If utilities are not readily available, the expense of obtaining them will be the responsibility of the purchaser. Be careful to understand just what utilities are and are not available, and if not available ' what it will cost to obtain them. Once you have a home here, the potentially biggest utility expense is heating your home in the winter. Look for property with good southern exposure to take advantage of the winter sun, and/or an efficient heating system.
Electricity ' Electric power lines run throughout the county, but not all properties are serviced. It is always best to purchase property that already has electric service close by because it could be very expensive to run the necessary lines to the property. Photovoltaic cells could be considered as an alternate energy source. La Plata Electric handles the installation of all electric lines underground. In the past, many electric lines were put above ground where acreage parcels were involved. There are credits allowed where all or part of the installation may be refunded over a period of time. The electric contractor on your new home will usually figure in the price of bringing the electric service from your lot line to the home with a total bid. Check with La Plata Electric for current policies and information.
Water ' Central (city) water and sewer is provided in many subdivided areas of the county and city through the Pagosa Area Water and Sanitation District (PAWS). A central water system can be a big benefit. Other areas rely on wells. You will normally need five acres or more to receive a well permit. Exceptions are made, especially in the Aspen Springs Area because it was subdivided before the stricter regulations went into effect. When drilling a well be aware of the fact that you may or may not hit good water. Sulfur is a real problem in some areas. Remember, dry years can result in dry wells ' especially on shallow wells.
PAWS FEES ' There are several different fees associated with water and sewer services through the Pagosa Area Water and Sewer District (PAWS). See the side bar for details. Knowing which fees apply to your property is important. You can find this out by calling PAWS at (970)731-2691.
WATER-OTHER ' The San Juan River Village (aka San Juan River Resort) has its own water and sewer system. The tap fee for water and sewer is $6,000. Water and sewer availability for vacant land is $33 per month. With a home, it is $65 per month. Rates may change. Please call San Juan River Village Metro at (970)264-4218 for more current information.
Sewer ' Central sewer is usually not available on properties larger than 3 acres. An individual septic system is required on these properties, the cost of which can range from a low of $3,500 up to $25,000 or more with the predominate average being $3,500 to $5,000. The occurrence of rocky ground or shallow bedrock is the usual causes of more expensive systems. The San Juan Basin Health Department(SJBHD) has authority over septic systems and a permit must be obtained. All systems must meet their standards. If you are concerned, check with the SJBHD as to your ability to construct a septic system before you purchase.
Natural Gas ' Kinder-Morgan provides natural gas service in the county where applicable. Most areas do not have natural gas available. Local propane companies offer services all over the county as an alternative to natural gas.
Telephone ' Century Telephone Company of Colorado provides land line phone service. Phone lines are run through the county but all properties are not currently serviced. If phone lines are not visible, check with the phone company as to availability. Phone lines are usually buried underground. DSL is offered in many areas through Centurytel.
Cell phone service is available locally through Alltel and Verizon currently offered through Radio Shack.
Roads ' Roads are always a concern. A paved road is a luxury. Most roads are gravel. The county maintains some and others are the responsibility of the developer or the property owners association. Maintenance of some roads is in contention. Check with the County or the property Owners association to find out status. A county roads committee is trying to develop a long-range plan to improve all the roads in the county.
Each subdivision has its own covenants and restrictions. Be sure to get a copy and read them before you purchase. The county abides by the UBC and approval of plans and inspections are required.
Taxes ' Vacant lots are taxed at about 3 times the rate as a lot with a residential dwelling. Be assured your taxes are not going to skyrocket if you build a home on your present lot. However, taxes do vary somewhat from year to year. In Archuleta County, they are based on which special districts the property is in. Each special district (school, water, sewer, fire, hospital, etc.) assesses a mill levy. The combined mill levy is multiplied by the assessed value of the property to determine the tax bill for the property. The assessed value of a property is a percentage of the market value determined by the Assessor. The assessed value of vacant land is 29% of the market value. The assessed value of a residence is 7.96 % of the market value. The result is the tax amount. Taxes are paid in arrears. Taxes, which are paid in early 2004, are for the tax year of 2003.
Property Owners Association Dues ' Some areas have property owners' dues. An example is Pagosa Lakes. The current dues of approximately $160.00 per year cover costs such as lake maintenance, clubhouses, legal fees, salaries, etc. All property owners in the Pagosa Lakes Resort Area are members of the Pagosa Lakes Property Owners Association (PLPOA) except Pagosa Meadow Unit 1 and Pagosa Alpha Section where property owners have the choice to join or not. Some areas may have a special assessment for a particular purpose. Some condo associations levy an assessment for maintenance needs from time to time. It is usually money well spent, but just be aware of the possibility of assessments.
