RSM Ranch

$2,900,000 Black Hawk, CO 223± Deeded Acres

Executive Summary

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.

Just 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.

Broker's 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.

Learn about the locale


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.


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.

Learn more about the property

Acreage (Deeded & Leased)

Deeded Acres: 223±
Total Leased Acres:
Total Acres: 223±

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.

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.  

Learn about the recreational amenities

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.

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