70 + Acres with irrigation water less than five miles from Cortez, with no Covenants and no HOA. A Montezuma Water Company water tap is already installed and in use on the property. Electric is available at the road. Property is fully fenced, has beautiful views of the Sleeping Ute Mountains, and the Mesas. All the fences are in very good condition, will a full perimeter fence, plus cross-fences for rotational grazing, or for low impact weaning. It's currently being used as a Highlander Cattle ranch and the cattle can be purchased with the property (not included in the price). The east pasture has a head gate on the Lower Arickaree ditch and is in gated pipe and gravity fed, the west pasture has two siderolls and is from the May pipeline which is pressurized. There are also two ditches running north south with adjudicated water of 1 CFS in Koppenhafer ditch, and 1 CFS in the Schaaf Ditch. There is a stand of Juniper Pinon trees which could be harvested and used in your building plans, with some that are very large and uniquely twisted. There are many possible building sites, all with beautiful mountain views. The 40' and 20' storage containers and metal workshop are included. There is a building pad for a buried earth home and earth shop. The concrete has in-floor heating through a wood burning boiler system. It was designed with heating and cooling efficiency in mind, with a space for an indoor garden. There is also an underground earth chicken house. It's a creative start for homesteading.