BUYING REAL ESTATE IN PAGOSA SPRINGS
“We couldn’t have been happier with the service we received from Joe & Lisa! They supported us every step of the way while handling our out-of-state purchase of a home in Pagosa Springs. Their individual strengths complement each other and they overlooked ‘nothing’ in our transaction. They have been a real pleasure to work with and have earned our trust and respect.”
Dane and Tami, Southlake, Texas
What are you waiting for?
We’ve reached the end of an historic best time to buy a home, vacant land, or a ranch in Pagosa Springs. Though mortgage rates are still extraordinarily low, the slump in real estate values has tapered off, and we’re starting to see prices rise throughout Pagosa Springs and Archuleta County.
However, there is still a lot of up to go, particularly in vacant land and commercial property. Even residential real estate here in Pagosa Springs, while showing nearly 20% gains in the first quarter of 2013 over the same quarter in 2012, is far below the peak market prices we saw 6 years ago and we are still undervalued considering our area.
A fine place to start is by simply following this link to our Pagosa Springs Real Estate map search system. For searching the Pagosa Springs area, you can simply enter our area code (81147) in the upper left search box and begin modifying the other criteria below that. You’ll see the number of results in the green box just above and once you’ve worked down to a manageable number, click that green “results” button to see what you’ve got. The individual properties will be on the left and a map will show them on the right.
Just so you know, after a couple searches you will be asked to register with a name, email address and phone number. Lisa and I are the only people with access to that information and we do not sell, lend or otherwise give it away. We will send you a hello email and may check in with you from time to time, but your information stays with us.
If you have any problems or issues searching, don’t hesitate to contact us – we’re happy to help.
The rest of this page will discuss issues of particular interest to someone considering buying a home or land in Pagosa Springs, and will deal with some of the unique real estate issues we have here in Southwest Colorado.
“My wife and I met Lisa and Joe in July 2012. By November 2012 they had helped us find a house and guided us through the purchase process. Throughout our relationship, we were extremely impressed with the professional and courteous manner in which both conducted themselves.
They worked tirelessly to find the “right house” for us, (even though we changed that definition on them a couple of times), gave us professional advice on the pluses and minuses of the properties we looked at and did everything they could to explain and carry us through the transaction. They are truly exceptional brokers and now good friends. We look forward to recommending others to them.
Barri & Johnny, Huntsville, Texas
We’re always surprised at how many folks simply call a Realtor off a for-sale sign when they are looking at real estate here in the Pagosa Springs area and begin asking questions about a property. While this can work just fine in some cases, keep in mind that often the broker you are speaking to is working as an agent for the seller. If they are an agent for the seller they are working only in the interest of that seller, not yours.
Real Estate Agency law in Colorado and here in Pagosa Springs can be a little confusing if not explained by a competent broker or agent, but it’s really pretty simple. A real estate broker can be an agent for the buyer, and agent for the seller, or just a broker (a neutral, unsigned transaction broker). That’s something that should be discussed with you within a few moments of your contact with an agent and if it’s not, be wary.
An agent owes a fiduciary duty to the person they represent and only that person. They must put that person’s interest above their own. A simple “broker” owes no such duty.
As your Buyer’s Agent, Lisa or I will work in your sole interest and put your interests above our own. We’ll work hard to get you the best deal possible, not just in price, but in a cleaner transaction that keeps you informed and protected throughout the process. I’m currently certified by the Real Estate Buyer’s Agent Council (REBAC), an affiliate of the National Association of Realtors (NAR) to represent buyers as their exclusive agent and I hold the prestigious ABR designation. Lisa is training for the same right now.
In virtually all cases (except some auction situations, for one example) our commission will be paid by the seller’s broker and you, the buyer, will not pay us a dime. Knowing what we know about this, we can’t imagine why anyone considering a real estate purchase here in Pagosa Springs or anywhere, for that matter, would not engage a Buyer’s Agent.
Building in Pagosa Springs
Now is a great time to be contemplating buying mountain property here in Pagosa and building your dream home. As noted above, there are many vacant land parcels available at great prices. However, it’s important to understand that Pagosa Springs and Archuleta County have been actively developing new land use and building codes and what worked 10 or 20 years ago may not work now. It’s important that you know and understand what you can do in the various areas in and around Pagosa Springs.
The following links will give you a good idea of the building codes and regulations for the town and the county.
If you are planning to purchase real estate and build within the town of Pagosa Springs go here: Building in the Town of Pagosa Springs
If you want more general information on land use in Archuleta County, go here: Archuleta County Land Use Code
For a fairly informative site regarding building, you can follow this link to the Builder’s Association of Pagosa Springs: Pagosa Builders Assoc.
The issue of water is an important one here in Pagosa Springs and the Southwest in general. When building in Pagosa Springs, when it comes to water you have three basic choices. You can buy land within the Pagosa Area Water and Sewer District (PAWSD), in which case you will tap into the existing, “municipal” piped water system. You can also often buy land in a subdivision not within PAWSD that furnishes water to its owners piped from a common source, either surface or well (or both), generally through a property owner’s Association. Alpine Lakes would be a good example of that type of situation. Finally, of course, you can buy land that has no common water source and requires you to drill a well or install a cistern.
There are arguments pro and con for each of these choices and they’re beyond the scope of this website for the moment. However, if you want information on water resources in the Pagosa Area, let me give you a couple of important links.
Here is a link the Pagosa Area Water and Sewer District: PAWSD
Here is a link to the Colorado Division of Water Resources, the Colorado Agency that regulates water in Pagosa Springs and Archuleta County (and, of course, all of Colorado): Colorado Division of Water Resources.
- Joe LaMastra, 5/8/13