Indian Hills Farm is a one-of-a-kind sporting retreat and working farm uniquely positioned along the southern banks of the Arkansas River just 30 miles east of Pueblo, Colorado. This quaint 340-acre property has been carefully stewarded by the same family over the past two decades, and boasts almost one mile of Arkansas River frontage, providing tremendous hunting for waterfowl and deer. The farm’s acreage is well balanced with a variety of topography including a mixture of riparian area with mature cottonwood galleries and two wetland ponds, natural vegetation and thick cover, upland sagebrush pasture, and irrigated cropland. Historic and senior water rights are delivered via the Highline Canal and yield abundant crop production on approximately 40 acres of irrigated tillable land. Indian Hills Farm is complete with a rustic 2-story farmhouse, equipment shop, and horse barn that serve as a central headquarters. Also included is an active and permitted gravel pit, further diversifying the income-generating component of this compelling property.
Indian Hills Farm is situated in the lower Arkansas River Valley and lies approximately 30 miles east of the vibrant city of Pueblo, Colorado. Pueblo is the 9th largest city in Colorado and is an important part of the Front Range corridor with its rich history and culture. Offering all modern amenities, Pueblo is home to approximately 160,000 residents and is known for its industrial heritage in steel production. Heading east out of Pueblo along the Arkansas River, the setting quickly becomes more rural upon entering the area known as East Mesa, which is mostly made up of lush farmland irrigated with water diverted from the mighty Arkansas. Soil qualities here are amongst the best in the region for high yield crop production. Continuing east along Highway 50 the landscape rolls out onto the eastern plains with cattle ranches and agricultural strongholds occupying the countryside. Indian Hills Farm is found tucked away on the southern banks of the river off of Nepesta Road, just a few miles east of the small town of Boone.
Acreage and Layout
The farm is comprised of 340 total acres, 40 of which are tillable irrigated cropland nestled on flat ground beneath the overlooking headquarters. Growing alfalfa has been the traditional mainstay on Indian Hills, although the fields are suitable for numerous other plants and rotation crops. Approximately 170 acres of dense river-bottom land lines the northern side of the property and is characterized by mature cottonwood trees, cattail wetlands, and other natural shrubs, and grasses. Also amongst the riparian area are two small ponds that can be stocked with fish and serve as roosting sanctuaries for ducks. Rising up from the river-bottom and extending south lie approximately 60 acres of upland pasture ad rolling hillsides. The gravel pit currently occupies around 30 acres along Nepesta Road and is mostly out of sight from the rest of the property. The homesite, headquarters, barn, paddocks and other areas together comprise around 40 additional acres and the higher elevation ground of the property.
Indian Hills Farm includes a nostalgic set of improvements dating back to 1901. A basic 2-story, 4-bedroom 2-bathroom homestead has been remodeled and improved over the years but holds on to its old world charm. The original wood-burning stove still fires up and provides additional heat, warming hunters after a cold morning afield. The 600 square foot barn has been restored and was originally erected around the turn the century as a general store and post office serving the community of Nepesta. The barn is now complete with horse stalls, pens, and loafing corrals. Finishing out the structures is a 700 square foot equipment shop which serves as storage and has a bird cleaning and game processing room.
- Average annual rainfall: 12 inches
- Average annual snowfall: 20 inches
- Average daily temperature: 68°
- Average July high: 96°
- Average January low: 14°
- Approximately 300 sunny days per year
Indian Hills Farm is a hunting haven. For many years the property was run as a private hunt club and upland preserve. The waterfowl hunting along the river and riparian areas is excellent for mallards, teal, and wood ducks as well as Canadian geese. Modest duck blinds have been erected in the best places. The current owner also developed the property for upland bird hunting and operated as a licensed preserve allowing for supplementary release of pheasants, chucker, and bob-white quail. The terrain and natural cover found on the property is perfect for upland habitat. Many epic memories were made at Indian Hills with waterfowl hunts in the morning and upland shoots in the afternoon. While the upland preserve has been out of operation for a few years, flight pens, dog kennels, and other infrastructure is still in place providing a turn-key opportunity.
The combination of dense river-bottom land with irrigated fields and upland areas create the perfect all-encompassing habitat for trophy white tail deer as well as turkey. Located within GMU 128, migratory elk also move through the property as they migrate along the river corridor, yielding a real chance for a trophy bull within an over-the-counter unit.
The farm is well suited for a small horse operation, complete with a working barn, paddocks, arena, and grazing pastures.
Ponds on the property support fishing for small-mouth bass and crappie, which are a great recreational benefit especially to kids or the novice angler. The Arkansas River below Pueblo Reservoir is a decent tailwater fishery, but farther east on the plains and on Indian Hills Farm the river turns to a warmwater stream.
Indian Hills operates as a small, income generating working farm. The farm features 40+ acres of highly productive irrigated land. The primary crop over the years has been alfalfa hay on which there are typically four cuttings. Depending on the year and desire of the owner, cover crops or rotational crops may also be grown.
Historic and senior water rights irrigate Indian Hills Farm. While both the Highline Canal and Oxford Ditch flow through the property, the water rights date back to before these ditches were constructed. By contract agreement, a 0.6 CFS direct flow water right from the Arkansas River is delivered via the Highline Canal to the property. This is the equivalent of 3 non-assessed shares of Highline Canal Company stock, and must be delivered first, before any downstream users. The farm also owns 60% interest in an agricultural well that produces 390 gallons per minute. For more details on water rights, please contact the listing broker.
Pheasant Run Gravel Pit has been active since 2008 and is currently leased to a local operator. This long-term arrangement is transferrable to a new owner and provides steady and predicable income. There are four phases permitted on the gravel pit, and only a fraction of phase one has been excavated thus far. For more information and production numbers on the gravel operation, please contact the listing broker.
All sub-surface mineral rights owned by the Seller will be conveyed upon closing.