Land for Sale in Boone, Colorado

Windover Ranch is an exceptionally rare offering along the Arkansas River in Southern Colorado, encompassing approximately 455.91 deeded acres with more than 1.25 miles of river frontage, extensive wetlands, proven wildlife habitat, existing infrastructure, and tremendous upside for future improvement and development. Properties with this volume of water, habitat diversity, accessibility, and recreational history are becoming increasingly difficult to find anywhere in Colorado. For many years, the ranch operated as a premier waterfowl and big game property known for its outstanding habitat, duck hunting, and recreational opportunities. In more recent years, much of the property has remained largely untouched, allowing it to naturally evolve into a sanctuary for wildlife. Today, the ranch supports strong populations of whitetail deer, turkey, pheasant, dove, and waterfowl, while also holding a resident population of elk that significantly enhances the property's hunting and recreational appeal.

The ranch lies within Colorado Game Management Unit 128, an increasingly desirable unit due to its over-the-counter opportunities. GMU 128 remains an OTC archery elk unit for both resident and nonresident hunters, which has become especially important as many Colorado OTC opportunities for nonresident archery elk hunters have recently been eliminated throughout much of the state. The property is also located within an OTC rifle bull elk unit running from October 14 through November 22, while cow elk licenses are available through the draw. Additionally, the ranch qualifies for application through the Colorado Landowner Preference Program, creating further value for hunters and landowners alike.

One of the defining features of Windover Ranch is the extraordinary amount of water spread throughout the property. In addition to the Arkansas River frontage, the ranch features six established man-made duck ponds interconnected by canals, marshes, sloughs, waterways, and wetland pockets that create ideal habitat for waterfowl and other wildlife. Year-round flowing water winds through portions of the ranch, an incredibly rare feature for this region of Colorado and one that provides both immediate recreational enjoyment and long-term habitat value.

The habitat throughout the ranch is exceptional, with dense stands of mature cottonwoods, tamarack, willow, Russian olive, and other native vegetation creating ideal security cover and travel corridors for wildlife. The combination of water, thick cover, and reduced pressure over recent years has allowed the ranch to flourish as a wildlife sanctuary while simultaneously providing a tremendous blank canvas for future enhancement projects. Strategic habitat work such as food plots, selective clearing, additional water control improvements, duck blind upgrades, and vegetation management could elevate the ranch into an absolutely world-class recreational property.

A newly cleared and reworked roadway system now allows ATV and UTV access through much of the property, providing convenient routes to the Arkansas River, all six duck ponds, and numerous additional hunting and recreation areas. Multiple trails and walking bridges further improve access throughout the ranch, allowing thoughtful entry and exit routes while hunting different portions of the property.

The history found throughout Windover Ranch is impossible to overlook. Scattered among the wetlands and river bottoms are several old duck blinds that stand as reminders of decades of hunting traditions and unforgettable mornings spent in the marshes. The stories tied to these old camps and blinds are likely endless, representing generations of hunters, families, retriever handlers, and outdoor enthusiasts who gathered here over the years. The ranch was previously utilized as a hunt test location for the Southern Colorado Hunt Retriever Club, further cementing its place within the region's sporting heritage. Historic bird pens once used to raise pheasants also remain on portions of the ranch and add yet another layer of history and character to the property.

Near the entrance, a former headquarters area once housed a single-wide duck camp that has recently been removed, leaving behind a clean footprint for a future residence, hunting lodge, cabin, or RV setup. Existing infrastructure already includes electricity, a domestic water well, septic system, propane, and an RV hookup, allowing the next owner immediate functionality while planning future improvements.

The ranch includes a quality 55x31 Cleary building with power and a large oversized electric roll-up door, providing excellent storage for equipment, boats, decoys, ATVs, and other recreational gear while also offering future workshop or buildout potential. A second 70x33 barn with electricity adds additional storage capacity and could easily support livestock use, equipment storage, future living quarters, or expanded recreational facilities. Existing livestock infrastructure, complete perimeter fencing, and multiple cross-fenced sections provide functionality for horses or small cattle operations as well.

Additional recreational features include an old 300-yard rifle range, direct Arkansas River fishing access, and direct Highway 96 access at the north side of the property for convenient year-round accessibility.

What truly sets Windover Ranch apart is not only what already exists, but what it could become. The ranch already possesses the difficult-to-replicate ingredients that serious recreational buyers seek: substantial live water, river frontage, wetlands, mature habitat, proven wildlife history, utilities, infrastructure, and accessibility. Yet the property still offers enormous upside for a buyer with vision to further improve habitat, expand hunting opportunities, develop additional lodging, or create a truly legacy-quality recreational ranch along one of Southern Colorado's most unique river corridors.