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Pagosa Springs Luxury Vacation Rentals

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    Travellers to Pagosa Springs are booking June dates now. Secure your vacation rental today, and have the perfect trip.
    36 Matching Rentals in Pagosa SpringsView all 245 rentals
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    5 Bedrooms, 7 Bathrooms, Sleeps 14 Quick View
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    4 Bedrooms, 4 Bathrooms, Sleeps 10 Quick View
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    5 Bedrooms, 5 Bathrooms, Sleeps 14 Quick View
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    6 Bedrooms, 5 Bathrooms, Sleeps 20 Quick View
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    About this property
    Elk Ridge Lodge is a spacious log home three stories adjoining the San Juan National Forest, ideally located only 15 miles from Wolf Creek Ski area and 5 miles from downtown Pagosa Springs. This five bedroom, 4 ½ bath, three story log home is over 4400 square feet and sleeps 22 comfortably. There...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 6 Bedrooms, 5 Bathrooms, Sleeps 20
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    6 Bedrooms, 5 Bathrooms, Sleeps 18 Quick View
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    • Cable/satellite TV
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    • Sauna
    • Mountain Views
    • Patio
    • Skiing: Property Is In A Ski Resort
    • Hot Tub
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Reg# VR18-129 This brand new rustic, cozy home is approximately 4,500 square feet on 3.5 acres surrounded by San Juan National Forest and the Weminuche Wilderness Area with plenty of parking for your entire group. Giant views of the San Juan Mountains off the back deck and through the picture...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 6 Bedrooms, 5 Bathrooms, Sleeps 18
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    Pagosa Mountain Retreat1 / 41
    (2)Excellent
    5 Bedrooms, 4 Bathrooms, Sleeps 18 Quick View
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    • Patio
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    • Central Heating
    • Skiing: Property Is In A Ski Resort
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    Reviewed 4 weeks ago
    This home is an absolute dream!! So clean and well-kept! Only 5 mins from all of the restaurants, shops and fun activities Pagosa has to offer. We loved waking up in the morning...
    Reviewed 4 weeks ago
    This home has breathtaking views. We would have our coffee in the living room every morning and watch the wildlife in the fields, the gorgeous mountain views and the hot air...
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    About this property
    This luxurious getaway offers breathtaking scenery of the San Juan Mountains, you will feel secluded from town though the nearest grocery store is 2 minutes away and just a 10 minute drive to the hot springs, shopping, restaurants and attractions downtown. The home is perfect for a big family...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 5 Bedrooms, 4 Bathrooms, Sleeps 18
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    Beautiful 8 bedroom San Juan mountain retreat1 / 9
    (2)Excellent
    8 Bedrooms, 10 Bathrooms, Sleeps 24 Quick View
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    • Internet Access
    • DVD Player
    • Mountain Views
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    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    Reviewed February 14, 2018
    Great house for a bigger party of people. We had a amazing time staying here. The house is close to Pagosa and stores. Also hiking was really close as well. It's a well...
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    About this property
    Piedra Pines is a 3 level, 7000 sq. ft, 8 bedroom South West style lodge setting on 11 private acres. It has a panaramic view of the San Juan mountain range. It truly has 'a room with a view'.
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 8 Bedrooms, 10 Bathrooms, Sleeps 24
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    5 Bedrooms, 5 Bathrooms, Sleeps 12 Quick View
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    • Balcony
    • Hot Tub
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    • Terrace
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    • Grill
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Make your next Pagosa Springs getaway one to remember in this stunning large family home. You will find cathedral ceilings, a spacious gourmet kitchen, and a huge stone fireplace. With rustic-modern decor, this home is the quintessential Colorado mountain retreat. The outdoor space is just as...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 5 Bedrooms, 5 Bathrooms, Sleeps 12
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    5 Bedrooms, 4 Bathrooms, Sleeps 14 Quick View
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    • Central Heating
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    • Terrace
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    The River's Edge Retreat provides breathtaking mountain views that can be seen through a wall of large picture windows on the main floor of the house, as well as while sitting on the outside upper deck, where you can also see and hear the San Juan River, either babbling or roaring below the home....
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 5 Bedrooms, 4 Bathrooms, Sleeps 14
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    3 Bedrooms, 3 Bathrooms, Sleeps 8 Quick View
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    • Grill
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    • Central Heating
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    • Skiing: Property Is In A Ski Resort
    • Patio
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    The cabin sleeps 6 adults and 4 children comfortably, with room for additional sleeping accommodations with air mattresses. Top floor has master bedroom/bath and loft with roll away bed. Middle floor has a master bedroom/bath, a state of the art kitchen with stainless steel and granite counter...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 3 Bathrooms, Sleeps 8
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    5 Bedrooms, 3 Bathrooms, Sleeps 18 Quick View
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    • Hot Tub
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Feeling the soul- where time with family is the main attraction, this 3000 plus; square foot home atop a hill and sitting in a national forest has an intriguing blend of classic design and plenty of space for family with 5 bedrooms and 3 baths sleeping 18 individuals. The house has 3 TV's, WiFi,...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 5 Bedrooms, 3 Bathrooms, Sleeps 18
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    4 Bedrooms, 4 Bathrooms, Sleeps 12 Quick View
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    • Patio
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    The Fox Den is a great place to spend your family vacation! This 3,300 sq. ft. two story, 4 bedroom, 3.5 bathroom, home sits on 5 acres with a two car garage in Pagosa Springs, Colorado. The home has air conditioning, propane heat, gas fireplace, three HDTVs, satellite dish, DVD/VCR, and high speed...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 4 Bathrooms, Sleeps 12
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    3 Bedrooms, 2 Bathrooms, Sleeps 10 Quick View
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    • Cable/satellite TV
    • Washer
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    • Skiing: Property Is In A Ski Resort
    • Patio
    • Hot Tub
    • Internet Access
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Beautiful log home on the San Juan River 17 miles South of Wolf Creek Ski Area 5 miles north of Pagosa Springs.3 bedroom plus a loft, log home right on the river, catch and release, 2 bath with large yard horse shoe pits, basket hoop with fire pit, Beautiful home 18 miles to Wolf Creek and 5 miles...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 2 Bathrooms, Sleeps 10
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    4 Bedrooms, 4 Bathrooms, Sleeps 14 Quick View
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    • Washer
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    • Skiing: Property Is In A Ski Resort
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    • Hot Tub
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    • Balcony
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Reg# VR18-079 Casa Buena Vista, a beautiful 4 bedroom, 3.5 bath home, is poised above the San Juan River (you will like the river's soothing sounds) with gorgeous views of the river, Pagosa Springs and the mountains from its living room, dining room, spacious decks, hot tub and gazebo. The home...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 4 Bathrooms, Sleeps 14
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    4 bedroom, and loft,  luxury log home on 7 acres, with hot tub1 / 39
    (2)Very good
    3 Bedrooms, 4 Bathrooms, Sleeps 10 Quick View
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    • Hot Tub
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    • Patio
    • Washer
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    Reviewed February 12, 2018
    More than enough space for 4 small families. The tubing hills are the BOMB, all of the kids and adults had a blast. The property is secluded, well maintained, and the hotub on...
    Reviewed September 28, 2017
    The secluded location was great, not to far from town but very private. Nice hot tub outside the kitchen with great views.
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    About this property
    Secluded 4 bedroom, plus loft, well maintained hand peeled log home previously featured in Log Home Digest. The main floor master suite features a private deck to the garden, walk in closet and large master bath and a separate TV. The Great Room is framed in beautiful full round log with a floor to...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 4 Bathrooms, Sleeps 10
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    NEW! Luxury Pagosa Springs Home on San Juan River!1 / 27
    (1)Excellent
    4 Bedrooms, 3 Bathrooms, Sleeps 12 Quick View
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    • Skiing: Property Is In A Ski Resort
    • Central Heating
    • Mountain Views
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    • Patio
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    Reviewed 4 weeks ago
    very close to ski area house was unreal had everything you could think off and more great family house shopping close hot springs,food
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    About this property
    There's no better way to experience Pagosa Springs, one of Colorado's best-kept secrets, than with a trip to this beautiful 'River Mountain Retreat!' The 4-bedroom, 3-bath vacation rental invites 12 guests to relax and fish on the San Juan River just steps from the front door! After biking the...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 3 Bathrooms, Sleeps 12
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    4 Bedrooms, 5 Bathrooms, Sleeps 11 Quick View
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    • Grill
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    • Mountain Views
    • DVD Player
    • Hot Tub
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    • Washer
    • Central Heating
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Perfect for family reunions or big group getaways, this palatial Pagosa Springs lodge has everything you need to impress your loved ones, with rustic-themed decor along with a game room, fitness room, wet bar, fireplace, and expansive views from the spacious wrap-around deck. What's nearby:...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 5 Bathrooms, Sleeps 11
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    4 Bedrooms, 3 Bathrooms, Sleeps 10 Quick View
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    • Central Heating
    • Washer
    • Balcony
    • Skiing: Property Is In A Ski Resort
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    • DVD Player
    • Grill
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Reg# VR18-070 This home sits on 3+ acres with nice views of the continental divide, it’s 3 levels with the loft being a sitting room over looking the main level living room and back deck. It will sleep 2 in a double futon, main level has 1 master suite both having queen beds with their own...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 3 Bathrooms, Sleeps 10
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    4 Bedrooms, 2 Bathrooms, Sleeps 10 Quick View
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    • Wi-Fi
    • Central Heating
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    • Mountain Views
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Enjoy the best of log cabin living at Cabana Dichoso. With unobstructed views of North Ridge of the Rocky Mountains, you’ll find a well-appointed getaway. Soak in the hot tub while the kids play games in the rumpus room. Even the family dog is invited and will have plenty of room in the fenced dog...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 2 Bathrooms, Sleeps 10
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    4 Bedrooms, 4 Bathrooms, Sleeps 10 Quick View
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    • Washer
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    • Mountain Views
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Spend your days fishing, hiking, or skiing the slopes of Southwest Colorado at this beautiful Pagosa Springs home, a spacious, light-filled lodge with a wrap-around deck, gas grill, its very own Ping-Pong table, and gorgeous views of the surrounding woodlands and the San Juan Mountains! What's...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 4 Bathrooms, Sleeps 10
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    3 Bedrooms, 2 Bathrooms, Sleeps 8 Quick View
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    About this property
    Rustic, lodge-style, Woodsman Cottage is located in a quiet, residential neighborhood just a few short blocks from the grocery store, fabulous restaurants, boutique shopping, and micro-brew pubs. Outdoor enthusiasts will love the miles of hiking/biking trails accessed just one block away. Winter...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 2 Bathrooms, Sleeps 8
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    3 Bedrooms, 4 Bathrooms, Sleeps 14 Quick View
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    About this property
    Legacy Mountain Lodge Enjoy breathtaking views of the mountains with your coffee in the morning, a cocktail at sunset, or while relaxing in our hot tub. Conveniently located less than 4 miles from the heart of Historic Pagosa, where you will find the best restaurants, shopping, and the world...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 4 Bathrooms, Sleeps 14
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    4 Bedrooms, 3 Bathrooms, Sleeps 15 Quick View
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    • Mountain Views
    • Grill
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    • Skiing: Property Is In A Ski Resort
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Great property for large families or groups! Located in a peaceful setting on 10 acres populated with deer and elk just 5 minutes to Pagosa's uptown dining, shops, and grocery store with National Forest access across the road. Firewood stocked so that you can relax by the rock fireplace in this...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 3 Bathrooms, Sleeps 15
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    5 Bedrooms, 4 Bathrooms, Sleeps 14 Quick View
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    • Hot Tub
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    • Patio
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    • Shared Outdoor Pool (Unheated)
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    • Balcony
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Reg# VR18-063 This home is luxury at its finest! Located in Twincreek Village on .66 acre. Gourmet kitchen, formal dining room and breakfast nook, four bedrooms, 3 baths, a family room with a separate office/sleeping room, plasma tv, pool table, and second kitchen. Master bath has large jetted...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 5 Bedrooms, 4 Bathrooms, Sleeps 14
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    4 Bedrooms, 3 Bathrooms, Sleeps 11 Quick View
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Reg# vr18-036 Beautiful log home completely updated. Perfect for families. 3100 square feet. Sleeps 10. Close to town, national forest, grocery, and restaurants. This is the extremely spacious and comfortable 3 level log home that you have been looking for! It offers a private backyard with...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 3 Bathrooms, Sleeps 11
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    4 Bedrooms, 3 Bathrooms, Sleeps 12 Quick View
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    • Patio
    • Skiing: Property Is In A Ski Resort
    • DVD Player
    • Shared Outdoor Pool (Unheated)
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    • Washer
    • Grill
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    p class='rtejustify'>This newly remodeled cabin sits on .30 acres of beautiful wooded land, offering the perfect private getaway to enjoy a true mountain experience filled with natural beauty. This three-level home features 3 bedrooms, 1 master suite, and 3 full baths (sleeps 12). Every room offers...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 3 Bathrooms, Sleeps 12
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    3 Bedrooms, 3 Bathrooms, Sleeps 10 Quick View
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    • Cable/satellite TV
    • Washer
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    • Waterfront
    • Grill
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    • Central Heating
    • Mountain Views
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Make plans to spend your next family vacation at this three-bedroom, custom cabin located right on the shore of Borns Lake Reservoir, featuring a well-equipped kitchen, gas fireplace, a large, furnished deck, and a private dock for fishing or tying up your canoe or kayak. What's nearby: This...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 3 Bathrooms, Sleeps 10
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    NEW LISTING! Beautiful, waterfront condo w/full kitchen & furnished deck1 / 31
    (1)Excellent
    3 Bedrooms, 2 Bathrooms, Sleeps 8 Quick View
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    • Grill
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    Pet friendly
    Kid friendly
    Smoking allowed
    Reviewed June 13, 2018
    Our stay at River's Edge was nothing short of Wonderful. All rooms were well-stocked with linens, plates, utensils, cookware, and even basic food options. The pictures do not do...
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    About this property
    The whole family will enjoy spectacular river and mountain views from this riverfront condo, featuring a modern kitchen, a gas fireplace, a covered and furnished back deck, and an oversized garage with a breezeway. What's nearby: This rental lies on the San Juan River, which is fantastic for...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 2 Bathrooms, Sleeps 8
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    4 Bedrooms, 3 Bathrooms, Sleeps 11 Quick View
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    We are located on the edge of Martinez Canyon in Twincreek Village and have 3000 SF on 2 levels to make yourself at home. We have an unobstructed view of the canyon below and across about 300 yards (except for trees ).You can access the canyon directly from our property. Cabinesque decor, granite...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 3 Bathrooms, Sleeps 11
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    Stunning Pagosa Peak View Sleeps 2-10 Close2Evrthg1 / 18
    (2)Excellent
    4 Bedrooms, 2 Bathrooms, Sleeps 10 Quick View
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    • Internet Access
    • Central Heating
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    • Shared Indoor Pool
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    • Mountain Views
    • Hot Tub
    • Skiing: Property Is In A Ski Resort
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    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    HOT TUB with great view of the Continental Divide. This is a newer 4 BR 2BA 2 Car Garage home newly furnished as a vacation rental. It Features 4 BR one with a queen bunk. Sleeps 10 comfortable larger bedrooms 2400 SF. Great Kitchen & Breakfast Bar Very well appointed and stocked. Great views of...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 2 Bathrooms, Sleeps 10
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    The Hacienda!1 / 34
    (2)Excellent
    5 Bedrooms, 4 Bathrooms, Sleeps 14 Quick View
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    • Cable/satellite TV
    • Private Garden
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    Reviewed January 23, 2019
    Absolutely amazing! We haved stayed in alot of different places in Pagosa Springs and this is by far the BEST place ever! Plenty of space and awesome art work.....:) Cant...
    Reviewed September 5, 2018
    What a fabulous home the Hacieda is! There were 15 of us (ages 11 to 71) spending a week in this 5 bedroom 4 bath rental. The large kitchen accommodated several women busy...
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    About this property
    The Hacienda! has 5 bedrooms and 4 bathrooms in 3200 sqft of space for your friends and families to relax in. Perfect for family reunions, ski trips or friends traveling together. We are dog friendly with prior approval. Lots of amenities for the kids, swings, horseshoe pit and Basketball hoop...
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    Pagosa Springs, Colorado 81147
    Holiday Rental House - 5 Bedrooms, 4 Bathrooms, Sleeps 14
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    PAGOSA SPRINGS LUXURY CABIN On Golf Course And Only 20 MILES TO WOLF CREEK1 / 31
    (9)Excellent
    4 Bedrooms, 2 Bathrooms, Sleeps 12 Quick View
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    • Wi-Fi
    • Washer
    • Balcony
    • Shared Indoor Pool
    • Patio
    • DVD Player
    • Cable/satellite TV
    • Mountain Views
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    Reviewed March 9, 2018
    We drove up from Dallas to spend spring break skiing at wolf creek. I wasn’t sure about this place being on a golf course and near the river. It looked more like a summer...
    Reviewed March 5, 2016
    Stayed here with several buddies on a late Feb ski trip. The house is as described and better.Good location. It is well stocked, clean and comfortable. The owner worked with...
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    About this property
    LOCATION, LOCATION, LOCATION!!! This home gives you easy access to all of the activities of Pagosa Springs, Colorado. Whether you are relaxing in the evenings on the extra large deck overlooking the fairway or sipping a hot cup of coffee in the mornings on the second story balcony of the master...
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    Location Information
    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 2 Bathrooms, Sleeps 12
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    4 Bedrooms, 3 Bathrooms, Sleeps 10 Quick View
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    Amenities & Details
    • Internet Access
    • Hot Tub
    • DVD Player
    • Patio
    • Mountain Views
    • Skiing: Property Is In A Ski Resort
    • Cable/satellite TV
    • Washer
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    This log home sits on 5 acres with huge views of the San Juan Mountains off the large back deck while sitting in a Jacuzzi Hot tub for 6 individuals. This is a 4 bedroom, 3 bath home , will sleep 10 individuals in 2 kings, 1 queens, 4 twins sofa sleeper in the living room area.. Jacuzzi hot tub on...
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    Location Information
    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 3 Bathrooms, Sleeps 10
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    3 Bedrooms, 4 Bathrooms, Sleeps 9 Quick View
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    Amenities & Details
    • Parking
    • Washer
    • Grill
    • Cable/satellite TV
    • Air Conditioning
    • Wi-Fi
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    Luxury Whispering Pines Town-home near a recreation center, golf course and fishing lake. Watch the hot air balloon take off in summer mornings from your large windows while you sit in front of the cozy fireplace, or out on the patio sipping your coffee, taking in the fresh air and majestic...
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    Location Information
    Pagosa Springs, Colorado 81147
    Condo/Apartment - 3 Bedrooms, 4 Bathrooms, Sleeps 9
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    3 Bedrooms, 3 Bathrooms, Sleeps 10 Quick View
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    Amenities & Details
    • DVD Player
    • Patio
    • Grill
    • Washer
    • Cable/satellite TV
    • Parking
    • Internet Access
    • Balcony
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    About this property
    This is a 3 bedroom home with a game room that will sleep 4 kids in twin bunk beds and a double futon, the other 3 bedrooms, one king master suite, one queen, and two double bunk beds with a full bath in-between, great views of the lake from kitchen, dining and living room areas, plus two of the...
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    Location Information
    Pagosa Springs, Colorado 81147
    Holiday Rental House - 3 Bedrooms, 3 Bathrooms, Sleeps 10
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    Tree House1 / 25
    (8)Excellent
    4 Bedrooms, 7 Bathrooms, Sleeps 12 Quick View
    other travellers have booked this property
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    Amenities & Details
    • Housekeeping Included
    • DVD Player
    • Hot Tub
    • Mountain Views
    • Central Heating
    • Cable/satellite TV
    • Washer
    • Wi-Fi
    Suitability
    Pet friendly
    Kid friendly
    Smoking allowed
    Reviewed July 29, 2017
    The Tree House was absolutely beautiful. This is a great family-friendly home with stunning views of the mountains and a wonderful hot tub. The home had plenty of room and the...
    Reviewed July 4, 2017
    Just 10 minutes before Pagosa Springs coming from Chama, NM, 2 min from Echo Lake, this cabin sits nestled up in pines, with plenty of room for 12! You do have to let the HOT...
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    About this property
    **** PLENTY OF ROOM FOR RV / BOAT PARKING ON SITE **** The Tree House sleeps up to 12 total, 2 in the Master Bedroom with a king-size bed, 4 in two queens which are located in two separate bedrooms, 2 in one bunk bed (twin over twin) located in the bedroom/gameroom, 3 in one bunk bed (twin over...
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    Location Information
    Pagosa Springs, Colorado 81147
    Holiday Rental House - 4 Bedrooms, 7 Bathrooms, Sleeps 12
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