Today, Archuleta County, with Pagosa Springs as its county seat, is one of the fastest-growing counties in the U.S. (14th overall) and one of the major tourism and recreation centers of the Four Corners area. The population of the area is expected to more than double in less than 20 years.

Numerous large developments are being proposed and some are being built, as land and home values skyrocket. The discussion about "big box" stores is well underway. "Trophy homes" are popping up in the surrounding area, with some approaching "McMansion" status. Many long time residents (as well as recent arrivals) are fearful that Pagosa Springs will turn into another Aspen, Vail or Telluride, while others welcome the coming changes. Nature's beauty and bounty are attracting many newcomers.

Among the area's main attractions are a 27-hole championship golf course, Wolf Creek Ski Area, known for "the most snow in Colorado", abundant fishing, rafting, and boating opportunities, excellent elk and deer habitat, two museums, a wildlife park, close proximity to noted archeological sites, hiking trails, and much more.

Visitors and residents alike have been drawn here by the area's clean air and water, relaxed pace of life, abundant recreational opportunities, and, of course, the "healing waters" of the Great Pagosa Hot Springs.

An active business community supports the rural lifestyle of area residents with a variety of shopping opportunities and services. The Pagosa Springs Chamber of Commerce has a large staff of volunteer "ambassadors" and is an excellent source of tourism and visitor information, as well as printed business and recreation brochures and guides.

Proposed Village at Wolf Creek

Pagosa Springs has developed significantly over the last couple of decades. Pagosa has now become a very popular tourist destination, especially when coupled with the superb skiing available at the Wolf Creek Ski Area.

Plans are being proposed for a new "city" - the "Village at Wolf Creek" - that would house over 10,000 people, making Wolf Creek the equal of ski resorts like Aspen and Vail. This development is not without controversy, however, as many locals object to the idea of constructing a brand new city on top of the San Juan Mountains.

The proposed development in the middle of the Wolf Creek Ski Area resort has stirred a heated battle between resort operators, the Forest Service, Texas-based developers, the county, residents of several nearby towns, and many environmental groups, including "Friends of Wolf Creek".

As proposed, the Village at Wolf Creek would include around 2,200 housing units - enough for up to 10,500 people - and 222,100 square feet of commercial space on 300 acres of land inside the Rio Grande National Forest. The land, acquired by a Texas-based developer in a controversial 1986 land swap with the Forest Service, is surrounded by acres of federal land, including the 1,600 acres that comprise Wolf Creek. The resort currently has no base-area town, and visitors head to Pagosa Springs and nearby South Fork to sleep, eat, and rent gear.

What started as a proposal for a much smaller development has ballooned into a dense project that opponents - including Wolf Creek Ski Area resort operators, who were originally pro-development - say will damage not only the personality of the ski area, but also the environment and local economy.

Friends Of Wolf Creek says the development would cause irreversible damage to area lynx, cutthroat trout, wetlands, and the water supply, as well as the economies of Pagosa Springs and South Fork.

But developers and some residents say the Village, which could take 25 to 30 years to complete, will bring dollars to one of the poorer regions of the state. A South Fork Chamber of Commerce spokesman believes the development will increase jobs and tax revenue for a county in which 96 percent of the land (four million acres) is federally owned.

Pagosa's Current Resort

Already established and a focal point of recreational activity within Pagosa Springs is the Wyndham/Fairfield Resort. Located just west of town in what locally is referred to as "new Pagosa", or Pagosa West, the resort features a beautiful golf course, dozens of condos, and many outdoors activites that you can schedule through the resort, should you wish. Among them are hot air balloon rides, trips to nearby Mesa Verde or Chaco Canyon, as well as other tours and activities within the local area.

Other Critical Issues

Pagosa Springs is now building a Critical Access Hospital, which will provide local health care, rather than requiring residents to go to either Durango, or Farmington, NM, for care requiring hospitilization. Construction should be complete by the end of 2007. Durango's Mercy Hospital will "partner" with the new hospital to provide health care. Care requiring attention from medical specialists may still require Pagosa residents to travel to either Durango or Farmington.

Part Timers and Property Values

According to the Archuleta County Assessor, 59 percent of the homes in the area are owned by "part timers" who are non-local and live out of state. Dramatically higher property values are blamed on the large number of part timers who build or buy high priced homes, thereby driving "affordable housing" out of site. As a result, higher property taxes may be forthcoming based upon the valuation of newer homes.

National Recreation Properties, Inc, recently promoted Pagosa Springs land sales on a nation-wide TV advertisement campaign. Using former "CHiPs" TV star Erik Estrada as a pitchman, NRPI bought hundreds of lots at low prices and then resold them at highly inflated prices to people seeking their bit of paradise.

The properties sold out rapidly in a buying frenzy and also contributed to higher property prices and valuations overall. Some lots previously priced at around $25,000 were sold for as much as $75,000 apiece.

Airport Improvements

Pagosa has an airport northwest of town at 7,659 feet elevation which is capable of handling business jets and smaller private airplanes. The runway is 9000 feet in length, and has recently been improved to handle aircraft in the 70,000 pound range.

The county is about to begin negotiations with Gulfstream Worldwide — an Albuquerque-based property management and real estate company with an interest in aerospace and aviation. If lease negotiations come to fruition, the Albuquerque-based company could build 27 hangars including infrastructure such as water, sewer and tarmac extensions south of the fixed based operations (FBO) building.

A portion of its business operations may be brought into the airport facility, however those arrangements, ground lease terms and full contractual particulars are yet to be decided.

Other Bumps on the Road(s)

Archuleta County has grown rapidly, but has had a very hard time keeping up with some basics - like road maintenance. The County Commissioners have proposed casing maintenance on all secondary roads - then beat a hasty retreat as residents objected to services being reduced without a commensurate reduction in taxes.

Many roads in the county need to be resurfaced or simply maintained with a fresh coat of gravel. Other roads which are heavily used, need to be paved, since school bus routes take children over them daily.

The County also proposed not maintaining secondary roads during the winter, which would result in heavy snows preventing rescue or emergency vehicles from reaching those in need.

That idea too fell flat, and the county will continue to maintain secondary roads to some level which will provide reasonable access. Threats of legal action should someone suffer damages as a result of the county's failure to maintain the roads may have had a part to play in the reversal of the Commissioner's decision.

The Future is Now

There is no doubt that Pagosa springs is growing - an appealing location, great climate and tremendous recreational opportunities will ensure that it does. The question is how will it grow? Will development be tightly controlled? Will big boxes dominate the pristine countryside? There is certain degree of the NIMBY (not in my back yard) syndrome at work, as well as those who would close the doors to newcomers now that they have found their piece of paradise.

Time will tell. The County as well as City governing bodies are well aware of the concerns of the local populace, and have shown a need to respond to the issues. The future is now, and we all hope that Pagosa's beauty will be protected as development comes to this majestic area of southwest Colorado.