Rare opportunity in Fort Collins, Colorado: approximately 113 acres of improved agricultural land with open zoning, two dwellings, functional outbuildings, a spring-fed lake, and decreed non-tributary water rights that set this property apart. Open zoning and the agricultural improvements give a buyer flexibility that is increasingly hard to find this close to town. The primary home is a 1930 stick-built ranch of about 3,152 square feet with a basement. Updated in the 1980s, it has solid bones and is ready for the next owner to bring it forward. A 1980s two-bedroom, two-bath single-wide also comes with the land and has its own separate water tap and electric service, giving the property two independent living setups. Water is the story of this land. Underground springs feed the lake, and clay / tile lines still deliver water in multiple locations across the acreage for flood irrigation. The decreed non-tributary tile and drainage rights are uncommon in this market: this is water that cannot be called. Springs surface across the property, supporting livestock, pasture, and a lifestyle rooted in usable, watered ground. Views stretch across the open land toward the Front Range, with room to work, graze, and live. Outbuildings add real utility: a large metal building of about 1,800 square feet with a concrete floor, a 1930s barn of similar size with a dirt floor and hay loft, and three additional smaller structures for livestock or storage. An old trout hatchery with two buildings remains on site and will need to be removed. The property is being sold as-is, which is part of the opportunity. Improved agricultural land, open zoning, two houses, working structures, and rare water are already here. The next chapter is bringing the property to its full potential-whether that is a private ranch, crops, agriculture, organic farm, a multi-generational homestead, or a carefully updated country estate on watered ground in Fort Collins or the potential to subdivide smaller lots.