Live, work, invest, or develop—the choice is yours. This unique offering consists of over 5 acres across two separate parcels, providing a rare combination of residential and commercial possibilities just minutes from Pagosa Springs. With excellent visibility and frontage along Highway 160, this property offers exceptional exposure for a business while still providing the space and privacy to build a home and enjoy the Colorado lifestyle. One parcel is zoned Mixed-Use Commercial and the other Residential, creating a wide range of opportunities for entrepreneurs, investors, contractors, service businesses, short-term rentals, residential development, or those looking to live and work from the same property. The parcels are not joined, allowing a future owner the flexibility to sell one parcel separately if desired. The elevated eastern portion of the property offers a beautiful building site with views of Chimney Rock, surrounding ridgelines, and Colorado's famous dark skies. Electric and natural gas are nearby, making future development more convenient. No HOA. No dues. No covenants. Endless possibilities. Conveniently located on the primary east-west corridor through Southwest Colorado, with easy access to Pagosa Springs, Bayfield, Durango, recreation, shopping, dining, and everything that makes this area one of Colorado's most desirable places to live and invest. Properties offering this level of flexibility, visibility, and potential are becoming increasingly difficult to find. Bring your vision and create something special. "Run your business out front, enjoy Colorado out back."