30.99 acres off a dead-end road that backs up to BLM land, an utterly unique property in Palisade/East Orchard Mesa. Enjoy privacy without isolation, only minutes to schools, medical facilities and shopping. Residence constructed using fire retardant materials & many custom features with stunning views of Grand Mesa and the Bookcliffs. Heated barn, 2 story office/shop building, multiple other out buildings. Currently planted in hay but it would be ideal for fruit trees, wine grapes or lavender. For the novice, there is support available from Western State Research Center of Colorado State University, as well as vinicultural horticultural & other grower groups. A local peach grower would like to lease the property and plant peach trees to expand his current operation, which is another option for this one-of-a-kind property. 20.05 acres of irrigation water rights provided via concrete canal by Orchard Mesa Irrigation District which comes from the Colorado River and runs with the land. Come check out a little piece of heaven and make it your masterpiece.