Homes for Sale in 80440

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  /48

  $749,000

  • 3 Beds
  • 2 Baths
  • 1,844 Sq Ft

  375 Gold Trail, Fairplay, CO 80440

  Discover your very own mountain retreat in this UPDATED and FULLY FURNISHED 3-bedroom, 2-bathroom home WITH A FRESHLY STAINED EXTERIOR, perfectly situated on 2 EXPANSIVE ACRES near Fairplay, Colorado! Tucked away near the end of a peaceful dead-end road, this 1,844 sq ft residence offers the BEST OF MOUNTAIN LIVING with breathtaking MOUNTAIN VIEWS and a desirable SOUTH-FACING orientation,

  Amy Caniglia Caniglia Real Estate Group,LLC

  375 Gold Trail, Fairplay, CO 80440
• 

  

  

  /49

  $725,000

  • 3 Beds
  • 2 Baths
  • 2,347 Sq Ft

  431 Rudisill St, Fairplay, CO 80440

  Experience modern mountain living in this pristine 2019-built home with sweeping views of the Mosquito Range. Bordering thousands of acres of BLM and conservation land, this energy-efficient retreat offers privacy, year-round comfort, and no HOA restrictions.Designed for off-grid living, the property features full solar power, in-floor radiant heat, and a fully fenced lot with gated entry.

  Courtney Peel eXp Realty, LLC

  

  431 Rudisill St, Fairplay, CO 80440
• 

  

  

  /30

  $735,000

  • 4 Beds
  • 2 Baths
  • 1,512 Sq Ft

  2399 County Road 6, Fairplay, CO 80440

  Welcome home to charm and comfort in Placer Valley!If you've ever dreamed of owning a home on a larger lot in the heart of Colorado's majestic mountains, this is your opportunity. Nestled on just under an acre in the highly sought-after Placer Valley, this spacious and recently remodeled single-family home invites you to embrace the peaceful, adventure-filled mountain lifestyle.Wake up

  Jillian Turner Coldwell Banker Mtn Properties

  2399 County Road 6, Fairplay, CO 80440
• 

  

  

  /50

  $3,200,000

  • Land
  • 1,200 Acres
  • $2,667 per Acre

  0 Badger Rd Unit S1062624, Hartsel, CO 80449

  Discover the rare opportunity to own a true working ranch in the Heart of Colorado. Spanning approximately 1,200 acres across multiple parcels, this property includes a 480-acre Colorado state grazing lease, making it ideal for bison, cattle, or other livestock operations. Currently operating under a bison lease, the ranch is set up and ready for continued use as a livestock enterprise. The land

  Angela Mills Mills Mountain Real Estate

  0 Badger Rd Unit S1062624, Hartsel, CO 80449
• 

  

  

  /50

  $3,200,000

  • Land
  • 1,200 Acres
  • $2,667 per Acre

  0 Badger Rd Unit REC7515511, Hartsel, CO 80449

  Discover the rare opportunity to own a true working ranch in the Heart of Colorado. Spanning approximately 1,200 acres across multiple parcels, this property includes a 480-acre Colorado state grazing lease, making it ideal for bison, cattle, or other livestock operations. Currently operating under a bison lease, the ranch is set up and ready for continued use as a livestock enterprise. The land

  Angela Mills Mills Mountain Real Estate

  

  0 Badger Rd Unit REC7515511, Hartsel, CO 80449
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  /50

  $599,000

  • 1 Bed
  • 1 Bath
  • 1,285 Sq Ft

  135 & 185 S Main St, Alma, CO 80420

  Charming Historic Gem in Alma, CO – Own a Piece of History! Nestled in the heart of the picturesque and historic Main Street of Alma, CO, this unique log-sided home offers a rare opportunity to own a piece of Colorado’s mining heritage. Set on four spacious lots, the property features a charming main residence, a versatile workshop, a storage shed, and a delightful tiny home that’s full of

  Michael Kelley RE/MAX Properties of the Summit

  135 & 185 S Main St, Alma, CO 80420
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  /30

  $40,000

  • Land
  • 0.12 Acre
  • $333,333 per Acre

  111 Spike Way Unit S&N 95, Fairplay, CO 80449

  Perfect weekend or long-term (up to 6 months per year) camping spot!!!! Campground of the Rockies Assoc.(CORA) is a unique camping gated community in the heart of Colorado, with many amenities, such as a heated seasonal indoor pool, private fishing, community center with several Bath houses that include laundromats, restrooms and showers, tennis/pickleball courts, archery range, volleyball, two

  Joseph Wells Pinecone Properties LLC

  

  111 Spike Way Unit S&N 95, Fairplay, CO 80449
• 

  

  /17

  $265,000

  • Land
  • 16 Acres
  • $16,562 per Acre

  255 Zebulon St, Fairplay, CO 80440

  16 Acres Near Valley of the Sun! Build your dream mountain home on this 16-acre property with roughly 5 acres of buildable land, mountain views, and Pennsylvania Creek running through. Enjoy privacy, trees, and abundant wildlife while being close to Breckenridge and Buena Vista for world-class skiing, hiking, biking, fishing, and hunting. Electricity runs along the road, and seller has provided a

  Bobbi Cobb Colorado R.E. Summit County

  255 Zebulon St, Fairplay, CO 80440
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  /12

  $48,000

  • Land
  • 0.5 Acre
  • $96,000 per Acre

  188 Stellar Jay Way, Fairplay, CO 80440

  Build your Mountain Retreat on this flat, easily buildable lot with a completed site plan and water tap at the street. Nestled in the desirable Warm Springs Ranch, a private, gated community in the heart of the Rockies, this homesite offers both easy access and proximity to neighborhood amenities.Warm Springs Ranch features miles of private trails, seven stocked fishing ponds, a community

  Katie Stamp eXp Realty, LLC, Mountain House Properties

  188 Stellar Jay Way, Fairplay, CO 80440
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  /39

  $375,000

  • 4 Beds
  • 2 Baths
  • 1,692 Sq Ft

  265 Trout Rd, Fairplay, CO 80440

  Escape to your own mountain retreat on 5.13 acres of level, usable land in the peaceful Fourmile Fishing Club community. This 1,692 sq ft ranch-style manufactured home offers 4 bedrooms and 2 full bathrooms, making it ideal as a full-time residence, second home, or investment property.Step inside to find an inviting open floor plan with a spacious living room anchored by a cozy wood stove

  Kyle Wong Exp Realty LLC

  265 Trout Rd, Fairplay, CO 80440
• 

  

  /34

  $380,000

  • Land
  • 36.91 Acres
  • $10,295 per Acre

  12010 285, Hartsel, CO 80449

  Silver Lode Ranch – 37 Acres with a quarter mile of South Platte River Frontage. This premier Park County property offers a rare opportunity for world-class fly fishing, recreation, and breathtaking mountain views right out your door. The gently rolling landscape provides a stunning buildable sites, ideal for designing your dream home or mountain retreat, or investment property.Key

  Dorothy Hussey Keller Williams Top Of Rockies

  12010 285, Hartsel, CO 80449
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  /10

  $70,000

  • Land
  • 0.1 Acre
  • $700,000 per Acre

  194 Smoke Stack Rd Unit 27, Fairplay, CO 80440

  This is a cozy campground lot in the South Park area. Great location near the clubhouse, pickle ball, and swimming pool. Close to Antero Reservoir, 11 Mile and Spinney. Close to lots of overlanding and hiking trails, ghost towns, hunting (area 49 with access to area 50, 57 and 58). Also, 39 miles to Breckenridge for skiing! The neighbors are friendly and the views are amazing!

  Tammy Hart Resident Realty North Metro LLC

  

  194 Smoke Stack Rd Unit 27, Fairplay, CO 80440
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  /43

  $39,000

  • Land
  • 0.11 Acre
  • $354,545 per Acre

  101 Rail Way, Fairplay, CO 80440

  Spacious Mountain Retreat at Campground of the Rockies – Aspen Privacy, Camper & Shed Included. Escape to the Colorado Rockies with this exceptional property located in the sought-after Campground of the Rockies (CORA) near Fairplay, CO. As one of the largest lots in the community, this site offers unparalleled privacy, surrounded by mature aspen and evergreen trees that create a natural

  DAWN BROOKS-WHITE Real Broker, LLC

  101 Rail Way, Fairplay, CO 80440
• 

  

  /29

  $270,000

  • 3 Beds
  • 1 Bath
  • 1,075 Sq Ft

  137 N Pine St, Alma, CO 80420

  This 3 bed, 1 bath vintage home sits on a sunny lot in the heart of Alma, just 25 minutes to Breckenridge. Enjoy small-town charm, walkable shops and restaurants, and easy access to the free Summit Stage bus, making your ski trips or commute to Fairplay/Breck a breeze. With original character throughout, this home and lot both offer tons of potential. Whether you're dreaming of a cozy mountain

  Katy Andrews RE/MAX Properties of the Summit

  137 N Pine St, Alma, CO 80420
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  /9

  $22,500

  • Land
  • 5 Acres
  • $4,500 per Acre

  599 Summit Rd Unit 28, Hartsel, CO 80449

  This is an easy build off-grid lot (no well, no septic and no electricity) just north of the welcoming community of Hartsel, CO. It is just seven miles to the Highline Cafe & Saloon in Hartsel, the post office, pizza at Zaccaro's Kitchen, gas and snacks at Badger Basin Convenience Store, a liquor store, a gift shop, a rock shop, a fire station and an ambulance service. Gold Metal Trophy Trout

  Delores Cole High Mountain Meadows Real Estate, LLC

  

  599 Summit Rd Unit 28, Hartsel, CO 80449
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  /9

  $300,000

  • 5 Beds
  • 3 Baths
  • 2,387 Sq Ft

  1840 High Creek Dr, Hartsel, CO 80449

  Set on 36.5 acres, this off-grid property is powered by its own solar system and designed for self-sufficient living. Built with durability in mind, the home features wood siding, a concrete foundation, and a metal roof—ideal for Colorado’s mountain climate. Large windows bring in natural light and frame sweeping mountain vistas, creating a warm and inviting space to simply enjoy the quiet beauty

  Sara O'Connor Keller Williams Top Of Rockies

  1840 High Creek Dr, Hartsel, CO 80449
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  /49

  $550,000

  • 2 Beds
  • 1 Bath
  • 1,484 Sq Ft

  190 County Road 14-A, Alma, CO 80420

  Don’t miss this Colorado mountain home for sale, offered by the original owner and set on 10 private acres with stunning mountain views and exceptional privacy. Built in 1984, this log-style cabin features important updates including a new roof and new log siding on the north side, fresh wainscoting around the base, a new balcony railing, quality wood floors, custom blinds, updated kitchen

  Courtney Peel eXp Realty, LLC, Mountain House Properties

  190 County Road 14-A, Alma, CO 80420
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  /30

  $679,000

  • 4 Beds
  • 2 Baths
  • 1,456 Sq Ft

  136 Black Knat Rd, Fairplay, CO 80440

  4 bedroom 2 bath, two-story home nestled in 5 acres of land with endless mountain views in all directions and room for horses or any other dream. Fully remodeled home interior. New kitchen with island, white shaker cabinets, glass/cut stone backsplash and granite countertops. All new oil rubbed brass fans and lighting fixtures. New wood floors throughout with accentuated wood molding and window

  Denice Niethammer The Resource Group LLC

  

  136 Black Knat Rd, Fairplay, CO 80440
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  /5

  $15,900

  • Land
  • 5 Acres
  • $3,180 per Acre

  9062 Clear Creek Rd, Hartsel, CO 80449

  Welcome To South Park Ranch. This 5-acre parcel offers a pristine slice of Colorado high country. In view is Spinney Reservoir. Just 5 minutes away it offers world class fishing and serene water vistas. Being so close to Eleven Mile, The Dream Stream and Tarryall Reservoir is an anglers dream. And no HOA restrictions. Close by amenities can be found in the town of Hartsel and not far from there

  Megan Sharp Bristlecone Realty Group

  

  9062 Clear Creek Rd, Hartsel, CO 80449
• 

  

  /39

  $620,000

  • 2 Beds
  • 2 Baths
  • 1,276 Sq Ft

  93 Busch Run, Fairplay, CO 80440

  Sitting on a corner lot on 6.42 Acres this amazing ranch style home with a detached 2 car garage gives you ample space for everything Colorado. Completelyupdated kitchen with brand new stainless steel appliances. The home boasts vaulted ceiling and large windows with lots of natural light. Thehome has a large game room that could be repurposed as additional living space or possibly a 3rd

  Moraima (Mo) Kelley RE/MAX Properties of the Summit

  93 Busch Run, Fairplay, CO 80440
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  /25

  $449,900

  • 3 Beds
  • 2 Baths
  • 2,040 Sq Ft

  1159 Sheep Ridge Rd, Fairplay, CO 80440

  Fixer-Upper with Million-Dollar-Views --- 3 Bed 2 Bath in Warm Spring, Fairplay, CO. Set on a generous 1.5-acre parcel in the gated community of Warm Springs, this home offers a rare blend of privacy, potential and jaw-dropping scenery. With unobstructed views of the alpine peaks and open meadows, the property is a canvas for your dream retreat - whether you are seeking a weekend escape or a

  Megan Sharp Bristlecone Realty Group

  

  1159 Sheep Ridge Rd, Fairplay, CO 80440
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  /31

  $95,000

  • Land
  • 0.1 Acre
  • $950,000 per Acre

  162 Clubcar Rd, Hartsel, CO 80449

  Safe and Secure Home base for your Colorado Adventures. Property is Close to Fishing and National Forest to play in. Most everything Colorado has to offer you can be doing within an hour. Property includes a 28Ft. Coleman Camper with a Metal Snow Roof. Large deck to enjoy the scenery, morning sunrise or evening sunsets and night-time stars as well as a 10x12 Shed to store your toys. This

  Joseph Wells Pinecone Properties LLC

  

  162 Clubcar Rd, Hartsel, CO 80449
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  /28

  $99,000

  • Land
  • 0.21 Acre
  • $473,231 per Acre

  158 N Aspen St, Alma, CO 80420

  Be a part of Alma’s future with this oversized town lot, perfectly situated in the heart of Colorado’s highest incorporated town. Featuring a gentle slope and potential mountain views with selective tree clearing, this lot is prime for development. All the essentials are already in place—natural gas, electricity, city sewer, and water are right in the road and ready for hookup. Convenient access

  Aniela Wasmanski LIV Sotheby's I.R.

  158 N Aspen St, Alma, CO 80420
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  /48

  $569,000

  • 3 Beds
  • 2.5 Baths
  • 1,892 Sq Ft

  160 S Wheat Way, Fairplay, CO 80440

  Mountain Seclusion with Convenience to Town. This 2 acre private flat wooded lot with southern exposure provides all day sun and the perfect tranquil retreat. This custom home offers a large great room with an open floor plan with abundance of natural light. There also is a nice laundry/mudroom off the kitchen for extra storage along with 1/2 bath on the main level. The massive wrap around deck

  Tony Giacone Keller Williams Top Of Rockies

  160 S Wheat Way, Fairplay, CO 80440
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  /35

  $630,000

  • 3 Beds
  • 2 Baths
  • 1,512 Sq Ft

  318 Foxtail Ln, Fairplay, CO 80440

  Surrounded by a picturesque aspen grove and designed for effortless single-level living, this 3-bedroom, 2-bath home blends mountain charm with thoughtful upgrades. Step inside to an open-concept living space filled with natural light from large windows and updated sliding doors, framed by tongue-and-groove vaulted ceilings and skylights that bring warmth and character to the home. The layout

  Katie Stamp eXp Realty, LLC

  

  318 Foxtail Ln, Fairplay, CO 80440
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  /34

  $120,000

  • 3 Beds
  • 2 Baths
  • 1,178 Sq Ft

  21980 Us Highway 285 Unit 48, Fairplay, CO 80440

  This newer 3-bedroom, 2-bathroom home offers comfort, convenience, and value with a smart split-bedroom floor plan. The spacious primary suite includes a walk-in closet and a beautiful primary bathroom, while two additional bedrooms and a full bath are located at the opposite end for privacy. The open living area flows into the kitchen with ample space for work or study. An in unit laundry area

  Angela Krieger RE/MAX Properties of the Summit

  21980 Us Highway 285 Unit 48, Fairplay, CO 80440
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  /50

  $1,450,000 Open Sat 10AM - 2PM

  • 4 Beds
  • 4.5 Baths
  • 3,876 Sq Ft

  31 E Buzzsaw Ln, Fairplay, CO 80440

  Wow—look at these views! This newly constructed 4-bedroom, 4.5-bath mountain home, completed in 2022, comes fully furnished and sits on 7.21 acres above Crooked Creek Valley in the Silverheels Ranch neighborhood of Fairplay. Enjoy sweeping panoramas of the Mosquito Range, Mount Silverheels, and more.The handcrafted kitchen, highlighted by a black walnut island, provides the ideal space

  Rob Scheifele Worth Clark Realty

  

  31 E Buzzsaw Ln, Fairplay, CO 80440
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  /50

  $499,000

  • 1 Bed
  • 1 Bath
  • 1,296 Sq Ft

  213 Santa Maria Dr, Como, CO 80432

  Fantastic opportunity to own this charming home on a sprawling 35-acre lot! Fully fenced and surrounded by natural state landscape, fully run on solar electricity with propane for the stove & hot water heater. This property welcomes you with a cozy front porch where you can have morning coffee. Discover an inviting living room that flows seamlessly into the dining area, anchored by a stove

  Wesley Hardin RE/MAX Alliance

  

  213 Santa Maria Dr, Como, CO 80432
• 

  

  /22

  $95,000

  • Land
  • 3.08 Acres
  • $30,844 per Acre

  FS 192, Alma, CO 80420

  Historic Mining Claim in Buckskin Gulch – Part of the Phillips Lode! Own a rare piece of Colorado history with this stunning acre wooded parcel, once part of the Phillips Lode – the very first lode claim in Alma, originally mined by the legendary Buckskin Joe. Nestled in scenic Buckskin Gulch, this former gold-producing site offers a unique opportunity to own this 3+ acre parcel, once part of a

  Bonnie Paffenroth Caniglia Real Estate Group,LLC

  FS 192, Alma, CO 80420
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  /48

  $1,300,000

  • 3 Beds
  • 3 Baths
  • 2,824 Sq Ft

  416 Foxtail Dr, Fairplay, CO 80440

  This is the one you’ve been looking for! Make this your home base for fishing, boating, skiing, hiking, biking, hot springs, or relaxing and enjoying the mountain and wildlife views. Beautiful custom mountain contemporary home surrounded by aspen and pine forest on 2.5 level acres with spectacular meadow and mountain views. Meticulously maintained spacious open floor plan features quality

  Dorrie Crossley Berkshire Hathaway HomeServices Synergy Realty Group

  416 Foxtail Dr, Fairplay, CO 80440
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  /16

  $130,000

  • Land
  • 0.18 Acre
  • $722,222 per Acre

  16 Clubcar Rd, Hartsel, CO 80449

  Your gateway to mountain views and endless recreation. Enjoy a cup of coffee in the crisp mountain , air, watching the sunrise between beautiful aspen trees from these two incredible lots. Located in the private, gated Campground of the Rockies (CORA) community with 600 acres in the heart of the Rocky Mountains is sure to impress. Located directly across from the clubhouse, these side-by-side

  Don Newton RE/MAX Alliance-Longmont

  16 Clubcar Rd, Hartsel, CO 80449
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  /46

  $950,000

  • 3 Beds
  • 1.5 Baths
  • 2,480 Sq Ft

  889 Rudisill St, Fairplay, CO 80440

  Don't miss this stunning and recently completed 3bd/3ba home situated on 9 breath-taking acres with 360 degrees of unobstructed mountain views surround by thousands of acres of protected BLM land! This property is being sold fully furnished and turn-key for your ultimate mountain retreat or short-term investment rental that can sleep up to 10 people with an annualized average of over $80,000/yr

  Brian Paul Compass - Denver

  

  889 Rudisill St, Fairplay, CO 80440
• 

  

  /31

  $500,000

  • Land
  • 11 Acres
  • $45,455 per Acre

  1013 Palmer Peak Dr, Fair Play, CO 80440

  Discover a stunning 11-acre retreat in the highly sought-after community of Silverheels Ranch. This rare property spans two lots backing directly to National Forest on the north and HOA open space on the east, creating both privacy and unlimited access to recreation.At the foot of Mount Silverheels, the land unfolds as a tapestry of wide alpine meadows, golden aspens, and the enduring

  Katie Stamp eXp Realty, LLC, Mountain House Properties

  1013 Palmer Peak Dr, Fair Play, CO 80440
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  /24

  $625,000

  • 3 Beds
  • 1 Bath
  • 1,144 Sq Ft

  288 Roberts Rd, Alma, CO 80420

  Surrounded by whispering aspens, this serene mountain retreat offers the perfect escape from the hustle of everyday life. Bathed in natural light from expansive south-facing windows, the interior is warm and inviting year-round. After a day of outdoor adventures, unwind by the cozy fireplace—or soak in the private hot tub under a canopy of stars.Located just 20 minutes from the

  Thomas Falloon RE/MAX Northwest Inc

  

  288 Roberts Rd, Alma, CO 80420
• 

  

  /50

  $1,900,000

  • 5 Beds
  • 4.5 Baths
  • 5,288 Sq Ft

  1000 County Road 33, Como, CO 80432

  This stunning Custom log home has picturesque panoramic mountain views and is situated on more than 225 acres. Every inch has been finished to the highest of standards, with each piece being selected specifically for this one-of-a-kind Notch & Saddle Engelman Spruce log home. This beautiful rustic retreat features Hickory floors and cabinets, Jenn Aire appliances, Propane see though fireplace.

  Lora Alexander High Ridge Realty, LLC

  1000 County Road 33, Como, CO 80432
• 

  

  /49

  $345,000

  • 494 Sq Ft

  210 Pine Ridge Rd, Fairplay, CO 80440

  Discover your storybook cabin tucked in on 4+ acres in the sought-after Sportsman Valley, where mountain adventures meet rustic comfort. Meticulously maintained and thoughtfully updated, this turnkey retreat is ready to be your basecamp for exploration or a quiet escape to unplug and recharge and Re-Connect. Step onto the spacious deck to take in million-dollar views, or relax among the

  Marilee Devries Caniglia Real Estate Group,LLC

  210 Pine Ridge Rd, Fairplay, CO 80440
• 

  

  /26

  $132,000

  • Land
  • 2.01 Acres
  • $65,672 per Acre

  544 Circle 73, Fairplay, CO 80816

  Own this lovely 2 acre treed forest and have serenity of privacy all around you! Beautiful pine trees and aspens, imagine the aspens in the Fall! Located in Venture 73, which is in Foxtail Pines and has National Forest entrance in neighborhood and stocked fishing pond! Year round road maintenance, easy access fron town, electricity is at road frontage, walk to the national forest trails with huge

  Lisa LoPresti RE/MAX Nexus

  544 Circle 73, Fairplay, CO 80816
• 

  

  /50

  $1,500,000 Open Sat 11AM - 3PM

  • 4 Beds
  • 3.5 Baths
  • 4,491 Sq Ft

  662 County Road 1, Alma, CO 80420

  OPEN HOUSE SATURDAY 9/20/25 11:00-3:00pm. Welcome to Fairplay, Colorado’s masterpiece with panoramic views, and a seasonal pond. SINGLE FAMILY/INCOME/AIRBNB. Located near Alma, Fairplay, and, Breckenridge. Enjoy summer activities in Buena Vista and Salida. Step inside 662 County Road 1, a remarkable mountain home, mostly furnished, and situated on 6.3 acres of gorgeous mountain land and located

  Brittany Seegrist Compass - Denver

  

  662 County Road 1, Alma, CO 80420
• 

  

  /13

  $189,000

  • Land
  • 4.88 Acres
  • $38,730 per Acre

  0000 Vots Dr, Fairplay, CO 80440

  Discover 4.88 acres of pristine mountain beauty in the sought-after Valley of the Sun subdivision—just under 5 miles from the heart of Fairplay and 22 miles from world-class skiing and amenities in Breckenridge. This gently sloping parcel offers both privacy and possibility, with towering pine trees framing the landscape and allowing you to strategically open up stunning views of South Park and

  Katie Stamp eXp Realty, LLC

  

  0000 Vots Dr, Fairplay, CO 80440
• 

  

  /16

  $375,000

  • Land
  • 5.1 Acres
  • $73,529 per Acre

  101 Dry Lake Rd, Fairplay, CO 80440

  Build your Colorado dream home on this fully improved 5.10-acre lot in the highly desirable Silverheels Ranch community, just minutes from downtown Fairplay. Situated on a corner parcel with big mountain, meadow, and lake views, this property is ready for construction with significant infrastructure already in place—saving you time, money, and stress. The gently sloping terrain offers a flat,

  Katie Stamp eXp Realty, LLC

  

  101 Dry Lake Rd, Fairplay, CO 80440

Showing Results 81 - 120, Page 3 of 12