Aspen Springs

Affordable living without central water or restrictions (no protective covenants)

Aspen Springs is located approximately 10 miles west of Pagosa, both north and south of Hwy 160. It’s a large (6,000 acres) complex of 6 units that was subdivided in the early 1970’s. One-acre lots predominate, but several are larger. The terrain varies widely from flat meadows to rugged ridges covered with Ponderosa Pine, Junipers and Gamble Oak.

The gravel roads are maintained by the the Aspen Springs Metropolitan District.  Electricity and phone are available to most of Units 1-5. Unit 6 has some electric service, but large areas are off the grid.


The water filling station in Pagosa TrailsThere is no central water or sewer system. There are wells in the area, but cisterns and hauling water are common. Sulfur and other minerals are common in the ground water.


There are also no protective covenants or restrictions in Aspen Springs.    There is a voluntary Property Owners Association. Dues are voluntary and there are no mandated services provided.


Some of the most affordable land and housing in the county is offered in Aspen Springs.  The area is so large and so varied that it’s tough to select a few photos to represent it. There are cabins in the woods, horse properties in the meadows, vistas from the ridges … a wide variety of terrain and lifestyles.

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