Gary and Doris Bedell, resident owners of Spruce Cone Cabins and Campground
Park, have placed the facility on the open market for sale to qualified buyers. Having
devoted more than 30 years of time and effort to transform raw forest into a popular,
full-service lodging and camping complex, Gary and Doris are now looking forward
to retirement and are seeking a buyer who will continue the traditions of service and
hospitality associated with this icon of New Hampshire’s beautiful Connecticut Lakes
region.
Spruce Cone represents an excellent investment opportunity for that special individual or family who can exploit the growing four-season tourism potential of the area
while enjoying the rewards of living in an unspoiled natural environment “far from the
maddening crowd.”
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SPRUCE CONE CABINS
AND CAMPGROUND
Gary and Doris Bedell, resident owners of Spruce Cone Cabins and Campground,
have placed the facility on the open market for sale to qualified buyers. Having
devoted more than 30 years of time and effort to transform raw forest into a popular,
full-service lodging and camping complex, Gary and Doris are now looking forward
to retirement and are seeking a buyer who will continue the traditions of service
and hospitality associated with this icon of New Hampshire’s beautiful Connecticut
Lakes Region.
Spruce Cone represents an excellent investment opportunity for that special
individual or family who can exploit the growing four-season tourism potential of the
area while enjoying the rewards of living in an unspoiled natural environment “far
from the maddening crowd.”
PROPERTY LOCATION
Spruce Cone is located just north of the town of Pittsburg, New Hampshire, in the
heart of the “Great Northern Woods,” about 12 miles from the border with Canada. It
is the only resort of its kind on and with direct access to Lake Francis, southernmost
in the chain of Connecticut Lakes and headwaters of the Connecticut River.
The surrounding area is a four season tourism and vacation destination, offering
superb fishing and hunting, hundreds of miles of trails for hiking, ATVs, and in recent
years has earned a reputation as the “Snowmobiling Capital of New England.”
Demographic data for the town of Pittsburg can be found at:
http://www.pittsburg-nh.com/living-in-Pittsburg/demographics.
A view from the property overlooking Lake Francis
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PHYSICAL ASSETS
Spruce Cone encompasses a total of several dozen acres divided among the
following resources:
•
•
•
•
•
•
*
12 unit motel, 4,290 square feet on the east side of Rt. 3
4 unit, two-story motel with four full housekeeping units on east side of Rt. 3
5 stand alone cabins on west side of Rt. 3
26 seasonal camper sites on east side of Rt. 3 with water, septic, cable TV, WiFi and access to bath house*
40 lot campground on west side of Rt. 3 most with water, septic, lake views
and access to bath house*
10 acres of common land on the west side of Rt. 3
24/7/365 Year round bath house for Men and Women
It should be noted that these real estate assets are bisected by U.S. Route 3 which
extends the entire length of New Hampshire.
Spruce Cone Cabins and Campground 12 unit motel.
Spruce Cone enjoys four season activity with hiking, biking, hunting, snowmobiling, ATVing and much, much more.
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PHYSICAL PLANT
The property in general is well maintained and structural elements in good repair.
The 12-unit motel affords all of the comforts and conveniences demanded by today’s
short-stay travelers, and the 4-unit motel is equipped for full housekeeping activities
over a longer term.
Similarly the cabins are well equipped, with the two largest of the five suitable for
year-round use or rental.
Seven reliable artesian wells provide an ample water supply, while strategically
placed leach beds, all in good working order, are used for septic purposes. Electricity
is supplied by Eversource (formerly Public Service of New Hampshire), and all units
have 120-240 V breakers. TV, phone, and Internet services are provided by Verizon
and Direct TV.
ASKING PRICE
Since the above-listed resources are physically and functionally independent except
for reliance upon certain common utilities which can be covered by warranty deeds
and restrictive covenants, the owners are offering the property in its entirety or in
any one or combination of resources as follows:
Resource Price
12 Unit motel on 3 acres on the east side of Rt. 3
Phil’s Cabin
Brian’s Cabin
4 Unit motel on 1 acre on the east side of Rt. 3193,000
5 Standalone cabins on the west side of Rt. 3 *
John’s Cabin
30,000
Phil’s Cabin
90,000
Brian’s Cabin
95,000
New House
123,000
J Camp
75,000
* Cabins are each on approximately 1/2 acre but lot lines can be adjusted.
Sub Total: New House
$ 413,000
26 Lot campground on 10 acres on the east side of Rt. 3 with
access to bath house
529,000
40 Lot campground on the west side of Rt. 3, most with water,
septic, lake views and access to bath house 802,000
10 Acres of common land on the west side of Rt. 3
TOTAL
J Camp
$ 403,000
37,000
$ 2,377,000
All sales will have a warranty deed with some restrictive covenants to protect other
owners. All owners will have Right Of Way access to Lake Francis.
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FINANCIAL INFORMATION
Detailed information concerning financial performance (taxes, income, maintenance
expenses, etc) is available upon direct request from qualified interested parties who
provide proper identification and sign a nondisclosure agreement. Requests may be
sent by regular mail, email, or telephone:
CONTACT INFORMATION
Gary and Doris Bedell
Spruce Cone Cabins and Campground
2067 North Main Street
Pittsburg, New Hampshire 03592
Telephone: 1-603-538-6572 or 1-800-538-6361
Email: SpruceConeSale@gmail.com
A hardcopy book of testimonials from years of serving our
dedicated visitors is available for review if you come see us.
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