32234 FISH POND WAY, PINE, CO 80470-7516

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.