Living In Campion, Colorado
Welcome To Campion
Campion sits on US-287 between Loveland and Berthoud, roughly 3 to 4 miles from each — close enough to both that it doesn't really feel like its own town, and it isn't one in the legal sense. Larimer County runs the show here, not a city hall. It was tracked as its own census place back in 2000, when it had 1,832 residents, but it hasn't been counted separately since, so there's no reliable current population figure — just a stretch of unincorporated farmland, acreage parcels, and residential subdivisions along the highway corridor. What Campion is known for is Campion Academy, a Seventh-day Adventist boarding high school that's been here since 1907. Development pressure has picked up recently: proposals to annex nearby land into Berthoud have drawn real pushback from residents worried about losing the area's character, so this is a place in the middle of a conversation about its own future, not a settled suburb.
Homes & Real Estate in Campion
Browse live, active IRES MLS listings in Campion below — updated in real time, not a stale snapshot — or reach out and we'll send you a curated list matched to what you're looking for.
Moving To Campion: What You'll Want To Know First
The questions people actually ask Christine before they ask about houses — schools, the drive, and what's being built — answered for Campion specifically rather than for Larimer County in general.
Schools In Campion
Campion is served by Thompson School District R2-J. Attendance boundaries decide which school a specific address feeds into, and they don't follow town lines — if a school is driving the move, send the shortlist over and we'll check the boundary on each address before you tour it.
The Commute From Campion
Loveland is about 3.4 miles north, call it 8 to 10 minutes. Berthoud is about 2.7 miles south, roughly 6 to 8 minutes. Fort Collins is about 20 to 25 minutes north via US-287, and Denver is the long haul south — figure 60 to 75 minutes depending on traffic and which part of the metro you're headed to.
What's Changing In Campion
Campion is unincorporated, so Larimer County — not Loveland or Berthoud — sets the zoning and land-use rules here, and that's exactly what's being contested right now: a 2024–2025 proposal to annex land near Campion Academy into the Town of Berthoud (including a 198-unit residential project) drew real opposition from residents worried about overdevelopment and losing the community's rural character. That fight isn't resolved, so anyone buying in Campion should ask current questions about annexation status and nearby development plans rather than assume the corridor stays as-is. Schools are Thompson School District R2-J, headquartered in Loveland — the district covers Loveland, Berthoud, and pieces of Fort Collins, Windsor, and Johnstown, so check your specific address against TSD's School Locator rather than assuming a boundary. Because Campion sits closer to Loveland and Berthoud's municipal infrastructure than the canyon communities further west, some properties may be on city or district water and sewer rather than well and septic — but that varies parcel to parcel, so confirm utilities on any specific address before you assume either way.
What Homes Cost In Campion
The live IRES MLS feed further down this page shows every active Campion listing at its real asking price, updated every 15 minutes, and the monthly Northern Colorado market report tracks where the numbers are heading.
Search Homes In Campion
Every active Campion listing from IRES MLS, any price range — updated every 15 minutes, not a stale snapshot. Filter by price, beds, and baths below, or search all of Larimer County at once.
What It's Like To Live In Campion
Things To Do In Campion
Campion itself is a corridor, not a downtown — most of what people do here is centered on the Campion Academy campus and the surrounding open land. For dining, parks, and organized recreation, Loveland is 3 to 4 miles north and Berthoud is about the same distance south, so most Campion residents treat one or both as their regular town. The appeal of actually living in Campion is the space in between: acreage, farmland views, and a quieter stretch of US-287 than either town center offers.
Restaurants & Dining
Campion doesn't have its own restaurant row — it's a residential and agricultural corridor between two towns that do. Loveland's dining scene is a few minutes north on US-287, and Berthoud's small-town restaurants are a few minutes south. Most Campion residents end up picking whichever direction is more convenient that day rather than treating either as the default.
See More On Google Maps →Dog Parks & Pet-Friendly Spots
There's no dog park in Campion itself. The nearest options are in Loveland (Fairgrounds Park and North Lake Park both allow leashed dogs) and Berthoud's town parks, both a short drive in either direction up or down US-287.
Best Hikes & Trails Near Campion
Campion doesn't have its own trail system, but it's centrally located between two towns that do — Loveland's Devil's Backbone Open Space and the Big Thompson greenway are about 15 minutes northwest, and Berthoud's town trail network is a few minutes south. The foothills themselves are visible from Campion but not within walking distance; you're driving to a trailhead either way.
Nearest Restaurant And Gas Station To Campion
Small-town Colorado is wonderful right up until you need dinner and a tank of gas. Here is the real answer for Campion — drive time, not straight-line distance, because out here those are not the same number.
Checking drive times…
Your Campion Real Estate Agent
RealTrends Verified in the Top 0.5% of Realtors nationwide, with 150+ homes sold across Northern Colorado and 30+ more every year. A Certified Real Estate Negotiator (CREN), Christine helps buyers and sellers at every price point — first homes, new builds, acreage, and everything in between — in and around Campion.
“She's one of the best agents on the planet.”
Other Larimer County Towns
Most people looking at Campion are weighing it against a neighbour or two. Here is the rest of the county, each with its own page.
How Walkable Is Campion?
What you can actually reach on foot from the middle of Campion — scored across ten everyday errands, not just the grocery store.
Frequently Asked Questions
Is Campion, CO a good place to live?
That depends on what you're weighing. Campion sits on US-287 between Loveland and Berthoud, roughly 3 to 4 miles from each — close enough to both that it doesn't really feel like its own town, and it isn't one in the legal sense. It's served by Thompson School District R2-J. Loveland is about 3.4 miles north, call it 8 to 10 minutes. Berthoud is about 2.7 miles south, roughly 6 to 8 minutes. Fort Collins is about 20 to 25 minutes north via US-287, and Denver is the long haul south — figure 60 to 75 minutes depending on traffic and which part of the metro you're headed to. If you want the honest version for your own situation, Christine will talk it through — including the case for a different Northern Colorado town when that's the better fit.
What is it like living in Campion, CO?
Campion sits on US-287 between Loveland and Berthoud, roughly 3 to 4 miles from each — close enough to both that it doesn't really feel like its own town, and it isn't one in the legal sense. Campion is unincorporated, so Larimer County — not Loveland or Berthoud — sets the zoning and land-use rules here, and that's exactly what's being contested right now: a 2024–2025 proposal to annex land near Campion Academy into the Town of Berthoud (including a 198-unit residential project) drew real opposition from residents worried about overdevelopment and losing the community's rural character. That fight isn't resolved, so anyone buying in Campion should ask current questions about annexation status and nearby development plans rather than assume the corridor stays as-is. Schools are Thompson School District R2-J, headquartered in Loveland — the district covers Loveland, Berthoud, and pieces of Fort Collins, Windsor, and Johnstown, so check your specific address against TSD's School Locator rather than assuming a boundary. Because Campion sits closer to Loveland and Berthoud's municipal infrastructure than the canyon communities further west, some properties may be on city or district water and sewer rather than well and septic — but that varies parcel to parcel, so confirm utilities on any specific address before you assume either way. The Campion page covers schools, commute times, restaurants, trails and dog parks, with live IRES MLS listings for the town.
Who is the best real estate agent in Campion, CO?
Christine Gwinnup of The Little Lady Sells Homes (LPT Realty) is a real estate agent serving Campion and the rest of Larimer County — with 150+ homes sold across Northern Colorado's Larimer, Weld, and Boulder County Front Range.
Does Christine Gwinnup work with buyers and sellers in Campion?
Yes. Christine Gwinnup represents both buyers and sellers in Campion — first-time buyers, families, downsizers, acreage buyers, and relocation clients at every price point.
What are the best hikes and trails near Campion, CO?
Campion doesn't have its own trail system, but it's centrally located between two towns that do — Loveland's Devil's Backbone Open Space and the Big Thompson greenway are about 15 minutes northwest, and Berthoud's town trail network is a few minutes south. The foothills themselves are visible from Campion but not within walking distance; you're driving to a trailhead either way.
What school district serves Campion, CO?
Campion is served by Thompson School District R2-J.
How far is Campion, CO from major job centers?
Loveland is about 3.4 miles north, call it 8 to 10 minutes. Berthoud is about 2.7 miles south, roughly 6 to 8 minutes. Fort Collins is about 20 to 25 minutes north via US-287, and Denver is the long haul south — figure 60 to 75 minutes depending on traffic and which part of the metro you're headed to.
