Situated on over 3 beautiful acres with mature trees and gorgeous private meadow, this property affords a rural mountain setting while being so close to town, it's actually in town limits. The main home is warm, welcoming, and designed for gathering and entertaining. With 5 bedrooms and 3 bathrooms, the floor plan affords space for a family to spread out and relax. With a large primary suite and a second bedroom with an attached full bath on the main level, hosting guests or accommodating multi-generational living is easy. A huge covered deck with a hot tub spans the length of the home, providing practically as much outdoor living as indoor. Downstairs, three additional bedrooms and a spacious game and entertainment room with a cozy fireplace and a wet bar create the perfect place for movie nights, holidays, or relaxing after a day in the mountains. Hardwood floors, slate tile, custom wood accents, and thoughtful finishes throughout give the home an authentic Colorado mountain feel. The separate guest house adds even more flexibility. Complete with its own kitchen, laundry, walk-in closet, and attached 2-car garage, it works beautifully as a rental, multi-generational living space, guest quarters, caretaker’s home, art studio, or private retreat for family and friends. Currently the guest house is rented month to month providing income to the owners as well as light caretaking for the main house. One of the biggest surprises is the practicality of the property. You get 3.26 usable acres with horses allowed, city water and sewer, and no HOA — a rare combination this close to town. There’s plenty of room for barns, gardens, outdoor entertaining spaces, or simply enjoying the quiet and the abundant wildlife. From here, you’re just a short drive to downtown Pagosa Springs, Wolf Creek Ski Area, hiking and biking trails, hot springs, fishing on the San Juan River, and endless National Forest adventures. This versatile home is a place to spread out, enjoy company, slow down, and fully immerse yourself in mountain living. All furnishings are negotiable.