I moved to Warren Shores in 2024, and was curious about the source of the water feeding Warren Lake. A neighbor I asked wasn’t exactly sure where the water came from.
‘It refills every spring, so I guess snowmelt?’
Another neighbor pointed out that a canal entered the Lake on the west side, and they surmised the water came from Horsetooth Reservoir via that canal.
Between both neighbors, they were close. Larimer County Canal No. 2 diverts water from the Cache la Poudre River, and a lateral branch off the Canal is what fills Warren Lake. Snowmelt from the Rockies is ultimately the source of the water flowing in the Cache la Poudre River.
And that’s the thing about Fort Collins’ canals and ditches: they’re everywhere, they’re essential, but most people don’t quite understand them.
I wanted to understand canals and ditches because they became impossible to ignore when I started visiting neighborhoods as the FoCo Free Agent. Deconvoluting the history and impacts was not straightforward, so in this post I’ve simplified what I’ve learned so that owners, buyers and realtors can understand how ditches and canals affect living in Fort Collins, and possibly their wallets.
What Are Irrigation Ditches?
In Fort Collins, irrigation ditches like the Mail Creek Ditch, and their larger cousins like the Pleasant Valley Canal, are artifacts of our agricultural past. Originally dug by hand, they served to channel water from rivers and creeks to thirsty fields for the area’s pioneering farmers.
Today, Fort Collins has over 20 irrigation ditches and canals winding through the city. This map from 2013, by the Cache la Poudre River National Heritage foundation, is one of the best for understanding where the ditches are in Fort Collins and beyond.
“Ditch companies” are responsible for upkeep of irrigation ditches, and may even own rights to the water carried by the ditches (a topic for another day). The interplay between neighborhoods, property owners, the City, and the ditch companies ultimately affects how the ditches can affect property values.
Can Irrigation Ditches Affect Property Values?
Homes that face water–lake, river, stream or ocean–generally command better prices in the world of real estate. This is not a universal truth, such as in areas where flooding is a high risk. But even in hurricane season, oceanfront property is more valuable than inland property in Florida.
“Ditch-Front Property” doesn’t have quite the same ring to it. In any season except Spring, most ditches are barely recognizable as ever having had water. They can look dry, weedy, and not particularly appealing. When water levels drop, they’re a spot for waste to collect, and they have to be cleaned up by the ditch company.
In spite of that, I’ve observed firsthand that the ditches can affect both the rhythms of life and property values in Fort Collins. Below I provide three examples which demonstrate how irrigation ditches define neighborhood boundaries, create valuable open space buffers, and enable amenities that definitely affect property values.
1. Larimer County Canal No. 2 and Warren Lake
Warren Lake was initially built to irrigate the farm of homesteaders Captain Charles Warren and his wife Ida Warren in 1876, the same year Colorado became the 38th state. Today Warren Lake is about twice the capacity, with a broader perimeter, than it had 150 years ago. Part of the reason is the “lateral,” originally hand-dug but today reinforced and maintained by a ditch company, that connects Larimer County Canal No. 2 to an inlet on Warren Lake.
The range of prices discussed in my post about The Landings neighborhood make it clear that an amenity like Warren Lake is definitely a property price booster. The property value boost from Warren Lake does not come without effort, however.
Neighborhood leaders negotiated with the ditch companies to address waste and pollution that was coming into the Lake from the No. 2 Canal and its lateral. They’ve also convinced residents to invest in an aeration system and annual treatments to mitigate algae blooms that occur in summer, and they have received grants from the City for ongoing improvements to the areas around the Lake. This shared sense of stewardship shapes the Warren Lake lifestyle, and benefits the property values for everyone in Warren Lake’s 5 HOAs.
That Warren Lake lifestyle is dependent upon Larimer County Canal No. 2.
2. The Sherwood Lateral and Midtown
Like the lateral that feeds Warren Lake, the Sherwood Lateral was constructed to form an irrigation reservoir, today Lake Sherwood, for farms in southeast Fort Collins. The section of the Sherwood Lateral between College Avenue to Lemay Avenue unofficially divides Midtown Fort Collins into north and south areas.
That dividing line was alluded to in my descriptions of Indian Hills and Mission Hills, neighborhoods which are labeled in the map image below. The Sherwood Lateral, almost invisibly, separates the pricier homes and high-end remodels of Indian Hills from the beautiful, but more affordable single-family residences in Mission Hills.
Indeed Lake Sherwood owes its existence to the Sherwood Lateral. Homes on the Lake enjoy higher property values than their neighbors across the street away from the Lake, similar to the effect observed around Warren Lake.
3. The Mail Creek Ditch and South Fort Collins
Continuing south of Warren Lake, Larimer County Canal No. 2 converges with Mail Creek at Fairway Pond near College and Harmony. On the southeast side of Fairway Pond the Mail Creek Ditch emerges and journeys through South Fort Collins, ending at Fossil Creek Reservoir.
I love Mail Creek Ditch. I know. Weird.
The reason I love it is that on its journey, neighborhoods have leveraged it for some lovely structural features like bridges, walking trails, and the Mail Creek Trail that is part of Fort Collins’ wonderful bike trail network. Great examples can be seen in the Miramont neighborhood post.
The Mail Creek Ditch creates a natural boundary between Miramont and Fossil Creek Regional Open Space. Homes backing to the ditch enjoy views of permanent parkland—an amenity that adds value without the ditch itself being particularly scenic. The ditch enables the open space buffer, and that’s what buyers pay for.
Pros and Cons of Living Near an Irrigation Ditch
The three examples above show how ditches affect property values indirectly—they define boundaries, enable amenities, and create buffers. But living near a ditch isn’t all upside. Here’s what buyers should know.
Potential Pros of Living Near an Irrigation Ditch
1. Permanent Open Space
Ditches can’t be developed, because each one is part of an intricate system that maintains lakes and critical reservoirs for the city. For instance in Miramont, Mail Creek Ditch creates a guaranteed buffer between homes and Fossil Creek Park.
2. Community Amenities
Ditches enable features like Warren Lake and Lake Sherwood, which can be worth tens of thousands in added property value.
3. Walkability Features
Many neighborhoods have built trails and bridges along ditches, enhancing outdoor access that is interwoven into the Fort Collins lifestyle. For example, where the Sherwood Lateral meets Dartmouth trail in Indian Hills, there is a nice little walking path with a bridge that crosses the Lateral. The bridges and trails enhance the walkability and the connection to the outdoors that is prized here.
4. Wildlife Habitat
Ditches create corridors for birds, deer, and other wildlife—adding to the appeal. I sure enjoy the bald eagles in my Warren Lake neighborhood!
5. Mature Vegetation
Established trees and greenery along ditches add character and shade. The vegetation that can be supported by irrigation ditches, either directly or indirectly, is a big plus in Fort Collins’ semi-arid climate.
Potential Cons of Living Near an Irrigation Ditch
1. Easement Restrictions
Ditch companies own easements that may overlap onto your property. You can’t build, plant, or fence without permission. Each ditch company has different rules—you must contact them before making changes.
2. Seasonal Changes
Most ditches have water in Spring, but water flow is highly variable depending upon rain or snow, the size of the ditch, and how it is actually used by the ditch company, for the rest of the year. Your view and possibly enjoyment can change dramatically.
3. Maintenance Access
Ditch companies have a legally protected right to access your property for maintenance. If you’re a “You kids get off my lawn!” type, this might not be comfortable for you.
4. You Can’t Use the Water
Water flowing through “your” property isn’t yours. Taking water without rights is illegal. Water rights is one of the most interesting things about living in Colorado, and I’ll write more on the topic in the future!
5. Potential Conflicts
Homeowners and ditch companies sometimes disagree about access, vegetation, improvements and what constitutes proper maintenance. The Warren Lake Committee, for instance, had to negotiate with the ditch company to prevent debris from further up the Canal from flowing as waste into the Lake. Understanding your rights prevents problems, but so does common sense and a collaborative approach.
6. Variable Maintenance
Some ditches are well-maintained, others become weedy or collect debris. If you have concerns about what the ditch is like when you’re not looking at the house on the market, catch neighbors at an open house (they always show up, like me!), or simply ask around.
Questions Owners or Buyers Should Ask
The stress and noise around buying a house mean that most people don’t even think about the irrigation ditches during the process. So I’ve created this list of questions to help you, even if they come up after the deal closes.
- Which ditch company owns/operates this ditch? Get contact information. Different companies, different rules.
- What are the easement terms? How close to the ditch can you build/plant/fence? Review the title report carefully.
- Does the property include water rights? Sometimes properties near ditches have irrigation rights for landscaping—this can be very valuable. (Again, I plan a future blog on water rights!)
- What’s the ditch’s condition? Take note of the time of year you’re looking, and take the time to see what’s there. Water and ducks? Or tarps and homemade tents?
- Any flooding history? Check disclosure documents and ask neighbors.
- What does the ditch enable or protect? Park buffer like Miramont? Community lake like Warren Shores? This is where the value comes from.
- Talk to neighbors and realtors. What’s their experience with the ditch and ditch company?
In Closing…
Irrigation ditches are a part of life, in almost all Fort Collins neighborhoods. They can be a real asset, such as when they:
- Create valuable buffer space between your property and preferred spaces like parks or school grounds
- Enable the maintenance of a valuable amenity like a neighborhood pond or lake
- Are well-maintained, perhaps even accompanied by walking trails or bridges
But, proceed with caution if:
- You plan to build/landscape near a ditch
- There are signs of poor maintenance
- There are not clear easement terms
- There is a history of flooding or water conflicts
THE KEY is that the ditches themselves don’t add value—what they enable, protect, or define does. In Warren Shores, a ditch makes our Lake possible. In Miramont, it protects parkland views. In Indian Hills, it defines neighborhood character.
Beyond their historical significance, the ditches are active infrastructure that conveys legal rights and implications for property owners. Understanding irrigation ditches helps you make smarter buying decisions in Fort Collins.
Want to learn more about specific Fort Collins neighborhoods and their unique features? Explore my neighborhood posts or contact me with questions!