Size: 84.208± acres at 70± acres forest/ 14± acres mixed use.

Zoning/Conforming: AP-Agriculture Rural Preserve District / Yes. This district contains land used as farmland, woodlands, and widely scattered residential development.

Note: Since 2019, this property has been a training and events facility for internal use with Crisis Response International, not a kids' summer camp. We do not have net income data for it, and we do not have access to the prior owner for that information.

Description: Nestled against the breathtaking backdrop of the Blue Ridge Mountains, this expansive property offers an unparalleled opportunity for investors, retreat operators, or event planners seeking a versatile, turnkey property in the heart of Virginia’s Roanoke Valley. Located just minutes from US-460 in Montvale, Virginia, this meticulously maintained property combines serene natural beauty with modern, high-quality facilities, making it ideal for a wide range of uses, including retreats, weddings, summer camps, children’s camps, corporate events, or agricultural ventures. Gently rolling terrain features a small fishing and swimming lake with a dock, fenced pasture and raised garden beds, lush woodlands, and open fields, creating a picturesque setting for guests and visitors. The property has undergone significant upgrades since 2019, enhancing its appeal and functionality.

Standout features include:

Fully operational 60,000-gallon Olympic-sized swimming pool with handicap access.

Fishing and swimming, lake and creek.

Outdoor Gym/Warehouse.

Multi-functional dining hall, commercial kitchen, with w/offices.

An updated auxiliary building/canteen with/ great interior and exterior meeting spaces.

8 Cabins all with bathrooms, heat/AC.

RV Spots has an electrical and water hookup and a bathhouse.

Horse barn, fenced pasture, raised garden beds/farming area, and apiary.

Trails, Obstacle Course, Large campfire gathering area.

Playground, Sand Volleyball area, 9-hole Mini Golf Course.

Two covered pavilions.

A 2,500-gallon/day wastewater system and private well ensure self-sufficiency.

Living spaces include:

Seven 1200± ft² cabins can accommodate 10 triple bunks (current setup w/10 dual bunks), bathrooms, heat/AC.

One 1200± ft² 3-bed/2-bath recent remodeled lodging with heat/AC.

One 2,500± ft² 3-bed/2.5-bath single-family residence, heat/AC.

One 4,300± ft² dorm (former infirmary) heat/AC.

One 1,500± ft² (insert magnolia here) heat/AC.

SEE THE INTERACTIVE MAP!

PROPERTY FEATURES

Dining Hall/Commercial Kitchen/Offices: (6,264± ft² single-story, wood-framed/sided)

This multi-functional dining hall boasts a fully equipped commercial kitchen and offices, it is perfect for hosting large gatherings or educational programs. As a conference building it is complete with meeting spaces and a small stage, is ideal for corporate retreats, workshops, or performances.

Current Dining Occupancy setup for 150 (expandable to 300+ w/office & stage removal)

2200± ft² main space, Dining Hall with central air, and 180± ft² stage

Additional 270± ft² covered patio, 216 ft² merch area, additional bathrooms

5 offices in 1,612± ft², w/split AC, w/bathroom

Lots of storage, current living room area with w/couches, TV over the fireplace

Dining Hall: (81) chairs, (12) 8’ tables

Commercial 1,860± ft² kitchen,120± ft² pantry, 600 amp commercial service, Dishwasher, Stove, Flat Top, Ovens, Tilt Skillet, Slicer, Ice Maker, Coffee Maker, 2 Walk-ins total 130 ft², 45 LF stainless prep counters for 20 LF of coffee and service counters

Updates: 2025 New Sherwin-Williams exterior paint

“The Roost” - Multi-Use Rec Hall: (3,088 ± ft² single-story, wood-framed/sided)

An updated multi-use building with great interior and exterior, and large meeting spaces. Currently set up as a snack shop/open living hangout with large open program space.

1933± ft² carpeted, open meeting space for programming

800± ft² canteen/wetbar setup: drink cooler, mini fridge, toaster oven, Keurig

575± ft² exterior decking /patio w 11 tables, 18 chairs

Interior Furnishings: 8 oak tables, 20 chairs, four couches

Fireplace in the main entry room

Men's and women's bathrooms

80± ft² storage

Updates: 2025 New Sherwin-Williams exterior paint

Cabin 1 - Lodging: (1200± ft² under same roof @ 960± ft² heated/cooled 240± ft² covered patio single-story, wood-framed/sided)

Designed with cabin time in mind, the attached exterior meeting space is just outside the bunk room.

Set up with w/10 dual bunks, can accommodate 10 triple bunks

No-step, level entry for disabilities, wheelchairs

2 toilets and two showers in the bathrooms

Heat/AC

Updates: 2025 New Sherwin-Williams exterior paint

Cabin 2 - Lodging: (1200± ft² under same roof @ 960± ft² heated/cooled 240± ft² covered patio single-story, wood-framed/sided)

Designed with cabin time in mind, the attached exterior meeting space is just outside the bunk room.

Set up with w/10 dual bunks, can accommodate 10 triple bunks

No-step, level entry for disabilities, wheelchairs

2 toilets and two showers in the bathrooms

Heat/AC

Updates: 2025 New Sherwin Williams exterior paint

Cabin 3- Lodging: (1200± ft² under same roof @ 960± ft² heated/cooled 240± ft² covered patio single-story, wood-framed/sided)

Designed with cabin time in mind, the attached exterior meeting space is just outside the bunk room.

Set up with w/10 dual bunks, can accommodate 10 triple bunks

No-step, level entry for disabilities, wheelchairs

2 toilets and two showers in the bathrooms

Heat/AC

Updates: 2025 New Sherwin Williams exterior paint

Cabin 4 - Lodging: (1200± ft² under same roof @ 960± ft² heated/cooled 240± ft² covered patio single-story, wood-framed/sided)

Designed with cabin time in mind, the attached exterior meeting space is just outside the bunk room.

Set up with w/10 dual bunks, can accommodate 10 triple bunks

No-step, level entry for disabilities, wheelchairs

2 toilets and two showers in the bathrooms

Heat/AC

Updates: 2025 New Sherwin Williams exterior paint

Cabin 5 - Lodging: (950± ft² single-story, wood-framed/sided)

Recently updated to a charming and modern single-family residence, strategically located in the middle of the cabins.

3bed/2baths

Laundry room

Dining room

Fully furnished kitchen with stove/oven, microwave, coffee service, and refrigerator

Fully furnished rooms with bedding, dressers, towels, and toiletries

Living room with faux fireplace (aux heat), furnished with couches anda coffee table

Heat/AC w/shared 200amp service

Updates: 2025 New Sherwin Williams exterior paint

Cabin 6 - Lodging: (1200± ft² under same roof @ 960± ft² heated/cooled 240± ft² covered patio single-story, wood-framed/sided)

Designed with cabin time in mind, the attached exterior meeting space is just outside the bunk room.

Set up with w/10 dual bunks, can accommodate 10 triple bunks

No-step, level entry for disabilities, wheelchairs

2 toilets and two showers in the bathrooms

Heat/AC

Updates: 2025 New Sherwin Williams exterior paint

Cabin 7 - Lodging: (1200± ft² under same roof @ 960± ft² heated/cooled 240± ft² covered patio single-story, wood-framed/sided)

Designed with cabin time in mind, the attached exterior meeting space is just outside the bunk room.

Set up with w/10 dual bunks, can accommodate 10 triple bunks

No-step, level entry for disabilities, wheelchairs

2 toilets and 2 showers in the bathrooms

Heat/AC

Updates: 2025 New Sherwin Williams exterior paint

Cabin 8 - Lodging: (1200± ft² under same roof @ 960± ft² heated/cooled 240± ft² covered patio single-story, wood-framed/sided)

Designed with cabin time in mind, the attached exterior meeting space is just outside the bunk room.

Set up with w/10 dual bunks, can accommodate 10 triple bunks

No-step, level entry for disabilities, wheelchairs

2 toilets and two showers in the bathrooms

Heat/AC

Updates: 2025 New Sherwin Williams exterior paint

“White Oak” - Single-Family Residence: (2480± ft² Two-story, wood-framed/sided)

This strategically positioned home is perfect for on-site staff lodging and is adjacent to the cabins. Shares 4 parking spaces with “Red Oak”.

3 bed/2.5 bath

Upstairs: 3 Bedrooms and two baths, kitchen with a w/refrigerator and stove

Downstairs: Walk-out basement, current setup studio apartment, kitchen with w/refrigerator, stove, microwave, and half bath

Large open area downstairs with a w/kitchenette and a current studio apartment setup

Large resource closets upstairs and downstairs

Large meeting area downstairs

Updates: New Sherwin Williams exterior paint 2025, complete interior paint 2024, New A/C 2024

“Red Oak”- Shared Dorm Residence (previous infirmary): (4,320± ft² with 2,160± ft² finished main floor/2,160± ft² unfinished walkout basement, wood-framed/sided)

This previous infirmary is also strategically positioned by the cabins as a shared dorm residence for on-site staff or event dorm-style lodging. It shares 4 parking spaces with “White Oak.”

5 bed/2bath Main Floor

Refrigerator

The basement is currently used for storage

200 amp service

Bunks and Beds throughout

AC/Heat

Laundry

Updates: 2025 new Sherwin Williams exterior paint

“Magnolia” - Single Family Residence: (1,500± ft² on main floor wood-framed/sided)

This single-family residence is strategically located at the camp entrance. Away from the main camp area, it offers privacy, is adjacent to paved parking, and is one of the first buildings seen on the property. It can be easily converted into offices or a program building.

4Bed/2Bath on main floor

Full kitchen (2 refrigerators, stove, microwave, coffee service)

Upstairs unfinished

Great deck

The basement houses a camp water system

Heat/AC

Private parking for 4-6 vehicles in circular drive

Updates: New Sherwin Williams exterior paint 2025

Warehouse/Gym Space - (6,000± ft² pre-fab steel beam)

Currently functioning as a warehouse, this massive building has open access on one side, allowing equipment and vehicles the ability to enter and exit. Can accommodate multiple basketball and tennis courts.

Concrete Floor, 100-amp Service, lighting, and loft

2 smaller auxiliary areas, one is plumbed to be a bathroom or converted to laundry

Main Pavilion A-Frame - (2,528± ft² under roof @ 2,063± ft² open floor/455± ft² stage)

Concrete Floor, 100 amp service

2 Auxiliary sheds and outdoor cooking area

(10) 12’ picnic tables

Updates: New dynamic lighting and $18,000 Sound System in 2024, New Sherwin-Williams Paint in 2025, New Sherwin-Williams Stain on Tables in 2025

Fishing/Swimming Lake - (1.4 Acres)

1,000± ft easy access shoreline

300± ft² dock

watercraft access for paddleboats, canoes, kayaks, and rafts

Lakeside Pavilion - (1800± ft² under roof @ 900± ft² interior and 900± ft² covered patio)

Bathroom

Picnic tables

RV Area:

Operational and in use Fall 2025

Gravel Lot

7 large spaces can accommodate any size

Water and Electrical hookups

If RVs have a macerator pump, the greywater dump station is accessible

Bathhouse (600± ft² single-story concrete block)

This shower and bathroom facility is strategically positioned to be used by both the RV guests and the Pool guests.

Men’s and Women’s Showers

Bathrooms

Olympic-Size Swimming Pool

Operational and in use Fall 2025

60,000 gallons

≈ $1,000 in chemicals per summer/fall season

Horse Barn - Livestock Care: (1800± ft² wood-framed/sided)

Connected to fenced pasture and adjacent to fenced garden area, it is currently used for the care of goats, sheep, chickens, and turkeys.

Tack Room

Feed Room

4 Stalls

Chicken Coop

Brooder Boxes

Hay room and loft

Approximately 2 acres fenced pasture adjacent

Frost-free water in the barn

Electrical and lighting

Designated Garden Space -

Ability to have great raised beds, we have done that many years

Currently setup for cover crop

.8 acres fenced garden area with a small orchard

Apiary hardware currently on site, we may sell it separately

Water and power from the adjacent warehouse

9-Hole Mini Golf Course-

Not operational 2025

Campfire Circle

Operational Fall 2025

Huge gathering area

Bench Seating

Centrally Located

Sand Volleyball Court-

Operational Fall 2025

Playground Area-

Adjacent to the creek, volleyball, and dining hall.

Swingset

Bridge

Gazebo

Obstacle Course-

Designed for extreme exercise and endurance.

Extremely well-built

Design informed by Special Forces

Meant to challenge the most physically fit

Balance beam, Confidence Climb x2, Rope Swing, Zip Line (Platforms need to be completed) and more on this course

Vehicles - Go with the property

Husqvarna Mz61 Zero Turn 61”Mower

Farm Tractor

Roads -

Gravel refreshed 2024

Approximately 4,000 Ln Ft. of roads on our property

This property currently functions as Crisis Response International's training and operations base. We have not ever operated it as a camp where we track net income. It serves as a staging ground for disaster relief, training facility, and event center for our staff and trained crisis responders. As such, it hasn't been operated at full commercial capacity for campground or RV park activities, and we don't have traditional NOI figures from ongoing commercial operations to share. We also do not have access to the previous owner for those numbers.

That said, the property offers substantial untapped revenue potential for a motivated buyer looking to maximize it as a hospitality or recreational camp venture. It features: seven finished 1,200 sq ft cabins that can accommodate ten triple bunks each; a 1,200 sq ft 3bed/2bath house, a 2,500 sq ft 3bed/2.5bath house; a 4,300 sq ft dorm style house, and a 1,500 sq ft house with 4 beds and 2 baths on the main floor. Add to that the 6,000+ sq ft outdoor gym/warehouse; the 6,200 sq ft dining room/commercial kitchen/office complex, fishing/swimming lake, and Olympic swimming pool, fb sites with 7 hookups, and you’ll see this is a turnkey venture.

Our Operations director would be happy to discuss these opportunities in more detail, or ways to model potential NOI based on your vision for the property. If this aligns with your goals, let's schedule a call to explore further.