Three acres, irrigation rights, mountain views, and less than 20 minutes to Downtown Durango. Somewhere between living in town and owning a farm is a pretty sweet spot. This Southwest Colorado property offers room for animals, gardening, projects, and a little more breathing room—without taking on a large acreage property. The 3-bedroom, 2-bath home offers 2,315 square feet across a comfortable multi-level floor plan, with hardwood floors, granite tile countertops, updated bathrooms, and a lower-level family room warmed by a wood stove. Upstairs, the spacious primary suite enjoys a level of its own, complete with a full bath and walk-in closet. The land is where this property really stands apart. Approximately two acres are irrigable through established PRID/King Ditch irrigation rights. The home is supplied by a La Plata Archuleta Water District tap, and the property also includes a private well permitted for household use. Fenced pasture and useful outbuildings add flexibility for animals, gardening, storage, and projects. Set on higher ground, the home enjoys expansive mountain, valley, and agricultural views. The east/southeast-facing Trex deck offers a front-row seat to beautiful sunrises, morning coffee, and evenings around the grill. A manageable piece of Southwest Colorado with meaningful water resources and room to make it your own.