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    Marketing British Columbia to the World®
    Ross creek country store 01 60 photos

    Ross Creek Country Store & Family Campground - Magna Bay, BC

    Shuswap Listing No. 22150

    The Complete Package . . . a well run and profitable business that includes a beautiful store with deli, gas bar, creekfront campground with 50 sites and a 2,400+ ft2 3 bedroom suite. An active subdivision of this gorgeous acreage into 4 parcels nearing completion.


    Price
    $5,700,000

    Size
    79.3 acres

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    Description

    The complete rural resort package with solid income and loads of potential. The owners have created a very attractive and now key part of the North Shuswap, and in particular Magna Bay . . . the Ross Creek Family Campground and Country Store operating on a portion of a gorgeous 79.3 acre property.

    The land is split by Ross Creek with approximately 30 acres below the creek where the campground, store with commercial kitchen, and gas bar is located. North of the creek are 49+ acres in which a section of this land is used for the storage of recreational vehicles/boats and another section as an active gravel pit and forested land (two separate leases are in place on both of these sections). Ross Creek runs through the property providing a very scenic backdrop for the campground with established trails extending along the creek and then into the forest land.

    An active subdivision, 6 years and hundreds of thousands of dollars in the making, is nearing completion. The subdivision once complete will create 4 legal titles. The initial 3 titles will consist of (1) approximately 28 acres south of the creek where the store and campground is located; (2) approximately 14 acres of land zoned for a storage business with lease in place; and (3) 35 acres of mostly forested land with approximately 5.5 acres as part of an active gravel pit. In addition to the lease on “gravel pit”/35-acre title there is a registered option to purchase on title—contact REALTOR® for details. The fourth piece is south of the creek/adjacent to the campground and will be approx 2.5 acres and planned to be occupied/purchased by the CSRD/volunteer fire dept.

    Southern Parcel

    Below is a breakdown of this multifaceted business and its components located south of the creek. The aforementioned subdivision will create two parcels of land south of the creek, one with approx 28 acres of land and all the commercial assets and services and a 2.5 acre parcel that will be occupied and is planned to be purchased by the CSRD for a volunteer fire dept.

    Store
    The store has been purpose built to offer retail services. There are two active components each equipped with a point of sale system (1) the deli with take out window; and (2) the retail area. There is also an ATM (owned and operated by the sellers). The deli includes a kitchen measuring approximately 380 ft2 in size and equipped with stainless steel sinks, steel counters, exhaust hood. There is a steel lined cooler and freezer, each approximately 64 ft2 in size and equipped with ceiling mounted chillers and a deli cooler with a basement mounted chiller. The retail/merchandise area measures approximately 3,840 ft2 and has three large standing coolers with externally mounted chillers, a nice fresh produce section, basic grocery/general store items. The retail area handles the gas pump and campground transactions. The store has a small office area and a modest staff area, with a 2-piece washroom. The store is finished with high quality/durable vinyl plank flooring, painted drywall, textured ceilings, fluorescent lighting, wood trim.

    Covered Patio Space
    There is a 10-foot-wide covered patio/space around three sides of the building offering lots of seating for the store/deli, a staff area in behind the building for breaks/meetings and ample space for covered storage for store items such as multiple ice coolers, water jugs, propance tanks, etc.

    Laundry/Washrooms
    In the rear of the main building there are two washrooms, each with two showers, two toilets, two sinks, and pay showers. Also accessed from the rear of the building is a laundry room for campground and area visitors with three pay washers and three pay dryers.

    Basement
    There is a very functional full size basement (4,546 ft2) with utilities and lots of storage space. Access is from the rear side of the building/conveniently near the loading dock/doors and with a loading ramp.

    Loading Dock/Receiving
    At the rear of the building is a grade level loading bay and receiving door.

    Second Floor Suite
    The second level of the main building has a beautiful residential suite with a massive open concept living, dining and kitchen. The suite has 3 bedrooms, 2 bathrooms and over 2,400 ft2 plus 2 covered decks, one in the front and one in the back. Off the master bedroom is a 5-piece en-suite. This is th ideal place for an owner operator, management/staff, or as an additional income stream.

    Gas Bar
    To the east of the main building is a gas bar with gasoline and diesel sold through two double sided pumps under an AFD canopy—no contract in place. There are two 35,000-gallon above ground fuel tanks (approximately 8 years old). Pumps and tanks owned by seller.

    Campground
    The property also includes a 50 site campground with 20 fully serviced RV sites and 30 dry camping sites. The fully serviced sites have water, septic and electrical hook-ups (30 amp). The campground developments are located in behind and to the west of the main building and extend towards the creek. There is ample space to add more sites if one desired. The serviced sites sit on a gravel pad and then there are more private unserviced and treed pull-in sites in the trees as well as some open land tent/small trailer sites. The space around the campground includes forested land and a couple open areas for recreation—disc golf target, playground, etc. One of the open areas is used as a helipad for emergency services and or fire fighting. A number of trails have been established in the forest.

    Northern Parcel

    Below is a breakdown of the land located to the north of the creek and which would be converted into two legal parcels once the subdivision were complete or as is are decent income streams.

    Storage Land
    Approximately 15 acres of total land is zoned for storage uses which are in high demand in the North Shuswap (boats, RVs, etc). An adjacent business is leasing a portion of this land.

    Gravel Pit/Forested Land
    This land (approx 35 acres in total) is zoned for industrial use and gravel extraction. Approx 5.5 acres are currently being used for gravel extraction with the remaining 29-30 acres forested. A lease is in place on the gravel and the same lease holder has an option to purchase.

    Location

    6929 Squilax Anglemont Rd - Magna Bay in the North Shuswap

    Approximately 30 minutes from the Bridge to the North Shuswap. Access is directly off Squilax-Anglemont Road with approximately 1,220 feet of road frontage.

    Access

    All showings by appointment only.

    Area Data

    This property is located in the North Shuswap, a long established and popular area of the Columbia Shuswap Regional District, extending from just north of Highway 1 at the Squilax Bridge and stretching for over 100 km of shoreline from Lee Creek to Seymour Arm, including the communities of (from west to east) Lee Creek, Scotch Creek, Celista, Magna Bay, Anglemont, St. Ives. This property is in Magna Bay and is the main service centre for this community. There is a limited range of local commercial shopping options—with limited general services, medical and emergency services.

    Over the past couple years, the region has seen relatively strong population growth increasing the demand for local services at the store.

    The area experiences a significant seasonal population shift with the summer population much higher than the rest of the year. Approximately 3,500 people call the North Shuswap home year-round with thousands more holding summer cottages or visiting for vacations.

    Recreation

    As the name carries, Shuswap Lake is the main recreational draw to the area offering over 1,000 kilometres of shoreline and 309 square kilometres of lake to explore. Magna Bay has its own marina and a large bay. However, the Shuswap is more than just a lake. Yes, summer is busier than any other period, but there are many other draws. The fall offers the salmon run and wildlife viewing, and excellent hunting. Mountain biking and hiking opportunities open up in the spring and carry on thru to the fall and perhaps the best kept recreational secret in the Shuswap is snowmobiling in winter. There are many FSR roads with access to backcountry to choose your own adventure or Grizzly Lodge offers amazing access to some high-quality riding. Crowfoot offers terrain for intermediate to expert riders and great views of Shuswap Lake. Riding elevations range from 1,200-2,250 metres.

    This is the ideal setting and property to capture the potential the North Shuswap can bring.

    Boundaries

    Please see mapping section and aerial images. All boundaries are approximate on aerial images.

    Map Reference

    50°57'55.52"N and 119°14'2.53"W

    Investment Features

    Subdivision into 4 highly desired properties is also complete creating (1) a family campground, store and gas bar south of the creek; (2) a bare land acreage zoned for storage north of the creek—lease currently in place for boat and vehicle storage on the land; (3) a large acreage with gravel pit and significant gravel deposits (option to purchase on title) also north of the creek; and (4) a smaller 2.47 acre parcel along Squilax Anglemont Road (on ALR land), the CSRD has plans for a volunteer fire dept on this proposed parcel.

    The family campground has plenty of room for more sites and expansion into the adjacent forest and along the creek.

    At present a liquor license is not in place as there is a seasonal license nearby at the marina but the opportunity exists to pursue this further—buyer to verify potential.

    One could develop the land zoned for storage or look to sell it.

    The large 2,408 ft2, 3 bedroom, 2 bath suite would fetch approx. $2,500 on the rental market, could be used as an owner’s residence or as staff housing as an added incentive for quality management.

    Services

    Water
    • Drilled well 1 - Tested up to 25 GPM, 60 ft deep, water quality test on hand
    • Drilled well 2 - Tested up to 25 GPM (not being used), 60 ft deep, water quality test on hand
    • Water system is on a demand pump system with water filtered and UV treated
    Septic

    Waste water system includes a 1,000-gallon grease trap, two 1,000 gallon settling tanks, three 2,200-gallon septic tanks, a sanitary dump station and the system has the necessary pump out and access by design. This system empties into a septic field located north of the improvements as shown on the maps and photos included. The wastewater system is designed to handle a flow of more than 2,000 gallons a day.

    Heating and Cooling of Main Building
    • The main level of the store is equipped with four Aerothermal heating and cooling units
    • The suite is equipped with a single Aerothermal system
    • The bathrooms, shower, laundry areas are equipped with electric baseboards
    Electrical of Main Building

    Three phase, 600-amp main panel with sub panels. A 400-amp back-up genset with auto kick in is in place to serve main commercial areas to stay operational in the event of a power outage.

    Security

    Video surveillance tech is in place for the main commercial areas.

    Improvements

    Main Building - Built in 2014

    Main Level

    • 4,434 ft2 (store area)
    • 190 ft2 (loading dock area)
    • 2,408 ft2 (wrap around covered patio with seating)
    • 770 ft2 (common area)
    • 183 ft2 (residence area)

    Second Floor – approx. 2,700 ft2 (including 2 covered decks)

    • 2,408 ft2 (livable space)
    • 2 covered decks

    Basement - 4,546 ft2

    Seacan – 40 ft for storage

    Seacan – 40 ft for storage

    Trailer – for cardboard

    Two above ground 35,000 gallon fuel tanks (diesel and gasoline). Approximately 8 years old.

    Utility shed with air pump/water

    Tax Details

    $16,224 (2022)

    Zoning

    Mixed - CSRD

    • General Commercial - approx. 18 acres
    • Comprehensive Development - approx. 14 acres
    • Industrial / Gravel Processing - approx. 35 acres
    • Agricultural - approx. 12 acres

    Note: Approx. 12 acres (17% of total land) is also within the ALR - please see maps.

    Legal

    The west 1/2 of the northwest 1/4 section 17 Township 23 range 9 west of the 6TH meridian Kamloops Division Yale District except part of the southerly 350 feet of the legal subdivision 12 section 17 as shown on plan B7633
    PID 014-009-552

    Maps & Plans

    Map01

    Maps & Plans

    Our property descriptions and geographical information are taken from the BC Assessment Authority, Land Titles Office, government maps and other sources. While LandQuest® does not guarantee the information, we believe it to be accurate, but should not be relied upon without verification. This communication is not intended to cause or induce breach of an existing agency agreement.

    Location