635 Stahl Road, Paonia, Colorado, 81419





MLS: 05022-12503

18 Acres

3 beds

1.0 baths

What You Should Know

  • Colorado orchard farm market

  • Transitional development land

  • 3-BR home and 4-car garage

  • large insulated fruit storage

  • historic farm market for sale

  • excellent development property

  • senior water rights

  • Gary Hubbell CO land for sale

Why You'll Love It

STAHL ORCHARD AND FARM MARKET--Paonia, Colorado farm market and orchard for sale

A premium investment and income property has come on the market in Paonia, Colorado—the Stahl Orchard and Farm Market is for sale. Situated at the main entrance to the Town of Paonia, the property borders the west boundary of the town. Comprised of over 30 acres in 5 different parcels, the Stahl properties offer an interesting mix of development land, homes, orchards, riverfront property, and irrigated ranch land directly in the path of development.

Paonia, Colorado is known for its orchards, vineyards, and organic produce

Situated on the banks of the North Fork of the Gunnison River, Paonia is halfway between Carbondale and Crested Butte in the southwest part of the state. Paonia’s elevation is roughly 5,700 feet, which is actually low elevation for a Colorado mountain town surrounded by high peaks. Correspondingly, the climate is warmer and more conducive to growing fragile crops such as peaches, pears, apples, sweet cherries, apricots, and wine grapes—and this farm is at the epicenter of Paonia fruit production, having been growing fruit for over 100 years. The orchard is famous for producing beautiful sweet peaches, cherries, plums, pears, and apricots, and the farm market is a “must stop” for travelers during the late summer and early autumn months. The small farms surrounding Paonia have become known as an organic “hot spot” in Colorado, producing organic vegetables, fruit, honey, lamb, melons, garlic, hemp, wine grapes, wine—you name it. Many people travel from far and wide to access the organic produce grown in Paonia.

Prime location for commercial development on main entrance to Paonia

There are two main entries into Paonia from Colorado 133, which is the main artery through the upper North Fork Valley. One is located directly north of town and goes straight south through Grand Avenue, which is the main street in town. Paonia High School takes up significant frontage on this artery, and at other points slopes off very steeply to wetlands below. The other entry is via Samuel Wade Road, which is a main intersection with a busy “Stop N Save” convenience store on the west side of Highway 133. The Stahl Orchard property has its own entry on Stahl Road just to the west of Samuel Wade Road, as well as significant frontage on Highway 133 right across from the Stop N Save and also along Samuel Wade Road. These properties are prime locations for commercial and residential expansion in Paonia.

Five different parcels, each with their own attributes—Paonia real estate for sale

The Stahl Orchard properties are offered in five different parcels:

  • 18-acre Stahl Orchard property with 12 acres in peaches, pears, apples, plums, and apricots. Includes 3BR 1BA farmhouse; 4-car heated garage, farm market building with large fruit cooling room and retail sales counter; 880 feet of North Fork river frontage; large insulated commercial shop/fruit storage building; 2-BR mobile home currently used as an office; 2 Pitkin Mesa water taps; senior water rights, including 17 shares in the Feldman Ditch company, and 3/4 share in the North Fork Farmers Ditch, + 1 CFS right to stream running through property. Listed at $795,000
  • 1.261-acre “peach orchard” vacant land development property with 330 feet of Highway 133 frontage, water rights. Listed at $199,000
  • 6.56-acre horse pasture property with 700 feet of frontage on Stahl Road and senior water rights, including proportionate share of 10 shares of water in the Feldman Ditch Company and 1 CFS stream water (for 2 parcels comprising the horse pasture) Listed at $299,000
  • 3.112-acre horse pasture property with 338 feet of frontage on Samuel Wade Road and senior water rights, including proportionate share of 10 shares of water in the Feldman Ditch Company and 1 CFS of stream water for 2 parcels comprising the horse pasture. Listed at $225,000
  • .5-acre parcel with 3BR, 2BA, approx. 2000-square-foot home at 470 Stahl Road, Paonia CO 81428, West Paonia water tap, and 1 share in the Feldman Ditch. Listed at $275,000
  • 1 unused West Paonia water tap

Water rights and taps for future development; availability of utilities and sewer

All told, the 30 acres of properties in the Stahl portfolio have 4 taps—2 West Paonia Water Company taps (1 unused) and 2 Pitkin Mesa Water Company taps. That is obviously not enough water to serve a large development or commercial use. Currently the Town of Paonia water company has a moratorium on issuing new taps, as the town experienced a water shortage two years ago. There were three simultaneous breaks in the system that basically drained the entire system. Once repaired, the system efficiency improved to above standards for small Colorado towns, but the voters’ confidence was shaken, and driven by a fear-based campaign, narrowly voted to approve the moratorium. However, there are over 400 unused Town of Paonia taps, a large bloc of which are owned by one corporate entity that may wish to see growth occur. These parcels are entirely outside the town limits, but it makes sense to have them annexed within the town. Sewer lines are extended through the properties and sewer connections are easy to hook up. Power and natural gas is readily available. Currently an engineering firm has been commissioned to provide a report on the status of the water system to determine if additional taps can be issued, and that report is due sometime in the summer of 2020.

Where You'll Find It

  • Street Address: 635 Stahl Road
  • City: Paonia
  • State: Colorado
  • County: Delta

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Gary Hubbell, ALC

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Jake Hubbell

Broker Associate/Auctioneer