Rainbow Roundup Ranch

Highlights:

• Two existing businesses, rental income and the opportunity to develop home sites are supported by existing water rights.
• Operating Business #1: Creekside Campground (11 Acres)
• Nestled along Elk Creek, the campground is a proven hospitality business positioned as a critical stop for RV travelers heading into the mountains.
• Campground Highlights
• • 28 RV sites with water and electric
• o All sites equipped with 30 or 50 amp service (≈9 years old)
• o 6 sites accommodate 45’ RV rigs
• • 5 tent sites
• • Only RV campground between Denver and Kenosha Pass
• • Only dump station between Denver and Fairplay
• • Gateway lodging option for Staunton State Park (walk-in camping only)
• • Strong demand from nearby wedding venues with limited lodging
• Revenue Streams
• • RV site fees
• • Tent site fees
• • Dump station fees
• Value-Add Opportunities
• • Implement booking platforms (Campspot, Reserve America, Campendium)
• • Expand social media & digital marketing
• • Dynamic pricing & minimum stay strategies
• • Convert water supply to year-round + water treatment system
• • Add laundry, showers, and restrooms
• • Gift shop and cabin rentals
• • Develop hiking trails
• This campground is already a destination, modernization and added amenities could dramatically increase occupancy and nightly rates.
• Operating Business #2: Private Fishing Pond (4 Acres)
• The property’s stocked fishing pond operates as a family-friendly recreational venue and event space, offering a unique “no license required” fishing experience.
• Fishing Pond Features
• • 4-acre stocked pond (fish stocked monthly)
• • No fishing license required
• • Active Fish Club membership base
• • Pavilion & dedicated parking
• • Reservable for private events
• • Fish cleaning station
• • On-site food truck service
• Revenue Streams
• • Pay-per-pound fishing
• • Bait & rod rentals
• • Fly catch-and-release
• • Food & beverage sales
• • Event reservations
• Future Growth Potential
• • Expanded online marketing & social presence
• • Restaurant development
• • Seasonal ice skating activation
• This business offers year-round recreational appeal with clear expansion potential into food service and events.
• Major Development Opportunity: 42 Acres
• A significant portion of the ranch is vacant and primed for future development, presenting a rare foothills land opportunity.
• Development Highlights
• • 42 treed acres with views
• • Potential for up to 22 homesites
• • Natural gas available
• • Access roads already installed
• • Power nearby
• • Fiber optic internet available
• • Potential cabin development to expand hospitality offerings
• This component provides a long-term exit or phased expansion strategy — from residential subdivision to cabin or glamping development.
• Strong Location & Accessibility
• Rainbow Roundup Ranch sits in one of the most desirable recreation corridors in Colorado.
• Nearby Destinations
• • Hiking & biking at Staunton State Park
• • 45 minutes to Denver
• • 1 hour to DIA
• • 10 minutes to Aspen Park (shopping & dining)
• • 12 minutes to Bailey
• • 23 minutes to Red Rocks Amphitheatre
• • 24 minutes to Morrison
• • 90 minutes to world-class skiing
• A Rare Multi-Income Colorado Investment
• Rainbow Roundup Ranch offers the rare combination of:
• • Established campground business
• • Operating fishing destination
• • Residential rental income
• • Large-scale development opportunity
• This is a unique chance to acquire a turn-key mountain recreation business with expansion upside and long-term land value in one of Colorado’s most sought-after outdoor corridors.

Description:

Nestled within the serene Pike National forest corridor, this pristine parcel at 32234 Fish Pond Way offers investors a private, wooded canvas for future development. Mature pines frame gently sloping contours ideal for a secluded single-family retreat or high-end recreational site. The property includes established driveway access, ensuring a smooth transition into any envisioned build program. Abundant natural light filters through the canopy while seasonal wildlife sightings underscore the peaceful mountain ambience. With utilities nearby and limitless possibilities for a bespoke mountain project, this untouched land provides a rare opportunity for discerning buyers seeking both solitude and strategic vision.

Set along the scenic Hwy 285 corridor and surrounded by Colorado foothill beauty, Rainbow Roundup Ranch is a rare, income-producing mountain hospitality and recreation property combining two operating businesses, residential rental income, and major future development potential. Positioned only 45 minutes from Denver at the gateway to Staunton State Park, this multi-faceted property offers immediate cash flow with significant upside for expansion and modernization. Rainbow Roundup Ranch currently operates as a campground and private fishing destination, serving travelers, outdoor enthusiasts, event visitors, and locals seeking year-round recreation. With strong visibility from Hwy 285 (approx. 23,000 vehicles per day), the property benefits from consistent exposure and demand in a corridor with limited competing amenities. This 57 acre Property enjoys substantial water rights (ditch / surface and Mountain Mutual Shares) to support expansion and future development.

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