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Motel For Sale In Colorado


Address: Salida, CO 81201
Units: 18
Rate: $92.00
Asking Price: $1,350,000.00

Other Features or Comments about the Hotel / Motel / Bed & Breakfast for Sale:



  • .Highest rated Motel in Salida by Trip Advisor & Yelp

  • Unique Location with No Competition

  • Great Reputation & Repeat Business

  • Gross Revenue 2014 $403,000. Projected 2015 Revenue $450,000. Up $43,000 Year to Date.

  • Same Owners 35 years


The Woodland Motel is unique in Salida. It is the only motel on the north side of town and the only motel on Highway 291. There is no other competition. It is a ten minute walk to downtown Salida to the heart of the culinary, artistic, historic and recreational community. Across the street is the City Ball Park and the Arkansas River. Trout fishing is just a short walk away. The Woodland Motel appeals to travelers who want to get off Highway 50, the main truck route through Salida, and who want a Unique Non-Chain Motel Experience. The same owners have had it for the past 35 years. It is the longest running motel under the same ownership in Salida but now they want to retire and find just the right couple or family to carry on their tradition of excellence and service.


The Woodland Motel has 10 different size units, 18 in all. There are two 2-bedroom condos, two 1-bedroom condos and five efficiencies, all of which have full-size kitchens, fully equipped. Five of those rooms have living rooms with a sofa/trundle bed that turns into two twin beds. There are seven single and two double sleeping rooms all of which have refrigerators & microwaves. All rooms have 32” flat screen TVs. All the beds including the trundle beds have brand new Deluxe Elite mattresses from Denver Mattress, “Created to be the premier sleep system for the hospitality industry and featured in the most luxurious resorts in the nation.” The motel also has a Guest Services Room with ice machine, guest laundry, snack machine and restroom. It has an outdoor spa, gas BBQ grill and two umbrella tables. There is a 1700 square foot three-story living quarters for the owners/managers.


The fact that the Woodland Motel has such a variety of rooms means that when the hospital down the street needs to house an employee for six weeks or someone has to evacuate their house because of plumbing problems or a fire, or a guest wants to stay for a week or two, or someone is looking for a simple sleeping room for the night, the Woodland Motel can fits all their needs. No other property in Salida can.


Salida is located in south central Colorado in the Upper Arkansas River Valley. It is near the crossroads of US Highway 50 and 285, 140 miles from Denver, 103 miles from Colorado Springs and 65 miles from Gunnison. Its elevation is 7,000 feet. It is known as the “Banana Belt” of Colorado because of its mild winters and 260 days of sunshine. Four seasons of outdoor activities include outstanding whitewater rafting and kayaking, world class trout fishing, mountain biking, hiking and mountain climbing, four wheeling, the best zip-line in Colorado, hunting, downhill and cross-country skiing and snowmobiling. Fibark, the oldest and boldest whitewater festival in North America celebrates its 67th year. Salida boasts the largest historic district in Colorado and offers an incredible variety of dining experiences. It has a very vibrant art community with 25 galleries and a community theater. Salida Art Walk, which draws thousands of visitors each year is in its 23rd year.


The Woodland Motel is one of Salida's best known businesses. Built in 1943, Steve & Viva Borbas bought it in 1976 and started remodeling. Within four years, all of the electrical, plumbing, gas lines, windows, roof, insulation and siding were replaced and a second story was added. Subsequent remodels occurred in 1990, 2000, 2010 and 2013. Improvements have never stopped. 2015 improvements include all new top of the line mattresses, new linens, new powerful WI-FI routers and a new web based reservation system. The Woodland Motel is the highest rated motel in Salida by Trip Advisor. Look at the reviews. Over 90% of them rate the Woodland Motel as Excellent or Very Good. It is also rated # 1 by Yelp. AAA has rated it two diamonds for the last 25 years with never one complaint. The motel's reputation is based on its cleanliness and hospitality. Recently, a guest commented to us that his stay at the motel was the first time he felt comfortable walking in his bare feet in a motel. Another stated that he travels a “gazillion” miles a year and usually stays at a very high-end chain establishment and the Woodland Motel was cleaner than any of the ones he had stayed in and smelled better than half of them.


The Woodland Motel specializes in treating its guests to exceptional hospitality and many of its guests consider it their home away from home. 70% of the guests are repeat or referrals and many have been coming for well over 10 years. The Woodland Motel won a local Commercial Landscaping Award in 2008 for its water feature and was locally voted Best Motel in Salida in 2010 and 2012. The motel boasts over 250 feet of flower boxes filled with white and hot pink petunias in the summer, all under drip irrigation. When visitors can't remember the name, they simply refer to it as the motel with all the flowers. Everyone knows which motel that is.


Our records show that in 2014, 34% of the Woodland Motel's guests brought their pets with them. This has become a very special niche as fewer and fewer motels accept pets. The Woodland Motel not only accepts pets but welcomes them and offers them complimentary freshly laundered doggie beds, treats and water & food bowls. Many of the increasing number of visitors who come to enjoy the varied recreation in Salida year round like to bring their pets and this has been one of the keys to the motel's success.


The Woodland Motel has photovoltaic panels that produce 1/6 of all its electric needs. All rooms have pressure assist toilets to reduce water consumption and virtually eliminate clogged or overflowing toilets. Cooling is provided by six energy efficient evaporative coolers that not only cool but humidify the dry Colorado air. The motel has a very active recycling center. On the website,, prospective guests can take a virtual tour of every room, the motel exterior and a view of Salida from Tenderfoot Mountain. Check it out.


Revenue in 2014 grew to $403,013 with an occupancy rate of 70% and an average income of $22,300 from each of the 18 rooms. Year-to-Date revenue in 2015 has already increased $43,000, Occupancy has increased 4%. Projected 2015 revenue is $450,000. . There is still plenty of growth opportunity. The shoulder seasons, April, May, September and October continue to grow stronger as the year round recreation draw more visitors.


Considering the Woodland Motel's current and increasing profitability, its reputation, its repeat guests and its unique location in Salida with no other competition, a very fair price is $1,500,000. However, we have set the price at $1,350,000 with $250,000 down and the balance to be carried for Qualified Buyers at 5.5% amortized over 20 years with a balloon at eight years. Don't be misled by the price per room. Instead look at how much each room brings in, the total cash flow and how much less work and expense it is to have a smaller but more profitable property. Purchasers must have Verifiable $400,000 Liquid Capital including $250,000 for the down payment. They must have a desire to own a Terrific Growing Business, a willingness to work hard and to keep improving the Woodland Motel, a love of pets and the view that their guests are repeat friends, Not customers. Training, consulting and support will be provided. Steve & Viva Borbas want you to be Successful.


You Must See this PROPERTY! Don't miss out on this unique investment opportunity and a chance to live the dream that is Salida, Colorado.


If you are truly interested and qualified, please email a description of who you are, why you might like to buy the Woodland Motel, what talents you would bring to the business, and a financial statement to . We will respond.


Seller Information

Contact Name:

Steve Borbas
Woodland Motel & Inn

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Last Revised: November 6 , 2015

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