20738 Stevens Gulch
Paonia, CO 81428
LEGACY RANCHES LLC · Delta County, CO
Registered entity: Legacy Ranches LLC (Good Standing)
Needs review means a record exists that requires verification. No record means nothing is on file — which is not an all-clear.
Large acreage with the land and water profile of a working ranch.
Action plan for this parcel
- 1.
2 rebate programs match this address
RecommendedrebateAcross state, county, and local sponsors — up to $1,000 stackable. Includes Colorado Wildfire Mitigation Income Tax Credit; Forest Restoration and Wildfire Risk Mitigation (FRWRM) Grant.
Acrescope presents data and surfaces actions — it does not provide financial, legal, tax, or insurance advice. Confirm with a qualified professional before incurring costs.
The deal
What this parcel is worth, what encumbers it, and what its paper trail says — value, distress, listings, sales, and tax.
- · County-level comp model — no adjustment for condition, view, or remodel. An estimate, not an appraisal.
Why this differs from the assessor value above: Colorado assesses agricultural-classified land on grazing productivity (ag-use value), typically ~30–40× below market. This estimate instead applies the county median $/acre from clean single-parcel arms-length ag sales (bulk multi-parcel deeds, government/exempt land, and nominal transfers excluded). An estimate, not an appraisal.
No distress filings on record for this parcel. We monitor county clerk recordings (NEDs, lis pendens, liens, judgements) and join them via fuzzy name match.
No active for-sale listings on record for this parcel. We track public-record foreclosure-sale lists (county Public Trustee) and attach them here when a sale is scheduled.
- 2022-12-21$0 / non-arms-length
Source: county assessor sale records. $0-price entries are typically non-arms-length transfers (quitclaim, intra-family, estate). They appear on the deed chain but don't reflect market value.
21263 HWY 550, MONTROSE, CO 81403-8726
The land
What the ground itself is — cover, soils, buildability, water, minerals, and the public land around it.
- Mean annual precipitation
- 23.0 in
- Mean annual snowfall
- 104 inHeavy snow load
- Mean annual temperature
- 41°F
- Frost-free season
- 159 days/yr(moderate growing season)
Source: Open-Meteo Historical Weather archive (ERA5 reanalysis), 2014–2023 daily normals. Frost-free days count days whose overnight low stayed above 32°F. The snow-load band is a buyer-facing heuristic from annual snowfall, not an engineered ground-snow-load design value — confirm with the local building department before relying on it.
1 decreed water right on record (oldest priority 1904) — a transferable water asset that conveys with the land.
| Priority | Structure | Source | Decreed |
|---|---|---|---|
| 1904-06-01 | STRATTON SPRINGS 1 2 3 P(Spring)WDID 4001782 ↗ | TERROR CREEK | 0.15 C |
- Permitted wells
- 1
- Primary use
- Domestic
- Deepest well
- 32 ft
Source: the Colorado Division of Water Resources well-permit registry (CDSS). These are WATER wells (domestic / irrigation / stock), not oil & gas wells. Wells are matched to the parcel by proximity to its centroid, not by surveyed boundary — a well listed here can sit on an adjacent parcel. Descriptive, not legal advice — confirm the permit location, decreed use, and yield with CO DWR before relying on them.
No oil & gas wells within ½ mile of this parcel. Sourced from the Colorado Energy & Carbon Management Commission (ECMC) public registry.
- USFS· NFGrand Mesa National ForestGrand Mesa, Uncompahgre and Gunnison National Forestsparcel inside unit boundary0 mi346K ac
- BLM· WSRWest Fork Terror Creek0.5 mi1K ac
Distance is measured to the nearest edge of each unit's bounding box (a fast approximation, not precise polygon containment). “Inside unit boundary” means the parcel centroid sits within the unit's bbox; verify against the unit's precise boundary before acting.
The risk
What could burn, flood, slide, or fail to insure — and how exposed this parcel actually is.
| Incident | Acres | Contained | Distance |
|---|---|---|---|
| 310 | 603 | 100% | 38.1 mi |
- Wildfire damage potential (CO-WRA)
Unmapped▾
Wildfire damage potential is not yet mapped for this parcel.
- CO-WRA bld_dmg_pot tier
- Unmapped
- Acrescope wildfire component (0-100)
- 0
Source: Colorado Wildfire Risk Assessment (CO-WRA) · bld_dmg_pot
- FEMA flood zone
Zone D▾
FEMA-mapped Zone D. Moderate hazard; flood insurance is not federally mandated but should be considered.
- FEMA NFHL zone
- D
- Special Flood Hazard Area
- No
- Acrescope flood component (0-100)
- 10
Actions that move this rating- Preferred Risk Policy (PRP) — Non-SFHA NFIP coverage is cheap (often $400-700/yr) and protects against the surprise flood event a moderate zone implies.
- In Special Flood Hazard Area?
- No
- Elevation
- 8,238 ft · 2,511 m
- Nearest SNOTEL station
- Overland Res.10.1 mi · 9,890 ftSnowpack reference for this area — link out for current SWE + 30-year normal.
- Fires within 5 mi
- 5
- Most recent
- Stucker Mesa Fire — 1996
- Total acres burned within 5 mi
- 4,233
Show all 5 fires ▾
- Converse wildfire 1199610 ac· 2.8 mi
- Wake wildfire 119943,848 ac· 5.3 mi
- Roatcap wildfire 11993181 ac· 3.4 mi
- Terror Creek 2 wildfire 1198794 ac· 1.5 mi
- Terror Creek wildfire 11981100 ac· 3.7 mi
The owner
Who holds it, through what entity, and what else that owner holds.
- Entity name
- Legacy Ranches LLC
- Status
- Good Standing
- State of formation
- CO
- Formation date
- 2022-04-28
- Entity type
- DLLC
- Registered agent
- JOSEPH COREY BURNS
| Related entity | Status | Link | Parcels |
|---|---|---|---|
| WW Holdings LLC(CO) | Good Standing | shared address | 5 |
| Benaiah Investments LLC(CO) | Good Standing | agent + address | 1 |
- Median home value
- $397,900
- Median age
- 54.6
- Owner-occupied
- 54.2%(346 of 638 units)
- Bachelor's degree or higher
- 59%
- Vacancy rate
- 36.7%
Source: U.S. Census Bureau ACS 2022 5-year estimates, block group 080299646003. Block groups average ~1,500 people; these stats describe the surrounding community, not this parcel specifically.
- Verdict & action plan — full write-up with every claim cited to its record (free: summary above)
- Recommended diligence — the complete prioritized checklist for this parcel (free: top action above)
- Property & valuation — comp set, ag use-value adjustment, valuation walk-through (free: assessor value above)
- Land & stewardship — land cover, soils, buildability, regenerative potential
- Water & subsurface — each decreed right with priority date, WDID, and diversion history (free: counts above)
- Climate & hazards — burn history, insurability workup, mitigation rebate stack (free: tiers above)
- Distress & ownership — filing-by-filing record and the owner’s full entity network (free: flags above)
- Sources & methodology — every source record linked, dated, and retrievable
$99 per parcel — less than a third of one hour with the water attorney it tells you whether you need.
- Parcel ID
- 71527c1f-34e6-4c4a-82ec-e10163841ba0
- APN
- 318706200001
- Schedule
- R000817
- Assessor record
- 2026-08-22
- Sale history
- 2026-06-02
- Water rights
- 2026-08-20
- Well permits
- 2026-06-09
- Oil & gas wells
- 2026-08-20
- Federal mineral estate
- 2026-08-22
- Flood zones
- 2026-06-03
- Fire perimeters
- 2026-08-24
- Distress filings
- 2026-08-24
- Entity registrations
- 2026-08-22
- Conservation easements
- 2026-06-11
The date our copy of that office’s records last changed — domains update on different cadences.