22880 County Road 3A
Burns, CO
LAZY NIGHTS RANCH LLC · Routt County, CO
Registered entity: Lazy Nights Ranch, LLC, Delinquent November 1, 2023 (Delinquent)
Needs review means a record exists that requires verification. No record means nothing is on file — which is not an all-clear.
A rare combination — senior water and low climate risk at a below-median value.
- Owner entity delinquent
Action plan for this parcel
- 1.
3 rebate programs match this address
RecommendedrebateAcross state, county, and local sponsors — up to $1,300 stackable. Includes Routt County Wildfire Mitigation Council Resident Rebate; Colorado Wildfire Mitigation Income Tax Credit; Forest Restoration and Wildfire Risk Mitigation (FRWRM) Grant.
- 2.
Pull the water-right ownership chain
RecommendedwaterThis parcel has 2 senior water rights (oldest priority 1890). Verify ownership chain via the CO Division of Water Resources — senior rights conveyed with the parcel are worth materially more than unbundled values suggest.
- 3.
Build a comp set of similar parcels
OptionalcontextHidden Gem parcels often cluster — there may be 3-5 other under-the-radar properties in the same county fitting this profile. Browse the county Discoveries panel for sibling parcels.
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.
- · Wide range — county $/sqft mixes condos, single-family and luxury; the low–high band matters more than the point.
- · 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.
- 2018-07-09$1,575,700
Source: county assessor sale records.
6860 S SALIDA CT, FOXFIELD, CO 80016
The land
What the ground itself is — cover, soils, buildability, water, minerals, and the public land around it.
- Farmland class
- Not prime farmland
- Land-capability (irrigated)
- 6s
- Land-capability (non-irrigated)
- 6s
- Drainage
- Well drained
- Hydrologic group
- C
- Slope
- 15%
- Avail. water capacity
- 0.15 cm/cm
- Moderate slope (~15%)
- Group-C soil — slow infiltration
Partial coverage — based on the soil/geohazard layers present for this parcel; the read sharpens as those backfill.
2 decreed water rights on record (oldest priority 1890) — a transferable water asset that conveys with the land.
| Priority | Structure | Source | Decreed |
|---|---|---|---|
| 1890-07-08 | KING DITCH(Ditch)WDID 5301165 ↗ | NORTH FORK CEDAR CREEK | 1 C |
| 1925-12-31 | NORTH TINCUP SPRING(Spring)WDID 5305165 ↗ | CABIN CREEK | 0.067 C |
No oil & gas wells within ½ mile of this parcel. Sourced from the Colorado Energy & Carbon Management Commission (ECMC) public registry.
- USFS· IRADome Peak Roadless AreaDome Peakparcel inside unit boundary0 mi12K ac
- BLM· WSRColorado River Segment 62.5 mi14K 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 |
|---|---|---|---|
| Willow | 7,196 | 80% | 57.1 mi |
| 310 | 603 | 100% | 61.4 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 X (minimal)▾
Zone X — minimal flood hazard mapped. Optional flood insurance still recommended for finished basements.
- FEMA NFHL zone
- X
- NFHL subtype
- AREA OF MINIMAL FLOOD HAZARD
- Special Flood Hazard Area
- No
- Acrescope flood component (0-100)
- 0
Actions that move this rating- Basement / finished-lower-level coverage — Even Zone X parcels can flood from snowmelt, hill runoff, or burst pipes. Confirm your homeowner policy covers below-grade water; add NFIP PRP if it does not.
- In Special Flood Hazard Area?
- No
- Elevation
- 9,039 ft · 2,755 m
- Nearest SNOTEL station
- Bear River7.5 mi · 9,100 ftSnowpack reference for this area — link out for current SWE + 30-year normal.
- Fires within 5 mi
- 1
- Most recent
- Emerald Lake — 1980
- Total acres burned within 5 mi
- 10,069
Show all 1 fire ▾
- Emerald Lake198010,069 ac· 4.3 mi
The owner
Who holds it, through what entity, and what else that owner holds.
- Entity name
- Lazy Nights Ranch, LLC, Delinquent November 1, 2023
- Status
- Delinquent
- State of formation
- CO
- Formation date
- 2018-06-24
- Entity type
- DLLC
- Registered agent
- Jason Ray Tibbs
- Median household income
- $74,000
- Median home value
- $341,900
- Median age
- 42.3
- Owner-occupied
- 57.2%(231 of 404 units)
- Bachelor's degree or higher
- 38.2%
- Vacancy rate
- 33.2%
Source: U.S. Census Bureau ACS 2022 5-year estimates, block group 081070008001. 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
- ee91bd23-8516-4253-a341-e2b1888630ae
- APN
- 974221001
- Schedule
- R6643513
- 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.