Tucked at the end of a quiet country road on Rogers Mesa, this 30.85-acre irrigated property brings together the things that are hard to find on one deed: real seclusion, productive water, working livestock infrastructure, a shop built to be used, and a comfortable single-level home. No traffic, no crowding — just irrigated farm ground, open space and great views in nearly every direction, minutes from town. The 2009 ranch-style home offers 3 bedrooms, 2 baths and 1,766 heated square feet, all on one level with no steps inside or out. The floor plan is open, practical and genuinely easy to live in, with quality flooring throughout and an attached two-car garage. Electric radiant in-floor heat warms the home evenly and silently and window A/C units handle the warm months. A metal roof and vinyl siding keep maintenance low through Colorado weather. Rogers Mesa domestic water and a septic system serve the home, and the step-free single-level layout makes it fully accessible. The 42' x 90' metal shop is the kind of building people plan a whole property around: 3,780 square feet over a concrete floor, including a large insulated and finished section currently set up as a saddle shop. That finished area is ready for whatever workshop you have in mind — woodworking, mechanical work, leather and craft space, a home-based business, or simply a heated corner to keep projects moving through the winter. The balance of the building handles equipment, trailers, hay and storage with room to spare. A Black Hills natural gas line has been run to the shop. Outside, the property is set up to go to work immediately. Existing pens and sheds are in place for horses, sheep, goats or pigs, so there's no first-season scramble to build corrals and shelter before you can turn anything out. Gated pipe irrigation covers the fields, making it straightforward to keep pasture green through the summer and rotate ground as needed. For a horse owner the combination is tough to beat: irrigated pasture, working pens, room to ride, shop space for tack and trailers, and a setting quiet enough that a young horse can learn without distraction. Put up your own hay, run livestock on grass, or lease the ground to a neighbor — the infrastructure supports any of it. Irrigation water is a one-quarter interest in the Big Gulch Ditch per the deed; buyer to verify. A well serving neighboring lots is located on this property; buyer to review the recorded easement, shared well agreement and well permit. Hotchkiss calls itself Colorado's Friendliest Town and earns the name. It's a small ranching and farming community in the North Fork Valley with a real main street, a good school system, a feed store, hardware store and the Delta County Fairgrounds. Paonia and Delta are short drives, and the valley has earned a statewide reputation for its orchards, vineyards, organic farms and growing food and wine scene. For anyone who wants the backcountry close at hand, the location is hard to improve on. Multiple public access points reach BLM ground within a short drive, and the roads climb from there onto the Grand Mesa and Black Mesa and into the Grand Mesa and Gunnison National Forests. That country offers elk and deer hunting in some of Colorado's most productive units, alpine lake fishing across the Grand Mesa's hundreds of lakes, trout water on the North Fork of the Gunnison, and miles of forest road for four-wheeling, side-by-sides and snowmobiles once the snow flies. Hiking, mountain biking, camping and wildlife watching round out a place you can hunt from, ride from and explore from without ever hooking up for a long haul. Private, productive and move-in ready. Call today for your private showing.