115 Tres Aguas Rd, Ignacio, CO 81137

Turn key horse property with gorgeous views! Sellers have added over 50 truck loads of screened gravel over base course on driveways and around the barns and high traffic areas. Just imagine having horses and NO MUD! 110 x 55 Outdoor riding arena is crowned and compacted under 4" of clean sand footing and drains beautifully into perimeter drains. The indoor arena is 60 by 120 and has sand footing as well as spray insulation and wooden walls around lower portion. The house is a spacious modular open concept living, kitchen and dining areas and split bedroom areas. There are updates throughout including fresh paint, new appliances, and new lighting fixtures. To the right of the living room, you'll find the master suite complete with a two full bathrooms and spacious walk in closet! Across the open living and kitchen areas, you'll find the other three bedrooms, another full bathroom, and the laundry/mud room that opens to grassy fenced area perfect for your dogs. You'll love the sunny deck off the back where you can sit and look out over your horses and arenas or just take in the big La Plata views. Central forced air heat plus a woodstove and swamp cooler will keep you comfy all year long. Residents of this address can choose between Durango, Bayfield, or Ignacio schools and the Durango School bus picks up right around the corner. The Three Waters HOA provides irrigation water and road maintenance for about $80/year-just about as low as you can find! HORSE FACILITIES: Indoor and outdoor riding arenas, 5 stall barn with hay storage, grooming area, and attached breeding shed (could be used for RV or toy storage) plus 7 more stalls inside the indoor arena. Property is fenced and cross fenced in horse safe electro-braid and features 7 separate irrigated turnouts. There is also a large workshop/storage barn with enclosed room and loft that could be used to store equipment, hay, or be converted to more stalls. Property drains well due to a gentle slope toward year round pond that is fed by Salt Creek. Trees have been planted along the west property line to provide privacy and wind break. They really thought of everything!This property is priced well below replacement value-set up a showing to see for yourself. This is gorgeous big sky open country!