)
- [11] Archuleta County, Floodplain Permit (accessed 2026-10-07)
- [12] Town of Pagosa Springs, Residential Plan Submission Requirements (accessed 2026-10-07)