Rare Riverfront Parcel Close to Everything that Gunnison has to Offer! Set along a stretch of the Gunnison River just below the popular Gunnison River Park and along the opposite bank, this exceptional 2.13 acre parcel offers approximately 591 feet of river frontage and features water on two sides — the river along one edge and a long, tranquil irrigation-fed pond along the other. Mature cottonwoods, pines, and aspens frame the property, creating a private, park-like setting that's hard to find this close to town. Access is off Rio Vista Road, putting you minutes from downtown Gunnison and Western Colorado University, roughly 30 miles from Crested Butte for downhill skiing, about 20 minutes to Blue Mesa Reservoir, 10 minutes to Hartman's Rocks for mountain biking and hiking, and just 5 minutes to Dos Rios Golf Course. The river here is a favorite for kayaking, tubing, and paddleboarding, and this stretch also serves as a rafting put-in and a spot local anglers know well.Whether you're casting a line, floating the river, or just soaking up an afternoon by the water, this property puts you right in the middle of it. Property highlights: 1) 591' of frontage on the Gunnison River 2) Second water feature is a long pond bordering the opposite side 3) Mature cottonwood, pine, and aspen trees throughout 4) Water and sewer stubbed at the property line with pre-paid tap fees 5) Power available 6) Existing well on site 7) County zoning offers flexible use options. Per Gunnison County, potential to split into TWO parcels, but for that to occur, buyer to go thru the county's Land Use Resolution process. Property is mapped within the “South Urban Transition Area of the Gunnison Area Plan", it can be subdivided as an Administrative Review. The Gunnison Special Area Regulations will apply to the subdivision, meaning that the subdivision application shall comply with Section 6-105 of the Land Use Resolution (LUR). Or an owner could build on one parcel now and pursue subdivision later for added investment. New regulations that went into effect in 2025 allow for a lot more uses for this property. Setbacks along the river and pond are 25 feet from the high-water mark and setbacks from the road are 25 feet and along the other neighbor's properties 15 feet. Properties with this much water frontage, mature tree cover, and proximity to town rarely come available. Whether you're envisioning a single riverfront homesite or an investment for a future two-parcel option, this is a setting that speaks for itself. Please request complete packet with disclosures from listing agent.