Considerations When Searching for the Right Hunting Property 

Making the decision to buy a hunting property as a recreational and lifestyle investment is a big enough challenge in itself. There are many other real estate and investment vehicles for your hard-earned money that might yield higher financial returns — but sometimes it’s hard to put a price on smiles per acre. This article focuses on hunting properties and mountain land in Colorado, highlighting what to look for, how to evaluate game management units (GMUs) and landowner tags, and why these properties can be both a lifestyle asset and a long-term investment. Sometimes the decision comes down to more than numbers — it’s about owning your own piece of the West and creating a lifestyle that can’t be bought through traditional investments.

Identify Your Price Range and Funding Options

Buying property isn’t like going to a car dealership, where you can just show up with a small down payment, take a high-interest loan, and drive home the same day. Land takes planning. Determine if you’re a cash buyer or what amount you can put down. Then get pre-qualified with a reputable lender that understands land loans. Your local mortgage broker is likely not familiar with the nuances of land purchases. We work with many lending companies experienced in recreational and agricultural properties. Having the right funding partner can make or break a deal. Also, talk to your CPA — should you create an LLC or trust for the acquisition? These can offer tax advantages and protection.

Also consider: recreational ground is often viewed as a “discretionary purchase.” Lenders will scrutinize your financials, tax returns, and credit score since it’s not a primary residence. Make sure your taxes are in order, your down payment is ready, and your pre-qualification is in hand before shopping. Understanding your purchasing power allows a broker to match you with suitable properties — including potential off-market opportunities.

Once you know your purchasing power, the fun part begins — identifying the right ground.

Choosing the Right Location in Colorado

If you’re coming from Texas, you might want to find something in Southern Colorado near Pagosa Springs, Durango, Mancos, Dolores, or even up into Saguache and Gunnison. It’s three to four hours shorter of a drive than if you buy in areas like the Grand Mesa or North Fork Valley. If you’re a Denver or Front Range buyer (sorry you have to live there), think about travel time and which interstates or highways offer the easiest route for access. Where you buy influences not just drive time — but game species, elevation, terrain, weather patterns, and hunting pressure.

Loren Willliams, ALC says the first questions he asks a hunting land buyer are simple but crucial:

• How often do you want to hunt?
  • Location and property size affect your tag opportunities
• When do you want to hunt?
  • Archery vs Rifle seasons often point you toward different elevations and types of properties.

Early-season or archery hunters may favor high-elevation aspen draws, dark timber, and watering holes, while rifle hunters often prefer mid-elevation terrain (6,000–8,000 feet) with open visibility and oak brush. Matching your preferred hunting season and species to terrain and elevation can make a property more suitable for your goals.

Understanding GMUs, Acreage, and Tag Availability

A deal-breaking due-diligence item for many hunting properties is the Game Management Unit (GMU) it lies in, and the tag availability for that unit. Acreage is also a major factor. In Colorado, we have the Landowner Preference Program (LPP), which provides landowners preference for hunting licenses. To qualify, properties must be at least 160 contiguous acres.

Learn more about Colorado’s Landowner Preference Program.

Different GMUs distribute more or fewer tags, some are trophy units, and some have limited tag draws even for landowners. Understanding how GMU boundaries and property size interact can determine your success and satisfaction for years.

Case Study: GMU 61 – Trophy Elk Territory on the Uncompahgre Plateau

GMU 61, just west of Delta and Montrose, is one of Colorado’s top trophy elk units. For public-land hunters, it often takes 10–12 years to draw a tag here. One of my close friends drew his tag after 11 years and harvested a beautiful 6×8 bull elk on public ground.

Owning a property over 160 contiguous acres in this unit changes everything — you gain consistent draw preference through LPP and the ability to enjoy annual hunting without the long wait.

• Example: Burro Creek Mesa Ranch — 160 acres with a cabin, sold for $700,000 ($4,375/acre) in March 2022. A simple, functional setup perfect for a hunting base. Instead of waiting up to 14 years to draw an in-state archery tag, you can typically draw with zero to two preference points as the landowner. LINK 

Archery hunters from out-of-state, such as the Midwest, appreciate opportunities like this — chasing elk in September and still being home for whitetail season elsewhere.

Case Study: GMU 67 – Mountain Cabin and Reliable Tag Access

GMU 67, south of Gunnison is a limited-entry unit known for quality elk and mule deer hunting. For public land hunters, it can take 2-6 years to draw a tag. Owning a property with over 160 acres changes your ability to hunt every year dramatically.

Example:  A 160-acre cabin property — an excellent hunting setup. Cabin, corrals, shed with solar panels, propane tank, generator, water well, and well-finished cabin that could sleep 8. That property typically received three elk tags and one to two deer tags per year through the LPP. I sold this property for $960,000.

For buyers, the goal is to find a piece of mountain ground in a good unit that doesn’t hand out tags to everyone, but still allows consistent draws through the landowner program.

Larger Acreage Properties in OTC Units

Every once in a while, you find a diamond in the rough — large acreage in an over-the-counter (OTC) unit, often bordering public land. These can be excellent both for hunting and investment. We have three properties currently listed that fit this type of hunting land:

• Green Mountain Ranch – LINK – 391 acres – Located near Delta, Colorado. Over 160 acres with strong LPP availability, bordering BLM and National Forest. Excellent access to thousands of acres of public land with minimal pressure. The seller leases hunting access to 24 hunters per year for a trespass fee, with a high success rate.

  

• Jay Creek Hunting Ranch – LINK – 500 acres – Similar setup, challenging public access nearby, and wildlife pushed in from surrounding areas. The seller calls me each season mid-hunt, sending pictures of their hunters tagged out on nice mule deer bucks.

  

• Secluded Hunting Ranch in GMU 31 – LINK – 640 acres – Deep canyons, grassy meadows, and water improvements draw abundant wildlife year-round.

  

These examples show that not all trophy hunting requires a limited-entry unit — sometimes accessibility, adjacency, and strategic positioning matter just as much.

Are you going to look for a 160+ acre property in a desirable unit, where tag control and exclusivity drive value, or a larger tract in an OTC area with more accessibility and income potential?

Smaller Acreage Parcels and Cabin Properties

Not every buyer needs a full 160 acres. Many hunters are looking for 35–40 acre parcels with cabins or RV setups that still offer great public access and private use. Nothing beats owning your own basecamp — no crowded trailheads, no competition for campsites. Once you’ve spent a few hunting seasons in a wall tent with a wood stove and a latrine, a simple cabin starts looking like a luxury lodge.

• Example: Almont Mountain Property – 40 acres adjacent to National Forest, sold for $275,000.
• Cimarron Mountain 40 acres – completely surrounded by BLM & National Forest, access to plentiful public lands, sold for $375,000.
• Cabin Community Option: Arrowhead between Gunnison and Montrose or the Silverjack area near Cimarron. These areas offer cabin sites and easy access to public hunting grounds — though they don’t qualify for LPP tags.

Two additional examples from the second article highlight desirable smaller cabins:

• Mountain cabin in Pitkin – 3,000+ sq ft cabin on 10 acres, sold for $485,000 (would easily bring $600K+ today).
• Grand Mesa log cabin on 35 acres – Excellent off-grid setup with National Forest access.
• Pagosa Springs log cabin on 1 acre – mountain cabin community, adjacent to thousands of acres of National Forest

Subdivision Note: In Colorado, most properties under 35 acres require a formal subdivision process — including surveying, engineering, and water planning. That’s why so many mountain parcels are exactly 35 acres or slightly above. Price Ranges: 35–40 acre mountain parcels generally range from $250K–$400K, depending on location, access, and improvements. Cabin setups can easily range from $300K to $1M depending on amenities, with larger or off-grid cabins reaching $1M+.

Evaluating Mountain Land as an Investment

It’s important to look at mountain ranches as both lifestyle assets and financial investments. When purchased correctly and held long-term, mountain properties often appreciate strongly while providing years of recreation, hunting, and family enjoyment. Since Covid, demand for private mountain retreats has surged — people want space, solitude, and self-sufficiency.

Typical investment strategies also include:

1. Buy-and-hold for appreciation and recreation.
2. Buy, improve, and resell—adding utilities, roads, or hunting infrastructure.
3. Develop and subdivide larger ranches into 35+ acre tracts.

Example: Buckhorn Lakes Ranch – 782 acres south of Montrose, surveyed into multiple tracts, with grid-tied power and excellent access. A 35-acre tract previously sold for $375,000 ($10,714/acre). The full ranch is listed at $5,495,000 ($7,026/acre). Located in GMU 65, it offers OTC tags and consistent hunting opportunities. A savvy investor could graze cattle in summer, lease to an outfitter in fall, and hold the property for appreciation or subdivision in the future.

Farm Ground vs. Mountain Ground: Investment Comparison

Let’s compare potential returns between traditional agricultural land and mountain hunting properties.

Scenario 1: Farm Ground

• 100 acres @ $10,000/acre = $1,000,000
• Lease income: $200/acre = $20,000/year
• After taxes and water costs → ~2% annual return plus appreciation.

Scenario 2: Hunting Ranch

• Green Mountain Ranch listed around $1,150,000.
• Lease income: $3,500 per hunter × 24 hunters = $84,000/year
• Roughly 7.3% cap rate plus appreciation.

Moral of the Story: For the right recreational parcel, mountain land can outperform traditional farm ground, offering stronger returns and far more enjoyment.

Key Takeaways When Buying a Colorado Hunting Property

When evaluating hunting and recreational land in Colorado, focus on these essentials:

• Investment and income potential – grazing, leases, and appreciation
• Location and accessibility – proximity to town, roads, and amenities
• Utilities and infrastructure – power, water, cabin, or off-grid systems
• GMU and tag eligibility – landowner preference, trophy vs. OTC units
• Acreage and public land adjacency

Every buyer’s goals differ — whether you want a secluded 160-acre ranch in a trophy unit or a 40-acre cabin property near town. Narrow your search area based on travel time, then weigh acreage size, GMU quality, and property improvements to match your hunting and investment goals.

Work with a Land Specialist

If you’re looking for a property that blends investment performance, lifestyle value, and hunting opportunity, work with someone who knows the terrain — literally.

Jake Hubbell, ALC
Accredited Land Consultant

United Country | Colorado Brokers & Auctioneers