The Opportunity

Kebler Corner is a fully built, fully operating Western Colorado RV resort and mountain cabin destination on a 27-acre commercial parcel — paired with The River House, an adjacent 146-acre luxury riverfront estate. Together, the assemblage spans 171± acres of irreplaceable West Elk Mountain real estate at the headwaters of the North Fork of the Gunnison River, midway between Aspen and Crested Butte along Colorado's West Elk Scenic Loop, with year-round Highway 133 access.

The sellers are marketing the property as a single 171-acre offering. The River House can be acquired separately; the RV park is offered only as part of the combined assemblage.

The Income Engine — Kebler Corner RV Resort

The commercial core of the offering is a turn-key, four-season-capable RV resort and cabin complex with diversified revenue and a built-out amenity stack. The owners have run the property on accrual-basis books with an outside bookkeeping firm; the operation is institutional-ready for a buyer prepared to underwrite a clean, scalable hospitality asset.

Resort & Lodging Inventory

• 11 vacation rental cabins (sleeping 2–8 guests each)
• 22 full-hookup RV sites (30 & 50 amp)
• 10 electric-only RV sites
• 16 tent / van camping sites
• On-site liquor store, gift shop, and laundry
• Maintenance barn and full operational infrastructure
• State-of-the-art domestic water purification system
• Adjudicated water rights on Anthracite Creek and Muddy Creek
• 1,200 feet of frontage on two trout creeks
• High-speed internet across the property
• Surrounded on three sides by National Forest and BLM lands

Financial Snapshot

Top-line revenue has trended favorably over the past four reporting years, and the operation is positive at the NOI line in season. The reported full-year losses reflect (a) ownership scaling staff and amenities to a higher service standard, and (b) the closed off-season carrying fixed payroll and utilities — both of which represent identifiable buyer levers, not structural deterioration.

• 2024 total revenue: upon signed NDA
• 2025 YTD upon signed NDA - pacing ahead of 2024 at the same point
• Revenue mix: ~78% lodging (cabins + RV + tent), ~15% on-site retail, balance from event rental and ancillary
• Cabins running 38–44% season occupancy with July monthly peaks of 48–61%
• RV sites running 34–39% season occupancy with July peaks of 50–63%
• Clean year-end balance sheets with ~$100K working capital and ~$220K of capitalized improvements on the books
• $97K of additional owner-funded property improvements over the past four years (water plant, electrical, gates, hot tubs, irrigation, trails)
• Multi-year SDE bridge with full owner add-backs available in the Offering Memorandum

Important: Detailed line-item P&Ls (2022–2025), monthly seasonality, balance sheets, occupancy reports, SDE analysis, and capital improvement history are available to qualified buyers under NDA.

The River House — Included in the Offering

The 146-acre River House parcel is one of the most distinctive private estates in the West Elk Mountains. The 8,637-square-foot, six-bedroom, five-bath luxury home sits on a private parcel with a deep trout pond out front, 1,200 feet of Anthracite Creek frontage, and surrounded on three sides by National Forest and BLM lands. Built in 2005, it functions equally well as a private mountain estate, a high-end retreat rental, or the future flagship of a boutique hospitality brand.

For a buyer of the combined offering, the River House is a meaningful value-add: live in the property while the RV park earns its keep, monetize the home as part of a unified hospitality footprint, or hold the 146 acres for future estate or boutique-lodging development.

Development & Upside Levers

The heavy capital lift is largely behind the property. The runway in front of a new owner:

• Shoulder-season programming — May and October currently sit at 5–25% occupancy across room groups, the single most direct revenue lever
• Dynamic pricing on cabins and RV sites to capture peak July and September demand
• Glamping, yurt, or additional cabin build-out on existing acreage
• Winter monetization — hunter base camp, snowmobile lodging, or off-season cabin rental to address the Q4 fixed-cost drag
• Cabin-add ramp — the two North End cabins only came online in 2024 and have meaningful occupancy growth ahead
• River House parcel development — 146 acres of buildable, water-rich land surrounded by public lands; the kind of inventory that is no longer being created in this corridor
• Event venue expansion — the property has already generated event rental revenue with minimal programming behind it
• Branded hospitality positioning — Aspen and Crested Butte audiences within a 90-minute drive support a higher ADR ceiling than has been tested

Location & Recreation

• Address: 30682 County Road 12, Somerset, Gunnison County, CO 81434
• 31 miles to Crested Butte via Kebler Pass — one of Colorado's most scenic mountain drives
• Approximately 1.5 hours to Aspen via McClure Pass
• World-class elk, mule deer, and bear hunting in GMU 53 and GMU 521
• Fly-fishing on Anthracite Creek out the back door; boating at Paonia Reservoir directly upstream
• Hiking, mountain biking, rafting, kayaking, skiing, snowmobiling — all originate from or adjacent to the property
• Year-round Highway 133 maintenance and access

Offering Structure

Combined Offering: 171± acres at $8,250,000 (Kebler Corner RV resort + The River House estate)