Royal Gorge / Cañon City KOA Holiday
Proven 19.17-Acre, 121-Site KOA Holiday with 30+ Years of Operational Success & Extensive Amenities
Marketing description
NAI Outdoor Hospitality Brokers is pleased to present the exclusive offering of the Royal Gorge KOA, a premier outdoor hospitality asset located in Cañon City, Colorado. Perched on a hillside just minutes from the Royal Gorge Bridge & Park, this well-established KOA Holiday campground is one of the most strategically positioned RV parks in the region. With over three decades of continuous operation and a strong base of loyal guests, the property offers both stable cash flow and upside potential.
The property features a diverse mix of accommodations—including full-hookup RV sites, park models, cabins, and tent camping—alongside popular amenities such as a pool, mini-golf, and a giant slide. Over the past decade, current ownership has made substantial capital improvements—ensuring modern infrastructure and guest satisfaction.
The upcoming expiration of the KOA franchise agreement offers flexibility for new ownership, whether to continue under the KOA Holiday brand or reposition the property independently. Located in Colorado’s temperate “Banana Belt,” the Royal Gorge KOA benefits from an extended operating season and proximity to major outdoor attractions, including whitewater rafting, mountain biking, and hiking.
This is a rare opportunity to acquire a top-performing, turn-key campground in one of Colorado’s most visited adventure tourism corridors.
Investment highlights
- Established, Proven Operation: Over 30 years of continuous operation as a KOA campground with strong brand recognition and repeat clientele.
- Premier Location: Best-located RV park in the Royal Gorge submarket—nestled on a hillside with scenic views and direct access to hiking and biking trails. The site is quiet and removed from highway noise, yet close to key attractions.
- Major Tourism Driver: Situated just minutes from the Royal Gorge Bridge & Park, which draws over 350,000 annual visitors and contributes more than $40 million to the regional economy.
- Flexible Brand Transition: The current KOA franchise agreement expires in July 2026, offering a buyer the flexibility to renew or rebrand.
- Diverse Revenue Streams: Income is derived from RV sites, tent camping, Kamping Kottages, park models, store income, and rental agreements with a commercial rafting company and residential tenant.
- On-Site Amenities: Operates as a KOA Holiday featuring a pool, mini-golf, giant slide, playgrounds, pizza kitchen, pancake house, old west town buildings, and other guest-friendly facilities.
- Four-Season Appeal: Located in Colorado’s “Banana Belt,” known for its mild, dry winters and moderate summer temperatures, allowing for an extended operational season.
- Strong Regional Access: Approximately 1 hour from Colorado Springs, 2.25 hours from Denver, and less than an hour to Pueblo and Interstate 25.
- Outdoor Recreation Hub: Additional demand generators include the Royal Gorge Route Railroad, Arkansas River rafting and fly fishing, and over 50 miles of local mountain biking and hiking trails.
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