3696 1/2 F Rd, Palisade, CO 81526

This is a spectacular 5.87-acre property with space for future development on the Fruit and Wine Byway for your forever home. It is only 5 minutes from downtown Palisade, and within easy walking distance from Tillman Bishop Wildlife Area, the Colorado River, and several local attractions, such as Talbott's Cider House and Winery, and Restoration Vineyards. The views from this property are literally stunning in all directions from the future building site, and include unobstructed views of Mt. Garfield, Mt. Lincoln, the Bookcliffs, the Grand Mesa, along with the Colorado Plateau, and the Colorado National Monument. It is not in a conservation easement, and can be developed within the Mesa County AFT zoning regulations to suit your needs. There is currently a merlot vineyard on the majority of the property, and a 680-square foot one-bedroom one-bathroom home that you can either live in, or rent out while you build your dream home on this legacy property. The house is currently rented out for $1,400 per month, and the lease expires at the end of August 2024. The property comes with stellar water rights, with more than 28-acre-feet of water allowed during each farming season. A fully functional micro sprinkler irrigation system is in place, along with an updated trellis system to keep the vines happy and supported. The majority of the other properties surrounding this vineyard are in conservation easements, forever protecting the views that this pristine acreage possesses. There is literally nothing else like it on East Orchard Mesa that is also so close to the Town of Palisade. Being more than 5-acres in size in a Mesa County AFT zoning area, this property can be improved with up to a 1,500 square foot ADU, and a 3,000+ square foot primary residence that could be used as a legacy property, corporate functions or entertainment, or a profitable short term rental business. The opportunities are literally endless. In addition, there is an enclosed irrigation shed with filtration system, and also a small shed to store farming supplies and a covered parking area for your tractor. East Orchard Irrigation Canal Number 1 wraps around the property like a moat, and the sound of the water flowing through the canal mimics a babbling river both at the screened in back patio of the house, and near the farming shed. There is a natural drainage that passes through the western part of the property that acts as a natural cold air drainage to aid in protecting the vines from freezes. This drainage features a drive-thru dirt road, and could be used for a potential small camper/sprinter van RV Park for added income on the property. There are also more than 20 orchard/vineyard fans on adjacent properties that will assist in keeping the air moving on the property during cold weather events. The seller is also willing to include preliminary architectural plans for a 3,000 square foot mid-century modern home with the purchase of the property. A 2019 40-horsepower Kubota tractor with flail mower, third function valve, grapple, front-mounted auger, rear forks, and front bucket are also available for purchase along with the property. The Kubota tractor currently has less than 250 hours and has been well maintained. Please feel free to look at the property while driving through, but do not bother the tenant. Call to schedule a viewing of the interior of the house, or with any questions. This is a truly a one of a kind property that can be turned into your future dreams.