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4,301 SQFT - 40 ACRES - 5 BED - 6 BATH - $1,750,000

6800 Reeder Mesa Road

WIDE OPEN SPACES, GRAND MESA VIEWS & ENDLESS OPPORTUNITY

6800 Reeder Mesa Road

Two purchase structures have been prepared to provide flexibility for ownership transition and continued ranch operation.

Seller Supported Transition Package

Base sale price established at $1,750,000

Seller occupancy in ADU apartment for up to one year

Storage use of heated wood shop and barn/shop areas

Ranch advisory support provided to assist with property operations

Underground utility documentation and as-built plans transferred to buyer

Optional owner-representative services offered for improvement projects

Credits included:

ADU / Apartment rent credit

Shop / Barn storage credit

Moving assistance credit

Final adjusted sale price: $1,702,400

6800 Reeder Mesa Road

An experienced local rancher is available to lease and actively manage up to 35 of the property’s irrigated acres, allowing the new owner to focus on as little of 5 acres of direct involvement. The land stays productive, the pastures remain maintained and the buyer retains full ownership while scaling their involvement on their own timeline.

Managed Ranch Option

Keeps pasture maintained and in production

Reduces the time and labor required from the owner

Supports consistent land management and upkeep Allows flexibility to scale up operations over time

Preserves the long-term value and usability of the property

6800 Reeder Mesa Road

The property includes multiple planned improvement concepts intended to enhance functionality and support long-term ranch living.

Utility kitchen and laundry relocation concept

Walk-in closet remodel adjacent to rear main-level

bedroom

Barn horse stall additions

Overhead structural storage floor within barn/shop

structure

Owner-representative services are offered for:

Remodel planning

Permit preparation

Contractor coordination

Construction supervision

Certificate of occupancy process

All labor and materials would be contracted directly by the buyer.

6800 Reeder Mesa Road

MAIN HOUSE IMPROVEMENT CONCEPTS

Conceptual plans have been prepared to improve main house functionality and workflow.

Primary focus areas include:

Laundry relocation and reconfiguration

Utility space improvements

Enhanced storage layout

Interior reconfiguration for improved usability

Multiple laundry layout options were developed to provide flexibility depending on owner preference and future use. These concepts are illustrated in the accompanying floor plan drawings.

6800 Reeder Mesa Road

Barn improvement concepts focus on expanding equestrian functionality while maintaining operational workspace and storage.

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Proposed features include:

Multiple horse stalls integrated into existing structure

Partial barn roof replacement underway: works

scheduled/budgeted at approx. $10,000.

Heated and insulated work areas

Dedicated tack room

Overhead structural storage floor

Improved circulation and access throughout barn

Conceptual drawings include:

Barn stall floor plans

Isometric model views

Storage floor and railing concepts

Interior and exterior perspectives

These plans demonstrate how the existing barn can be adapted for expanded equestrian use while preserving flexibility for storage and ranch operations.

Boiler

Included

Purchase option proposal documentation

Main floor laundry layout options

Barn stall floor plans and model views

Building site plot plans

Irrigation layout drawings

Mechanical specification sheets

AProperty That Keeps Getting Better

Included Upgrades & Added Value for the Incoming Owner

This property represents outstanding value at its listed price and the current owners have gone above and beyond to ensure the next steward steps into a home that's truly ready to work for them from day one The mechanical upgrades detailed below have been completed or purchased on behalf of the incoming buyer, adding nearly $19,000 in real, documented value

Domestic Hot Water System Fully Refreshed

In December 2025, both boiler sidearms the stainless steel domestic hot water tanks that supply the home were replaced with brand-new units This is the kind of foundational upgrade that gives a new owner genuine peace of mind, knowing the hot water system is fresh, efficient, and worry-free from the moment you take the keys

$7,763 12

Boiler System — Comprehensive Maintenance Overhaul

Completed alongside the new sidearms, a thorough mechanical servicing of the entire boiler system was performed. Every component was evaluated, and anything less than optimal was replaced or rebuilt:

New main sidearm piping with dedicated hot and cold water shutoffs a practical addition for garage use and a variety of ranch applications

Two brand-new expansion tanks replacing the existing units

New water pressure intake valve for reliable, consistent pressure regulation

One new Grundfos circulating pump with shutoff valve, professionally installed

One additional Grundfos pump kept on-site as a ready spare exactly the kind of forward thinking that matters on a working property

Automatic air remover fully rebuilt and restored to like-new condition

Multiple system valves replaced throughout

Valving re-wired and miscellaneous repairs completed

Here's where this property truly shines.The existing Burnham boiler 38 years old and still running is being fully replaced with a state-of-the-art IBC VX199 High-Efficiency Boiler, featuring a 95%AFUE rating with MFZ technology.The unit has already been purchased and is on-site at the property.

The sellers have made a thoughtful and generous decision: rather than installing the new boiler before the sale, they will complete the installation after closing, at their own expense This means the new owner receives the full manufacturer's warranty from day one of ownership a significant advantage that a pre-closing installation simply couldn't offer

Once a purchase contract is signed, a proposal from a licensed HVAC contractor will be obtained.That installation amount will be held in trust at the title company until the work is complete, giving the buyer full assurance the job gets done right

That's nearly $19,000 in water heating and boiler infrastructure much of it brand new, all of it directly benefiting the next owner. On a working ranch, reliable and efficient systems aren't a luxury they're the backbone of daily life This seller has done the hard work so you don't have to

EQUIPMENT INCLUSION PACKAGE

Included Equipment

John Deere 2550 Tractor 64HP, Four-Wheel Drive

Three-Point Hitch Accessory Package (triple ball hitch + gooseneck)

1,360' Fence Wire Roller Assembly (three-point hitch mount)

John Deere MX7 7' Brush Hog Mower with drive shaft

Danuser Commercial Post Hole Digger 8" & 12" auger bits + hydraulic cylinder

Custom Post Hole Digger Hanging/Storage Unit

Rhino LR 6' Blade adjustable wheels + removable spring tooth assembly

Varner Heavy-Duty V-Ditcher — irrigation ditch maintenance

Arena Rock Scraper ranch made

Two Light-Duty Chain Drags four-wheeler pull-behind

Heavy-Duty Chain Drag tractor field use

Spring Tooth Harrow pull-behind field harrow

100-Gallon Tank Sprayer B&S engine, SS pump, hose reel + spreader bar

TOTAL EQUIPMENT PACKAGE VALUE

HIGH EFFICIENCY CONDENSING BOILERS

IBC Control at your fingertips

All VX™ Boilers use our V-10Touch Screen boilercontrol which features the latestin advance control technology and software

Easy to setup and monitor Features include: Express Setup, Diagnostics & Intuitive Alert System with plain English Warnings & Error Messages, no boiler has ever been easier to use!

Easy to use boiler control

A Unique Balance of Performance, Efficiency and Value

NEW V-10 CONTROL INTERFACE

•

MORE BUILT-IN FEATURES

• Built-in 4 zone pump or valve control

•

Express setup - program your boiler in seconds

Remote monitoring & diagnostics

Easy USB programmability

Instant visibility - Intuitive alert system with detailed error messages

Visible flame current data for troubleshooting

Simplified load combining Cascade up to 4 units

MAXIMUM PERFORMANCE

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HYDRONIC

TECHNOLOGY

95% A.F.U.E. Reduce operating costs and heat your home faster State-of-the-art, fully automated, ASME, 439 grade, SS firetube heat exchanger 100% factory tested Turndown ratio 6.5:1 means you have the power to heat your home during the coldest weather, yet reduce short cycling when the weather is mild North American built. All VX models are designed, engineered andassembledin British Columbia

• In addition to the primary control – 5 pumps

• Replaces the need for external zone control

• MFZ Technology: Patented moisture management system Protects and ensures long life for all boiler components

• Reverse flow detection

• Built-in outdoor reset control of water temperature

• Built-in CSA/UL approved low water cut-off and manual reset high limit

• Unmatched safety features

• Connect your IBC Indirect Water Heater to the VX™ for all your home heating needs THE LATEST IN

EASY TO INSTALL AND SERVICE

Universal parts. With only one fan and one controller servicing all models just got a lot easier PVC/CPVC/PPs approved Longest combined vent lengths – Up to 200 ft with 2” and 480 ft 3”

Fuel conversion kits included in all models

Easy to inspect Heat exchanger featuring a condensate drainingsystemthat cleans asitheats