12511 CR 328, Westcliffe, CO 81252

Agape Ranch and Campground: Turnkey Retreat & Business  This 653 + acre property is ready for immediate use as a private estate or income-producing campground. It features a 3,000± sq. ft. lodge, a 3BD/2BA home, and guest cabins. With 29 RV sites, a bathhouse, and a pavilion, the infrastructure is fully in place for hospitality or hunting ventures. Seller Financing is available.Spanning approximately 653 + deeded acres, the ranch showcases a diverse and scenic landscape in Colorado's Wet Mountain Valley. The terrain is a balanced mix of open grass meadows, productive hay ground, timbered hillsides of pine and aspen, and riparian corridors fed by natural springs and seasonal creeks. Much of the property is protected under a conservation easement, preserving its natural beauty and wildlife habitat while still allowing for designated building envelopes. The land is fenced and cross-fenced, making it suitable for livestock, while its blend of open and wooded terrain supports both agricultural use and wildlife management. With expansive views of the Sangre de Cristo Mountains and a sense of seclusion throughout, the property offers both productivity and unmatched privacy.  The standout feature is that the Agape Ranch & Campground is exceptionally well-equipped for immediate use as a private retreat, hunting base, or income-producing campground. At the heart of the property lies a thoughtfully developed 653 +-acre featuring a 3,000± sq ft lodge, a 1,344± sq ft 3BD/2BA home, and additional guest accommodations, including cabins and support buildings. established campground infrastructure, offering 19 full-service RV sites with water, sewer, and electric, plus 10 additional RV sites with water and power-ideal for hosting guests, retreats, or operating a boutique outdoor hospitality business. Supporting improvements include a bathhouse, kitchen cabin, large open-air pavilion, internal road system, gated entrance, and livestock facilities. Utilities are already in place with onsite electric, water, sewer, and propane, creating a turnkey setup for both personal enjoyment and commercial opportunity.  This property is a true recreational haven, especially for hunters and outdoor enthusiasts. Located in Game Management Unit 84, the ranch supports abundant populations of elk, mule deer, Merriam's turkey, black bear, and predators, making it a premier hunting destination with potential access to landowner preference tags. The extensive trail network allows for ATV riding, hiking, horseback riding, and wildlife viewing across varied terrain. The established campground enhances the recreational appeal, providing a ready-made basecamp for hunting groups, family gatherings, or retreat guests seeking an immersive outdoor experience. Whether it's fall elk season, spring turkey hunts, or year-round exploration, the ranch delivers privacy, solitude, and consistent wildlife activity.  Agape Ranch offers strong agricultural potential with its mix of grassland, hay production areas, and existing livestock infrastructure. The property is well-suited for grazing operations, supported by cross fencing and natural water sources, including springs and creek systems. Open meadows provide opportunities for haying or pasture rotation, while the overall layout allows for efficient land management. In addition to traditional agriculture, the property's size and habitat diversity make it ideal for wildlife management programs, hunting leases, or conservation-focused income streams. This combination of agricultural utility and recreational value creates a versatile investment opportunity.  Agape Ranch & Campground presents a rare opportunity to acquire a property with established campground infrastructure and long-term operational flexibility. While the campground has not been actively operated for the past several years, the current owners have continued to utilize the property periodically for private events, gatherings, and retreats. A significant asset of the ranch is the existing Special Use Permit (SUP) that authorizes campground operations. Uniquely, this permit runs with the land title rather than the current ownership, a highly uncommon feature in Custer County that adds substantial value and future development potential. This grandfathered entitlement provides the next owner with the ability to revive and expand campground operations without navigating the lengthy and uncertain permitting process typically required for similar uses. Combined with the property's extensive RV infrastructure, lodging facilities, event spaces, exceptional privacy, and recreational appeal, the SUP positions Agape Ranch  Campground as a distinctive investment opportunity for hospitality, retreat, hunting, or outdoor recreation ventures. Westcliffe and Silver Cliff Weather Climate in Westcliffe/Silver Cliff, Colorado Westcliffe/Silver Cliff, Colorado gets 14 inches of rain, on average, per year. The US average is 38 inches of rain per year. Westcliffe/Silver Cliff averages 70 inches of snow per year. The US average is 28 inches of snow per year. On average, there are 260 sunny days per year in Westcliffe/Silver Cliff. The US average is 205 sunny days. Westcliffe/Silver Cliff gets some kind of precipitation, on average, 83 days per year. Precipitation is rain, snow, sleet, or hail that falls to the ground. In order for precipitation to be counted, you have to get at least .01 inches on the ground to measure. Weather Highlights Summer High: the July high is around 81 degrees Winter Low: the January low is 8 Rain: averages 14 inches of rain a year Snow: averages 70 inches of snow a year  Despite its private and secluded setting, Agape Ranch & Campground remains highly accessible. Located just 16 miles from Westcliffe, the property offers convenient access to groceries, dining, and small-town amenities, while still feeling worlds away. Larger hubs, including Canon City, Pueblo, and Colorado Springs, are all within reasonable driving distance, with Colorado Springs approximately 1.5 hours away. The ranch benefits from county road frontage with a gravel surface, ensuring year-round access while maintaining a quiet, low-traffic environment. This balance of accessibility and privacy makes it ideal for a destination campground, hunting retreat, or legacy ranch property.