Exclusive Off Market Deal By Atlas Bay Commercial

Altas Bay is pleased to present the opportunity to purchase Canyon Ferry Lake KOA Journey in Townsend, Montana is a well-located RV park and convenience store just 500 yards from the only western access to Canyon Ferry Lake. All lake traffic passes the property, supporting both camping demand and strong store sales. The park offers RV sites, cabins, three long-term apartments, and a full retail operation with groceries, gasoline, propane, deli items, gifts, and tackle. Ownership has completed substantial renovations to the bathrooms, store, cabins, tent area, playground, and dog park.

Townsend is part of the broader Helena Micropolitan region and serves as the western gateway to Canyon Ferry Lake, one of Montana’s most active recreation hubs for boating, fishing, and camping. The KOA benefits from its unique position on Silos Road, the only route to the lake’s west-side boat ramps and recreation areas. Helena, the state capital, is a 30-minute drive and provides a large customer base and amenities for both seasonal visitors and long-term residents.

Canyon Ferry KOA is projected to generate $679k in 2025 income, with $418k from RV, cabin, and apartment rentals and $261k from store operations. Current RV revenue reflects about 57% economic occupancy, leaving clear upside as performance improves. Operating expenses total roughly $319k plus COGS, and with higher occupancy and stabilized store margins, the park can achieve an adjusted NOI of approximately $306k, supporting a cap rate above 10% at guidance pricing. Only 10 of 17 acres are developed, leaving 7 acres for expansion.

This offering represents an opportunity to acquire a stabilized well maintained RV community with immediate cash flow and notable upside through higher occupancy, expansion and continued optimization. Ownership is open to seller financing. Price guidance is $3,000,000.-

Premier location with all lake traffic passing the KOA store and entrance • Diversified revenue mix: RV sites, apartments and retail • Significant operational upside with current economic occupancy at 57% • Clear path to an adjusted NOI of $306k at a 10%+ cap rate • 7 acres of unused land providing meaningful expansion potential

Please feel free to drive by the property, but do not exit your vehicle or approach or talk to any residents or staff members. For questions or to submit an offer, please contact Michael Quigley or Daniel Fischer at michael@atlasbay.co, dan@atlasbay.co or by phone 239-251-6614.

Townsend is a charming small town in Montana, known for its scenic beauty and outdoor recreational opportunities such as fishing, hunting, and hiking. The property's location offers a peaceful and serene environment.
The community of Townsend has a close-knit feel with a population of around 2,000 residents, fostering a sense of community and neighborly connections.
The property is situated near the Missouri River, a popular spot for fishing and water sports, attracting outdoor enthusiasts and tourists to the area.
Townsend is located within a reasonable driving distance to larger cities like Helena and Bozeman, providing access to additional amenities and services.
The surrounding area features a mix of residential neighborhoods, local businesses, and open spaces, creating a diverse and vibrant community for residents and visitors alike.