THE STONE YARD — VAIL VALLEY COMMERCIAL LAND
33885 US Highway 6, Edwards, CO 81632 · 50,527 SF / 1.16 AC · $4,650,000 · As-Is
The Vail Valley's only stabilized industrial yard: fully improved, 100% leased commercial land at the center of Edwards, minutes from Vail and Beaver Creek, offered as-is with a fast, certain close.
THE SITE
Graded and surfaced yard with perimeter fencing, gated access, defined tenant zones, and highway signage. Two curb cuts on US Highway 6 (CDOT access in place; upgrades to ¾-movement upon completion of the planned Lake Creek Rd roundabout). Electricity, water, and sewer serve the site. Level, finished lot — Lot 1, Block 1, JLT Valley LLC Subdivision, with an approved 2022 Minor Type A Subdivision on record. Adjacent to the permanently protected Eagle River Preserve.
THE INCOME
Fourteen tenants across the valley's building trades — masonry, tile, roofing, irrigation, tree service, general contracting, and food-service vendors — producing $274,440 in annualized gross income. Zero tenant departures in more than five years; the newest tenant signed in July 2026 at full asking rate. Every agreement is intentionally short-term: continuous mark-to-market re-pricing power for the investor, and a clear, rapid path to vacant possession for the developer. Income today, total flexibility tomorrow.
THE ZONING
Commercial General (CG) — Eagle County's broadest commercial district, permitting uses across all seven of the county's commercial categories: retail, restaurant, personal service, office, service-commercial, industrial, and wholesale. The county's draft land-use rewrite proposes Mixed-Use Corridor (MXC) designation for this stretch of US-6. The parcel's approved 2022 subdivision satisfies the ECLUR's site-specific condition for larger-format by-right uses — an entitlement step most raw CG land still has ahead of it.
THE CATALYST
East West Partners is constructing The West End on this same corridor: 275 residences, approximately 230,000 SF, $135 million of private capital — the largest development in downtown Edwards' history. First residents arrive December 2027. The neighborhood around this parcel is being remade now.
THE PROCESS
As-is, where-is. Complete diligence vault delivered within 24 hours of CA execution: certified rent roll (July 2026), subdivision plat, title commitment, and site documentation. Ten-day inspection. Thirty-day close available. Offers reviewed as received — seller reserves the right to accept a qualifying offer at any time. Development concept plans convey to a qualified buyer under NDA.
Ross David
Wins Parking
