Property- - Breckenridge Land For Sale

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Ski Run Ranch >>

BONUS ... Ski Run Retreat >>

You can 'own on' the mountain or you can 'own' the mountain.

SKI RUN RANCH is a pristine, 17.2 acre, ski to your door mountain parcel nestled on a gentle slope just below the newly-constructed Peak 7 Base area. Surrounded by 95 acres of preserve and National forest, the site will remain a private sanctuary where family, friends or your corporate employees can enjoy the mountain paradise which serves as its backyard.

This one-of-a-kind property was originally purchased by Vail Resorts as a raw land parcel (No standing approvals or variances) in 1993 for $3,422,800. NOW ... with the completion of the new Peak 7 base area (Fall 2008) and the realignment of Ski Hill Road east (Summer 2008), the property is now located in the middle of all the action:

Skiing, Nordic trails, Hiking, Biking and a 4-5 block walk to the BreckConnect gondola. The Peaks Trailhead is practically across the street and the ranch is ski-in / ski-out to the Nordic trail system.

Ski Run Ranchs access is protected as it fronts over 1,500 feet of prestigious Ski Hill Road, which within minutes winds you down the mountainside to the charming and historical Main Street of Breckenridge. Or enjoy a scenic gondola ride to town with all its fine dining, shopping, music concerts and art exhibits.

Status:	Auction
Property Type:	Estate Site
Assoc. Dues:	$ 0/yr
Taxes:	$6,502
Transfer Tax:	0%
Resort Fees:	$0
Lot size:	17.2 acres

Water rights:
City water now available for Ski Run Ranch,
rights supercede town code; in addition,
well permit expires 10/2009.

Access: Over 1,500 ft. (457 meters) frontage on Ski Hill Road.

The 17.2 acre estate parcel is located in Summit County and borders the Town of Breckenridge city limits. The 1% transfer tax associated with all Breckenridge real estate transactions does not apply. Note: The Town of Breckenridge is currently negotiating with the USFS to acquire the wedge parcel, which is the land between this property and the Peak 7 base area. Breckenridge is commited to utilizing that property as part of its open space program, insuring that development will never occur.

SKI RUN RETREAT - Unknown to most, even Breckenridge locals, there's a private 10.33 acre parcel just off the Monte Cristo trail on the upper portion of the ski areas Peak 7, now known as Ski Run Retreat. Situated between Peak's 6 & 7, this is the ONLY privately owned parcel within the boundaries of Breckenridge's Ski Resort. Surrounded by White River National Forest lands, which are under permit to Vail Resorts, this parcel is truly one-of-a-kind.

Not available for
independent sale!

This property is intended to go to the Buyer of Ski Run Ranch as a incentive.

The Seller is not just giving the future owner a great property, but leverage as well. (Read Below)

Based on the scoping maps for the Peak 6 ski area expansion project, the private parcel will be just feet away from the proposed Peak 6 access trail that would run from the top of Peak 7, down to the lower terminal of the proposed Peak 6 lift. The Monte Cristo trail on Peak 7 runs just southeast of the property. The trail that would serve to take skiers back to the Peak 7 base area from the Peak 6 base, would be located east and at a lower elevation than the property. SEE IMAGE RIGHT

Ski Run Retreat is zoned as backcountry, which sets limits on access and the size of any development, yet this parcel will present numerous possibilities for the new owner of Ski Run Ranch. The USFS has indicated interest in a land swap and the winning bidder could do that or donate the inholding to Summit County in exchange for rights to treat Ski Run Ranch as a full 20 acre parcel lot, eliminating the need for a minimum lot size variance (Ski Run Ranch is in a TDR Receiving Area). The Buyer is not just getting a great property, but leverage as well. The largest home allowed under Backcountry zoning is 1,200 square feet. While this might be small for a home, the new owners of Ski Run Ranch may find it to be the perfect size and location for a private 'on-mountain' retreat ... be it a private lodge, warming hut or cabin, to compliment their estate at Ski Run Ranch. In a recent Summit Daily news article, an advisory board member of Summit Countys open-space department was quoted as saying, "based on its location, the parcel is a plum. These kinds of properties are so rare ... If this were Aspen, someone would build a heli-pad."

SKI RUN RETREAT

Status:

Included

Property Type: Backcountry

Assoc. Dues: $ 0/yr

Taxes: $162

Transfer Tax: 0%

Resort Fees:
$0

Lot size:
10.33 acres

FAQ

What's the History and Description of the Properties?

Ski Run Ranch

1993 - Vail Resorts Purchases 17 acre parcel

The property (Zoned A-1) was purchased by Vail Resorts in 1993 for $3,422,800. Located at the base of Peak 7, this 17 acre home site had been historically referred to as the MBJ parcel. The property borders Town limits and is located in Summit County. The 1% Breckenridge transfer tax does not apply.

January, 2006 - Right Time ... Right Place!

The Seller was informed the property was available by a Vail Resorts official in December, 2005 and a contract (scheduled for late May 2006 closing) was finalized shortly thereafter, prior to public announcement of the construction start of the Peak 7 base and gondola. This official indicated that because of agreements reached with the Town on the new Peak 7 base area and because the property was located in the county, the property no longer fit into their base area plans. With the upcoming expense of the gondola and Peak 7 base construction, they decided to "clear their plate."  It was also important to remove the public perception that they might try to hold on to the property and develop it in the future.

March, 2006 - Gondola & Peak 7 Public Announcement

On March 13, 2006, Vail Resorts, along with the Town of Breckenridge announced that construction would begin on the new gondola (click here for press release) . On March 20, 2006 Vail Resorts announced the proposed Peak 7 base area, which was still subject to approval (click here for press release) .

June, 2006 - Conversation Easement

Initial closing delayed due to conservation easement activity. On June 6, 2006, Vail Resorts recorded a grant of conservation easement to the Town of Breckenridge to protect eight acres on the property to expand a wildlife corridor, in exchange for which they had received final gondola approval. In June 2006, the Seller retained a team that included an attorney, wildlife biologist, hydro-engineer & botanist to review the easement placement and agreement. The Seller determined that the easement agreement would only enhance the pristine setting by attracting wildlife, rather than interfere with projected use and closed on the property (Zoned A-1) in August, 2006.

Remove all the legalese and this basic easement agreement states:

-   Ski Run Ranch owner will not construct any building, fence, or other structure or improvement within the easement.
-   Ski Run Ranch owner maintains full rights of ownership including use of the easement, tree trimming/ removal and
     the right to establish trail easements.
-   Ski Run Ranch owner maintains full physical and managerial control of the easement and has the right to invite or bar
     public from use.
-   Clarification- easement was granted to the Town of Breckenridge, however the easement is not located
     within town limits.

June, 2006 - Grand Timber Lodge Announces New Peak 7 Development

On June 26, 2006 Gold Point Lodging and Realty announced their intent to purchase land from Vail Resorts, at the proposed Peak 7 base, to construct the Grand Lodge at Peak 7 (click here for press release). This purchase closed in December, 2006 at a price just shy of $10,000,000.

2007 - Pristine Villaggio (Sellers Concept)

The Sellers intent was to build 'Pristine Villaggio,' a 30 bedroom, fractionally owned estate/corporate retreat to be sold in 1/30th shares. The Seller obtained a minimum lot size variance from Summit County, finding the process comparatively painless. The Seller removed 500 - 600 Lodgepole Pines from the approved building envelope, leaving Spruce, Fir & Aspen intact. Being eco-friendly, pines less than 12" in diameter were chipped and reintroduced into the soil, while timbers suitable for future 'green' construction were left on-site to dry. During the process of submitting building plans, the current economic downturn became more apparent and development was voluntarily halted.

Fall 2008 - Ski Hill Road Realigned

Ski Hill Road (CR-3) was realigned to run through the new Peak 7 base area. The old portion of Ski Hill Road was absorbed into the ski area.

November, 2008 - Peak 7 Opens

The Crystal Peak Lodge at Peak 7 base opens. All 45 units sold. Overall unit average close to $1,000 sq. ft.

January 14, 2009 - Breck Trails Plan Proposes New 'Nordic World' Base at Peak 7

The Breckenridge Trails plan recommends moving the Peaks Trailhead slightly to the north, closer to the subject property (Page 5, #1). The base area proposal for the new Nordic World is for the area adjacent to the Peaks Trailhead parking lot (Page 9, #7). Click here to view Trails Plan

Groomed Nordic Trail

Existing public trails exist on the property, including the 'Hang Ten' nordic trail, but there are no recorded trail easements. It will be the buyers option on whether to keep trails open to the public.

Current Valuation

The property was originally listed at $5,400,000 in September, 2008 based on local appraiser & realtor input. The appraiser noted that the property has no comparables and the old adage location...location...location, would always apply. At the time of this post, research indicates Ski Run Ranch is the largest privately owned parcel at the base of any major ski resort. The property is located just 3 blocks from luxurious Peak 7 base, which includes a station for the Breck-Connect Gondola and 'Sevens Restaurant.' The new buyer will enjoy increased property valuation as One Ski Hill Place and the Grand Lodge at Peak 7 (multiple phases) open, offering new luxury amenities to the successfully developing and growing 'Breckenridge Peaks' base.  Now includes Ski Run Retreat.

Ski Run Retreat

Located approximately two-thirds of the way up Peak 7, this 10 acre buildable mining claim is the only private parcel of land located within Breckenridge Ski Resort boundaries and is located in Summit County. The 1% Breckenridge transfer tax does not apply. This parcel lays directly between the Ski Runs of Peak 7 and the proposed Peak 6 Ski Runs. Originally targeted to be a 'on mountain' retreat for owners of Pristine Villaggio, this backcountry site would be incredible with a private Ski-In Cabin or lodge. With control of both these unique and highly desirable parcels, the Buyer will have several development opportunities to choose from.

What are the Development Opportunities?

Ski Run Ranch is the perfect location for a corporate retreat, private estate home or fractionally owned estate. There are currently no plans for size limits on a home to be constructed in Summit County proper, while size limits are being discussed for parcels located within the Town of Breckenridge.

Why did the Seller add the 10 acre Inholding - Ski Run Retreat?

The Inholding complements ownership of Ski Run Ranch in several ways:

1) The Inholding will give the future owner of Ski Run Ranch leverage. A minimum lot size variance is required and the building envelope at Ski Run Ranch must be defined. Precedence is that the current and previous owner (Vail Resorts) had no problem in obtaining a minimum lot size variance and both were able to define building envelopes. Limitations on the most recent variance were that 50' set-backs were required versus the County standard of 25' and the disturbance envelope was to be no more than 10% of the total acreage (1.72 acres). The Ski Run Ranch parcel is located in a TDR (Transferable Development Right) Receiving Area (Those parcels potentially suitable for transferring development rights to), while Ski Run Retreat is a TDR Sending Area (Those parcels suitable for transferring development rights from) and it is possible that in exchange for the Inholding, the Buyer could negotiate with the County, eliminating the above limitations and rather than go through the variance request, utilize a PUD (Planned Unit Development). In Summit County, variance approval expires after 18 months if construction has not commenced, while a PUD is permanent.

2) The future owner may be perfectly content with the building envelope obtained and consider a private 'on-mountain' retreat on the 10 acres, to complement their Ski Run Ranch estate or corporate retreat. Or even consider a cabin similar to Beano's at Beaver Creek.

3) No land swap discussions have occurred with the USFS, but the USFS has indicated interest in a land swap via public news releases. There are many USFS parcels the investor could consider. USFS land bordering the peak 7 or 8 base areas is just one example.

The addition of Ski Run Retreat gives the buyer multiple options, with various agencies to consider.

What about tree removal in the conservation easement?

The forestry plan estimates that up to 95% of the lodgepole pine may be removed. It is the buyers option on what trees they wish to remove to create view corridors. The conservation easement agreement limits building within the easement. Control remains with the owner of Ski Run Ranch. Please read the easement agreement closely (especially #4 & #10) which can be viewed by clicking HERE .

What about Wetlands?

There are two areas of wetlands and fortunately both are located near Ski Hill Road and the switchbacks. The Sellers Hydro-Engineer agreed that the upper wetlands located in the Conservation Easement were Fen in nature, but questioned whether or not the lower wetlands (located in the lowest switchback) are a result of years of mountain run-off being redirected by Ski Hill Road. Regardless, neither are a factor; in that the large envelope favored by the architect, taking into account privacy, slope, views, trail access and the wildlife environment, was and is free of wetlands and no mitigation is necessary. The wetlands actually assist in creating a natural buffer between what is believed to be the ideal building envelope and Ski Hill Road. There is clear driveway access between the two wetland areas, meaning access will not require mitigation. The Seller met with County officials regarding drive access and after addressing safe egress, wetlands and several old growth Spruce, positioning was agreed to and staked. The total slope of this drive would be relatively flat (1.6% or less). Maps defining wetlands and drive stakes can be found at Property Reports / Zoning .

What about the Towns Cucumber Gulch Overlay Protection District?

The PMA does not apply to the subject property(s). The Town of Breckenridge has established the Cucumber Gulch Overlay Protection District. It establishes a Preventive Management Area (PMA) around resources in the area. The County does not recognize the District and the Town can only enforce the PMA on development in Town limits.

Why are you selling?

The Seller recognizes that savvy investors will be focusing their purchasing power on prime real estate investments in historically stable markets. The Sellers nationwide holdings vary from multifamily residential to commercial projects. Ski Run Ranch is one of their favorite properties in the portfolio, but the sale will allow them to deleverage holdings in soft and unstable markets.