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Cortez

Cortez CO Real Estate Agent | Homes for Sale in Cortez | Jon Burden - Woosa Properties

Your Trusted Cortez Real Estate Agent — Affordable Southwest Colorado Living

Located 45 minutes west of Durango at 6,191 feet, Cortez, Colorado delivers the region’s most affordable real estate with wide-open views of Sleeping Ute and the La Plata Range—perfect for ranching, farming, and practical Western living. As your dedicated real estate agent in Cortez, I pair Navy Search & Rescue precision with deep Montezuma County knowledge to help you secure exceptional value—whether that’s an in-town starter, a working ranch with irrigation rights, or investment property near Mesa Verde and McPhee Reservoir.

About Cortez — Gateway to Mesa Verde & Working Landscapes

Home to ~8,500 residents, Cortez blends agricultural heritage with full-service amenities (shopping, healthcare, trades) and a lower cost of living than nearby resort towns. The economy spans agriculture, tourism (Mesa Verde), healthcare, education, and regional services, with Southwest Memorial Hospital and the Montezuma-Cortez School District anchoring year-round stability.

The lower elevation brings milder winters and longer growing seasons than Durango—ideal for gardening and hay production—while summers are warmer but dry. Recreation skews high-desert: Mesa Verde cliff dwellings, Canyons of the Ancients, Hovenweep, and Phil’s World singletrack, plus McPhee Reservoir for boating and fishing. For alpine skiing/hiking, locals drive to Dolores, Rico, Telluride, or Durango.

Best Neighborhoods in Cortez — Find Your Affordable Property

Central/Downtown Cortez ($150K–$350K)

Older in-town homes on smaller lots with city water/sewer and natural gas. Walkable convenience to groceries, restaurants, services—lowest maintenance and best starter values.

North Cortez Residential ($200K–$450K)

Newer subdivisions and modern floor plans on quarter–half acre lots. Family-friendly, close to schools, quick access to Dolores and McPhee Reservoir.

East/Airport Corridor ($250K–$500K)

Larger lots (½–2+ acres), a mix of city and rural services, room for shops/RVs and some livestock. Great Sleeping Ute views; convenient airport access.

Pleasant View & Lewis (Rural) ($200K–$600K)

5–160+ acre ag parcels with irrigation potential. True ranch/farm settings with wells, septic, propane—best for buyers prioritizing acreage and privacy.

West of Cortez / Mancos Hwy ($250K–$700K)

Acreage with Mesa Verde proximity and big-sky sunsets. Mix of off-grid and serviced parcels; strong appeal for retirees and view-seekers.

McElmo Canyon & Yellow Jacket ($300K–$1M+)

Dramatic canyon country and large ranch holdings for maximum seclusion. Deep wells, remote access, and self-sufficiency required—unmatched scenery and space.

Cortez Real Estate Market — Exceptional Value & Space

Median prices for standard in-town homes generally run $250K–$350K, with starter properties from ~$150K–$200K—well below Durango, Bayfield, and Pagosa Springs. Agricultural/ranch properties span from small hobby farms in the low $300Ks to multi-hundred-acre operations $1M+ with senior water rights and infrastructure.

Premiums favor acreage, irrigation rights, updated homes, mountain views, and existing ag improvements (barns, corrals, hay storage). Investor interest focuses on cash-flow rentals for local workforce and tourism staff; ag buyers prioritize water rights and soils; retirees value affordability and mild winters.

Why Work With Jon Burden — Local Cortez Expertise

I evaluate wells and septic systems, verify irrigation rights, and align zoning with intended use—so your ranch, hobby farm, or in-town home performs as expected. Expect straight talk, thorough due diligence, and strategy tailored to Cortez’s value-driven market.

Buying: we separate true deals from deferred-maintenance traps, model ownership costs, and negotiate firmly. Selling: we target the right buyers (retirees, ag operators, investors) with clear property data, drone media, and pricing calibrated to comps and condition.

Cortez Real Estate FAQ — Your Questions Answered

What is the median home price in Cortez, CO?

Standard single-family homes with city services typically run $250,000–$350,000. Starters can be ~$150,000–$200,000; updated homes in desirable spots reach $300,000–$450,000. Ranch/ag properties range from the low $300Ks to $1M+ depending on acreage and water rights.

How is the Cortez real estate market right now?

Balanced and steady. Well-kept, fairly priced homes with larger lots, views, or ag potential sell in reasonable timeframes. It’s less frantic than Durango, offering buyers due-diligence time while rewarding sellers who price to comps and present well.

What should I look for when buying in Cortez?

In-town: condition of roof/HVAC, natural gas availability, and walkability. Rural/ag: well depth/production & water quality (get logs/tests), septic age/capacity, irrigation rights and delivery system, soil quality, road maintenance (county vs. private), propane ownership, and winter access reliability.

Is Cortez a good place to retire?

Yes for affordability, milder winters, quality local hospital care, and easy day trips to world-class archaeology and reservoir recreation. Trade-offs: fewer restaurants/cultural options than Durango and warmer summers (offset by low humidity).

Can I have livestock and farm in Cortez?

Inside city limits, livestock is limited; outside, rural residential/ag zoning generally permits horses and livestock on suitable acreage. I verify zoning, water rights, and infrastructure (barns, fencing, irrigation) for your intended operation.

How long does it take to sell a house in Cortez?

Accurately priced, well-presented homes typically sell in 60–120 days. Updated homes with acreage, views, or irrigation can move faster; over-priced or deferred-maintenance listings take longer and often need price adjustments.

What are property taxes like in Cortez?

Roughly ~0.6–0.7% of assessed value (often lower annual dollars than La Plata due to pricing). City parcels pay slightly more for municipal services; qualifying ag properties may receive reduced assessments.

What’s the climate like versus Durango?

Cortez sits lower (6,191’), so winters are milder with less snow and faster melt; summers are warmer (90s common) but dry. Growing seasons are longer—great for gardening and hay production.

How far is Cortez from other cities?

~45 minutes to Durango, ~45 minutes to Farmington (NM), ~90 minutes to Telluride or Moab, and ~3 hours to Albuquerque. Cortez Municipal Airport provides limited Denver service.

Does Cortez have good shopping and restaurants?

Yes for essentials (Walmart, City Market, Home Depot, feed stores, auto repair, hospital). Dining is modest but dependable; for variety, locals make Durango trips.

Is Cortez property a good investment?

Great for cash flow and affordability (workforce rentals, long-term tenants); appreciation is steadier and less volatile than resort markets. Ag/ranch land adds value via water rights, hay, and operational income.

Ready to Find Your Cortez Dream Property?

Whether you’re seeking an affordable in-town home, a horse-ready ranch with irrigation, or a cash-flow rental, I bring local expertise, military precision, and comprehensive marketing that delivers.

Contact Jon Burden at Woosa Properties:

📞 Phone: 9704310008   |   📧 Email: [email protected]   |   🌐 woosaproperties.com

📍 Office: Durango, Colorado   •   Serving Cortez, Dolores, Mancos, and all of Montezuma County.

Schools In The Area

Browse local schools, complete with ratings and contact info.
Mesa Elementary School 970-565-3858 Public KG-5
Kemper Elementary School 970-565-3737 Public KG-5
Montezuma-Cortez Middle School 970-565-7824 Public 6-8
Montezuma-Cortez High School 970-565-3722 Public 9-12
Mesa Elementary School 970-565-3858 Public KG-5
Kemper Elementary School 970-565-3737 Public KG-5
Lighthouse Christian Academy 970-565-8964 Private PK-11
Beech Street Preschool 970-565-3372 Public PK-PK
Lewis-Arriola Elementary School 970-882-4494 Public KG-5
Manaugh Elementary School 970-565-7691 Public KG-5
Children's Kiva Montessori School 970-565-8586 Public KG-8
Cortez Adventist Christian School 970-565-8257 Private KG-8
Battle Rock Charter School 970-565-3237 Public KG-6
Mesa Elementary School 970-565-3858 Public KG-5
Kemper Elementary School 970-565-3737 Public KG-5
Montezuma-Cortez Middle School 970-565-7824 Public 6-8
Lewis-Arriola Elementary School 970-882-4494 Public KG-5
Manaugh Elementary School 970-565-7691 Public KG-5
Children's Kiva Montessori School 970-565-8586 Public KG-8
Cortez Adventist Christian School 970-565-8257 Private KG-8
Battle Rock Charter School 970-565-3237 Public KG-6
Lighthouse Christian Academy 970-565-8964 Private PK-11
Montezuma-Cortez Middle School 970-565-7824 Public 6-8
Lighthouse Christian Academy 970-565-8964 Private PK-11
Cortez Adventist Christian School 970-565-8257 Private KG-8
Children's Kiva Montessori School 970-565-8586 Public KG-8
Montezuma-Cortez High School 970-565-3722 Public 9-12
Southwest Open Charter School 970-565-1150 Public 9-12
Lighthouse Christian Academy 970-565-8964 Private PK-11

Around The Area

Browse through the top rated businesses that Cortez has to offer!

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