12.24 acre lot in with nearly 1200 feet of Animas River frontage. Rare opportunity to acquire a truly one-of a-kind property with both private and community fishing. This parcel is widely considered to be one of the best riverfront lots in the Durango area. Adobe Cliffs subdivision located on the edge of city limits and is an environmentally conscious development that has succeeded in preserving the natural beauty of this high desert setting. The lot sits at the end of the road on the river bend allowing for the utmost in privacy and tranquility. The neighborhood consists of quality high-end homes and large parcels. Close proximity to town (just minutes to Mercy Regional Medical Center at Three Springs and close to the Animas River Trail System). Prime trout fishing extends for 1/3 mile; including approximately 939 feet of exclusive private water with superb holes and runs an additional 847 feet via a deeded fishing easement through the subdivision. This scenic acreage includes high desert flowers, willows, cedars, pinons, juniper and cottonwoods. Watch the wintering bald eagles as well as jackrabbits, cottontails, deer, geese, ducks, and other wildlife. Sandy beach with fire pit and raft/kayak takeout are great places for friends and family to hang out and enjoy. Abundant water rights (.10 cfs) for limitless landscaping and gardening potential. The large building envelope (over 1/2 acre) takes advantage of the exceptional views, access, and sounds of the river with ideal southern exposure. Electric to site with 660W solar PV grid tie connected; phone cabling to site; domestic water available through a community tap or drill your own well if you prefer; the septic system has been designed by San Juan Basin Health and ready for installation.