Aerial view of oak and chaparral hillsides on the 420-acre Kings Canyon property along Highway 180

420 Acres in the Sierra Foothills at the Gateway to Kings Canyon National Park

44138 E. Kings Canyon Road, Dunlap, California 93621

Recreational zoning with miles of highway frontage and magnificent valley views

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About the Land

At the Snowline. On the Scenic Byway. Minutes from the Parks.

On Highway 180, the properties include more than four hundred acres of rolling Sierra Nevada foothills near Squaw Valley in unincorporated Fresno County. At roughly 4,500 feet of elevation, the parcels sit along the Kings Canyon Scenic Byway, the 50-mile route known as the Gateway to the Sierras. Fresno is 38 miles to the west. The entrance to Kings Canyon and Sequoia National Parks is only 8 miles away.

Warm, dry Mediterranean summers give way to mild winters with occasional foothill snow. Oak woodlands, chaparral slopes, ancient manzanita, and massive granite outcrops define the terrain. Aerial views reveal ridge lines that look out over layered valleys, a mountain ideal for multiple houses or a private estate, and enough flat land to build a grand resort, glamping, and campgrounds. There is an option for a boutique business with a small self-service dry campground and a beautiful caretaker’s residence.

Just beyond the property: General Grant Grove and the Nation’s Christmas Tree is 11 miles away; Kings Canyon, one of the deepest canyons in the country, with the Kings River, Boyden Caverns, and Cedar Grove at its base. Sequoia National Park, home to the General Sherman Tree, the largest tree in the world, is just 36 miles away on the Generals Highway.

Recreational zoning, miles of highway frontage, and proximity to two national parks position this land as a credible candidate for tourism, hospitality, or a destination resort.

Development Concepts

Four Paths for 420 Acres

Sample concepts illustrate what this land can support. These are starting points for a vision, not finished plans. Select any rendering to view it in full size.

Grand Resort

Kings Canyon National Park draws more than 800,000 visitors each year, enough traffic to support a large destination resort. The National Park Service has removed private lodges within the park and replaced them with rustic accommodations.

The property offers buildable acreage, miles of highway frontage, proximity to the park entrance (8 miles), access to a known aquifer, and electrical power in place. A destination resort here would face limited nearby competition. This rare private recreational-zoned land has all the attributes needed for a luxury complex.

Glamping Resort

Imagine outdoor hotel rooms which offer privacy in natural settings under an open sky with spectacular views. A king bed, a private bath, and hotel-level comfort in an outdoor setting.

Campground

Individual campsites can nest into brush and manzanita, screened from one another so guests enjoy privacy, quiet, and a direct connection to the landscape. The ease of direct highway access allows for all sizes and types of camping vehicles to be accommodated. This campground could be a full-service operation with electric, water, and sewer hookups, or it can be limited to a dry campground without any need for this additional infrastructure.

Hybrid Model: Small Campground + Luxury Caretaker’s Residence

For buyers seeking a manageable business paired with a private residence, this concept combines a small five-to-ten dry-site, self-service campground with a caretaker’s home that carries no legal size limit. Dry camping means no electrical, water, or sewer hookups. Self-contained campers need only a level, safe place to park for the night. Payment can be handled online or through a drop-box. No campfires would be allowed. Maintenance stays simple: routine cleaning around the sites and occasional trash pickup. The campground would sit near the highway entrance, while the residence could be built anywhere else on the property, including atop the ridge overlooking the beautiful San Joaquin Valley.

Financial

Financial Details

View lots, lease, taxes, and sale price

This sale includes three tax lots: 105 acres zoned recreational; 72 acres zoned recreational with a two-acre carve-out for the Snowline Lodge, which has a long-term lease until 2050; and 243 acres zoned RC 40, which allows for up to six home sites on 40 acres each.

The long-term lease of the Snowline Lodge includes the option of a monthly rental of a caretaker’s cabin, a corral, and a concrete landing for $628.05/month.

  • Yearly taxes for undeveloped land $3,152.28
  • Liability insurance $1,500.00
  • Sale price for all three lots $3,000,000.00

On-Site Media

See It From Every Angle

Fly in from above, walk the hillsides, and review earlier promotional footage of the land.

Aerial Approach
On-Site Walking Tour
Seller Overview

Photo Galleries

Walk the Ridge. Read the Land.

The Property

Rest on the broad granite shelves along the ridge while listening to your favorite bands play. Marvel at the beautiful backdrop behind the stage. At night this remote elevation has a star-strewn nightscape that city dwellers rarely see.

Nearby Attractions

National parks, giant sequoia groves, waterfalls, and caves are all within reach of the property.

Local Wildlife

Wildlife common to the Sierra foothills and canyon country around the property.

Development Potential

Scale, Access, and a Landscape That Sells Itself

Four hundred twenty acres with miles of road frontage on one of California’s most scenic highways put scale, visibility, and natural character into a single holding. The photos and renderings here are entry points, not ceilings. Every concept builds on the same strengths: privacy within oak, chaparral, and manzanita woodlands, granite ridges with valley views, and an ideal location at the gateway to Kings Canyon and Sequoia National Parks.

The land can support eco-tourism, upscale glamping, a destination resort with guest accommodations, corporate retreats, or gateway lodging for park visitors. This land can also become a private playground/estate for someone that wants to enjoy a personal relationship with the mighty Sierras. For investors and developers, highway exposure, scenic highway traffic, and nearby recreation destinations combine into a long-term opportunity worth serious consideration.

  • Eco-Tourism

    Guided hikes, seasonal waterfall visits, and low-impact programs shaped by foothill ecology.

  • Glamping and Hospitality

    Ridge-top stays with privacy, views, and nightly rates that reflect the setting.

  • Destination Resort

    Lodging, dining, and recreation in one integrated gateway to the parks.

  • Private Estate

    Six RC 40 home sites on forty acres each, or a single grand retreat with room to expand.

  • Events and Conferences

    Retreats and gatherings framed by granite outcrops and open foothill air.

  • National Park Gateway

    Lodging for travelers bound for Grant Grove, Cedar Grove, and the high country.

  • Investment and Development

    A large foothills holding with several credible paths to long-term value.

Get in Touch

Walk the Land in Person

Photos and video only go so far. Take in the vistas while standing on the granite ridge. Walk the trails and explore the highway frontage for yourself. Contact the listing agent to arrange for a private site visit.

Contact the Listing Agent

Cheyenne Mullens

44138 E. Kings Canyon Road
Dunlap, California 93621

Schedule a Showing

Choose your preferred showing date, then contact the listing agent to confirm your private tour.

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