$3,250,000

Estimated payment $17,141/month

3 Beds
2 Baths
2,000 Sq Ft
$1,625 Price per Sq Ft

Highlights

  • Horses Allowed On Property
  • Primary Bedroom Suite
  • Mountainous Lot
  • River Front
  • 70 Acre Lot
  • No HOA

About This Home

Bighorn Canyon Fish Camp, a 70± acre Arkansas River retreat, has been in the same family for over 50 years, originally secured through a BLM land swap and never before offered for sale. One of the few privately-owned stretches of this scale between Salida and Cañon City, it features over half a mile of river—controlling both banks—on some of the finest trout water in Colorado. The Arkansas River is a Gold Medal fishery spanning 102 miles with 1,500 to 4,000 trout per mile. Private holdings of this size are rare along the Headwaters' 150+ miles of public access. Wade fishing is exceptional; drift boats and rafts can launch from the property. Browns Canyon and the Royal Gorge are within an hour drive. Fully surrounded by federal and state land, Kuntz Gulch provides near-exclusive entry into hundreds of thousands of acres of rugged BLM backcountry few can reach. The southern homesite is in OTC GMU 86; the north in draw-only Unit 58, offering elk, deer, turkey, and Rocky Mountain bighorn sheep. Select tagholders have harvested mature rams here. Improvements include a 3bd/2ba home, steel-framed shop, equipment shed, well, loafing shed, and grid power to a camping area ideal for guests or outfitting. Ample room remains. Day-to-day needs and your desires for an authentic mountain town with a walkable downtown grid of shops, galleries, restaurants, and the occasional summer festival are met in Salida (25m) and Buena Vista (35m). Both towns feature groceries, medical care, gear shops, outfitters, and other conveniences. Cañon City (40m) adds a hospital, major grocery chains, Walmart, Home Depot, and a variety of recognized retailers. Regional services in Pueblo (1h 15m) include medical centers, Costco, and a regional airport. Colorado Springs (1h 30m) and Denver (2h 30m) provide major hospitals, shopping, and commercial air service. Private river frontage, its rarity and vast recreational opportunities define this rare offering along the Arkansas Headwaters.

Listing Agent

Michael Ledger

Confluence Land Company Brokerage Email: mledger@confluenceland.com,303-596-8898 License #100043922 Listed on: 03/19/2026

Property Details

Home Type

  • Manufactured Home

Est. Annual Taxes

  • $543

Year Built

  • Built in 1980

Lot Details

  • 70 Acre Lot
  • Home fronts a stream
  • River Front
  • Creek or Stream
  • Rock Outcropping
  • Mountainous Lot
  • Many Trees

Parking

  • 2 Car Garage
  • Gravel Driveway

Home Design

  • Single Family Detached Home
  • Block Foundation
  • Shingle Roof

Interior Spaces

  • 2,000 Sq Ft Home
  • 1-Story Property

Bedrooms and Bathrooms

  • 3 Main Level Bedrooms
  • Primary Bedroom Suite
  • En-Suite Bathroom
  • 2 Full Bathrooms

Schools

  • Cotopaxi Elementary And Middle School
  • Cotopaxi High School

Farming

  • Livestock Fence
  • Loafing Shed
  • Pasture

Utilities

  • Pellet Stove burns compressed wood to generate heat
  • Heating System Uses Propane
  • Well
  • Septic Tank
  • Cable TV Available

Additional Features

  • Horses Allowed On Property
  • Manufactured Home

Community Details

  • No Home Owners Association
  • Property is near a preserve or public land

Listing and Financial Details

  • Assessor Parcel Number 98204005

Property Details

Home Type

Manufactured Home

Est. Annual Taxes

$543

Year Built

Built in 1980

Lot Details

70 Acres

Parking

2

Listing Details

  • Property Type: Residential
  • Property Sub Type: Single Family Residence
  • Structure Type: Manufactured House
  • Levels: One
  • Year Built: 1980
  • Above Grade Finished Sq Ft: 2000
  • Body Type: Double Wide
  • Current Use: Agricultural, Live/Work
  • Exclusions: N/A
  • Living Area: 2000
  • Directions: Please contact listing broker for detailed directions. Directions can vary by season and other conditions like rain or snow.
  • SubdivisionName: None
  • Ownership: Individual
  • Property Attached Yn: No
  • REC_BasementLevelBedrooms: 0
  • REC_RVSpaces: 0
  • REC_UpperLevelBathrooms: 0
  • REC_UpperLevelBedrooms: 0
  • REC_WaterIncludedYN: 1
  • Special Features: None

Interior Features

  • Fireplace Features: Pellet Stove
  • Full Bathrooms: 2
  • Basement: No
  • Total Bedrooms: 3
  • Main Level Bathrooms: 2
  • Main Level Bedrooms: 3

Exterior Features

  • Foundation Details: Block
  • Roof: Shingle
  • Construction Materials: Other
  • Road Frontage Type: Public
  • Road Surface Type: Gravel, Paved
  • Waterfront Features: River Front, Stream, Waterfront

Garage/Parking

  • Parking Features: Asphalt, Gravel
  • Attached Garage: No
  • Garage Spaces: 2
  • Total Parking Spaces: 7

Utilities

  • Utilities: Cable Available, Electricity Available, Electricity Connected
  • Sewer: Septic Tank
  • Cooling: Other
  • Heating: Pellet Stove, Propane
  • Water Source: Well

Condo/Co-op/Association

  • Association: No
  • Senior Community: No

Association/Amenities

  • REC_AssociationFee2Annual: 0.00
  • REC_AssociationFee3Annual: 0.00
  • REC_AssociationFeeAnnual: 0.00
  • REC_AssociationFeeTotalAnnual: 0.00

Schools

  • Middle Or Junior School: Cotopaxi

Lot Info

  • Horses: Yes
  • Parcel Number: 98204005
  • Lot Size Acres: 70
  • Fencing: Fenced Pasture
  • Building Area Total: 2000
  • Horse Amenities: Loafing Shed, Pasture, Water - Stream/Spring, Well Allows For
  • Lot Features: Borders Public Land, Many Trees, Mountainous, Rock Outcropping
  • Lot Size Sq Ft: 3049200

Tax Info

  • Tax Year: 2025
  • Tax Annual Amount: 543.36

MLS Schools

  • Elementary School: Cotopaxi
  • High School: Cotopaxi
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Property History

Date Event Price List to Sale Price per Sq Ft
03/19/2026 03/19/26 For Sale $3,250,000 -- $1,625 / Sq Ft
Source: REcolorado®

Source: REcolorado®

MLS Number: 7903727

REcolorado®
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