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    1281 Beard Creek Rd Edwards, CO 81632

    Sponsored
    For Sale
    $7,500,000

    LAND - Edwards, CO

    Lot size:
    112.67 Acres
    Days on Market:
    6
    Last Refresh:
    Jan 20 at 2:06 am

    Property Features for 1281 Beard Creek Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Resource
    APN
    1943-322-00-003
    Pets allowed
    Yes
    Lot size
    112.67 Acres

    Utilities

    Utilities
    Water Available
    Sewer type
    Septic Tank, Septic Needed
    Water source
    Spring
    Water front features
    Creek
    Water front
    1

    We can help!

    Listing Contact
    Rebekah Zenor
    Rebekah Zenor

    Compass Colorado, LLC (970) 305-3609 [email protected]

    Listing agent Rebekah Zenor (970) 390-7749

    Listing date Jan 15, 2026

    MLS# 1010885 Listing URL

    Copyright © 2026 Vail Board of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Vail Valley Land Opportunity

    This 112-acre property offers a unique opportunity with unparalleled views, proximity, and privacy. The south-facing site is located adjacent to Cordillera Valley Club and provides 360-degree views spanning from Vail's Game Creek Bowl to the ski slopes of Beaver Creek. It is situated approximately 3 miles from skiing at Beaver Creek via Arrowhead and about 14 miles to Vail. Surrounded on three sides by National Forest, the property includes access to hiking and biking trails, as well as its own section of Beard Creek. The property currently consists of 5 parcels, and the buyer has the option to maintain this configuration or utilize permits to divide it into three 35-acre parcels, with the possibility of a fourth 6.48-acre site. Each 35+ acre parcel is permitted to have a main home, a separate guest house, and an outbuilding or barn. The property includes significant spring and creek water rights and is well-positioned for utilities. There are two cabin structures on site that have been occupied year-round, equipped with electric, spring water-fed plumbing, and septic systems. With no HOA, the property allows for the construction of a custom estate without incurring expensive dues. The zoning is Resource, and potential development options with increased density or conservation subdivision may be possible. The property is located in Edwards, Eagle County, Colorado.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Restaurant Auto Repair Shop Wholesale Shop Building Supply Spa & Massage Auto Parts Store Hair Salon Dental Office Nail Salon Realty agency

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Edwards
    County
    Eagle
    State
    Colorado
    Longitude
    -106.59634
    Latitude
    39.662025

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    FAQs

    What type of property is this?
    Land - 112-acre property with unparalleled views, proximity, and privacy.
    Where is this land located?
    The property is located at 1281 Beard Creek Rd Edwards, CO.
    What is the asking price?
    The asking price for this property is $7,500,000.
    What are key features of this property?
    This property features: - 112-acre property with **unparalleled views of the Sawatch Range, Game Creek Bowl, and Beaver Creek ski slopes.**; - Located adjacent to Cordillera Valley Club and close to Beaver Creek and Vail skiing via Arrowhead.; - Surrounded by National Forest on 3 sides, providing direct access to hiking and biking trails and featuring a section of Beard Creek.
    (970) 390-7749
    Request Owner's contact information
    1281 Beard Creek Rd Edwards, CO 81632
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    Edwards, CO 81632
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1281 Beard Creek Rd Edwards, CO 81632
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    We can help!
    Listing Contact
    Rebekah Zenor
    Rebekah Zenor
    Real Estate License ID: FA100032943
    (970) 390-7749
    Learn more
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