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Beaver Meadows Resort Ranch is an operating guest ranch in northern Colorado offering a variety of activities and events from weddings and conferences to lodging, restaurant services, trail riding, hiking, fishing, hunting and more. The improvements include a restaurant with full liquor license, eight-unit lodge, nine unit condominium, conference / event building, offices and meeting rooms, four rustic cabins, barn and various support buildings. The property lies in an accessible mountain area with the North Fork of the Cache La Poudre River and two creeks flowing through the property for over two miles. The property is located on 434 acres with permitting and water rights to further develop the property. The property can be purchased in several different configurations.
LOCATION
Approximately 54 miles (1-1/4 hours) northwest of Fort Collins, 110 miles from Denver, 2-1/2 hours from Denver International Airport, and 60 miles (1-1/4 hours) from Cheyenne, WY.
AREA DESCRIPTION
The Red Feather Lakes area is a combination of first and second home owners, day visitors, and those who choose to spend a few days camping or utilizing all of the activities and amenities offered in the area and at Beaver Meadows Resort Ranch. As the name implies there are a number of lakes in the area and the North Fork of the Cache La Poudre (meaning in French: “hiding place of the powder”) courses through the area as well. The terrain in general is considered sub-alpine, predominantly covered with a variety of conifer trees and stands of Aspen trees. Roosevelt National Forest surrounds a great portion of the Red Feather Lakes community and offers unlimited opportunities to recreate
HISTORY
This area of northern Colorado was originally hunting grounds for the Ute, Cherokee and Arapaho tribes. Rich with beaver, bear, elk, deer and bobcat, the area soon attracted French trappers. Beaver Meadows Resort Ranch was started in 1977 and has been in continuous operation since. Initially the resort consisted of a log house, three log cabins and a barn. The house was converted to a restaurant and lounge, which is still in operation and is a favorite gathering place for guests and others who live in, or are visiting, the area. The cabins and barn are also still in regular use.
PROPERTY
The property consists of 434 acres located in a secluded mountain valley with the North Fork of the Cache La Poudre River flowing through the property, together with improvements described as follows:
Lodging / Restaurant:
Accommodations are provided in The Lodge, a two level, eight-unit, log building overlooking Little Bear Island and several fishing ponds. North Fork Condominium building has nine units (one unit is privately owned and is not in the rental pool), a banquet and meeting facility and office space. There are one and two bedroom units with covered decks overlooking the meadows and ponds. Three vintage Log Cabins, two with one bedroom, one with two bedrooms, overlook the river and beaver ponds. JP, the family cabin is situated on 1-1/4 acres and has a full kitchen and laundry room, wood burning stove, one bedroom and two futon sofas. The Ranch House Restaurant has dining facilities for approximately 60 and includes a full liquor license and a wood burning fireplace. The lower level has the Beaver Sports Shop which rents x-country skis, skates, tubes for tubing, fishing tackle shop and a gift shop.
Other Improvements:
Big Bear Pavilion has an open 60’ x 30’ interior area for parties, receptions, meetings, and other such events. There is bar area and facilities for food preparation and serving. The building has propane heat and 12-skylights. The Apple Cabin has a liquor storage room, men’s and women’s restrooms, and an employee housing unit. Beaver Meadows Little Log Shelter is a warming hut for guests who are enjoying winter activities. Ponds are stocked with Rainbow and Brown trout.
BUSINESS PROFILE
Beaver Meadows Resort Ranch is open for business year-round and offers of a variety of services and recreation activities as follows:
Lodging/Dining:
Lodging is available in a variety of accommodations (see Improvements heading below). The Ranch House Restaurant and Lounge, open year-round, serves breakfast, lunch and dinner and has a full liquor license. The resort offers a wide variety of recreational activities and other services and amenities which include:
Trail Activies: Horseback riding, mountain biking and hiking is accessed directly from the ranch onto a 25 mile trail into the Roosevelt National Forest. Trailheads are at 8,450 ft. elevation and climb to spectacular views at 9,325 ft. elevation.
Disc Golf: An 18-target disc course is under construction and will open in mid-June.
Hunting and Fishing: The resort is located on the North fork of the Cache La Poudre River which winds its way through the ranch for approximately 2-miles, on the meander. In addition there are 3-stocked fishing / casting ponds. The river has a naturally established population of Brown and Brook trout and is stocked with catchable size Rainbow trout. Wildlife viewing and hunting are popular activities at the ranch which has private property access to about 300,000 acres of Roosevelt National Forest. Game units, #8, #7 and #191 border the area close to the ranch. Saddle and pack horses are available for rent to hunters.
Weddings and Reunions: Weddings at the resort, indoors or out, any time of the year, provides a major stream of income. Receptions are hosted in the “Big Bear Pavilion” which provides indoor seating and dancing for up to 125 guests. There are a number of outstanding outdoor settings for the ceremonies.
Business Meetings, Conferences, Retreats: The “Big Bear Pavilion” with a guest capacity of 125 is an excellent facility for various types of meetings that require large capacity. Catering and a bar are available in the “Pavilion.
Winter Activities: Snow shoeing and cross country skiing, ice skating, snow tubing, horseback riding (weather permitting), sleigh rides and ice fishing.
LAND USE DESIGNATION
The current zoning is one of the strong points for the Beaver Meadow Resort Ranch and very beneficial in terms of future development and could play a major role for a conservation easement designation. The property has a variety of zoning designations that permit varying degrees of development and business activity. The Larimer County Land Use Code designations and land use allowed is as follows:
T-Tourist – includes 62 acres and the present guest ranch operations, which includes water rights for the living/lodging operations as well as irrigation for 10 acres. The Tourist Zoning designation allows a variety of opportunities as defined by Larimer County Land Use Code for residential, commercial, institutional, recreation, accommodation, utility and transportation business activities. Included are single family residences (one-third acre per site w/ water and sewer facilities), convenience stores, general retail, restaurant, professional office, place of amusement or recreation, riding stable, hotel/motel, rv park, utility substation, treatment plant, water storage, parking lot and transportation services.
E-1 Estate – includes 276 acres and allows one residence per acre with a water system or two acres otherwise. The property is allocated water rights for 347 lots. The zoning allows for residential, institutional including schools and churches among other uses. There is 16 acres with E-1 zoning separated by the Tourist zoned guest ranch acreage that includes the stables and horse pasture area used by the guest ranch customers. The horse operation is operated by a tenant who owns, cares for, and provides horses for patrons.
E-Estate - includes 90 acres and allows one residence per every 2.5 acres and includes water rights for 35 homes. The zoning allows for residential, institutional including schools and churches among other uses.
B-Business - includes 11 acres allowing for a variety of business activities as defined by Larimer County.
WATER RIGHTS
Water rights for the Beaver Meadows Resort Ranch are detailed in the Amended Decree in the combined augmentation plan cases, W-7631 and W-8540, which were filed in April 1974 and April 1977 and entered by the Water Court on November 9, 1983. This plan provides for augmentation of wells for the property.
PRICE & POSSIBLE DIVISIONS
$5,600,000 (Includes 434 acres and all improvements, equipment, machinery, furniture and furnishings and appliances used in the operation of the business)
Possible Acreage Divisions
Resort and 212 acres:
Section 11 comprised of 212 acres and the resort priced at $3,600,000. Price to include: business, all improvements, equipment, machinery, furniture and furnishings used in the operation of the business (Buildings, Furniture and Equipment current value is $2,251,500). Sixty-two acres of this land is zoned T-Tourist. There are water rights for an additional 150 single household units that may be used for overnight accommodations. The remaining 162 acres would include water rights for 162 homes. Or, a second alternative would be 159 acres and the resort (excludes 53 acres north of Navaho Trail) priced at $3,200,000.
Land only:
Section 10 comprised of 130 acres priced at $1,600,000 (Price to include water rights for 130 single family homes). Zoned E 1- Estate.
Parcel #11, 39 ac., $290,000 (Price to include water rights for 14 single family homes).
Parcel #8, 53 ac., $290,000 (Price to include water rights for 20 single family homes).
(Cash or terms acceptable to Seller)
TAXES
Year 2007: approximately $13,000 for the restaurant, lodge, Big Bear Pavilion and 62 acres.
SHOWINGS
All showings must be established a minimum of 48 hours in advance with the Listing Agent(s). |
LOCATION: Red Feather Lakes, Colorado (Larimer County) |
PRICE: $5,600,000
(Price includes 434 acres and all improvements, equipment, machinery, furniture and furnishings and appliances used in the operation of the business)(Cash or terms acceptable to Seller)
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CONTACT: Ted Schaal or John Stratman |
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Summary |
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Copyright © 2008 Mason & Morse Ranch Company
214 Eight Street Suite 100 Glenwood Springs, CO 81601
Phone: (970)928.7100 or toll free (877)207.9700
Fax: (970)928.7200 E-mail: sales@ranchland.com
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