This 10.87-acre irrigated parcel is located just outside the town limits of Collbran, approximately 40 miles east of Grand Junction. The property features rolling hills, irrigated pastures, and mature cedar trees, offering expansive views of Grand Mesa and Battlement Mesa. Situated at an elevation of 6,120 feet, the parcel enjoys year-round access and a milder climate than higher-elevation areas. Water resources include 0.05 CFS of irrigation rights from the Muse Enlargement of the Fitzpatrick Ditch, sourced from Grove Creek, along with a paid municipal water tap from the Town of Collbran, helping to reduce future infrastructure expenses. Electricity is available nearby through Grand Valley Power, and a natural gas line crosses the parcel with potential for connection. Zoned AFT, the land is suitable for a residential building site, small-scale agriculture, or future subdivision. If so desired, petitioned annexation into the Town of Collbran could further expand development options, subject to town board approval. The property is conveniently located just minutes from amenities in Collbran and Mesa, including grocery and hardware stores, Plateau Valley K–12 school featuring a new state-of-the-art campus, parks, and a community center. The location also provides quick access to Powderhorn Mountain Resort approximately 20 miles away, Grand Junction Regional Airport within 45 minutes, Colorado Mesa University within 50 minutes, and comprehensive medical services at St. Mary’s Medical Center and Community Hospital in Grand Junction. An adjacent 7.86-acre irrigated parcel to the north is also available for buyers interested in acquiring additional acreage.