Buying Land in Mancos: Irrigation, Water, and Power Access

Buying land around Mancos can be an incredible move, but the real value comes down to three things: how you get irrigation, drinking water, and reliable power. If you plan to build, farm, or keep livestock, these basics matter more than the view. In this guide, you’ll learn how Mancos water works, what to verify with irrigation and wells, how to plan for power, and the exact steps to take before you buy. Let’s dive in.

Water in Mancos: big picture

The Town of Mancos treats drinking water drawn from the West Mancos River and storage in Jackson Gulch Reservoir. If you intend to annex or connect to town service, the town may require dedicated water rights or a water sufficiency review. You can confirm current requirements with Town of Mancos Public Works.

Outside town limits, many properties rely on ditch deliveries, private wells, or rural water memberships. Because supplies vary by season and priority, always confirm who serves the parcel and what is actually deliverable in a dry year. When in doubt, start with the town, the ditch company, and Division 7 of the Colorado Division of Water Resources.

Irrigation rights and priorities

Colorado follows prior appropriation, which means senior water rights are satisfied first during shortages. A senior user can place a call on the river, and junior diversions can be curtailed. Before you rely on any claimed acre feet, verify the priority date, decree terms, and how that right has performed under past droughts. See DWR’s overview of Colorado water rights administration.

Ditch water typically comes with membership, annual assessments, and rules. You also need working infrastructure like headgates and laterals to get water onto the ground. Ask for copies of deeded rights, ditch agreements, and proof of historical deliveries, then verify with the ditch company and Division 7.

Unused rights can face abandonment proceedings. If a seller claims irrigation rights, confirm they are valid, exercised, and correctly tied to the parcel.

New measurement rules in 2025

Division 7’s new measurement rules took effect June 1, 2025. Many surface and groundwater diversions now face stronger measurement and reporting expectations, which can add equipment and monitoring costs. Budget for potential meters and data reporting, and clarify who is responsible for installation and upkeep. Review the Division 7 office page and recent updates from the State Engineer’s Office: Division 7 office and measurement rules update.

Wells, ponds, and septic basics

Domestic and irrigation wells require permits from the State Engineer. Some uses, especially irrigation or multiple household connections, may require an augmentation plan approved by water court. Start early with DWR’s guidance and permit search tools, and speak with the Division 7 office about feasibility for your specific parcel. Learn more at DWR’s well permitting.

If you want a pond or plan to divert live water, expect state review and possible permits. Contact Division 7 and county planning before you design anything that alters a stream, ditch, or reservoir.

Septic systems are permitted by Montezuma County Environmental Health. Before you close or pull a building permit, confirm soil suitability, system type, and any required inspections with Montezuma County Environmental Health.

Getting power to your parcel

Empire Electric Association serves Mancos and surrounding rural areas. For new construction, the co-op will estimate the cost to extend service, and you may be responsible for trenching, easements, and part of the line extension. Distance from the nearest line, terrain, and whether you go overhead or underground will drive the price. Start with Empire’s new construction estimator, then request an official engineering quote.

Rural areas can see outages, especially during equipment or substation issues. Ask the co-op about reliability and planned upgrades. Local reporting shows that extended outages can occur, as seen in a recent event near Mancos reported by The Journal. See the coverage of a past extended blackout in the Mancos area.

Thinking about solar plus batteries instead of a long line extension? Colorado law requires electric cooperatives to allow basic net metering and interconnection up to certain minimum sizes. Always confirm the current tariff and any limits with the co-op before you invest. Read more in Colorado’s cooperative net metering statute.

Due diligence checklist

Use this quick list to verify water and power before you buy:

1. Confirm town service and annexation rules. Ask the Town of Mancos about current capacity and any required water dedication or sufficiency review. Start here: Town of Mancos Public Works.
2. Validate irrigation rights. Request deeded rights, ditch membership agreements, assessed acre feet, and proof of deliveries. Verify with DWR and the ditch company. See Colorado water rights administration.
3. Check well feasibility. Search for existing permits and talk with Division 7 about whether a new well is likely and if augmentation is needed. Start with well permitting.
4. Plan for septic. Confirm soil suitability, permitting steps, and inspection requirements with Montezuma County Environmental Health.
5. Review title for water and ditch easements. Ask your title company or attorney to search for recorded easements, covenants, and assessments linked to irrigation.
6. Budget for measurement compliance. With Division 7’s new rules, confirm if you need meters or reporting on your diversions or storage. See the measurement rules update.
7. Verify drought performance. Ask the town and ditch companies how supplies held up in past dry years and whether curtailments occurred.
8. Get a power estimate early. Use Empire Electric’s new construction estimator and follow up with an official engineering quote.
9. Plan solar and interconnection if desired. Review co-op tariffs and Colorado’s net metering statute before you design a system.
10. Test water quality. For existing wells, run certified tests for bacteria, nitrates, and metals before closing.

Final thoughts and next steps

In Mancos, the right parcel is the one with reliable water, clear irrigation access, and a realistic power plan. A little homework now can protect your investment and make building smoother later. If you want a local partner to coordinate utility quotes and water-rights verification, reach out to Jeremy Deas for straightforward guidance and representation.

FAQs

How does Mancos get municipal water?

• The town treats drinking water from the West Mancos River and Jackson Gulch Reservoir, and it may require water dedication or a sufficiency review for new service; start with Town of Mancos Public Works.

What should I verify about irrigation rights on a Mancos parcel?

• Confirm the priority date and decree, ditch membership and assessments, working diversion infrastructure, and historical deliveries, then cross-check with DWR’s water rights administration.

Do I need a permit to drill a well near Mancos?

• Yes, wells require permits from the State Engineer, and some uses may need an augmentation plan; begin with DWR’s well permitting guidance and contact Division 7.

How much does it cost to bring power to rural land?

• Costs depend on distance, terrain, and design; use Empire Electric’s new construction estimator and request an official engineering quote.

What changed with Division 7’s 2025 measurement rules?

• Many diversions must now meet stronger measurement and reporting standards, which can add equipment and monitoring costs; see DWR’s measurement rules update.