RSM Ranch

Property Map

RSM Ranch

  • RSM Ranch

RSM Ranch - Price Reduced

Gilpin County, Colorado

The RSM Ranch presents a rare opportunity to acquire significant acreage strategically located to capitalize on the growth of Black Hawk and Central City, Colorado’s thriving gaming communities. Just 35 miles from downtown Denver, the beautiful and private RSM Ranch encompasses 223± acres of pine and aspen forests, mountain meadows, and immense rock outcroppings. Views of the Front Range from the property are nothing short of spectacular. Large herds of deer and elk migrate through the property, along with bear and turkey. Nearby, the Arapaho National Forest offers endless opportunities for wilderness adventure amid its 723,744± acres. Seven of Colorado’s best ski resorts along Interstate 70 are within 40 to 75 miles of the RSM Ranch. The RSM Ranch represents a multi-dimensional investment with potential as a hunting retreat and executive’s ranch, a long-term holding with an attractive entry price, and a site for future residential or commercial development. The land also is an excellent candidate for a conservation easement, which, in turn, confers tax benefits for the owner. There are no structures on the property, which reduces holding costs and presents a blank canvas upon which to create.


The RSM Ranch is located in Gilpin County north of Interstate 70 between the Central City Parkway and Highway 119 off County Road 6, which runs along the southern boundary of the property. Black Hawk and Central City, historic mining towns reincarnated as premier gaming and entertainment centers, are within a few minutes’ drive of the RSM Ranch to the east and north, respectively.

The RSM Ranch is 35 miles from downtown Denver, Union Station, and light rail and about 60 miles from the Denver International Airport. Less than 10 minutes from I-70, the RSM Ranch is also within 75 miles of Colorado’s premier ski resorts, including Vail, Keystone, Breckenridge, Copper Mountain and Arapahoe Basin. Loveland ski resort is only 40 miles away. Retail (Walmart, Home Depot), grocery shopping (Safeway), pharmacy and gasoline stations are located at the Evergreen Exit 252 on I-70, less than 15 minutes from the RSM Ranch.

The Denver International Airport, about 60 miles from the RSM Ranch, offers daily non-stop flights on commercial carriers to most major U.S. cities and numerous European, Mexican, and Asian destinations. The Rocky Mountain Metropolitan Airport, located between Denver and Boulder on U.S. Highway 36, is about 38 miles (or an hour’s drive) from the RSM Ranch. The publicly owned, general aviation facility is open 24 hours a day, with the air traffic control tower open from 6 a.m. until 10 p.m. This Jefferson County airport supports a large general aviation population, several flight schools and corporate traffic on three runways.


In 1859, John H. Gregory discovered gold in a narrow ravine that soon came to bear his name – Gregory’s Gulch. Miners flocked to the “Richest Square Mile on Earth,” (hence the name “RSM” Ranch) turning hardscrabble camps into the booming mining towns of Black Hawk and Central City. From 1872, when railcars began carrying gold ore to Denver until World War II, the mines fueled the economy of Gilpin County. Today, there’s a different -- and potentially even more profitable – type of gold in the hills. According to the Colorado Gaming Association, Colorado casinos contributed more than $110 million in gaming tax revenues in 2015, with the vast majority of that coming from Black Hawk and Central City. Together, the two communities employ thousands of people who commute daily to the two towns from locations outside of Gilpin County. Local officials project employment to swell by another 900 people when the hotel expansions and other projects currently under construction are completed. 

Black Hawk
In 2016, the 17 casinos in Black Hawk generated $604.7 million in revenue and attracted 20,000 visitors daily to the city. The self-proclaimed gaming powerhouse of Colorado is in the midst of a massive growth spurt as it evolves from a day-trip gaming center into a vacation destination. Plans are underway to convert Gregory Street into a casino-free pedestrian mall with high-end shops and restaurants, and build a 900-acre-foot reservoir to increase public water capacity. The city soon will have 1,500 hotel rooms, including those at the 33-story Ameristar Hotel and the Monarch Casino & Resort, which is currently undergoing a major expansion that will add 500 hotel rooms, a luxury spa and pool, and four new restaurants. Black Hawk’s current investment comes on top of more than $900 million invested over the last 30 years in casinos, land acquisitions, infrastructure, and economic development. With a full-time population of less than 100 residents, Black Hawk has an annual city budget of almost $27 million – giving the tiny town lots to spend on development, land purchases, and amenities for its residents and visitors.

Central City
The quieter neighbor, Central City, has focused on historic preservation and the arts. The renowned Central City Opera, a 550-seat “jewel box” built in 1878, is the fifth oldest professional opera in the US and a vibrant venue for top-billed performances. Recently, the opera has decided to expand its venue to bring more year-round entertainment and activities to the building. Central City also hosts food and music festivals, and events such as the “Hot Rod Hill Climb.” While Central City has only six casinos, shuttle buses run between the city and Black Hawk, giving visitors the chance to experience gaming and entertainment in both towns.


223± deeded acres


Gilpin County, like much of Colorado, enjoys a very pleasant climate with abundant sunshine, low humidity, and mild summers. July high temperatures average a near-perfect 72 degrees Fahrenheit, while January lows average in the teens. The county receives about 186 inches of snow a year at higher elevations. The sun shines, on average, about 245 days a year.

Wildlife Resources: 

The RSM Ranch is located in Colorado Game Management Unit 38, which is home to elk, deer, bighorn sheep, mountain lions, bear, turkey, and bobcats. The RSM Ranch itself lies in the path of migratory routes for elk and deer moving from winter grounds at lower elevations to higher altitudes in summer. The undeveloped and wooded property provides excellent habitat for local deer and elk herds.

Mineral Rights: 

The property was originally owned through individual mining claims that have now been consolidated into contiguous parcels of property.  Several historic mine ore piles exist on the RSM Ranch that may contain recoverable gold and silver for future use. The owners will convey 100 percent of their ownership of the mineral rights on the property.  

Additional Information: 

Other Development & Exit Oppurtunities
In addition to the current zoning development options listed above, the RSM Ranch affords numerous other development opportunities to a buyer including, but not limited to (i) fulfilling the lack of residential housing to satisfy the needs of over 5,000 people per day who commute into Black Hawk and Central City daily from other counties involving round-trip commutes of up to two (2) hours or more; , (ii) the potential annexation of the property into the city of Central City for higher-density housing and mixed-use purposes, (iii) development on the property of up to seventeen or more high-end and “clustered” home-sites inside a gated community with private-use amenities (which could include a club-house, golf-range, hiking, biking and ATV trails, trap shooting, and the like) all through the Rural Development Exemption (RDE) program of Gilpin County, (iv) dividing the property into 35-acre sections for residential development and greater water well rights, including livestock-use well and commercial riding stable use, and (v) use and dedication of the property for excellent conservation easement tax opportunities. Utilities including electricity, natural gas, water and phone are at or near the property. Access throughout the property is already well-established on historic and well-placed roads. The need for residential housing continues to increase in the adjacent and/or nearby cities. (Additional information available upon request.)

Area Attractions
Georgetown Loop Historic Mining & Railroad Road
A top tourist attraction, the narrow-gauge Georgetown Loop Historic Railroad, runs between Georgetown and Silver Plume. Along the route, riders may stop for a tour of a historic silver mine. The 978-acre park includes the original 1884 train depot, two 19th century mines, an 1871 mill, and other historic buildings.

Golden Gate Canyon State Park
With almost 12,000 acres, the park, which is located in Gilpin and Jefferson Counties northwest of Golden, has 36 miles of hiking trails and several campgrounds.

Mount Evans Wilderness
The Mount Evans Wilderness encompasses 74,400± acres and two 14,000-foot peaks, Mount. Evans and Mount Bierstadt, along with amazing biodiversity, including alpine and arctic tundra, and ancient bristlecone pines. The Mount Evans Scenic Byway, which leads into the wilderness area, is the highest paved road in North America.

Broker Comments: 

RSM presents an exceptionally rare opportunity to acquire a significant amount of deeded land in a largely developed area enveloped by a surplus of public land, while also being adjacent to both Central City and the economically robust gaming town of Black Hawk. Located only minutes from downtown Black Hawk, approximately 30 minutes to downtown Denver, 45 minutes to DIA and within an hour’s drive of several major ski resorts, RSM affords a superior location, proximity and accessibility to Colorado’s Front Range and recreational opportunities in the mountains. Additionally, the land is blanketed on opposing sides by both Central City Parkway and Highway 119. RSM, although smaller acreage, is located in a heavy migration corridor for large game animals traversing through the property. The owners have successfully harvested mature bull elk and mule deer. The property will afford a new owner ample wildlife viewing and hunting opportunities.

The property provides inspiring views, is incredibly private, offers a good internal road network, has year-round county road access, is easily accessible, and incredibly scenic. The landscape consists of heavily timbered areas, pockets of open land, prolific rock outcroppings, and varying topography ranging from steep mountainous terrain and drainages to several ideal building locations. RSM offers an excellent investment opportunity and several exit strategies including placing a conservation easement on all or a portion of the property. It supports tremendous development potential, a solid long-term hold, and of course an opportunity to build a private residence or family compound.


Although the RSM Ranch is only five minutes from downtown Black Hawk, the property itself is wild, secluded, and very private. Located at between 8,260 and 8,560 feet above sea level, the RSM Ranch is thickly forested with stands of evergreens and ponderosa pines, interspersed with aspen groves and open mountain meadows. Immense rock formations punctuate the landscape. The views of the Front Range mountains are breathtaking, and seasonal creeks attract wildlife.

Snow skiing 
Seven of Colorado’s finest ski resorts and most accessible slopes are within about 75 miles of the RSM Ranch, including Vail, Breckenridge, Keystone, Copper Mountain, Arapahoe Basin, and Eldora. Loveland Ski Area is just 40 miles away at the eastern portal to the Eisenhower Tunnel on Interstate 70.

Current zoning
The property is currently zoned “Resource Residential” (RR) by Gilpin County which will allow for the development of up to 17 or more single family dwelling residential home-sites with an attached domestic-use well and allowed Use-by-Right activities which include forestry, firewood production (less than 200 cords per year), hunting, and commercial stables. Additional Use-By-SUR activities include golf courses, mining, veterinary services, healthcare, educational and recreational services, RV parks and wood product manufacturing.

The Facts: 
  • 223± deeded acres
  • 35 miles to Downtown Denver, Union Station and Light Rail
  • 60 miles to Denver International Airport 
  • Adjacent to both Black Hawk and Central City 
  • Located between Central City Parkway and Highway 119
  • Year-round access via County Road 6
  • Seven ski areas within 40-75 miles
  • Incredible views of Front Range mountains
  • Heavily timbered with evergreen, aspens, and ponderosa Pines
  • Diverse topography 
  • Very private location
  • Vacant land
  • Migratory wildlife, including elk, deer, bear, turkey, coyote, and small game 
  • Excellent candidate for a conservation easement
  • Numerous development opportunities and exit strategies exist for the only large and developable parcels adjacent to the thriving gaming destination of Black Hawk and from Central City.


Additional Services: 

MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja, Jerome Chvilicek, Dan Berstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja, Jerome Chvilicek, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate.  Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation.  Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day.  For more information on our auction services contact Scott Shuman at (800) 829-8747.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Tina Hamm or Scott Moran • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884


In Colorado, Buyers should be aware that different real estate brokerage relationships are available which include seller agency, buyer agency or transaction-brokerage.



Definitions of Working Relationships:

Seller’s Agent:
A seller’s agent (or listing agent) works solely on behalf of the seller to promote the interests of the seller with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the seller. The seller’s agent must disclose to potential buyers all adverse material facts actually known by the seller’s agent about the property. A separate written listing agreement is required which sets forth the duties and obligations of the broker and the seller.

Buyer’s Agent:
A buyer’s agent works solely on behalf of the buyer to promote the interests of the buyer with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the buyer. The buyer’s agent must disclose to potential sellers all adverse material facts actually known by the buyer’s agent including the buyer’s financial ability to perform the terms of the transaction and if a residential property, whether the buyer intends to occupy the property. A separate written buyer agency agreement is required which sets forth the duties and obligations of the broker and the buyer.

A transaction-broker assists the buyer or seller or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction without being an agent or advocate for any of the parties. A transaction-broker must use reasonable skill and care in the performance of any oral or written agreement, and must make the same disclosures as agents about all adverse material facts actually known by the transaction-broker concerning a property or a buyer’s financial ability to perform the terms of a transaction and if a residential property, whether the buyer intends to occupy the property. No written agreement is required.

A customer is a party to a real estate transaction with whom the broker has no brokerage relationship because such party has not engaged or employed the broker, either as the party’s agent or as the party’s transaction-broker.

Please contact one of the Hall and Hall brokers for a complete discussion of potential working relationships for this property.  A written relationship disclosure will be provided to a prospective buyer prior to engaging in brokerage activities as defined by the Colorado Real Estate Commission. 

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.