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BY GREG FAY | FOUNDER, PRINCIPAL BROKER | LICENSED IN MT, SC | FAY RANCHES
Iinitially wrote the article, ‘How to Buy a Ranch’, for our first issue of Land Investor magazine back in 2014. Although most of the information is timeless, a few things have changed since then. So, I’ve decided to update and refresh the article in honor of the 10th-anniversary edition of Land Investor magazine.
Before I start with How to Invest in Land, some of you may wonder, “Why invest in land?” Great question.
Investing in land was a niche market when I started my career in 1986 and founded Fay in 1992. Very few people understood the unique attributes of land as an asset. Over time, this has changed, and the most dramatic accelerator was COVID-19. An entirely new audience realized land is an excellent investment and the most effective way to maintain social distance. My family and I retreated to our ranch during COVID-19, and there wasn’t another person within a mile. I hesitate to say this due to the amount of suffering COVID-19 caused, but it was one of the best family times we’ve had.
The pandemic exposed land investing to a much larger audience, and I don’t see that genie being put back in the bottle. Although the motivation of investors during the pandemic was insulating their families, they have since realized some of the other attributes of land as an investment that a smaller audience has understood for decades.
First and foremost, large tracts of land are a finite tangible asset. There is less of it every year due to subdivision and aggregation. Unlike residential or commercial real estate, they’re not making
any more of it. Supply is low and decreasing, and demand is growing, which is excellent for the investor when it’s time to sell and challenging for the buyer.
Fay sells land from coast to coast, and the types of land and value drivers differ regionally. We sell working farms and ranches. We sell land for hunting and fishing. We sell timber properties, quail plantations, and equestrian properties. Our clients don’t buy land to subdivide it. They understand the unique value of keeping land together and are more likely to aggregate. This means when we sell land to an investor, we go to work to purchase contiguous land and increase the holding size. In the rural land markets from coast to coast, the larger the land holding, the more unique and valuable it is.
Land is not subject to the volatility of residential and commercial markets because of the lack of supply and because it is an underleveraged market. Most landowners fall into two categories: they have owned the land for generations with little to no debt or bought their land within the past couple of decades and paid cash. When the bottom falls out of the real estate market, and the residential and commercial markets are saturated and feeling downward pressure, landowners don’t sell. With few exceptions, landowners stand pat when the market is slow. As a result, land is far more resilient to and affected less by downturns. Due to the lack of debt in the land market, most landowners can choose to sell when the market is strong. Although there is little downward pressure on land when the market is slow, landowners position themselves to take advantage of strong markets, resulting in excellent appreciation gains.
There are several reasons to invest in land, but I will only mention one more: owning land can be one of the best things you can do for yourself and your family. As a landowner, I can attest to this. We own a working ranch in Montana with partners, and it has had a tremendously positive impact on our two teenage boys. When we go to the ranch, they don’t ask if they can play video games. They are outside being kids, and the adults are outside being kids as well.
When I founded Fay in 1992, we focused on working farms and ranches in Montana. We were the first to assign value to the recreational attributes of these ranches and market the quality of the hunting and fishing components to out-of-state investors. Since then, we have expanded into other land market segments and now sell land from coast to coast in the United States. We have offices from Alaska to Charleston, South Carolina. I am an avid outdoorsman and have owned a working ranch in Madison County, Montana, since 1995. I deeply understand the beneficial relationship between productive agricultural land and quality fish and wildlife habitat and the value this marriage can produce in the land market and your enjoyment.
Over the years, I’ve worked with competent and incompetent land brokers. I’ve seen well-managed land realizing its potential from both a revenue and recreational standpoint and poorly managed land functioning far below its potential. Along the way, I’ve learned a few things. However, one of the most wonderful aspects of land is that no two pieces of land are the same, and there is always more to learn. The following is the process I would follow if I were embarking on the wonderful adventure of investing in land.
Be an information consumer. Take advantage of the information available to you. Fay is one of the most significant information providers on land investing through both our magazine, which we’ve published for ten years, and the articles and blogs published directly on landinvestorguide.com. Fay also has the Land Investor podcast that you can stream on the Land Investor website, Spotify, and Apple Podcasts. Take the time to read these articles and listen to the podcast. Doing your research will significantly affect your understanding of land, the various ways to create value with land, and the vocabulary used by people involved with land daily.
Now that you’ve immersed yourself in the available information on investing in land, it’s time to identify your goals. Why do you want to own land? For purely investment purposes as an asset to securely bank your cash and enjoy the appreciation over time? Does your land need to generate revenue? Does there need to be a
recreational component? Will your family and friends join you on the land? Do you want to create value by improving the land for recreation or agricultural production? Do you want the land near your primary home so you can visit on the weekends, or will this be a destination investment in a distant state where hunting and fishing are world-class, and it exposes your family to a different part of the US?
The third step is to search the internet for ranch brokerages that service the states you are interested in and have the expertise you need. Download a few brochures on properties that appeal to you. Start organizing the brochures by state, price range, and property features.
Note the companies with the listings of interest to you and those with the most informative websites and professional materials. Through this process, you will also become more familiar with the terminology specific to the type of property you want to buy. Try to stick with credible sources of information. Avoid the next-door neighbor who had an uncle who once owned a ranch back in the ‘80s and wants to tell you all about owning land.
Along those lines, much of your information is subjective depending on the property type. For example, fishing guidebooks can be a helpful source of information when searching for a fly fishing property. However, please don’t put too much stock in them. Fishing guides and fly shop owners are almost always the information source for the authors, and they may not want the public to know how good a fishery is—or how bad. The authors are anglers, and their opinions may not reflect yours.
Additionally, some stretches of historically less productive rivers can improve due to work by the state, Trout Unlimited, or private landowners. You will get ten different answers if you ask ten anglers their opinion on a river. What may be appealing to you may not be to the next guy. Be wary of the amateur expert. The advice above also applies to hunting, views, towns, tractors, shotguns—you understand. Pay attention to what you like: what attracts different people to different pieces of land is very personal.
Other information is more objective, such as acreage amounts and type. How much irrigated ground does the ranch have, and what irrigation is used (pivot, wheel line, hand line, flood)? How much hay does the ranch put up, and how many cows will it run? What’s the age and condition of the timber stand? How many bushels of wheat per acre will the ground produce? Is the area known for the wild populations of bobwhite quail, or will you need to supplement it with released birds to achieve your goals?
There is a limit to what you can learn online. Your internet research will likely open your eyes to how much you don’t know. Don’t let this scare you. Becoming knowledgeable about buying land can be a fun process.
The next step in the process is finding a broker who has the knowledge you need. Suppose you’ve been doing your homework, consuming information on investing in land and reading about available properties. In that case, you’ve probably started to understand which companies are the most professional, and you may even gravitate toward a particular land broker. Like most businesses, the best companies attract the best agents in the land brokerage arena. If an agent is a hard-working, competent, trustworthy person, they want to be at a company where they can realize their potential.
Use a land broker to purchase land. Purchasing a ranch is not like buying a house. It is a far more complex transaction with value drivers and value inhibitors that change regionally. You will rely upon your land broker’s knowledge when buying a ranch. Choose your agent carefully. When you find a good land agent, stick with them. Some terms and concepts will be foreign to you, but learning them is part of the fun. Throw a recreational, agricultural, or income component into the mix, and the importance of finding a knowledgeable broker you can trust who shares your interests grows exponentially.
There are three characteristics to look for in a broker. The first thing is finding someone you like. You may spend several days in a truck looking at land together. The process is much more enjoyable if you get along. When you go online to do your preliminary research, pay as much attention to information on the brokers as you do on the properties. Read their biographies and watch broker videos.
The second important broker attribute is knowledge. If elk hunting or bird hunting is a priority, your agent should know about the local populations and where the best opportunities are. They must have agricultural or forestry knowledge if you plan to invest in a farming or timber property. How hard do they work? Are they passionate or just pretending—or not trying at all? Your broker must also understand the land, which only comes with experience and time on the ground. A good land broker will see positive and negative things you would never have noticed. Do they understand what makes a quality timber stand and the areas where the elk genetics produce trophy bulls? Do they know what needs to be researched during due diligence? Can they recognize red flags? Do they understand the importance of
a sustainable agricultural plan and its positive impact on fish and wildlife populations? Do they have experience solving the problems that will come up during the purchase process? Do they have a track record of negotiating good deals for their clients?
The third critical broker asset is trustworthiness. You must build a relationship of trust with a broker who is passionate and knowledgeable about land. In that case, your chances of making an informed investment that reflects your goals will increase considerably. Trust is the key.
You’ll know you are on the right track to building a relationship of trust with your broker if you answer the following questions correctly: Is your broker trying to sell you every ranch they show you, or are they looking at every ranch through your eyes and only getting excited about a ranch that fits your needs? Are they listening, paying attention to your reactions, and understanding all the vital factors? Are they pointing out the good, the bad, and the ugly, or just the good?
I can’t remember selling a ranch that didn’t have a negative aspect. Some you can live with, some you can’t. You need to know the negatives and their potential impact on your goals.
You’ll know you’ve found a good broker when they call and tell you a ranch has come on the market, and you need to look at it as soon as possible —and you trust their judgment. Be loyal to this land broker. If you work with several brokers, you won’t be a priority to any of them. Find the right agent and stick with them.
The last phase of finding your ranch now begins. Your journey becomes real when your boots hit the dirt. You’ll start confirming your priorities and what appeals to you and your family. You will
learn more in one day of looking at land with a good broker than in weeks or months of obsessing over websites. However, you won’t get much accomplished if you take a few days from a family vacation to look at ranches with your young children. You will need to focus on the task at hand when looking at ranches to make the most of your time. Only the decision-makers should attend until you have made the final decision or made an offer. If you have a family vacation scheduled for July, come out in April, May, or June to look at ranches. You may be in due diligence or ready to sign closing documents when you return with the family.
Know who the broker is representing. If the broker you’ve decided to work with shows you one of his/her listings, they will represent the seller. If it is not one of their listings, they will represent you.
Manage your expectations. As I mentioned before, there is no perfect property. You can spend a lifetime looking at land if you don’t understand this point. You and your team can solve some problems, but some cannot. You need to decide what matters most and what you can live with.
After you’ve looked at some land, maybe you can’t stop thinking about one of them. You find yourself daydreaming about being there. It’s time to make an offer. Be prepared for what’s ahead. The pace of this process may be frustrating.
Giving a seller at least three days to respond to an offer is customary, but a week is often provided. In many circumstances, family discussions need to occur. An attorney needs to review the document, and a decision to accept or counter needs to be made. Often, this is a very emotional process for the sellers, and recognizing this by the buyer can go a long way. For many landowners, memories are scattered throughout homes, barns,
fields, and valleys, not to mention blood, sweat, and tears. You are not buying a commercial building. The tone is critical. It is essential to show respect for the people who have dedicated their lives to the land, often for multiple generations. They need to feel good about whom they are selling their ranch to.
Often, a counteroffer is drafted and delivered to the buyer’s agent. The essential deal points are the price and terms. Earnest money is customarily 3% of the offered amount.
A due diligence period generally lasts from 30 to 60 days, with 45 being the average. The due diligence period is an inspection period in which the buyer can research what they have agreed to purchase. If everything checks out, the deal moves ahead. Most of the issues discovered during due diligence arise in the Title Report, which, for a 100-year-old ranch, can be an interesting discovery process. I have represented clients on land who did not have insurable access and never have. For several decades, no one cared or bothered to check, and no one knew until we discovered it while researching the title.
Hopefully, you won’t run into anything quite this egregious, but it seems there is almost always something to clean up on the Title Report. Title inspection is where an experienced real estate transaction attorney comes in handy (more about that later). Another critical aspect to delve into is the physical inspection of the land, which often involves a Phase 1 Environmental Survey. Some things can surface during the Phase 1 inspection, but the most common items are underground gas tanks that have never been removed or were removed improperly. Many other issues can arise, most of which can be solved. The water rights need to be researched to ensure the irrigation water that is represented does exist, is sufficient for the acres being irrigated, and is being applied in the place and manner in which it is supposed to be. In some areas, a mineral search and remoteness test may be needed, depending on the likelihood of the presence of extractable minerals.
During almost every due diligence period, some issues with the land are discovered. A good land broker has the skills to solve problems and the team to help them. Most issues can be solved, but it may take patience, understanding, and cooperation between all the parties to get through the process. Some deals extend beyond 60 days if due diligence items have not been satisfied and the parties have agreed to extend the due diligence because there is a reasonable expectation that the issue will be resolved given the additional time.
One of the most essential qualities a broker must bring to the equation is the ability to bridge the gap between buyer and seller
(or the other agent) and to keep the deal running as smoothly as possible. Things can get a bit emotional during complex transactions, so your ranch broker needs to maintain a level, unemotional, solution-oriented demeanor throughout the process.
Remember I told you how important it is to find an agent you like? It’s a two-way street. At Fay, we have an unwritten rule: we try to work with kind people. We feel this is in the best interest of our clients and the communities where we do business. We don’t want to bring someone into an area that will not be a good neighbor. Then, they become a problem for all the surrounding landowners. This also makes for smoother deals and keeps our clients out of the courtroom.
You must make an informed purchase and research the ranch thoroughly before purchasing. Therefore, we recommend you have an excellent land transaction attorney representing you during the purchase process. I believe there are two types of attorneys: problem solvers and problem creators. Your broker should have developed a relationship with two or three of the best land transaction attorneys in the area. Take their advice and hire one of those attorneys.
If you take a chance and hire an attorney your broker has not
recommended, and they turn out to be a problem creator, it will make it much more challenging to get anything purchased. A competent land transaction attorney is extremely valuable to the process and adds another set of skilled eyes to make sure you fully understand what you are buying and any issues discovered during due diligence are resolved in a manner that is in your best interest. Ranches are complex animals and need to be thoroughly researched before purchase to avoid future surprises.
Deciding to purchase land is the start of a great adventure. Hopefully, you will see some beautiful countryside during the process, meet some great people, and make new friends. Additionally, it’s an opportunity to learn and experience new things. Follow the advice I’ve provided, and you’ll have a good chance of making an excellent financial investment that may have the added benefit of being a place where your family and friends gather to create memories and strengthen relationships.
Have fun, good luck, and congratulations on your decision.
The Fay Rural Community Foundation was founded to combat the lack of resources and opportunities indicative of small towns nationwide. With the help of Fay Ranches agents, we are dedicated and focused on helping rural America improve the quality of its healthcare, education, and youth resources.
The Fay Rural Community Foundation and Fay Ranches broker, Kelsea Vaughan, organized a day of reading to shelter animals and teaching responsible pet ownership, helping to foster compassion and a deeper understanding of animal care.
The Fay Rural Community Foundation and Fay Ranches agents George Duke and Dane Reed’s donations enabled Joliet School in rural Montana to acquire new drumming sets for an after-school program that provides a safe space for children to explore their creativity.
The Fay Rural Community Foundation, in partnership with Fay Ranches brokers Neil Bangs and Cheryl Summer, helped the Wyoming FFA purchase plants for their new greenhouse. This project beautified school grounds and raised funds for future agricultural projects.
BY SCOTT COE | BROKER | LICENSED IN OR | FAY RANCHES
In the heart of the wild, where the mountains meet the sky and the air is fresh, there lives a creature that embodies the essence of the rugged wilderness. The wild sheep has been celebrated in the stories and writings of legendary hunters, with reminiscence of Native Americans from long ago idolizing this majestic animal through pictographs found on many western landscapes throughout North America. For someone like me, whose life has revolved around hunting wild game since childhood, hunting isn’t merely just a hobby; it’s a deep-seated passion that has evolved into a lifelong dedication to preserving these iconic animals and the landscapes they call home.
Hunting has been a part of my life since I was knee-high, when I was barely able to keep pace with my dad and uncle while tagging along on pheasant hunts at the tender age of five. By age eight, I was eagerly rushing home after school, grabbing my Remington Wingmaster model 870 20-gauge shotgun and venturing out with my trusty yellow lab in search of upland birds until sunset, filled with an enthusiasm that only grew stronger as the years passed.
One particularly memorable moment was my 10th birthday – which actually coincided with the opening day of deer season –when my grandparents surprised me with a 270 rifle, marking an integral moment in my lifelong journey with hunting. When it wasn’t bird season, I often wandered the ranch with binoculars in hand, quietly observing mule deer bucks. I was full of anticipation and readiness as my first buck hunting season drew near, having chosen my target days prior to the opening day. These are the types of hunting memories of my childhood that are burned deeply into my mind and soul. Hunting season for me was, and continues to be, some of the most cherished moments of my life.
After completing high school and college, I found myself drawn back to the rural community of mostly farms and ranches where I grew up. Though there were limited job options, I landed a job on a ranch that operated a bird preserve and also operated a big game program offering deer and elk hunts. This was the experience that reconnected me with my roots. Today, not only am I a farm and ranch Broker for Fay Ranches, I own and operate an outfitting company that specializes in guided hunts, primarily focused on big horn sheep, throughout the Western United States and extending south of the border into Old Mexico. Our mission as an outfitter is to harvest the most mature sheep and aged rams that are at the end of their life cycle, prioritizing the health and wellbeing of these historic animals in their mountainous habitats.
As my career progressed, I developed a strong appreciation for conservation efforts focused on protecting wild sheep populations. Programs and initiatives that aid state agencies in overseeing the health and sustainable harvest of each wild sheep herd are essential to their thriving in their natural environments. In the
US, wild sheep hunting is tightly regulated and plays a central role in conserving and managing these exemplary species, setting out to ensure their survival for future generations to enjoy. The history of wild sheep in North America is a tale of both triumph and tragedy. Originating from Siberia, these resilient animals migrated to the Americas after crossing the Bering Land Bridge, subsequently spreading throughout the western landscape and extending as far as Old Mexico. Their survival hinges on specific habitat requirements like steep slopes for lambing and rugged terrain for evading predators, clear visibility, access to water, and plentiful forage. Unfortunately, wild sheep have historically faced significant hurdles. Human disturbances, habitat loss, and ecological shifts have disrupted their natural way of life. Efforts to suppress wildfires have led to taller vegetation, reducing their visibility and increasing vulnerability to predators. Diseases transmitted from domestic sheep and goats, such as pneumonia, pose a serious threat as it can quickly spread among wild populations across mountain ranges. Further compounding their struggles are the recurring droughts that limit their access to water and available forage.
Advocacy and conservation efforts for wild sheep are imperative, as the potential collapse of hunting, and the resulting decline in hunting opportunities would be devastating. This impact extends beyond the species that solely survive because of caring conservation efforts. It’s also about preserving the tradition that’s deeply rooted in our country’s heritage. Wild sheep have become the ultimate pursuit for sportsmen, and it is well documented that the majority of wildlife conservation, including the North American model for conservation, relies heavily on the collective support of sportsmen coming together to support common goals.
One significant way these efforts contribute to conservation is through funds raised from hunting permits. These permits are typically obtained either through a competitive lottery draw with slim odds or through auctions where they are sold to the highest bidder. The funds generated from these auctions can be substantial and are typically reserved for conservation efforts related to wild sheep habitat restoration, research, or other conservation initiatives.
Among those who contribute to these efforts are sportsmen who are drawn to one of the most powerful representations of where few dare to go — the wild bighorn sheep ram. Hunters celebrate his existence and safeguards his future, yet longs to hunt him — even though he is practically unattainable. Sporting an impressive coil of long dense horns atop a muscular and sure-footed frame, the wild bighorn sheep ram embodies the high-country splendor like no other. They are the monarch of the mountain. Few animals represent mountain royalty more simply than the wild bighorn sheep ram.
By the 1900s, as Americans moved West, there was a significant decline of the bighorn sheep and other wildlife due to overharvesting, habitat loss, and disease, pushing some species to the brink of extinction. Recognizing this alarming trend, conservationists and sportsmen stepped in, and through advocacy, fundraising, and volunteer efforts, they contributed to habitat restoration, predator management, and disease monitoring to help the struggling big game populations. Despite these efforts, bighorn sheep, due to their sparse numbers, struggled to benefit from these initiatives or expand back into their historic ranges.
Although limited in numbers and hunting opportunities, influential hunting figures of the time popularized and romanticized the adventure of hunting bighorn sheep. Through books and stories that idolized the bighorn sheep, they contributed to creating what is now known as “sheep fever.” The passion among hunters to do something extraordinary and recover wild sheep populations spurred the beginning of conservation efforts. The establishment of national parks, wildlife refuges, and stricter hunting regulations helped stabilize — and even increase — some populations.
In November 1977, a passionate group of wild sheep enthusiasts gathered to discuss the challenges facing wild sheep populations and devise strategies to help recover the species. This rally led to the formation of an advocacy group known as the Foundation for North American Wild Sheep (FNAWS), now recognized as the Wild Sheep Foundation (WSF), and its clear mission to restore, enhance, and manage wild sheep populations throughout. Once officially incorporated, they began raising funds to finance the recovery of wild sheep, and to date, their efforts have raised an
Scott Coe, raised on a cattle and wheat ranch, has leveraged his deep understanding of ranching into a successful career in land sales. As an enthusiastic outdoorsman, Scott also operates an outfitting business specializing in Bighorn sheep hunts across the West. His knowledge of ranches and wildlife has been proven invaluable to clients in both.
impressive $136 million to support these recovery efforts. Their success story is a testament to the collaborative efforts of hunters, guides, and state agencies, with 74% of all agency funding being provided through the WSF.
As someone whose life has been shaped by the wilderness and the pursuit of wild game, the WSF and their mission to “Put and Keep Wild Sheep on the Mountain” has meant so much to me, as well as so many of my fellow constituents. Their programs for wild sheep are unparalleled, with their conservation dollars directly contributing to managing and preserving the health and harvest of each wild sheep species across North America. The United States currently operates under one of the most successful conservation models ever devised, largely due to efforts like those of the Wild Sheep Foundation.
The journey of preserving wild sheep populations is not merely a conservation effort, it’s a legacy of passion and commitment passed down through generations of hunters and conservationists alike. For me, it’s about paying it forward. I’m inspired by the progress we’ve made and remain committed to the future of wild sheep hunting and conservation. I encourage you to support the organizations leading these conservation efforts — whether through membership, donations, or spreading awareness — so that together, we can preserve wildlife, protect our treasured outdoor traditions, and allow future generations to experience the thrill and grandness of wild sheep in their natural surroundings. Reflecting on the challenges faced and successes achieved, it’s clear that the future of wild sheep and their habitats requires our
BY COOPER LAMMONDS | LAND SALES | LICENSED IN SC, GA | FAY RANCHES
The elemental force of fire, a natural and historical component of our ecosystem, demands respect and understanding. Long before human intervention, lightning-induced fires shaped the landscape, creating a dynamic balance. The Native Americans, some 6-7 thousand years ago, harnessed this force, deliberately setting fires to enhance hunting grounds and promote the growth of fire-dependent species like the longleaf pine. This practice transformed the Southeast into a stunning pine savanna, a legacy that dwindled due to logging and resin extraction, pushing the longleaf pine to the brink of extinction. Today, through the concerted efforts of conservation groups like the Longleaf Alliance and Tall Timbers, we are witnessing a resurgence, with longleaf pine acreage increasing by 30%.
The significance of prescribed burning extends beyond ecological restoration; it has historical roots in game management, particularly concerning the bobwhite quail. In the 1920s, astute landowners noted the decline in quail populations, prompting them to fund the research of ornithologist Herbert Stoddard in the Red Hills region of Florida. Stoddard’s work revealed that the cessation of burning practices had led to this decline. By reintroducing fire, these landowners revitalized their plantations, enhancing habitats for quail, which thrive on the regrowth postburn, feeding on worms and legumes and finding cover in the fresh grass.
For the discerning landowner, the ability to manage wildlife is a compelling reason to adopt prescribed burning. The ecological benefits are manifold, attracting species such as bobwhite quail, whitetail deer, songbirds, and turkey. Imagine a forest as an all-you-can-eat salad bar; fresh, new growth is like replenished produce, drawing wildlife just as fresh lettuce attracts eager diners. I’ve even witnessed turkeys foraging for bugs amidst smoldering embers.
Beyond enhancing wildlife habitats, prescribed burning improves land accessibility and aesthetics. Reducing dense undergrowth not only facilitates easier navigation of your property, whether on foot or by four-wheeler, but also imparts a park-like appearance, ideal for birdwatching and recreation. Strategically leaving
unburned buffers near roads or property boundaries can also enhance privacy.
From a safety perspective, prescribed burning significantly reduces the risk of uncontrolled wildfires by eliminating excess fuel such as leaves, pine needles, and twigs. This proactive measure ensures a safer environment for your property and its surroundings.
However, implementing a prescribed burn is complex and requires careful consideration of various factors, including timing, objectives, soil humidity, fuel levels, topography, temperature, moisture, acreage, wind conditions, personnel, equipment, and smoke management. Liability is always a concern, particularly for landowners residing far from their property, owning large tracts of land, or lacking the time or experience, to conduct burns themselves.
For such landowners, I strongly recommend partnering with a private consulting forester. These professionals can tailor prescribed burns to your specific needs, ensuring optimal results while mitigating risks. For anyone seeking a professional to guide them through this process, our qualified team at Fay Ranches is ready to assist in finding the right expert for your needs to ensure a successful and well-managed approach.
Prescribed burning is an invaluable tool for enhancing the ecological and economic value of your land. As a landowner in the Southeast, understanding and utilizing this practice under expert guidance will ensure that your property remains both a haven for wildlife and a source of personal pride and enjoyment.
Cooper Lammonds, a South Carolina native with deep Lowcountry roots, combines his corporate expertise and lifelong passion for conservation to help clients navigate complex land transactions at Fay Ranches. He specializes in identifying the financial and recreational benefits of investing in the Southeast’s natural landscapes.
BY KIMBERLY LOWRY | BROKER | LICENSED IN MT | FAY RANCHES
CLAIRE MURNIN | YOUTH AGRICULTURALIST & FOUNDER OF 365 DAYS OF AGRICULTURE
Raising kids immersed in agriculture develops a sense of discipline, hard work, tenacity, and creativity to work through unexpected challenges that may appear in an otherwise seemingly smooth afternoon. This unique way of life was something I enjoyed as a child through early mornings at the barn taking care of horses and while preparing for competition at horse shows. I knew firsthand that hard work in the barn was directly proportionate to provide exhibitors with a competitive edge when at a show. Raising my own kids around livestock while raising cattle, hogs, and lambs has presented them with some unique challenges throughout their lives, preparing them for college and beyond. As individuals, they spent countless hours in the barn working toward their livestock goals while preparing to show cattle, hogs, lambs, and goats at a local, regional, and national level over the years. It has been challenging at times and has offered many rewards and has created important qualities in them as they head into adulthood.
While traveling, we met and made friends with some amazing livestock families around the country developing strong friendships through a common thread of competition and respect for the hard work we know is required behind those closed barn doors during early mornings and late nights working together as a family. It has been a pleasure to meet some exceptional young people who I trust will rise to the occasion and be much-needed leaders serving our country in a variety of critical roles in the future. One of those special individuals is a young Montanan cattlewoman named Claire Murnin. When I first met Claire, she was a soft-spoken young girl who was constantly moving—a young gal on a mission toward greatness. She worked quietly and diligently with a passion for the little details needed to reach big goals. It always caught my attention that when she was at a cattle show and had completed all of her own tasks, instead of sitting in a lounge chair playing on a cell phone or goofing around with other kids, Claire would help other showmen around her. I first met Claire when she was
stalled next to my daughter, and the pair worked seamlessly together to support each other through a week-long show. She is the kind of young person parents want their own kids to befriend and to look up to, as she sets an amazing example for others to follow.
Claire is humble and modest and is one of the most passionate young people about agriculture that I have met. In addition to a successful show career, she has set herself apart from others by taking on a role as an ‘AGvocate’ and engaging other passionate youth to do so as well. Once a very quiet young girl, Claire has grown into a passionate young lady with a strong voice advocating for the agriculture industry. By developing an educational platform to utilize as a tool to provide a friendly glimpse into what it is like for her to live “365 Days of Agriculture.” Her educational platform has developed quite a following, and I had the pleasure to visit with Claire and to ask her a few questions about her life and the things that inspire her to be an AGvocate.
What does growing up in agriculture mean to you?
Growing up in the agriculture industry has been one of the most fulfilling experiences. Through being involved in the cattle industry, I have been able to learn the value of hard work, dedication, and perseverance, skills that can be used in so many areas of my life. I believe that growing up in this industry has allowed me to truly comprehend how important agriculture is and why the agriculture industry needs to continue for years to come. Without agriculture, we would not have food on the table, clothes on our bodies, or shelter over our heads. Thus, this has made me want to dedicate myself to being a part of the next generation of agriculturists.
What inspired you to create 365 Days of Agriculture?
I was inspired to create 365 Days of Agriculture by Extemporaneous Public Speaking. As I was preparing for National FFA, I was practicing potential topics that I could draw for the contest. One day, I drew a topic on the use of social media in the agriculture industry. This got me thinking: what could I do to use my own social media pages to promote agriculture? After thinking about the question further, I thought about the idea of highlighting agriculture every day, as it is an industry that works 365 days a year. Thus, the idea for 365 Days of Agriculture was born. I decided that starting in 2023, I would post daily videos, photos, and various media to show how agriculture affects people every day.
Who is the target audience you hope to reach with your educational message?
My target audience is those who might not be the most involved in agriculture. Growing up in an agriculture-rich community, I noticed that lots of students at my high school are aware of agriculture but do not really have the full picture of the industry that agriculture is. My goal is to reach people, no matter if they have a college education studying agriculture, have grown up in agriculture, or have no knowledge of the agriculture industry, to create a community of people who are willing to learn new facts and watch my experiences through agriculture. By doing so, I hope that people will be able to make informed decisions and see the agriculture industry in a new light.
Tell me a little bit about your experiences and accolades in FFA.
The National FFA Organization has allowed me to become the person that I am today. I know it might sound cliché, but through my experiences and the opportunities I have been granted, it is easy to say that it has had a major impact on my life. I remember very vividly the first time I walked into the agriculture education classroom at my rural Montana school. Looking back, it was clear that I was extremely shy, lacked a lot of self-confidence, and did not really understand the impact that I could make on others around me. After attending multiple leadership conferences, including the Washington Leadership Conference, and being involved in the National FFA Convention as well as the Montana State FFA Convention, I have been able to learn new skills that will be extremely valuable to use throughout the rest of my life. Additionally, competitions in FFA have pushed me to work hard so I can achieve success. Through this hard work, I have gained different soft skills like communication, teamwork, and leadership that I can use for the rest of my life and as I move into a career one day.
What do you intend to pursue following graduation from high school?
That is the big question right now! I am planning to run for a State FFA Office next spring, which will definitely have an effect on my future plans. If elected, I will take a gap year to serve Montana FFA to the best of my abilities without school getting in the way. If I am not elected, I plan to go straight to college. No matter what, I plan to eventually attend college out of state. Living in Montana for most of my life, I am ready for an adventure in a different place, and I believe that college is a great opportunity to do that. While in college, I plan to study Agriculture Business and Political Science on a pre-law path. After obtaining a Bachelor’s Degree, I would like to attend law
school. With that education and those degrees, I plan to pursue a career as a Lobbyist for Agriculture Policy. I believe we need far more people raised in agriculture to fight for the importance of the agriculture industry, and with my love for being an advocate for agriculture, I think that career path is a great fit.
Since I met you when you were little, you have been passionate about raising and showing Angus cattle. What do you like about the Angus breed?
The Angus breed is my home and passion. I have been heavily involved in the National Junior Angus Association since I was eight years old. Through this organization I have attended conferences, shows, and so many other events that have made me fall in love with the atmosphere of the American Angus Association and its affiliations. I believe that the Angus breed is an extremely functional breed of cattle that has a lot to offer from both a maternal and carcass standpoint. Outside of the cattle, I believe that the opportunities and exposure to the Angus breed have introduced me to some of the best people around. I have had the opportunity to learn from my peers to help make me a better Angus breeder, something that I believe is unmatched in so many other breeds.
What are your most notable accomplishments showing on a national level?
I have had the privilege over the past nine years to show cattle all across the country through the National Junior Angus Association. Through my parents’ dedication to helping me work hard to reach my goals, I have been able to learn a lot about cattle to help me achieve success. I have shown many cattle that have been extremely successful, but some of the most special achievements were those that were achieved across the country. In 2020, I had my first big regional win as I showed the heifer that was crowned the Supreme Champion Heifer at the
Kimberly Lowry began her real estate career over twenty-five years ago by marketing luxury, recreational, resort, and ranch properties. In addition to real estate, Kimberly raises cattle and lambs with a focus on producing livestock that can be competitive for 4H and FFA showmen across the nation. A lifestyle immersed in the agriculture industry allows her great perspective when assisting both buyers and sellers of agricultural properties throughout the West.
Idaho Junior Beef Expo. This was the start of some of the larger achievements I have had. I have had four Reserve Divisions at the National Western Stock Show held in Denver, Colorado. Additionally, I was crowned Reserve Division at the Eastern Regional Junior Angus Show this summer in Harrisburg, Pennsylvania. My trip to Pennsylvania also included a success for me as I was able to be crowned the Champion Intermediate Showman at that show. In addition to all of those amazing successes, I have shown a class-winning heifer at the National Junior Angus Show, which is a large accomplishment as there are over 1,600 entries in the show and only about 30 class winners.
Claire Murnin’s dedication to agriculture and her proactive approach to advocacy reflect the profound impact of growing up in this field. Her commitment to showcasing the agricultural industry through 365 Days of Agriculture and her achievements in FFA illustrate her commitment to both personal growth and the future of the industry. As Claire continues to advocate for agriculture, her story serves as an inspiring testament to the positive impact of an agricultural upbringing and the importance of nurturing young talent in this vital industry.
A 1031 Exchange is a powerful tax planning tool that allows owners of qualifying real estate to sell their property without having to pay various levels of taxes on the gain from the sale. Qualifying real estate includes farms, ranches, conservation easements, business properties, oil, gas and mineral rights, water rights and many other types of real property.
Whether you are selling land to a private buyer or selling a conservation easement to a governmental agency or other entity, a 1031 Exchange can be used to defer state and Federal capital gain taxes, net investment income tax, and depreciation recapture tax.
Nearly all land qualifies for a 1031 Exchange. Be sure you know all of your tax deferral and reinvestment options before you sell any property.
Max Hansen, JD, CES®, Managing Director maxh@accruit.com | (406) 660-4206
Max was born and raised on a cattle and sheep ranch in Southwestern Montana and has been a legal advisor to countless Ag producers and landowners over the past 45+ years. He is a proud Gold Card member of the Professional Rodeo Cowboys Association and still swings a rope every chance he gets on ranches and in arenas across Montana, Idaho, and Northern Utah.
As a Managing Director at Accruit, a leading national 1031 Exchange Qualified Intermediary, Max utilizes his extensive knowledge of IRC Section 1031 and 45+ years of experience in the real estate and 1031 industry to help property owners defer tax through 1031 exchanges.
Founded in
BY MIKE KONSTANT,
ALC | RESPONSIBLE BROKER | LICENSED IN SD, WY, MT | FAY RANCHES
CHRIS HITZEMAN | OWNER | U-GUIDE SOUTH DAKOTA PHEASANT HUNTING
Nestled snugly in the heart of the American Midwest, South Dakota boasts an undeniable charm—a blend of picturesque landscapes, warm hospitality, and a rich tapestry for outdoor adventures.
While there are many attractions, such as Mount Rushmore National Memorial, numerous wildlife viewing opportunities, and the Missouri River coursing through the heart of the state that offers some of the finest freshwater fishing in the nation, it’s pheasant hunting that reigns supreme. Aptly touted as the pheasant capital of the United States, South Dakota has welcomed enthusiasts from across the nation for over 11 decades.
The history of pheasant hunting in South Dakota is as storied as it is captivating, weaving together elements of wildlife conservation, economic prosperity, the spirit of epic adventures, and camaraderie shared among friends.
Among the rolling plains of South Dakota, adorned with golden wheat fields swaying gently in the breeze, a colorful bird, native to Asia, found its way to American soil thanks in part to the efforts of game enthusiasts and conservationists who were seeking to diversify the local wildlife population.
From 1911 to 1919, the state purchased an estimated 7,000 pheasants (a population that skyrocketed to approximately 12 million birds in 1935 and 1936), and the 1920s marked the beginning of what would become known as the “Golden Age” of pheasant hunting in South Dakota. By 1929 almost 3,000 out-of-
staters had purchased hunting licenses during pheasant season. Pheasant hunting became more than just a pastime; it shaped its culture and traditions for generations to come and became an integral part of South Dakota’s identity–even going so far as to name the Chinese Ring-Necked Pheasant as their state bird in 1943.
In the 1980s, a significant conservation effort emerged with the creation of the Conservation Reserve Program (CRP) in the primary pheasant region, where 95% of the land is privately owned. This initiative allowed farmers to designate portions of their land for conservation, offering much-needed habitat for pheasants and other wildlife, while also providing competitive rates, making it an attractive alternative to cash rent. The CRP was a success and became instrumental in preserving the pheasant population and ensuring the continued success of South Dakota’s hunting industry.
The state’s abundant habitat provided the perfect conditions for the pheasant population to flourish, transforming it into a hunter’s paradise. With pheasants having a modest home range of 1–2 miles, it’s true what the savvy landowners say, “If you manage for them, you’ll have them!”—a testament to the harmonious relationship between conservation and bountiful hunting.
And let’s not overlook the unsung heroes of the hunt—the bird dogs. Closely tied to the upland species is the evolution of the bird dog and the passion associated with all the bird dog breeds and training. Good bird hunting rarely happens without a good
bird dog. From flushing out pheasants to pointing out quail, these loyal companions are as much a part of the tradition as the hunt itself.
As word of the abundant hunting opportunities spread far and wide, sportsmen and outdoor buffs from every corner of the country flocked to the state in droves eager to partake in the euphoria of the hunt. South Dakota experienced an economic boom, with hotels, restaurants and local businesses thriving amongst the buzz of activity.
In 2020, while the world grappled with the COVID-19 pandemic, the South Dakota Department of Game, Fish and Parks, alongside the Department of Tourism, launched a comprehensive marketing campaign. The goal was to spotlight South Dakota as the ultimate destination for pheasant hunting to draw both residents and nonresidents alike. The outcome of their efforts was a remarkable surge in license sales and bird harvest, marking it as an exceptional year.
But with great success came great responsibility. As the popularity of pheasant hunting grew, so too did concerns about conservation and sustainability. Factors such as habitat loss and changing agricultural practices have contributed to fluctuations in the pheasant population in recent years.
Recognizing the need to preserve the habitat and ensure the long-term viability of the pheasant population, state and local authorities implemented various conservation measures. Wildlife refuges, habitat restoration projects, and hunting regulations were established to protect the pheasant population from overexploitation. State officials and conservation organizations continue to work tirelessly to address these matters and ensure a bright future for pheasant hunting in South Dakota.
Despite the challenges, the allure of pheasant hunting in South Dakota remains as strong as ever, attracting thousands of hunters each year to its vast expanses of open country. Beyond the thrill of the hunt, visitors are drawn to the state’s natural beauty and rich cultural heritage. Whether exploring the rolling prairies of the eastern plains or venturing into the rugged Badlands, South Dakota is the perfect backdrop for an unforgettable outdoor experience for hunters and nature lovers alike.
For residents, part of the charm of hunting season has always been the sightings of famous figures over the years. Boxers Max Baer and Jack Dempsey; President Theodore Roosevelt; former
Vice President Dick Cheney; writer Ernest Hemingway; actors Clark Gable and Carole Lombard; and baseball legends Bob Feller, Kirby Puckett and Hank Aaron are just a few celebrities who have been drawn to the appeal of this beloved tradition. With over 5 million acres of land available for hunting, it’s no wonder that pheasant hunting is the top attraction for tourism, a significant factor that contributes to the absence of state income tax. While other states may boast their own charms, none rival South Dakota’s attraction as the national epicenter of pheasant hunting. Ringnecks, as they’re affectionately known, are not just game birds; they’re keystone species for other wildlife, and their habitat supports the growth of trophy whitetails, ranking South Dakota 4th in the nation.
Venture beyond the pheasant fields, and you’ll discover an even greater playground to explore. South Dakota is home to a diverse array of game birds like sharp-tailed grouse, Hungarian partridge, prairie chicken, and turkey. A surprise to many, it’s also a haven for big game such as antelope, mule deer, elk, and even bighorn sheep.
In the heartland of America, where the prairie meets the sky, the story of pheasant hunting in South Dakota is far from over. From its humble beginnings to its status as a premier hunting destination, the history of pheasant hunting in South Dakota is a testament to the enduring bond between humans and the natural world. It’s a tale of resilience, biodiversity, ecological harmony, and the enduring spirit of expedition—a legacy waiting to be embraced by anyone who craves adventure and the simple joy of being outdoors.
It’s a journey that is both timeless and ever-evolving, and as long as there are fields to roam and birds to flush, the tradition of pheasant hunting will continue to thrive in the great state of South Dakota.
BY ALEX ROBERTSON | BROKER | LICENSED IN OR | FAY RANCHES
Hay is the color of money. While profitable, hay can also be really itchy, difficult, and sometimes a bit of a headache. Hay ground is the acreage on a property in which hay is grown and harvested on a regular basis. In my career as a real estate broker, I have found that hay ground is often some of the highest-valued ground on ranch and farm properties we sell, and it can be a significant hurdle for buyers to understand. As a real estate broker, hay broker, hay farmer, and experienced sweaty person who’s had hay in more places than I care to admit, I want to pass along my expertise and top things to consider for those wishing to invest in properties with hay ground.
Hay can be harvested almost anywhere grass grows, but that doesn’t make it all the same. Some of the “best” value of hay ground is mediocre ground with water rights, but high-quality soils might produce better yields and quality. However, the price due to productivity might be too high for some hay growers because other cash crops can be grown. For cattle ranches, clean, level meadows with simple flood irrigation systems might be the best ground for money. You can harvest a hay crop and then turn around later in the year and graze off the forage regrowth after being hayed which is great value for your land. The most important thing to consider is what hay program you are after and
how it fits with the properties you are looking at. Also, having a basic understanding of the different values of a particular acreage of hay production will be pivotal in helping you determine the right property.
Water Rights are important…most of the time.
You can grow hay and forage without water; it’s not a big surprise here. However, water rights can vary even more than types of land, and it can be even more of a headache to understand water rights from property to property. The most important thing I can say here is to get help; either a water rights consultant or attorney will provide invaluable insight. A quality broker should lend their expertise but ultimately defer to point you in the right direction of an experienced water rights expert. Irrigation districts (a non-profit organization to help maintain and deliver water rights among users) make all our jobs easy, but it usually is an added expense to maintain districts and their employees, so don’t discount water rights that are straight from a body of water with no district oversight. And finally, remember that there are places where you don’t need water rights for production. There are places in Oregon where you can harvest a cutting of dry land alfalfa (Wallowa County), wild grasses (almost anywhere west of the Cascades in Oregon), and/or sub-irrigated meadows off creeks. These dryland hay acres are usually at a lesser value than acres with water rights and might be a great fit for you.
If you are looking for hay ground as an investment, whether to operate or lease out, you must consider: how do I move the water around? If you are short on labor, the property better have efficient irrigation that requires as little labor as possible, or you may need to consider some dry-land hay. Now, most people will consider pivots and linear as the most efficient irrigation systems, and for the most part, I agree. You can even run these systems off your phone in between sharing funny GIFs. However, I would not turn my nose up on a quality flood irrigation system. I saw 2,000± acres of grass/clover fields very well irrigated by one person spending 90-120 minutes every other day with a flood irrigation system. In addition to the fact that you are more than likely doing this without the electrical expense of a pump, flood irrigation can be very efficient.
Depending on the quality of the hay you plan to put up, this might or might not be worth consideration. However, hay in a barn is considered to be “under the hat,” and it has been my experience that hay barns usually have a good value for both buyers and operators. I’ve talked to many farmers who said the hay barn they built was a game changer for their operations. Hay stored outside can lose 10-33% of value and feed-ability depending on climate and bale type. Now, if you are growing hay for a cowcalf operation, it might not make sense to build a hay barn for lower-quality hay. But if your hay is sold on the retail market, it might make sense. The barn will keep the quality at a higher grade, which will return higher prices and allow for flexibility for marketing (think about hay without cover as the equivalent of milk that is about to expire). A property with hay barns should be considered as a value bonus when comparing even though they are often undervalued by many.
We have this discussion with many buyers, especially those with experience in multi-family or commercial properties. “Show me the P&Ls.” Sure thing, boss, but are you going to operate this property in the exact same fashion with the same equipment and marketing? Duplexes with long-term tenants can only be run with so much variance: collect rent, deduct insurance, taxes, and maintenance expenses, and maybe you are paying for management. As you might have noticed throughout this article, there is a tremendous amount of variance in hay-growing acres. That being said, you can ask for financials, but I would focus on the following: yields per acre, inputs (fertilizer, lime, herbicides,
seed, pump costs, etc.), the type, quality, and bale size of hay sold, the price of hay sold, and how it was sold (was the broker involved, was it in small loads, did you deliver, was it sold quickly due to storage space, etc.). With these numbers, you can calculate the possibilities of applying your own plan to the ground and make a financial projection. If you are really savvy, you might even project future improvements to the operation, the tax benefits (depreciation of equipment and improvements), and possible synergy with your other agricultural endeavors.
I once heard a saying, “Every bale of hay has a home; it’s a matter of price and getting it there.” If you think about it, investing in a crop that is so universally needed seems like a solid investment, in my opinion. Now, I can guarantee that the hay business isn’t easy. But is there anything that’s worth doing that’s easy? May your fields be tall and lush, and the hay stay out of your pants!
Alex Robertson is a broker with Fay Ranches who has grown, stacked, fed, sold, brokered, and delivered a fair amount of hay. Alex has been guilty countless times of not properly shedding the hay from his body, which gets all over the house at the end of the day. He is a big fan of pea hay for a cereal crop in between established stands of grass hay.
BY VINNY DELGADO | PARNTNER, RANCH SALES | LICENSED IN MT | FAY RANCHES
Born and raised in Whitefish, Montana, Vinny Delgado’s deep connection to the land and wildlife has shaped his career. Since joining Fay Ranches in 2012, he has leveraged his background in the hunting industry and wildlife management to navigate complex transactions and help landowners enhance their properties through various measures, including adding ponds, stream restoration, and habitat to enhance their landscapes’ productivity and appeal.
Apond can be a captivating addition to any property, adding both aesthetic charm and practicality. It not only creates a picturesque setting but transforms your land into a versatile outdoor haven. Whether you’re envisioning a serene escape, a lively fishing spot, a wildlife sanctuary, or a sustainable water source, a well-designed pond can significantly enhance the appeal and value of your property.
One of the most immediate advantages of adding a pond to your property is the visual enhancement it brings to your landscape. Its calm waters and lush surroundings can create a captivating focal point, transforming your outdoor space into a peaceful oasis, promoting relaxation, and reducing stress from the hustle and bustle of daily life. Beyond its beauty, a pond also offers a range of practical benefits; it can provide a water source for livestock, serve as a freshwater reservoir that can be used for irrigating purposes, potentially reduce insurance costs, and considerably boost your property’s curb appeal, making it more attractive to potential buyers if you ever choose to sell.
For fishing novices, a private pond offers a fantastic opportunity to unwind and hone your skills while enjoying leisurely fishing right in your own backyard. Just remember to familiarize yourself with local regulations regarding fish stocking permits before embarking on this hobby to ensure a smooth and legal experience.
Ponds bring a vibrant, ever-changing environment to your outdoor space, serving as a magnet for a variety of wildlife and adding life to your property. By establishing a rich ecosystem, ponds can draw in a diverse range of creatures, such as birds, amphibians, and other wildlife. Creating a habitat that nurtures these species aligns with conservation efforts, promoting ecological balance and contributing to the well-being of various animals. For nature enthusiasts and those passionate about sustainability, this aspect of pond ownership is particularly fulfilling.
When properly designed, a pond can contribute to water management by collecting rainwater and reducing runoff. This not only helps prevent soil erosion but supports groundwater replenishment. Additionally, ponds can subtly affect the microclimate around your home—cooling things down in the summer and keeping things a bit warmer in the winter.
Before diving into your pond project, take some time to consider your goals and desired outcomes. This will influence the size, depth, and features of the pond, shaping the project’s scope and budget.
Are you looking to create a recreational space, attract wildlife, or a mix of both?
Are you up for tackling the project yourself, or is it better to bring in professionals?
For instance, a pond that is 15+ feet deep is ideal for fishing but may not be suitable for duck hunting. Conversely, a shallower pond that can be seeded may be perfect for attracting ducks. Thoughtful planning will ensure that your pond aligns with your vision and meets your expectations.
Local regulations are a big factor when it comes to pond construction. Most states have guidelines regarding pond size and construction, so it’s wise to be aware of these rules before you begin. Understanding and following these regulations will help keep your project on track and avoid any legal issues.
While small ponds can be a fun and rewarding DIY project, larger ponds—those longer than six feet on a side or deeper than 18 inches—benefit greatly from professional expertise. For a successful pond project, consider discussing your plans with experienced pond builders, electricians, plumbers, and landscape designers. Their knowledge is invaluable in guiding you throughout your project and helping you achieve a stunning and functional water feature.
Embarking on a pond project can be exciting, but it can also feel a bit daunting. If you’re looking for guidance, Fay Brokers can connect you with skilled professionals to bring your vision to life. From planning and design to implementation and maintenance, working with the right people can ensure your pond meets your needs and complies with all local regulations. A pond brings together beauty, functionality, and environmental benefits in a unique way. It’s more than just a water feature; it’s an investment in your property’s value and your enjoyment of the outdoors. With careful planning and the right expertise, your pond can become a treasured refuge for years to come.
BY BILL BURNETT | ASSOCIATE BROKER | LICENSED IN ID | FAY RANCHES
As the late summer sun radiates down upon your face with penetrating strength, it feels as if the sun is not yet ready to yield its power to the inevitable autumn.
A cool mountain breeze descends from the high country, delivering with it a brief moment of reprieve as it rattles the now yellow leaves of the quakies. Through the subtle sounds drifts the almost indiscernible whistle of the end of a far-off bugle, and with it, your heart and your optimism are full again with the promise of your good fortune, which must surely be near.To hunt elk in the mountains during the archery season of September is to be a part of the mountains at the height of their splendor. With the pleasant weather, the changing colors, and the onset of the rut, there may be no better time to be in the mountains, and for better or worse, this is no longer a secret. As more and more bowhunters answer the call of the mountain each year, there has been a noticeable increase in hunting pressure throughout the Rocky Mountains. But even as the number of hunters has increased, there remains nearly limitless hunting opportunities for those willing to put in the work.
With the increase in the number of hunters seems to have come a decrease in etiquette that had once been commonplace among sportsmen. There is more to being a successful hunter than simply killing animals and posting pictures on social media for the approval of strangers. First and foremost is respect: respect for other hunters, respect for the animals that have provided us with so much, respect for the environment, and respect for those who came before you. One of the most important unspoken rules of archery elk hunting is you don’t talk spots. There is a lot of work and time that goes into finding a spot that produces quality bulls year after year.
One slip of the tongue in a crowded bar is all it takes for your hardearned spot to become someone else’s next hunt with three of their best friends. All of a sudden, the spot you found which was special to you, your own personal sanctuary and refuge and something you held dear, is now on some newcomer’s brag sheet, and those perfect hunts where you got to observe undisturbed game in a pristine environment has turned into a game of outmaneuvering other hunters instead of focusing on the beauty of your surroundings, and with it, the real calling of the hunt is lost, and may not return for some time. So how do you find quality bulls if you’re not supposed to talk about it? It’s simple, you kill bulls with your boots and your binos. And, after many days of scouting and grinding and getting punished by the mountains, when you finally do find that bull with the ivory tips and the whale tail that’s been running through your dreams all these nights, you keep your mouth shut.
Finding your own spot is part of the hunt, and you should enjoy the process. With a little bit of planning, you should be able to get a handle on what the elk are doing in a general area in a relatively short amount of time. I have found the best way to locate elk is to start from a distance and then dial down closer as you learn more. Many people like to begin their scouting on the computer. This is fine for gaining a general knowledge of road and trail access, but keep in mind, you’re not the only one looking at the same set of information. Once you have located a general area you would like to scout, one of the most effective ways to locate elk is simply to drive the roads at first and last light and glass. Glass the high ridges and the edges of cover during the twilight when you can barely see through your binos. All you’re trying to do is locate elk, any elk. Once you have put eyes on a few elk, you will have a new sense of confidence in your pursuit, it’s always more encouraging to hunt
elk you have seen than just hunting pretty scenery. Now it’s time to put on your boots and dial down on the details. When hiking into a new area, you’ll want to put yourself in a position to take advantage of the terrain, which usually means going to the top. Once you’re in an area where you know there are elk because you have seen them, go to the highest water source on the mountain and become a ghost until you can put eyes on elk again. When looking at topo maps of mountains, you will usually find that most of the springs and stream heads emanate from the same general altitude all around the mountain. This is the zone in which you want to spend your time.
Now that you’ve done the work and you’re in a position to maybe, just maybe, get a chance to fling an arrow at a big bull, it’s time to execute. If you’re calling elk and they are actively responding and coming in, the most common reason for getting busted is movement. Elk have an uncanny ability to pinpoint the exact location a call is coming from, and when they come in, their eyes, ears, and nose will be so intently focused on that spot that even the slightest movement can spoil your chances in an instant. So, set yourself up for success. Don’t set up behind cover where there is no way for you to see the bull coming without bobbing your head back and forth behind a tree trunk. Instead, set up in front of cover that will break up your outline and allow minor movement. As soon as that bull is in range and looks away or steps behind a tree, giving you a brief opening to move, come to full draw and get settled. One piece of advice I can give on how to make a successful shot when the opportunity arises is to pivot from the hips for uphill and downhill shots rather than trying to adjust with your bow arm. Once you have come to full draw, any movement of the bow arms will disrupt the geometry of your form, likely resulting in a miss at farther distances. Although I generally believe the less gadgets you have on your bow the deadlier you will be in the mountains, a bubble level on your sight is almost crucial when hunting in steep uneven terrain. When you get settled at full draw, pivot from the hips to adjust, check your sight for level, and put that arrow in the air.
There is a fine line between being a ghost and being aggressive when it comes to putting the moves on big bulls. Often times we rely on calling to bring an elk to us, as if they’ll come in on a rope just like we envisioned. But sometimes, you need to get aggressive, and you need to use the surrounding conditions to your advantage for the moment. For example, if the herd bull you’ve been trying to outsmart all morning leaves the herd and walks into a patch of willows two hundred yards away from you to take a drink, what would you do? You could try your best cow call, and now every elk, including that bull, knows there’s something that’s just not right lurking nearby. Or you could drop your pack, grab your bow and sprint like a madman to within shooting distance. Common sense tells us that will never work, but I know from experience that nearly half the elk I’ve been involved in killing, both rifle and archery, have involved a sprint at some point in the final moments.
Keep in mind that the odds are always stacked against you when bowhunting. Getting busted at the last minute and having hours of maneuvering blow up in your face is more common than not. Learn from your mistakes by watching how the elk respond to you and where they go under pressure. If you get busted enough, you might just learn where those bulls like to hole up, and that’s some handy information to have when the hunting pressure increases…if you can keep it a secret.
Bill Burnett lives in Sun Valley, Idaho, and has spent most of his life in the mountains and in the real estate business. He enjoys delivering successful results to clients in both places.
BY GEORGE DUKE | RANCH SALES | LICENSED IN MT, WY | FAY RANCHES
Having spent over 25 years in the field driving around eastern Montana, western North Dakota, and northern Wyoming, pulling farmers off their tractors to talk about leasing their minerals for oil and gas exploration, I came to know a lot about mineral rights and split estates. My former occupation as a petroleum landman was an excellent training ground for my current duties as a land sales agent. Only now, I deal primarily with the surface and all the beautiful features of the landscape and improvements as opposed to everything else below the ground. The key thing to remember, however, is this: the surface rights and the mineral rights are both real property. As such, they can be severed from each other in what we call a split estate and be owned and/or sold separately.
On the 100 year old ranches coming into the market today most often 100% of the minerals are owned as there has never been any change of ownership. But more often than not, especially in areas that have seen successive waves of oil, gas, and hard rock mining exploration over the years, some or all of the minerals have been reserved and ‘split’ from the surface and remained with a previous owner to be passed down through their family.
The most important thing a new landowner can do is always check the title of the property for reservations. In the “good old days,” the title company would do that as part of their ownership report on a new transaction. But now the majority of them won’t do that anymore, or if they will, they charge a large fee for the work. Pouring over countless deeds, parcel by parcel, meticulously studying every word in order to gauge intent and inference towards any possible reservation is painstaking work.
Nowadays, comprehensive mineral reports are usually only done by Registered or Certified Land Professionals who mainly work corporately or independently on behalf of the extraction industries. A good attorney can usually find one, or a good, knowledgeable agent can usually source one as well. In states like Texas, Oklahoma, & Louisiana, as well as parts of Colorado, Wyoming, Montana, the Dakotas, and other areas where there has been a lot of either hard rock/ precious metals and hydrocarbon exploration, the current surface owners may own little or none of the mineral estate. If the owned minerals are less than 100% or zero
then the land is worth less to some degree. In areas where there is already oil and gas or mining production in place, the new owner will still have some rights to control and direct the surface use and be compensated for damages, but not the right to deny access altogether. Subsurface rights come with the right for the lawful owners and their assigns for ingress and egress to their assets.
When I bought my ranch in south central Montana in 1999, the first thing I did was run down the mineral ownership. I found that I owned 100% in places, and 50%, 25%, or none in others. But by and large enough to where I could control whether or not exploration would ever occur. As long as 25% or more are owned, in my opinion, the economics for those lands would not make sense to an exploration company without leasing your interest. In the opinion of this Examiner, if you aren’t seeing signs of current or old activity, chances are you never will at this point.
Here in Montana specifically, gravel and rock mining for construction and landscaping are considered part of the surface estate, but these rules are different in some states. Given the complexities involved, new landowners would do well to seek professional guidance from attorneys, landmen, and mineral rights experts. These professionals can offer invaluable insights, assist in negotiating favorable agreements, and ensure that the landowner’s interests are protected.
Whether you are a rancher, farmer, or rural landowner, being aware of the presence and implications of mineral rights on your property is a key step in due diligence during land transactions and is an important part of the stewardship process.
OriginallyfromCody,Wyoming,GeorgeDukefarms andranchesjustoutsideofEdgar,Montana.Inaddition tobeingaLandSalesAgentforFayRanchessince2019, he also worked as a company and independent Landman, leasingmineralestatesforexplorationcompaniesin Montana,NorthDakota,andWyomingforover25years.
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*Actual cash flow and tax advantages can vary. Real estate investments have risk. Nothing is guaranteed. Estimated cash flow based on sale proceeds, less applicable costs and fees.
BY RENEÉ BAKER | FARM & RANCH SALES | LICENSED IN ID | FAY RANCHES
In the realm of rural land management, a notable shift towards regenerative grazing practices is being observed with increasing prominence. Regenerative grazing is the practice of closely managing where and how long animals graze, as opposed to a more traditional approach in which animals are left to forage the same pasture uninterrupted. I am witnessing projects on rural lands where folks are concentrating more livestock in smaller areas quite effectively. It is refreshing to see the production, giving people pride in what they are accomplishing. Production is key to morality in a population. Exploring innovative grazing practices is enabling a lifestyle of living rural, increasing production, and being sustainable. Living sustainably is not only about what you utilize but also what you fail to use. If you are considering the agricultural business and looking for property, these projects should be considered when analyzing potential profitability for sustaining an operation.
Project Fare, along with America Farmland Trust, offers sobering statistics suggesting that we are losing two thousand acres of farmland a day to paved over, fragmented, or converted land use that is jeopardizing food production. While demand for food continues to grow, the agricultural land used for food production continues to diminish. The pioneering minds sustaining America’s agriculture industry and food supply have taken up new land
management solutions through regenerative grazing in order to best utilize their land while maximizing production.
Innovative fencing products are being developed, creating more options for land use. Markets are being set up for local food purchases and consumption. Beekeepers are finding these regenerative agriculture projects beneficial for honey production, creating a symbiotic relationship with the land. Our youth are learning these new systems in our rural schools and thinking about how to further their education and stay in the livestock production and farming industry that they have grown up enjoying.
In a regenerative, holistic grazing system, the frequent moving of livestock improves soil health, plant regeneration, carbon sequestration, and moisture retention in the ground. Some ranch and land managers refer to the system as Adaptive Multi-Paddock grazing, also referred to as AMP grazing. When livestock are held within a concentrated area with a good clean water source, the animals eat a portion of the feed and are moved to the next area of management. Whereas when held in larger areas, they forage more selectively. By concentrating the animals, the manure is being pushed into the soil by their hooves. In turn, they fertilize the smaller areas more effectively through all this hoof action.
When moved to the next paddock, there is still forage left behind for future use. Much of the land is resting and regenerating as livestock moves through the grazing system. This can be compared to how the bison roamed the plains and foraged in great herds. The bison would graze the available plants, taking off half the feed and moving on. This resulted in 15-foot deep, rich soils across the plains. The heavy concentration of livestock in paddocks for short periods of time is imitating the creation of the grasslands. Tromping and covering the plants draws carbon into the soil, fostering the soil to a healthier state.
In December of 2022, Mike Moore purchased a 166-acre ranch listed by Fay Ranches, Inc. in Western Idaho at the base of Cuddy Mountain. The elevation ranges from approximately 3,000 to 3,400 feet. There are three creeks and several springs running through the property from the Cuddy Mountain watershed within the Payette National Forest. Fellow Fay Ranches’ agent Dixie Barry and I worked with the seller and buyer to form a relationship that would become a community sustainability project for the new owner. Work has begun transitioning the 166 acres of land that historically was four large open pastures into a regenerative grazing project. The terrain ranges from creek bottoms to rolling hills, offering an inspiring canvas on which Moore can paint his ultimate picture of life. Knowledge Tree Films is conducting and documenting a four-year study to track the progress of this regenerative grazing project. The videos are being published on YouTube and the Knowledge Tree Films website, educating the public on the possibilities of enhancing production on grazing lands. Historically, 50 pairs of cattle were brought in late spring and grazed openly throughout the 166-acre property for a couple of months. It has been a previous practice to move the cattle off the property north to higher pastures as the temperatures heat up. Cattle typically could be brought back onto the property in the fall for a month or so and then taken off and returned to a farm in the lower valley for the winter.
In the initial phase, Moore is preparing the ranch to produce more feed. To enhance feed production, he has invested in light tilling equipment to ready the soil for seeding and essential nutrients. Moore attempts to utilize local resources as much as possible. He is an excellent example of how you don’t have to be raised rural to support rural communities. Additionally, he is constructing paddocks, each equipped with fresh drinking water for the cattle and outfitted with monitoring equipment in place for efficient management. Paddocks will strategically be arranged for ease of livestock movement from one to another. Land clearing, brush removal, and stream bank restoration will be an integral portion of the project. The concept is to have each paddock offer natural shade, coverage from the elements, and ample sunshine. If you were livestock of any species, you would want to apply for residency.
Another important element of the lifestyle project is integrating the livestock operation with the wildlife that inhabits the area. There is an abundance of wildlife on the property, including deer, elk, bear, turkey, quail, cranes, coyote, and varmints, along with many songbirds and reptiles. Insects and worms are also a factor taken into consideration given their importance to soil health and regeneration. There is wisdom in nature and typically when lands are enhanced to a healthier phase, new species are attracted. Producers of regenerative grazing projects have witnessed plant and animal species returning to areas where they once existed or vacated for various reasons.
The Knowledge Tree Film company will be filming various seasons and how the natural elements are affecting the progress of the project. Fay Ranches, Inc. and Fay Rural Community Foundation are tracking progress and encouraging the processes for success along the way. Keep your eye out on landinvestorguide.com for future updates and developments on Moore’s regenerative grazing project.
When you are out and about, whether local or visiting new areas, look around and see if you notice some land use differentiation. For example, do you notice a goat herd being concentrated on pastures? You might see a new type of fencing, with many yearling cattle grazing along a pivot divided into circular pastures. These are examples of how our rural creative people are adamant about staying in agriculture and enhancing the food supply to our communities. If you have time and you see people out working on these opportunities, stop and visit. Most of these folks are proud of their production and eager to share their progress. Observing innovative land use practices can offer insight into the people who are dedicated to sustaining agriculture and augmenting community food resources.
Originating from the northwest, Reneé Baker is a natural resource management enthusiast. With over 35 years of experience in real estate, ranch management, and timber procurement, she thoroughly enjoys helping people achieve their dreams of landownership.
BY DAN MAHONEY | BROKER | LICENSED IN MT | FAY RANCHES
There’s a saying in the real estate business: If you want your phone to ring, just go on a vacation.
After a busy summer sales season, I needed some restoration in the natural world when a brief hole in my schedule allowed for two days in the hills—I made a break for it and went elk hunting.
The ridge felt especially dark and lonely that morning. My destination was a little spot that held all the ingredients of a lateseason bull elk sanctuary. Located in the steep country several miles in, a timbered finger ridge dropped off the top of the mountain and into a hidden bowl flanked by a maze of blowdown on all sides. An adjacent south-facing meadow, not visible from anywhere, sat just above a couple of spring seeps at the bottom of the drainage.
Food, water, and cover in remote country. I had high hopes that day and envisioned a bull exiting the meadow on his way back to bed in the safety of big timber. At legal shooting light, I shucked a round into the chamber of the .300 and crept my way down the ridge toward the backcountry Shangri-La. Conditions were perfect: we had gotten a dusting of snow overnight, just enough to track a bull but not enough to hinder pursuit. I was right on time and had almost reached a small open knob that affords a view of the hidden meadow, not to mention a convenient 275-yard cross-canyon shot.
That’s when I felt the buzz in my pocket.
I kicked myself for not having my phone turned off and checked to see who could be calling so early. The name of an important client I had been trying to get in front of for years scrolled across the screen. He could only be calling for one reason.
A few nights before, I had sent him a listing that had just hit the market in the tightly held Blackfoot Valley. Land in the Blackfoot rarely changes hands, and this particular ranch had everything our clients look for. A true meadow-to-mountain ranch spanning multiple ecosystems with expansive acreage and all the wildest of critters, including elk, deer, grizzly, and black bears, just to name a few.
Though I could almost sense a bull slipping into shooting range, the elk could wait. I took the call.
My client apologized for the early call, explaining he was on East Coast time and at a conference that was about to begin. There was already an offer on the table from another buyer, I explained, and we had to act quickly. After discussing all the terms verbally, we were off to the races.
Could we get our offer in before the rancher accepted the offer that was already on the table!? My location, several miles from the truck, did not help the situation.
After hanging up the phone and retracing my steps back up the finger ridge, I ripped back down the mountain. After a high-speed race across washed-out Forest Service roads, I made it back to civilization and found the local diner, which, like any good rural diner, lacked a WIFI connection. Luckily, an iPad with a hotspot was in the truck and allowed me to get to work.
We got the offer out in time, and after a successful negotiation, we were soon under contract. A few months later, my client would close on the ranch.
A week after my truncated hunt and with less than a week left in Montana’s general season, while patrolling back in Shangri-La at daybreak, I caught a glimpse of movement in my peripheral. The magnificent 6-point bull stood by himself, just inside 100 yards, pausing as he made his way to the dark timber. The wind was good, the shot rang true, and the mountain beast fell to the ground.
Over the next several months, I often wondered what would have happened had I ignored the call that day. In this particular instance, I got to have my cake and eat it too. We closed the deal, and I filled the freezer with a year’s supply of the world’s finest meat.
There are many parallels between backcountry elk hunting and the ranch brokerage industry.
Every successful elk hunt requires an uphill climb, meticulous preparation, knowledge of the landscape, grit, and a little bit of luck. Metaphorically speaking, each ranch deal requires the same.
In the end, there is a great sense of satisfaction that comes with hard-earned success in either endeavor. The mountain knows if you’ve worked hard, and sometimes, it rewards those who dedicate themselves.
Dan Mahoney is an accomplished ranch broker in Western Montana. Prior to joining Fay Ranches, Dan spent nearly two decades on the water as a prominent fishing guide and outfitter. When he is not at work, you can find him hiking in the hills or taking his wife and daughters fishing on the rivers around Missoula.
BY JW ROBINSON | ASSOCIATE BROKER | LICENSED IN WY | FAY RANCHES
The American dream, historically, has included homeownership as a primary importance to most people’s goals. However, a home away from home has become a major pursuit for many Americans. Often, this shows itself in the purchase of a beach town home, a ranch or ag property, hunting retreats, and, for many, a condo in a metropolitan area. However, one option for a home away from home is a cabin located within the United States National Forest.
The United States Forest Service is a federal agency under the United States Department of Agriculture. They manage around 193 million acres of land. The land is in 44 states and offers unparalleled access to outdoor recreation for the average American. One program the United States Forest Service offers to individuals is the Recreational Residence Program. This is a cabin located on Forest Service land and made available for personal and recreational use. Congress established the program in 1915 as the “cabin program” with the main desire of
providing families with opportunities for outdoor recreational use. The name of the program has changed through the years, but the idea remains the same: to get people outside and involved in the outdoors. The cabins available on USFS land may be the perfect opportunity for some people.
There are 14,000 cabins spread around the many different National Forests of the United States. Each cabin is the personal property of the owner. The owner then pays an annual use fee for the land the cabin sits on. A personal property cabin can be renewed in an agreement with the USFS for 20 years at a time and is restricted to the rules of the USFS.
Having the USFS as a landlord may not be enticing to many. However, those interested in snowmobiling, horseback riding, hunting and fishing, or a host of other outdoor activities within the forest may find it the perfect home away from home. Let’s review four important pieces to ownership of a recreational residence within the forest service.
It is important that you understand exactly what you are going to purchase. Your purchase will be personal property only. Therefore, your rights with the personal property will be subject to the requirements of the landowner, the USFS. However, do not let this disinterest you. The cabins within the USFS have been enjoyed by numerous owners for over 100 years, they have provided countless memories to multiple generations of families. Often, it leaves a historic impact on children and grandchildren to pass on a legacy of outdoor adventure, leaving them with a desire to own personal property and pass the outdoor legacy on to their children. Personal property can vary greatly. When a cabin becomes available for sale, each one has a unique background. Some have been finished out completely and offer semi-luxury accommodations, and others are quite primitive offering basic shelter for the ever-changing weather. Either way, it is important to understand your purchase. You are purchasing personal property within the national forest.
It is important to familiarize yourself with the United States Forest Service, it’s program and services, and its requirements for a recreational residence. They have district employees who are more than willing to provide information and assistance with the application and approval process. Although the USFS is a large federal organization, which can be intimidating, they are eager to work with cabin owners who share a love for the outdoors and a willingness to keep both their cabin and the forest in healthy order.
Just because you own a residence in the National Forest Service does not mean you can do whatever you want to with it. The 20year permit will come with some requirements and obligations for the owner. Plan to have restrictions on the size and the style of your structure as well as use restrictions such as “no renters” without a special permit. Also, you will be obligated to maintain the structure and keep the land around the structure clean. Cleanliness is paramount to protecting your structure in a forest fire or from falling tree branches during a windstorm. Conservation of the forest and its resources will always be the primary concern of the USFS.
4 | Understand the Process: Recommendations for dealing with the USFS
When purchasing a residence, applying for a use permit, and maintaining your personal property, it is important to consider the below recommendations.
Communication – This seems over simplified but over communication with the USFS is the best practice for a long-term relationship.
Learn the Rules – In this situation, it is not easier to ask forgiveness than permission! Understand what you can and cannot do according to your agreement.
Personally get to know your local office staff and district ranger. A relationship will go a long way over the next 20 years.
Review your operations and maintenance manual as well as other information from the USFS frequently.
A vacation home will always be part of the American dream. The Recreational Residence Program provided by the USFS delivers this opportunity for outdoor enthusiasts. Although private land ownership presents multiple opportunities as well, a “cabin in the woods” may be available in your favorite national forest. This “cabin in the woods” could provide generations of outdoor adventure for your family and ultimately gift you with a home away from home.
As a 25 year resident of Wyoming, JW Robinson is knowledgeable about the land, recreation, and opportunities of the state. He loves people and provides them with an exceptional real estate experience.
BY JERRY HICKS | PRINCIPAL BROKER | LICENSED IN OR | HICKS TEAM - FAY RANCHES LLC
If you are a farmer, rancher, or landowner, undoubtedly, you have wondered what this land, your land, will look like in 20, 30,50, or 100 years from now. Who will own it? How will it be used? Truth is right now, here today, you can pre-determine much of the unknown and shape the future well beyond your lifetime regarding your ranch, farm, and land holdings. Good planning will also save your estate, your heirs, and your successors a lot of tax burden. Yes, succession planning for your ranch, farm, and land assets should be one of your highest priorities. It’s likely you pondered this a few times, but there’s often an uncomfortable feeling about starting, or it’s something that feels easy to procrastinate, and you tell yourself you are going to do it a little later. Believe me, this happens often. I’m not going to spend time explaining the unintended consequences of not having a plan. You are likely already well aware and understand many, if not all, of the consequences of not having that plan in place. So, let’s start getting that plan put into place. This can be somewhat daunting at first, but when you think about it, if most of your life is behind you rather than in front of you, it makes sense to draft an action plan now.
Step 1: Spend some time writing down all the things that are important to you and the visions you have had for this land. Dream big. Think back to the days when you had your first plans and desires for your land. Everything from liquidating to leaving it for your heirs to gifting it to a charity or non-profit and the numerous possibilities in between. You can call the shots now.
Step 2: With your long-term goals and estate plan somewhat defined, sit down with your spouse or loved ones and talk through your vision and plan. A conversation with your trusted partner will do much to refine and define your goals and the outcome of the succession plan. This too, should serve as a blueprint to those that will follow behind you.
Step 3: You may wish to spend time with the person, persons, non-profit, school, church, or other entity that will be the successor or beneficiary. In some cases, you may need their input on the vision plan. You also need to get your successor’s confirmation for this task and share your goals for the property.
Step 4: Meet with your attorney, accountant, and qualified real estate agent. Each one will make major contributions to assembling the estate plan. The outcome could vary from a simple will to a trust or a series of activities such as gifting, forming one or more LLCs, or selling the assets, among others, to complete an estate and succession plan. There is also even more of a reason for urgency if you are considering gifting your property. For the larger estates, the temporary increased estate and gift tax exemption is scheduled to sunset at the end of 2025. So, a planning session with your accountant and or attorney now is strongly advised more than ever.
Every estate and person will have unique circumstances and a different plan. This is not like picking up a German chocolate cake mix and following the instructions step-by-step for the perfect cake. Make a commitment to yourself. Get that succession plan going today. You can keep that dream going. Let’s make sure you keep as much of your one-of-a-kind cake for the ones you’ll leave behind. If you are in a position where you need to create an estate and succession plan, please consider it a privilege, not a burden. What and how you arrange this right now will have much to do with how your life successes will be recalled.
JerryHickshasbeenveryfortunatetohavelivedhisentire lifeinthecountry,exposedtolargelandtracts,farms, andranches.Jerrybelievesestateandsuccessionplanning shouldbeoneofyourhighestpriorities.Hehashadthe bighonorofbeingincludedandprovidingguidancein theestateplanningprocessformanylandownersofboth family-andcompany-ownedranchesandfarms.
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BY RYAN BRAMLETTE, ALC
In recent years, the concept of conservation easements has gained significant attention, particularly among landowners and investors looking to preserve ecological values while maximizing the potential of their land. A recent review of a conservation easement documentation report for a ranch illustrates the importance of this topic. The report stated, “The Arrow Ranch extends from the Big Hole Valley floor to the National Forest Service and is within one mile of wilderness. This ranch holds immense ecological and open space value, and protecting it from development helps conserve wildlife populations and thousands of acres of habitat.” This statement encapsulates the essence of why many people choose to engage in land conservation.
As we witness ongoing westward migration, the need to protect important landscapes from fragmentation and maintain the ecological value of larger properties becomes increasingly critical. While most land investors share a common goal of conservation, the methods employed can differ significantly. Conservation easements, though becoming more prevalent, are often misunderstood. This article aims to clarify the general characteristics of conservation easements and dispel some of the common misconceptions, allowing landowners and investors to make informed decisions.
In simple terms, conservation easements are legal agreements between landowners and land trusts that restrict subdivision and certain types of development on a property. The primary objective is to eliminate the right to commercially develop or further subdivide the property while preserving the ecological values of the land. Each conservation easement is unique and tailored to the specific goals of the landowner and the ecological characteristics of the land.
One common misconception is that conservation easements grant public access to private property; in reality, such situations are quite rare. Additionally, these easements typically do not restrict landowners from building on their property. Instead, they often outline specific building envelopes regarding location or size, allowing construction in designated areas.
Another misunderstanding concerns the relationship between the land trust and the landowner, particularly whether this dynamic is intrusive. In my experience, the opposite is often true. Many landowners consider the conservation consultations provided by the land trust to be valuable, and they look forward to the visits, which usually occur just once a year.
The concept of conservation easements dates back to the 1970s but started to become a popular conservation strategy in the 1990s. Over the years, these easements have evolved and become more complex, especially following instances of syndicated easement scams that prompted scrutiny from the IRS. This scrutiny has led land trusts to tighten their operational practices.
As westward migration continues, the importance of conservation easements has come to the forefront. Increased funding for conservation initiatives has allowed more land trusts and landowners to engage in this practice, protecting valuable ecosystems while providing a financial benefit for landowners.
A conservation easement is a negotiated agreement between a landowner and a land trust, and the value of the easement is assessed by a thirdparty appraiser. This appraisal considers various factors, such as the specific development rights the landowner is relinquishing, as well as the property’s location. Properties located near higher-density developments or important ecological areas are particularly attractive to land trusts.
The valuation of a conservation easement is essentially the difference between the value of the land without the easement and the value after the easement is in place. With the easement limiting the development potential of the land, a reduction in the land’s value is the typical result.
Landowners can benefit financially from the implementation of a conservation easement in one of two ways: cash or tax deductions. Cash easements have become increasingly common over the last couple of years due to recent funding provided to conservation agencies for purchasing these rights. In a cash easement scenario, a landowner receives cash from a land trust equivalent to all or some of the value of the easement in exchange for the property rights they convey.
Alternatively, landowners may deduct some or all of the easement’s value as a charitable tax donation. This deduction can be claimed in a single year or spread out over a maximum of fifteen years. Often, a combination of cash and tax benefits is considered for the easement’s payment.
While it is undeniable that traditionally, conservation easements diminish the market value of a property, one could argue that this diminution may be less impactful moving forward as compared to what we have seen in the past. That is to say that conservation easements mature, and value adds implemented on a given property over time may overcome the diminution of value attributed to the conservation easement.
For example, initiatives such as stream restoration projects that enhance fisheries, the improvement of wildlife habitat, the implementation of regenerative agricultural practices that increase the productivity of a property, and tasteful and timeless ranch compounds that are built on these properties are all examples of what we see on top tier offerings that sell at a premium price although they are encumbered by a conservation easement.
The reality is that an increasing number of properties are protected with conservation easements, making them more commonplace, and these easements are not hindering a landowner’s purpose or intent in how they want to utilize their land, which is typically for agriculture and recreation rather than subdivision or development.
It’s essential to acknowledge that considerate development plays a significant role in conservation. Additionally, it’s important to understand that conservation easements may not suit every landowner or property. However, having a well-informed understanding of what conservation easements entail will help landowners make informed decisions about managing their own land. This knowledge is crucial for every landowner.
If you would like to learn more about conservation easements, I would encourage you to explore the Land Investor podcast episode, Conservation Easements: Preserving Land, Property Value, and Land Trusts, where my co-host Matt Henningsen and I had the chance to discuss conservation easements in depth with Dan Mahoney from Fay Ranches and Chad Klinkenborg of Montana Land Reliance.
Ryan, a native of Dillon, Montana, has a deep-rooted understanding of ranching, wildlife, and habitat management. As an ALC-designated professional, he excels in facilitating high-end ranch transactions and shares his expertise through the Land Investor podcast, which he co-hosts with Matt Henningsen, featuring engaging discussions on land investing, conservation, and outdoor adventures.
BY JOETTE SCHALLA, ALC | RANCH BROKER | LICENSED IN CO | FAY RANCHES
Buying a cattle ranch is an exciting and rewarding experience. I love working my ranch lands, caring for my cattle, and spending time outdoors. I enjoy sharing my experiences with my friends, neighbors, clients, and folks who aren’t familiar with ranching. So, I wanted to share some practices I have encountered and even implemented over the years regarding the type of management plans property owners may choose to use.
To begin, when you are working through the due diligence period and learning about your prospective ranch property, be sure to have all improvements inspected by professionals. Visually evaluating the fences and corals is very important. Fencing can be expensive, and you will need to know how much repair, replacement, or new installation of fencing the property might need. Having a quality set of working pens is a nice benefit to a property. There are other options than having finished pipe or wooden corrals already built. You can buy heavy-built portable panels and bow gates to make corals or even buy portal corals that can be hauled between locations over long distances. They are designed in a folding format with wheels that are all hinged to a center frame that can be used as a lead-up when the wheels are removed and the panels roll out. I have built corrals made from heavy pipe and sucker rods that worked really well with wood posts. I have also paid to have permanent pipe corrals built from continuous fencing panels, welded with clips to pipe posts set in concrete. On another property, I used heavy gauge individual
panels to reinforce old wooden corrals. While all options can be effective, it’s important to align them with your goals and plans for your ranch and to factor in the costs of any potential repairs when searching for the right property.
Evaluating the water system is a major component of purchasing a ranch. Water is life, so be sure to test your wells and make sure the water system is working properly. Maintaining water on a ranch is the first step to keeping everything alive and healthy. I use wireless cameras with motion sensors to keep an eye on stock tanks around my pastures. You can set them up so motion triggers them to take a picture that is texted to your cell phone, or you can set timers that cause the camera to take a picture at set times each day. Either way, having the ability to check your cameras remotely at any time is very beneficial. On two occasions I have noticed my tanks not replenishing. I was able to call a wellpump specialist when I was five hours away from my land. He was there in a few hours and found that my pressure switch had gone bad. The problem was fixed before the cattle ran completely out of water. The next occasion was in the coldest part of winter. The tank was not refilling when I checked my cameras, so I was concerned. I live an hour from that pasture, so I drove like crazy to find out what was wrong. I found the float chamber had frozen with float stuck in ice at the “full level.” So, I broke the ice and used hot water in a Yeti cooler to thaw out the inlet in the float chamber, and we got the tank running again. I live in Pueblo, and the pasture nearest to my home is 15 minutes away. The rest
are 60 to 75 minutes away. The solar-powered cameras connected via a cellular signal to my cell phone and computer have made it possible for me to have a full-time job working with buyers and sellers in real estate. My cattle operation is large enough to demand many hours of driving and labor, but technology makes it work much more efficiently. I also installed 3,000 gallons of water storage at the pasture I live furthest from. If the well should stop functioning a valve can be turned that will keep filling the tanks for a little while until I can get help to come work on the system. Knowing the latest innovations and technological tools available can save you time, labor, and money, allowing you to monitor your ranch operation from almost anywhere.
Having a plan to manage fencing, water, and feeding is vital. You have to take into consideration that different climates present different labor challenges. I happen to live in a mild four-season climate, which is very conducive to running a ranch part-time while managing a second job that takes up the majority of my schedule. Our winters are fairly mild. Breaking ice is a challenge in the winter, but our weather is mild enough that ice doesn’t have to be broken every day. Also, we feed very little hay on traditional grazing operations. If you stock your ranch properly, the livestock can graze year-round; you only need to feed hay if the snow is deep enough to cover the grass. In most winters, I only have to put hay out a couple of times. To help supplement the cattle in the winter, most ranchers in this region use protein blocks, cattle cubes, high-energy liquid feed, or protein tubs. I prefer protein tubs. I drop them off at my pastures every seven to ten days. The short grasses this region grows are high in protein and fat, so when they go dormant in the winter, they still provide good feed, but adding a little more fat and protein to the diets of the cattle helps to get them through the cold winter months and the third trimester of their pregnancies. In colder, typically more northern climates, winter can be more labor intensive. Ranches in these regions usually require fewer acres per animal unit, but feeding hay and dealing with frozen tanks and water systems can be time-consuming. On ranches that receive rainfall all year, we sometimes find issues with the nutrients being washed out of the grasses. Some ranchers have to put up hay before the nutritional value is diminished. They then feed it back to their livestock while those nutrients are captured in the hay.
Keeping up fences is very important for the safety and health of your herd. An old adage observes that good fences make good neighbors. This simple but accurate saying defines relationships for landowners in areas where fences define boundaries and also create confinement for livestock. It takes time to check fences and make consistent repairs, but a property owner who makes time to do it regularly has a much easier task. Solid fences last longer, and
repairing them properly also helps sustain the lifespan of your fences. Learning how to properly build a fence is important to a landowner, but if you don’t have time or simply aren’t interested in spending time in the heat and cold dealing with broken wires and replacing posts, you need to build a relationship with local fencing professionals. Knowledgeable people in this field are worth their weight in gold. I have hired out miles of fencing building to an amazing neighbor I have. He has also come to the rescue to help me repair a quarter-mile of fence that had been wiped out by tumbleweeds after a harsh windstorm and again when a rogue driver took their vehicle through my fence and back out a different place in the fence of one of my pastures. Those random events are unpredictable and make ranching hard when you don’t see your pastures or animals daily.
If a new owner prefers to be an absentee, they should find a local cattlemen or rancher to help them manage their property. Some ranches are large enough to justify hiring a full-time ranch hand to oversee the day-to-day operations. However, not all ranches warrant a full-time employee. I have a great working relationship with a neighbor just down the road from my Doppler Ranch in Boone, CO. We have an established schedule in which he helps to check my cows and another neighbor’s cows at least once a week. Any time it is cold enough that he has to break the ice for his cattle, he will break the tanks on my ranch. He does the same for the other neighbor. If my cattle count is off, he will let me know how many I am missing. I have a low-producing well that runs off solar; we had some shady days, so it wasn’t keeping up with the consumption of the cattle. So, he hauled a few loads of water to keep the cattle watered until the sun came out and the cattle had plenty of water again. He charges me for each trip to check the cattle or load of water he hauls to my place. I try to make it to the ranch the opposite half of the week he does, so the cows are being checked every few days, and he doesn’t have to break ice when I am available. He has helped with welding corrals, putting cattle in that had gotten out, and pulling me out when I got my pickup and trailer stuck in the snow. He is very knowledgeable about livestock health, so he helped me doctor a sick calf and, on another occasion, a cow who wasn’t cleaning properly several days after giving birth. Having a part-time ranch hand who doubles as a great neighbor is an ideal solution for my limited availability to spend time on the ranch, and it might be for you, too, if you are a more absentee landowner.
I know another family who hired a local rancher to take care of their ranch as well. The family has jobs in town and has limited time to spend on the ranch. They all come together to brand and wean, but in the meantime, the local rancher splits time every week taking care of his cattle herd and theirs. Somedays, the hired rancher splits time on both operations in a single day. Both
operations are of the larger size for our area, so he is a very busy man. The income he earns from managing the family-owned ranch is a great way to cash flow his ranch operation. Since the majority of a rancher’s income comes when they sell their yearlings or weaned calves, it’s not easy to cash flow the operation throughout the year. If you can find a hard-working, knowledgeable rancher who is looking for a second income, it can be a great opportunity to hire good help. I have seen this work for several ambitious cattlemen who want to generate multiple income streams. This can also work for an absentee property owner whose operation is straightforward. The absentee owner will most likely have to hire a few other laborers to build big stretches of fence, repair water lines, and fix other large issues, but the basic operations and management decisions can be handled by a part-time employee who works their place and yours.
Another approach I have seen work for absentee owners is to partner with local cattlemen. Of course, leasing out the ranch for passive income is an option, but it won’t generate the most money a ranch can produce for an owner. The partnerships I have seen work well are when each partner has a vested interest in the cattle and the productivity of the ranch. The owner stocks half of the carrying capacity, and a trusted local cattleman stocks the other half. The agreement is something along the lines of the local partner keeping up the fences, checking water, and generally taking care of the cattle. The local partner isn’t charged for a pasture lease. The absentee owner of the property is not charged for the local’s care for the animals and upkeep of the property.
When the yearlings or calves are sold at the market, the proceeds will be split between the parties. Agreements can vary, but they follow a common theme of divided responsibilities and split income. I know of a family who works on a ranch for no monthly wages. They are provided housing and are allowed to keep their horses on the ranch. They are allowed to run a set number of cow/calf pairs on the ranch at no charge. They take care of those cattle while they manage the entire ranch operation. The income they earn from the sale of their calves is their annual pay. In this particular case, the ranch hands make much more each year than someone who is paid a typical ranch hand salary to manage the same type of operation.
Grazing yearlings instead of running pairs can also reduce the amount of time a landowner needs to devote to their property. The seasonality of yearlings is appealing to some people, especially if you lease your land out and are responsible for the fence, water, and other items such as salt and minerals.
Leasing your property out for hunting can also turn into an opportunity to have a person on-site to monitor the property’s security. This can help the landowner earn some additional income, and if negotiated properly, the possibility of help with the maintenance of water systems and improvements that are beneficial to hunting. The same things can be worked out with a full cattle grazing lease. Some lessees are responsible for all upkeep and repairs of the property. The absentee landowner earns income from the grazing lease and can retain hunting rights and recreational use without having to lift a finger when it comes to livestock operations.
There are companies that help connect ranch managers to owners. Ranch management schools are also a good resource for finding potential talent to hire. There are some websites that also help to connect landowners to interested cattlemen. Developing connections in the area where you are purchasing property is invaluable. Figuring out how much labor your operation might require is a key step to aligning with the right people to make your ranch a success. Qualifying livestock operations can keep your property in Ag Zoning, which typically creates reduced property taxes, a huge benefit for landowners. Finally, working with an agent who has knowledge of ranching operations and connections to other ranchers and skilled professionals in the fields that we all depend on to operate is very beneficial in planning and executing a successful ranch management plan.
Joette Schalla is an Accredited Land Consultant, licensed in Colorado for the past 20 years. Along with selling real estate, she runs a cow/calf operation in southern Colorado.
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BY TROY DANA | DESIGNATED BROKER | LICENSED IN AK, WA | FAY RANCHES
Owning a gold mine is undeniably alluring. When you add the grandeur of Alaska, the promise of striking it rich, and the influence of reality shows featuring determined gold miners, the prospect becomes even more enticing. Adventurers and dreamers alike are drawn to the wild and untamed corners of Alaska, hoping to uncover treasures buried deep within the earth.
As a Yukon River Tow Boat Captain, I witnessed firsthand the challenges and rewards of owning and operating a gold mine in Alaska. In the mid-80s, we often delivered fuel and heavy equipment to two larger gold mines: one downstream from the Village of Tanana and the other at the Village of Rampart. When meeting the miners at the landing to arrange the transfer of supplies, the common question was, “How is your mine doing?” It wasn’t uncommon for a proud gold miner to reach deep into his pant pocket and pull out a nugget the size of his palm, not say a single word, but upon making eye contact came a broad toothy smile.
“Alaska offers some of the richest gold deposits in the world, with a combination of historical mining districts and untouched wilderness. The rewards of mining here are not just in the gold itself but also in the adventure and the opportunity to work in one of the most stunning environments on earth.” - David Szumigala, former Senior Minerals Geologist with the Alaska Division of Geological & Geophysical Surveys
Yet, the path to these rewards is fraught with unknowns and challenges.
The Temptation of the Unknown Unknowns can be exciting but challenging, too. Beneath the glittering surface of a gold mine lies a world of uncertainty and risk. Buying an existing mine is not without its challenges, and for those unprepared for the realities of the industry, the dream can quickly turn into a nightmare. The risks associated with buying an existing gold mine are as varied as they are daunting, ranging from geological uncertainties and production costs to mechanical breakdowns, weather, and regulatory requirements.
Start-up costs for a new mining venture can be surprising, even with thorough due diligence. Each mining project, with its unique claim characteristics and scale, requires different levels of regulatory oversight and associated fees. In Alaska, the Department of Natural Resources oversees and permits all mining activities. While staging permits can help mitigate some timing and increased fee issues, the minimum cost to an applicant might start around $3,600 - $5,000 and go up from there.
To illustrate, the chart outlines estimated timing and fees for a hypothetical mining project, assisted by professional, expert consultants to streamline the process. It’s best to see the timeline and fees as the minimum for the task, with additional time spans and costs likely to be expected.
Permit Type Criteria
General Permit (GP)
Timeline
Disturbs <5 acres of wetlands annually 2+ months
$2,500 minimum for APMA setup
Individual Permit (IP)
Disturbs >5 acres of wetlands annually 6-12+ months - With publishing & comment period
$2,500 minimum for APMA setup + additional costs
$150-$250/hr added consult time, APMA fee $240-$600, Temporary Water Usage Authorization $450, Reclamation Bonding $150/acre
Publication and comment period costs, archaeological survey, and clearance, if required
Amendment to Approved Plan
Modifications to an approved plan 2+ months
Waterways of placer mines often contain intriguing historical mining artifacts, cabin ruins, and equipment dating back over a century. This can introduce additional variables in the permitting process, such as coordinating with the State Historical Preservation Office for archaeological surveys and working with the US Army Corps of Engineers for wetland preservation efforts.
In addition to start-up costs, there are ongoing obligations associated with permits, including annual reclamation statements and annual DEC water monitoring reports. While the challenges are significant, the rewards and adventure of gold mining in Alaska can make the journey worthwhile for those prepared to navigate this complex landscape of unknowns and possibilities.
One of the greatest risks of buying an existing gold mine is the geological uncertainty that surrounds it. While a mine may have a history of production and profitability, there is no guarantee that the gold reserves will continue to yield riches in the years to come. Geological conditions can change rapidly, and what once seemed a promising deposit may turn out to be nothing more than pyrite.
Successful miners mitigate geological risk by using a variety of methods, such as digging test holes, panning samples, and thoroughly researching historical records. Advanced geological surveys and innovative exploration techniques also play a crucial role in reducing uncertainty. Some traditional methods, like using two copper dowsing rods or interpreting above-ground geological features, are still believed in by many miners.
$200 amendment fee
$150-$250/hr for professional preparation
In Alaska, specific challenges related to permafrost, seismic activity, and soil conditions add another layer of complexity. Permafrost can create difficulties in excavation and infrastructure stability, while seismic activity poses risks to both equipment and personnel. Soil conditions, including the presence of unstable or loose materials, can complicate mining operations.
To overcome these challenges, successful miners employ various mitigation strategies. For example, advanced geological surveys can identify potential hazards and guide the placement of infrastructure to avoid permafrost zones or areas prone to seismic activity. Innovative exploration techniques, such as remote sensing and geophysical surveys, help in accurately mapping gold deposits and assessing the viability of mining sites.
Furthermore, a miner must take into consideration the depth of pay streaks or gold veins, and the geological hazards associated with mining in specific locations, such as canyons, hillsides, or pits. By employing these strategies, miners can maximize their chances of success and minimize the risks involved. Thorough preparation and the use of advanced techniques can help miners navigate these geological challenges successfully.
Navigating the regulatory landscape is another significant challenge for prospective mine owners. Buying an existing gold mine means inheriting not only its assets but also its liabilities, including any regulatory violations or environmental concerns that may have accrued over the years. From permitting requirements to compliance with environmental regulations,
ensuring that the mine is in good standing with regulatory authorities is essential to avoiding costly fines and penalties.
The regulatory environment in Alaska is particularly stringent, given the state’s commitment to preserving its natural beauty and resources. This means that mining operations must adhere to a variety of state and federal regulations, overseen by agencies such as the Department of Natural Resources (DNR) and the Environmental Protection Agency (EPA). Permits are required for various aspects of mining, including land use, water usage, and waste management.
One of the key aspects of managing regulatory compliance is staying current with all required permits and renewals. This involves regular communication with regulatory bodies, submitting necessary documentation on time, and ensuring that all mining activities are conducted within the legal framework. Failing to comply with these regulations can result in severe penalties, including fines, suspension of operations, or even revocation of permits.
Environmental concerns are also a major focus of regulatory oversight. Mine owners must ensure that their operations do not harm local ecosystems, which includes proper waste disposal, water treatment, and land reclamation efforts. Regular environmental impact assessments and audits are necessary to demonstrate compliance and to address any potential issues promptly.
Successful mine operators often engage professional consultants to help navigate the complex regulatory landscape. These experts can assist with the preparation of permit applications, environmental assessments, and compliance audits, ensuring that all legal requirements are met. Additionally, they can provide valuable advice on best practices for sustainable mining and environmental stewardship.
For those fortunate enough to secure a patented claim, the permitting and licensing process becomes significantly simplified. Patented claims grant full ownership of both the land and mineral rights, allowing for broader use and development beyond just mining. This private ownership often translates to a streamlined permitting process, as you primarily deal with local and state regulations, bypassing some of the more complex federal requirements. The ability to use the land for various purposes can also enhance the value and versatility of your mining operation Despite the challenges, adhering to regulatory requirements is not only a legal obligation but also an opportunity to demonstrate a commitment to responsible mining. By maintaining good standing with regulatory authorities, mine owners can build a positive reputation, attract investment, and contribute to the long-term sustainability of the mining industry in Alaska.
Perhaps the greatest risk of all lies in the financial pitfalls that await those who venture into the world of gold mining unprepared. Buying an existing mine requires a significant upfront investment, and valuations can vary wildly depending on factors such as the type of mining, the remaining life of the claims, whether the lands are patented or unpatented, and access to the site. The costs of exploration, development, and operation can quickly accumulate, leading to substantial daily production costs.
Additional considerations include the quality of the gold and the presence of other precious metals, such as silver, which can affect the overall profitability of the mine. While we are currently experiencing an attractive increase in the price of gold, unexpected maintenance expenses and periodic fluctuations in gold prices add to the financial risks, making the endeavor as volatile as the metal itself.
A mine’s profitability often hinges on its gold production rate. For example, a mine that produces one ounce of gold per hour can be profitable if operating costs are low. Mines producing 2-4 ounces per hour are considered high-quality, even with moderate operating costs. The amount of gold production is directly correlated to the volume of material processed through the wash plant and captured.
Prospective buyers should meticulously calculate hourly operating costs and compare them to historic hourly gold production to assess profitability. If there is a sufficient margin between operating costs and gold production, the next step is to determine the mine’s value. The value of existing mines goes beyond just the gold in the ground.
Other significant factors include the condition of the equipment, the facilities at the mine, surplus equipment and parts, fuel storage, access to bulk fuel supplies, and the logistics required to supply the mine. These elements contribute to the overall valuation and should be carefully considered.
There are no simple valuation methodologies for an active permitted mine in Alaska. Each mine’s value is unique and multifaceted, requiring thorough analysis and due diligence. Prospective buyers must consider all these factors to make an informed investment decision.
In addition to initial permitting costs, ongoing operational expenses can significantly impact a gold mine’s profitability. Key operational costs include labor, equipment maintenance, and fuel logistics. Labor expenses are a major component, encompassing wages, benefits, and training for workers. Skilled labor is essential for efficient and safe mining operations, and competitive compensation is necessary to attract and retain experienced personnel.
Equipment maintenance is another critical cost. Regular upkeep and repairs are necessary to ensure machinery operates efficiently and to prevent costly breakdowns. This includes expenses for parts, servicing, and potential equipment upgrades.
Fuel logistics also play a significant role, particularly in remote locations like Alaska. The cost of transporting fuel to the site, storing it securely, and managing its usage can be substantial. Efficient fuel management is crucial to control expenses and maintain continuous operation.
Fluctuations in gold prices directly affect the profitability of a mine. When prices are high, revenue increases, but when prices drop, even profitable operations can struggle. Mine owners can hedge against gold price volatility by diversifying their extractable resources to include other precious metals and rare earth elements, by adding value through on-site processing and refining, and developing ancillary businesses like renewable energy, timber, or even tourist-based endeavors. Financial strategies such as engaging in gold futures and options, entering into royalty and streaming agreements, and holding a gold reserve can also stabilize income.
Utilizing the mine’s infrastructure and land for multiple revenue streams not only mitigates the risk associated with fluctuating gold prices but also maximizes the overall value and sustainability of the mining operation.
Beyond the technical and financial challenges lies the human element—a factor that can make or break even the most promising mine. Managing a workforce of miners and laborers, many of whom may have spent their entire lives in the industry, requires a delicate balance of leadership, communication, and compassion. Wages, working conditions, and safety protocols can quickly escalate operating costs if not addressed promptly and effectively.
Equipment operators can make or break any mining operation. Look for that rare combination of an operator who is smooth and efficient. Operators not known for being smooth or efficient often break more equipment and create more wear and tear and maintenance. Ultimately, fostering a motivated and skilled workforce is key to the long-term success of any mining venture. Effective leadership and a motivated workforce are key to turning challenges into successes.
As prospective gold mine owners embark on their journey into the world of gold mining, they do so with eyes wide open to the risks that lie ahead. They understand that buying an existing gold mine is not a guarantee of success but rather a leap of faith into the unknown—a gamble with their fortunes and their futures on the line. There is more to consider than just the cost of the mine. The time commitment involves spending summers in remote Alaska, working 10-12 hour days, 6-7 days a week, and dealing with the infamous Alaska wildlife, including the ubiquitous Alaska mosquito. Despite the rush and challenges of the mining season, the prospect of striking gold and the adventure of the Alaskan wilderness continue to draw many to this endeavor.
For those who are willing to brave the risks and navigate the challenges with courage and determination, the rewards can be immeasurable. From the thrill of uncovering a rich vein of gold to the satisfaction of building a thriving business from the ground up or taking an existing business and increasing productivity, the journey of buying, owning, and running a gold mine is as rewarding as it is fraught with risk. The payoff can be rewarding monetarily as well as deeply satisfying. It is not uncommon for successful gold miners to keep a massive gold nugget or gold bar in their pocket to proudly show to anyone who may be impressed or interested.
“Gold nuggets are worth more than gold bars because they are rarer and unique. Historically, most nuggets have been melted down to form bullion, but the desire among collectors and prospectors for natural, rough nuggets is a newfound one. Each gold nugget is unique and different from any other, often making them cherished keepsakes for miners and collectors alike.” - Prospecting Planet
All Alaska gold miners are adventurers, thrill seekers, and treasure hunters, confident and prepared to set out into the wild and untamed wilderness of the gold mining industry. They do so with a sense of excitement and anticipation for the adventures, riches, and challenges that lie ahead. They know that the road will be long and fraught with obstacles, but they also know that with perseverance and resilience, they can overcome any challenge that stands in their way.
Rural Alaska offers an experience unlike any other, and gold mining is one of the more challenging and dangerous business models in the state. Those who have experienced the Alaska spring breakup, as the vast wilderness awakens from its six-month winter nap, know the infectious energy that comes with the warming days and melting snow. Just as wildlife eagerly prepares for the bounty of summer, gold miners feel a similar surge of optimism and energy. Sixteen-hour days, seven days a week, don’t seem so bad to the gold miner in early May.
By late June, the days are warm, the sun never really sets, and wildlife is typically abundant. This makes the experience in remote Alaska even more special, whether it’s seeing a mother moose and her twin calves strolling through the mine or a curious bear looking for an easy meal. The sight of a caribou herd seeking windy ridges for a cool breeze in the middle of a warm interior Alaska summer adds to the allure.
As fall approaches, the changes in both flora and fauna are striking. Cool nights and the transition from deep green to the brilliant yellow of birch and willow trees bring a distinguishable musty scent, signaling the return of the long winter nap. Gold miners wake up in September with urgency and anticipation, knowing the summer grind is about to end. With any luck, their gold jars are full.
Forover30years,TroyDanahasmanagedlargeconservationtransactionsandlandexchangesandhasclosednearly 200,000acresinWashingtonstate.Withtheseexperiences,abasicunderstandingofforestmanagement,andsomeselfguidedresearch,Troywroteawhitepaperoncarbonsequestrationinbothworkingandindigenousforestsandmodeled carbonstoresandpotentialmarketsonportfoliosaslargeas50,000acres.PriortogettingintoNaturalResourcerelated real estate, Troy was one of12 licensed to command Tow Boats on theYukon and Tanana Rivers in the’80s. Heheld a USCG Master’s License and traveled multiple times from the Arctic Circle to the Yukon River Mouth to Prince William Soundhaulingfuel,freight,andequipmenttovillagesandminesalloverthestateofAlaska.
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1. Jefferson River Homestead Ranch
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3. Checkpoint Ranch
4. North Star Ranch
5. Jefferson Springs Ranch
6. CloverCrest Ranch on the Jefferson
7. Bridger Foothills - Combined
8. Oxbo Preserve
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11. Jefferson River Luxury Ranch Estate
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14. Struck Creek Ranch
15. Wapati Point
16. Coon Hollow Retreat
17. Pocha River Ranch
18. Crooked Creek Ranch
19. Diamond J Ranch
20. Sundance Ranch on La Marche Creek
21. Deep Creek Wilklife Sanctuary
22. Gray Ranch on Little Porcupine Creek
23. Hope Creek Ranch
24. Bridger Foothills Parcel 1
25. Yellowstone Riverbend
26. Sky Range Ranch
27. Springhill Ridge
28. Nip and Tuck Ranch
29. Rivers Edge Ranch
30. Maclay Ranch
31. Keep Cool Creek at Smith Lake
32. Big Hole River Ranch
33. Shelterwood Lodge
34. Bridger Foothills Parcel 2
35. Beartooth Overlook
36. Cinnabar Mountain Ranch
37. Pintler View Ranch on Trail Creek
38. Madison Bend Ranch
39. Rio Vista
40. Sky Band Retreat
41. Plum Creek Ranch
42. Paradise Valley Farm
43. Smith River Farm
44. Stonehouse Ranch
45. Jensen Creek Hideaway
46. Missouri River Fishing Retreat
47. Missouri River Breaks Square Butte Ranch
48. Brown Trout Haven on Willow Creek
49. Rock Creek Farm at Fort Peck
50. Gallatin Views at Montana Ranch
51. Missouri River Breaks Wolf Creek Ranch
52. LaHood Park Steakhouse on the Jefferson River
53. Boulder Creek Lodge
54. Two Creeks Montana Mountain Retreat
55. Swan Lake Overlook
56. Noon Bear Ranch
57. Flathead Overlook
58. Upper Willow Creek Retreat
59. Rainbow Point on the Bighorn River
60. Elk Creek Ranch
61. Elbow Creek Ranch
62. Yellowstone River Hunting Retreat
63. Crazy Peaks
64. Beaverhead River Rock
65. Bozeman Pass Ranch Tract 5
66. 7 Springs Ranch
67. 26 Acres on the Lower Madison
68. Bridger Views at the Rocking S7
69. Big Hole River Escape
Three Forks, MT
$32,400,000
2,838 ± Acres
Close to the quaint town of Three Forks and 33± minutes to Bozeman, the Jefferson River Homestead Ranch has been home to the family for six generations. Settled in the1850s, the property offers expansive acreage with stunning river vistas, mountain, and lush valley views. Irrigated hay meadows, grazing areas, and farmland attract a diverse population of wildlife, including moose, deer, antelope, and a variety of birds. Hunting opportunities abound. With excellent road access and the potential for income from a proposed solar project, this ranch hosts a major substation, making it a prime solar candidate.
12,982 ± Acres | $29,240,000 Wisdom, MT
Ranked among the most productive ranches, the property offers excellent recreational and agricultural opportunities. Located in Montana’s Big Hole Valley, known for premium hay and stunning landscapes, the ranch produces hay bales, trout, and elk in the thousands. It features best-in-class operations with 13± miles of streams and 8.5± miles of public land boundary. Large herds of elk, among other wildlife, thrive on the land, enhancing the property’s status as a premier agricultural and recreational ranch.
1,101 ± Acres | $18,900,000
Huson, MT
The ranch is one of the most significant land offerings in the region, offering 360-degree views of mountains, meadows, and the ranch’s private lakes. The diverse topography features Sixmile Creek, ponds, reservoirs, grasslands, and heavy timber, creating ideal habitat for elk, deer, and migratory birds. Highlights include a remodeled custom home overlooking lakes, various outbuildings, hay barns, and fenced pastures. Managed for wildlife productivity and natural beauty, it combines privacy with exceptional conservation values.
160 ± Acres | $15,995,000 Bozeman, MT
Combining pristine turnkey improvements, the property includes an 8,000± SF main home, a guest home, breathtaking views, and exceptional equestrian facilities, all within secluded privacy and just minutes from world-class amenities. Situated in the exclusive North Pass Ranches community, renowned for its expansive open spaces and stunning natural beauty, it also features private trails, ponds, and additional community amenities, offering a luxurious living and outdoor adventure experience in Montana.
650 ± Acres | $12,900,000
Three Forks, MT
Boasting hundreds of acres of lush, wildlife-rich riparian bottomland, productive ranchland, and recreational amenities, this ranch property epitomizes a Montana riverfront ranch. It also offers outstanding views of the Bridger, Madison, and Tobacco Root mountains. The ranch is nestled alongside 1.6± miles of the Jefferson River, and six spring-fed ponds, two of which are stocked with cutthroat trout, make it an ideal recreational fishing property. With existing improvements, this ranch is offered in “turnkey” condition.
744 ± Acres | $12,600,000
Twin Bridges, MT
Located along the Jefferson River with five recreational ponds totaling 17± acres, this ranch in southwestern Montana offers a premier sporting lifestyle. It features 1.5± miles of trophy trout river frontage, renowned for world-class fishing. The property provides exciting hunting opportunities for whitetail deer, waterfowl, and upland birds. A custom luxury home, steps from the Jefferson River, offers beautiful finishes and two guest houses with stunning views of the Tobacco Root and Highland Mountain ranges.
342 ± Acres | $11,500,000
Belgrade, MT
Featuring two large parcels at the base of the Bridger Mountain Range, the property offers stunning panoramic views of its renowned peaks. Situated at the end of a road yet close to world-class amenities, it borders 0.5± miles of National Forest, providing access to thousands of acres for outdoor recreation. Initial renderings for potential improvements and landscaping are available, or you can develop your dream home with numerous building locations on untouched land.
220 ± Acres | $10,200,000
Bozeman, MT
This shared community boasts over 1.5 miles of both sides of the East Gallatin River and Bridger Mountain views. Managed by guide John Hudgens, it offers excellent fly fishing, hunting, and wildlife enhancement. Located minutes from Bozeman, this is the secluded yet accessible retreat you have been looking for.
50 ± Acres | $9,995,000. Victor, MT
Two spring-fed ponds, a 900-foot gated driveway, and mountain modern architecture enhance this luxury estate’s appeal. Expansive floor-to-ceiling windows frame stunning mountain views and 25’ high ceilings maximize natural light. The property’s blend of sophistication and natural beauty provides privacy with an exceptional level of craftsmanship.
320 ± Acres | $9,950,000
Springhill, MT
Amidst the picturesque meadows of the Bridger Mountains, with majestic Ross Peak as the backdrop, this property offers a unique investment opportunity. It includes five residences, recreational outbuildings, a riding arena, and numerous trails, all set in one of Montana’s most charming and sought-after locations for land ownership.
115 ± Acres | $9,750,000 Three Forks, MT
Offering an all-encompassing turnkey experience, the property features 0.3± miles of Jefferson River frontage and 0.75± miles of side channel. Included are an immaculate 4,000± SF primary home, a guest house with an attached 4-stall garage, top-notch equestrian facilities, and an offgrid cabin situated beside a newly developed pond.
4,218 ± Acres | $9,380,600 Big Timber, MT
With miles of mountain streams teeming with trout that have rarely encountered a fly and a revitalized landscape from a 2006 wildfire, this ranch and its brushy draws, new growth pines, and lush forage provide excellent wildlife habitat and, as a result, top tier sporting opportunities.
2,000 ± Acres | $9,275,000 Wisdom, MT
Capturing the essence of Old Montana’s charm, the ranch is located in the iconic Big Hole Valley. Its meadows, grasslands, and thriving agriculture support 300-400± cow/calf pairs. Abundant elk, fishable Pintler Creek, and public land access offer endless recreation. With no existing improvements, it’s a pristine canvas for future development.
7,923 ± Acres | $8,990,000 Rapelje, MT
Golden sunrises over rolling pastures reveal a landscape where cattle and wildlife thrive. With rotational grazing and conservation practices, the land supports a robust ecosystem. Free-flowing creeks and extensive water systems ensure ample hydration, while dryland alfalfa provides a selfsustaining hay base. Tradition and innovation harmonize beautifully here.
20 ± Acres | $8,900,000 Big Sky, MT
This 9,437± SF mountain retreat, 20± minutes to Big Sky Resort and less than an hour to Yellowstone National Park, features 5 beds, 4.5 baths, and stunning views of Ramshorn Mountain and the Gallatin Range. This property, perfect for equestrians, includes a one-bed guest apartment over a second heated garage.
3,545 ± Acres | $8,508,000 Kila, MT
This vast retreat features diverse landscapes, including timbered grounds, mountain meadows, and ridge lines with stunning Glacier National Park views. A well-maintained road system offers easy access throughout, while adjacency to National Forest and State lands provides extensive recreational opportunities. Scenic building sites and abundant wildlife enhance its appeal.
933 ± Acres | $8,250,000 Helmville, MT
Spanning diverse habitats, this ranch features over 2.5 miles of river frontage and rich water resources, balancing recreation and production. With lush grounds, extensive riparian corridors, pivot irrigated hayfields, and a large BLM lease, it offers excellent hunting, fishing and rangeland for stock. Its scenic views and wildlife make it an ideal setting for outdoor enthusiasts.
2,430 ± Acres | $7,500,000 Winnett, MT
In the Missouri River Breaks, this hunting property offers abundant water, excellent feed sources, and healthy trophy bull elk populations. Surrounded by public land, this property is renowned for elk, deer, antelope, and turkey hunting, featuring diverse terrain, including ridges, grasslands, and over 300 acres of food plots.
160 ± Acres | $7,495,000 Ennis, MT
This stunning ranch, between the Madison River and Big Sky Resort on Jack Creek Road, has extensive improvements, corrals for horses, and year-round creeks. It offers endless possibilities for private use or as a guest ranch, all in a breathtaking, movie-like setting.
245 ± Acres | $7,000,000 Wise River, MT
Surrounded by forest service land and offering direct access to the Pintler Wilderness Area, this property features spectacular mountain views, verdant grasslands, and abundant wildlife. With over three miles of creek frontage, two fishable creeks, a large pond, and irrigated meadows, it provides unmatched recreational opportunities and scenic beauty.
968 ± Acres | $6,999,999 Townsend, MT
This property features 3+ miles of trout-filled Deep Creek, 400± irrigated acres, and access to public land. It offers diverse terrain for wildlife, including moose, elk, deer, antelope, upland birds, and waterfowl. Located an hour from Bozeman and minutes from Townsend, enjoy stunning views of the Big Belt Mountains.
10,047 ± Acres | $6,950,000 Forsyth, MT
The sweeping vistas capture the heart of eastern Montana property, a true working cattle ranch that reaches across a vast landscape and embodies the fundamentals of regenerative agriculture. Here, cattle graze and reside alongside the wildlife—antelope, elk, deer, waterfowl, and upland game birds—coinciding with each other.
673 ± Acres | $6,800,000 Canyon Creek, MT
Located in Montana’s pristine wilderness, the property seamlessly borders 1.5± miles of Helena National Forest, offering access to thousands of acres. Hope Creek meanders approximately 1.12± miles through the land, while three large, developed fishing ponds provide water and create endless opportunities for fishing and other recreational activities.
200 ± Acres | $6,800,000 Belgrade, MT
Located just 20± minutes from world-class amenities, this exceptional property offers pristine land at the base of the Bridger Mountains. Bordering National Forest, it provides endless opportunities for outdoor recreation. The property features a stunning initial concept of improvements with landscaping, offering the potential to streamline the building process in a region with high demand.
75 ± Acres | $6,750,000 Livingston, MT
Bordering the Yellowstone River for about a mile, this property sits in Paradise Valley between Yellowstone National Park and Livingston. Rolling bluffs over the river showcase ‘big sky’ views of the Gallatin and Absaroka Ranges. The river bottom is full of cottonwood trees and small junipers and loaded with wildlife.
351 ± Acres | $6,650,000 Missoula, MT
The property features a well-preserved home, studio, and manager cottage, providing historic charm. Equestrian facilities include a barn, corrals, and custom fencing. LaValle Creek meanders through, providing scenic beauty and water resources. Enjoy sweeping views of the Missoula Valley, irrigated hay fields, and mature landscaping, all close to urban amenities.
114 ± Acres | $6,495,000 Belgrade, MT
Situated in a highly sought-after location, this property boasts stunning views of the Bridger Mountain Range and Gallatin Valley. Tucked at the end of a road, it adjoins 900± feet of National Forest, granting access to boundless outdoor recreation. The recently remodeled log home combines rustic charm with modern comfort.
1,273 ± Acres | $6,365,000 Dillon, MT
This premier elk hunting ranch in the Beaverhead Mountains offers hunting opportunities in both Idaho and Montana. Surrounded by endless public land, the property boasts Nip and Tuck Creek, four ponds, and essential utilities like power and fiber optics. The land is conveniently located near Leadore, Idaho, and Dillon, Montana.
32 ± Acres | $5,975,000 Melrose, MT
This property features irrigated land, half a mile of Big Hole River frontage, a stocked pond, and nearby public land. The 9,322 SF, 4-bed, 4.5-bath home is complemented by a barn/ workshop, horse barn, gazebo, and greenhouse. Minutes from Melrose, the property is 30± minutes from Wise River and Butte.
918 ± Acres | $5,900,000 Lolo, MT
This property features irrigated meadows, native grasslands, rolling foothills, and upland forest, all bordering 1.3 million acres of public lands. With abundant wildlife and valuable water resources, it offers excellent hunting, scenic views, and ecological diversity. The large tract provides numerous building sites and easy access to city amenities.
427 ± Acres | $5,500,000 Lincoln, MT
Located in Montana’s upper Blackfoot Valley, this premier fishing and recreational property features multiple creeks meandering through the land and a private 23± acre Smith Lake. Surrounded by breathtaking views of the Crown of the Continent, it serves as a sanctuary for wildlife and stands as a testament to land stewardship.
515 ± Acres | $5,000,000 Jackson, MT
With over two miles of pristine river frontage, lush meadows, and dense timber, this property offers an exceptional blend of natural beauty and wildlife habitat. A private 4,000-foot grass airstrip, senior water rights, and a cozy cabin enhance its appeal, providing a perfect retreat in the Northern Rockies.
11 ± Acres | $4,995,000 West Yellowstone, MT
This property, 10± minutes from Yellowstone National Park, features two homes, a heated shop, and a quarter mile of Buttermilk Creek. With wraparound decks and hot tubs, this successful short-term rental is ready to go and contiguous to Gallatin National Forest.
142 ± Acres | $4,950,000 Belgrade, MT
Located at the base of the Bridger Mountains, this premier property features over 1,000± feet of Limestone Creek and borders 150± feet of National Forest, offering ample hiking and outdoor activities. The landscape includes rolling foothills, aspen draws, and evergreencovered hillsides.
678 ± Acres | $4,400,000 Fishtail, MT
Located one mile from the town of Fishtail, this ranch offers breathtaking views while providing meaningful agricultural production and recreational opportunities. The ranch comprises diverse topography, including native stream bottom and rolling bluffs overlooking the West Rosebud River drainage and the Beartooth Range beyond.
135 ± Acres | $4,250,000
Gardiner, MT
Just 30± minutes from Yellowstone National Park, this property features a 3,542 SF, 3-bed, 4-bath home with stunning views. A historic one-bed dry cabin adds charm. With Hoppe Creek running through, it offers modern amenities and a secluded mountain escape.
87 ± Acres | $3,995,000
Philipsburg, MT
Sweeping vistas of the Sapphire and Pintler Mountains unfold across this property, featuring lush valley expanses and rich grazing land. The terrain supports cattle and horses, while nearby Rock Creek, Philipsburg, and recreational areas enhance its appeal for outdoor enthusiasts.
222 ± Acres | $3,855,000 Three Forks, MT
A Montana sportsman’s paradise boasts fantastic fishing and hunting. This recreational property has direct access to the Madison River, multiple springs, sloughs, and high-quality riverbottom land. The habitat provides substantial food and cover for upland birds, waterfowl, and whitetail deer.
20 ± Acres | $3,795,000
Manhattan, MT
This property features a 7,890± SF custom home, guest apartment, barn, and stocked pond set within Gallatin River Ranch. With abundant wildlife, East Gallatin River frontage, and proximity to Bozeman, it offers a unique blend of luxury and natural beauty.
247 ± Acres | $3,795,000 Livingston, MT
Between Bozeman and Livingston, this property features mountain views, diverse topography, springs, and native vegetation, ideal for wildlife. The 2,138 SF, 3-bed, 2-bath custom log home blends natural beauty with recreational opportunities, offering a serene yet convenient living experience.
2,060 ± Acres | $3,700,000
Lewistown, MT
With rolling hills, scenic coulees, and sweeping mountain vistas, this ranch provides an ideal setting for both cattle and wildlife. Experience breathtaking sunrises and sunsets, modern facilities, and the timeless beauty of Montana’s grassland landscape.
152 ± Acres | $3,495,000 Pray, MT
In Paradise Valley near Yellowstone National Park, this farm combines irrigated acres, fertile land, and an unbeatable location. The pasture is divided in half, with 130± acres under pivot. The west half is alfalfa/grass mix, while the east is grass.
331 ± Acres | $3,490,000 Cascade, MT
This farm, 30± minutes from Great Falls, features a third of a mile of Smith River for blue-ribbon trout fishing. Improvements include a 4,394± SF main home, a 3,326± SF guest home, and a 48’ x 80’ shop with living quarters.
400 ± Acres | $3,175,000 Reed Point, MT
Once on the Bozeman-Miles City stage line, this historic property is 30± minutes from Big Timber and Columbus. Set on manicured lawns and pastures with a mile of spring creek, this property offers abundant wildlife and a solar-heated hanger, barn, and corral.
160 ± Acres | $2,900,000 Dillon, MT
Bordering Beaverhead National Forest, this mountain property offers panoramic views, a custom-built log home, abundant wildlife, and a half-mile stretch of Jensen Creek. Set amidst meadows, sagebrush, and Douglas fir trees, it is an ideal retreat for nature enthusiasts and hunters alike.
1 ± Acres | $2,745,000 Cascade, MT
The property features 160± feet of prime Missouri River frontage and exceptional access to renowned fly fishing waters. Enjoy panoramic views of timbered hills and cliffs, a screened porch, and an expansive deck for unforgettable riverfront experiences and relaxation.
2,958 ± Acres | $2,665,000 Sand Springs, MT
Featuring rugged terrain with high ridges, rolling grasslands, and timbered coulees, this property excels in trophy hunting and upland game bird opportunities. Expansive views and fossil discoveries add to its appeal, while multiple water sources support livestock.
22 ± Acres | $2,500,000 Red Lodge, MT
Flowing Willow Creek offers prime trout fishing and serene creekside views. The property features a beautifully updated historic home, lush grasslands, and abundant wildlife. Amenities include landscaped lawns, a horse barn, and a charming apartment with creek views.
2,750 ± Acres | $2,495,000 Fort Peck, MT
This property includes 700 acres of winter wheat, a 2,680± acre BLM lease, and abundant wildlife. Located near Fort Peck Lake, it’s ideal for fishing, hunting, and outdoor recreation. Where pheasants, deer, and antelope play today, dinosaurs roamed long ago.
174± Acres | $2,495,000 Gallatin Gateway, MT
This equestrian-friendly property, near Bozeman and 10± minutes from the Gallatin River, features rolling hills, ample pasture, and views of multiple mountain ranges. It includes two elevated residential areas and is home to abundant wildlife and exceptional amenities.
2,746 ± Acres | $2,450,000
Sand Springs, MT
A diverse landscape of high ridges, rolling grasslands, and timbered coulees characterize this property as a sportsman’s dream. It features exceptional hunting opportunities for elk, deer, and antelope, along with fascinating fossil hunting and expansive views into timeless terrain.
33 ± Acres | $2,400,000 Cardwell, MT
Known as the oldest steakhouse in Montana, the award-winning cuisine and beautiful Jefferson riverfront location attract visitors from near and far. The stunning river and mountain views entertain visitors to the property. There is potential for additional income opportunities.
10 ± Acres | $1,950,000 Maxville, MT
A creekside resort complete with owner’s residence, lodge with game room, restaurant, ten cabins, teepees, and chuckwagon for adventure lodging, tent sites, and RV sites offering a variety of guest accommodations. An ideal wedding and event venue within abundant nearby recreation.
188 ± Acres | $1,900,000 Helena, MT
Mountain meadow grasses dotted with a canvas of wildflowers wave gently in the breeze alongside the waters of Colorado Creek as it flows through the property. Adjacent to public land, it’s perfect for a fulltime residence or vacation home near historic downtown.
160 ± Acres | $1,825,000 Bigfork, MT
With breathtaking views from lake to mountaintop, this property offers unparalleled privacy and natural beauty. Featuring a meandering creek and abundant wildlife, it provides a serene escape and easy access to thousands of acres of public land for outdoor adventures.
315 ± Acres | $1,750,000 Reed Point, MT
Perched high with sweeping views of the Crazy Mountains, this ranch features rolling grasslands, cedar and ponderosa stands, and abundant wildlife, including elk and mule deer. It includes essential infrastructure and equipment, ensuring a turnkey setup for the new owner.
147 ± Acres | $1,750,000 Polson, MT
Featuring panoramic views of Flathead Lake and the Mission Mountains, this blank canvas offers diverse possibilities. The landscape includes a knoll with stunning vistas and is currently used for farming, providing potential income. It’s perfect for a private estate or potential development.
173 ± Acres | $1,700,000 Philipsburg, MT
With over a mile of Willow Creek winding through mountain meadows flanked by timbered ridges, this property boasts a charming cabin, stunning views and ideal wildlife habitat. It adjoins USFS and State lands, offering exceptional big game hunting, fishing, and unlimited recreational opportunities.
1 ± Acres | $1,400,000 St. Xavier, MT
With stunning river views, this property features direct access to a renowned fishing spot on the Bighorn River. Enjoy abundant wildlife and community amenities, a boat ramp, and a luxurious home with recent updates.
160 ± Acres | $1,275,000 Wilsall, MT
With Elk Creek frontage, this land is near the Shields River, surrounded by the Bridger, Absaroka, and Crazy Mountains. Minutes from Wilsall and 15± minutes from Clyde Park, it offers abundant wildlife, grass for livestock, and extensive recreational space.
640 ± Acres | $1,200,000 Roberts, MT
Rolling grass hills, lush creek bottoms, and picturesque sandstone outcroppings define this expansive ranch. Year-round water supports diverse wildlife, including elk and antelope. The property features a scenic valley with wildflowers, ideal for building a dream home or ranching.
201 ± Acres | $1,150,000 Laurel, MT
This ranch is made up of river bottom land that is rich in wildlife and full of potential. Proximity to Billings, Montana, and its remote feel makes this a unique and convenient recreational wildlife sanctuary.
168 ± Acres | $1,075,000 Wilsall, MT
A blank slate, this land offers hunting for deer, antelope, elk, and upland birds. The property includes dry land, rolling meadows, and ample grass for livestock. Surrounded by stunning scenery, it’s peaceful and private yet minutes from Clyde Park and Wilsall.
21 ± Acres | $995,000 Twin Bridges, MT
Elevated above the Beaverhead River, this property provides a habitat for wildlife and excellent trout fishing. Limited riverfront parcels offer wader-friendly fishing opportunities for large trout. It features stunning views and easy access to Montana’s renowned landscapes.
157 ± Acres | $849,000 Livingston, MT
Build your dream home on this pristine land, with abundant wildlife and stunning mountain views. Enjoy solitude and natural beauty with endless outdoor activities. Bozeman and Livingston offer the ideal mix of tranquility and convenience for a perfect ranch retreat.
120 ± Acres | $799,000 Sheridan, MT
Located in the famed Ruby River Valley, this property features several spring-fed ponds that support whitetail deer, waterfowl, pheasants, and other wildlife. With dramatic build sites, the property is ideal for outdoor enthusiasts looking for a spot to land.
26 ± Acres | $750,000 Three Forks, MT
Situated within the scenic landscape of Madison County, the property offers pristine land with riverfront access, abundant wildlife, and stunning mountain views. With top fly-fishing rivers nearby and proximity to Bozeman, it’s a prime off-grid retreat for outdoor enthusiasts.
20 ± Acres | $750,000 Belgrade, MT
Among only five available build sites on the ranch, this property offers breathtaking views of the Bridger Mountains and the expanse of agricultural land. It has a one-fifth recreational stake in 160± acres with fishable Dry Creek, allowing fishing and other recreational opportunities.
1 ± Acres | $550,000 Melrose, MT
Offering serene riverbank access, this retreat is perfect for avid anglers and outdoor enthusiasts. Enjoy world-class fly fishing, hunting, hiking, and more right from your doorstep. Includes a cozy home and additional land for customization or development.
1. Branch Keyhole Ranch
2. Ox Yoke Farm
3. Poverty Ridge Ranch
4. River Run Ranch
5. Valley Creek Ranch
6. Henry Cattle Ranch
7. Jackson Creek Ranch
8. Birch Creek Ranch
9. Lochsa River's Edge
10. Knox Farm Equine Center
11. Grand View Ranch
12. Granger Butte Ranch
13. Diamond Heart Ranch
14. Cow Creek Grazing Ranch
15. Let'er Fly Fishing Lodge
16. Sanctuary on Third Fork
17. Meadowbrook Pivots
18. East Dempsey Creek Hideaway
19. Snake River Valley Hacienda
$17,000,000
10,705 ± Acres
Experience a remarkable expanse of undulating hills and waterways, bordered by timbered drainages from a nearby national forest. The property supports a large cattle operation with a well-established infrastructure and diverse grazing lands. Abundant water sources, including rivers and creeks, enhance the land’s productivity and provide vital resources for wildlife. The area is rich with elk, mule deer, and other wildlife thriving in its sagebrush and timbered hills. Enjoy a classic Western cattle ranch setup with irrigated cropland, dryland farming, and multiple residences. This property offers year-round versatility, featuring exceptional grasslands and ample recreational opportunities in a picturesque mountain setting. Midvale, ID
1,192 ± Acres | $10,200,000. Arimo, ID
Featuring efficient irrigation with eight pivots and 19 wheel lines, the property benefits from substantial water rights and a recent pipeline project that enhances water efficiency. Rich soil supports high productivity in crops like potatoes, alfalfa, and wheat. The farm includes a newly remodeled home, a shop, and storage. Perimeter fencing ensures security and easy access to major transportation routes adds convenience. This combination of amenities, water rights, and productive soil makes it a valuable investment.
4,249 ± Acres | $9,772,700 Bone, ID
Adjacent to 40,000 acres of public land, this cattle ranch features abundant water sources and prime hunting in Unit 69. An A-frame cabin adds a basecamp to this secluded yet accessible retreat, making it ideal for both cattle operations and hunting enthusiasts.
530 ± Acres | $8,900,000 Bliss, ID
Offering captivating canyon vistas on the Snake River with a certified organic farm and ranch business, this property seamlessly blends the Western lifestyle with modern amenities. It includes two custom residences, a barn with office studios, and a hangar, making it the ideal multigenerational family headquarters, remote business, and agricultural investment.
559 ± Acres | $8,000,000 Stanley, ID
Experience unparalleled natural beauty with pristine streams, lush meadows, and rolling timbered hills. Enjoy unobstructed views of the Sawtooth Mountains and abundant senior water rights. Fish for rainbow trout in Valley Creek or venture to the Salmon River for steelhead and salmon. This ranch offers privacy, diverse wildlife, and endless outdoor recreation.
2,825 ± Acres | $7,550,000 Kooskia, ID
Rolling meadows, pine-covered ridges, and tranquil creek drainages define this ranch as home to abundant wildlife, including elk, deer, and wild turkey. With productive hay ground, pristine timberland, and comprehensive ranch facilities, it combines natural beauty with operational potential. Stunning views and ample outdoor living spaces further enhance its allure.
705 ± Acres | $5,495,000 Inkom, ID
Enjoy panoramic mountain views, rolling hills, and creeks with prime locations for dream homes. This property offers access to BLM and Caribou National Forest, ideal for hiking, riding, and fishing. Abundant wildlife includes mule deer, elk, and moose. Winter activities include skiing and snowmobiling, with potential for conservation or development.
1,380 ± Acres | $4,850,000 McCammon, ID
Located at the base of the Bannock Range and adjacent to BLM land, this property features improved pasture, dry farm, six grazing units with water sources, a calving barn, shop, pipe corrals, and a stocked pond. Landowner tag eligible.
18 ± Acres | $4,500,000 Lochsa Headwaters, ID
Experience riverfront luxury on a pristine Idaho estate featuring a masterfully crafted log cabin with a gourmet kitchen and expansive living areas. Enjoy panoramic views, two glamping sites, and endless outdoor adventures like fishing, hunting, and kayaking, all in unparalleled privacy.
80 ± Acres | $3,500,000 Chesterfield, ID
This premier equestrian facility features a spacious, insulated barn with modern amenities, multiple arenas with top-quality footing, and ample storage. The estate includes a luxurious main house, multiple pastures, a polo field, and a thoughtfully designed setup for diverse equestrian disciplines.
282 ± Acres | $2,950,000 Inkom, ID
The secluded retreat features expansive open pastures, abundant water sources, and forested hillsides. Two creeks and multiple ponds enhance the scenic charm, while diverse wildlife provides exceptional hunting and fishing. A beautifully crafted log home and well-maintained outbuildings complete the property.
282 ± Acres | $2,800,000 Indian Valley, ID
Modern irrigation with center pivots, abundant water rights, and spacious living quarters highlight this productive hay ranch. Enjoy serene ponds, panoramic views, and thriving alfalfa fields. The property supports livestock year-round and provides a haven for local wildlife, blending functionality with natural beauty.
332 ± Acres | $2,550,000 Montpelier, ID
Featuring lush irrigated pastureland with abundant water rights and year-round flow, this property produces topquality hay and beef. It offers panoramic mountain views, proximity to Bear Lake, and easy access to Salt Lake City, making it ideal for both recreational activities and future development.
1,445 ± Acres | $2,400,000 Marsing, ID
Diverse landscapes and substantial grazing land characterize this vast ranch, which also includes an adjacent BLM lease. It supports thriving wildlife, including elk and mule deer, and offers excellent hunting and recreational opportunities. Enjoy seclusion and natural beauty in a fully operational grazing operation.
11 ± Acres | $2,350,000 Pine, ID
This South Fork Boise River recreational retreat and 5-star Airbnb includes a fully furnished lodge with expansive outdoor decks, a private beach, and stunning river views that make this the classic Idaho mountain getaway between Boise and Sun Valley.
480 ± Acres | $2,245,000 Ola , ID
Discover a remarkable property featuring a year-round mountain trout stream, lush meadows, and diverse wildlife habitat. Enjoy panoramic views, excellent building sites, and abundant outdoor activities. The land’s varied elevations and access to nearby public lands enhance its recreational and conservation potential.
260 ± Acres | $1,950,000 Armio, ID
Featuring a 2-year-old alfalfa stand, a robust groundwater well with a 200 HP pump, and four pivots, this agricultural property supports 240± irrigated acres. Expect a 5+ ton per acre yield, offering substantial productivity and potential.
970 ± Acres | $1,375,000 Lava Hot Springs, ID
Expansive valley views, diverse habitats, and productive grazing land characterize this ranch. Enjoy nearby hot springs and pristine streams for fly fishing. The property attracts abundant wildlife while balancing seclusion with convenient access to urban centers.
8 ± Acres | $1,299,900 Homedale, ID
Beautiful equestrian estate offers a custom newly renovated ranch-style home with hilltop views of the Owyhee Mountains and the Snake River valley. All pipe arena, announcer stand, barn with tack room, turn out pasture, and a hay barn.
1. High Divide Ranch on Kara Creek
2. Saratoga North Platte River Ranch
3. Butterfield Farm & Livestock
4. Payne Horse Ranch
5. Jim Creek Retreat
6. Sanctuary on Green Creek
7. Broken Spoke Ranch
8. Heart Mountain Homestead
$9,550,000
1,979 ± Acres
Discover an expansive retreat in northeastern Wyoming with stunning views of the Inyan Kara and Bear Lodge Mountains, and distant sights of the Big Horn Mountains. The newly built timber frame home features Amish craftsmanship and a heated garage. This property offers diverse outdoor opportunities and supports smaller agricultural or equestrian activities. The land includes open meadows, pine-covered draws, and canyons, providing habitats for trophy elk, deer, and other wildlife. Live water from Kara Creek and multiple wells ensure ample water resources for all needs. This estate is ideal for enjoying outdoor recreational activities year-round. Sundance, WY
203 ± Acres | $4,500,000 Saratoga, WY
Featuring North Platte River frontage, mature cottonwood groves, and historical river oxbows, this property offers a rich natural landscape with riparian areas and irrigated meadows. It is enhanced by an updated ranch house, shop and is an ideal recreation and wildlife setting.
648 ± Acres | $2,900,000 Worland, WY
Featuring fertile soil, abundant water from Cottonwood Creek, and extensive irrigation, this property excels in ranching and farming. With working facilities for livestock and productive land for various crops, it offers versatility and opportunities for both cattle and agricultural production.
80 ± Acres | $2,600,000 Powell, WY
With high-production grass and alfalfa hay, this ranch ensures abundant quality feed and grazing. A 4,386± SF luxury home and a 2,520± SF stall barn create an ideal environment for both equine businesses and personal hobby farms.
93 ± Acres | $2,575,000 Cody, WY
Enjoy 1,650± feet of creek frontage, a stocked fish pond, and lush forest on this secluded mountain retreat. With stunning views, a well-maintained home, and horse facilities, it offers privacy, outdoor adventure, and proximity to Yellowstone National Park.
4 ± Acres | $2,500,000 Cody, WY
Discover a private mountain retreat with 360-degree panoramic views and live water from Green Creek. Enjoy the serenity of a natural spring, along with indoor and outdoor greenhouses. End-of-the-road privacy adds to the exclusivity of this luxurious sanctuary.
80 ± Acres | $2,000,000 Greybull, WY
This expansive property offers an extensive equestrian facility, an irrigation spill-way, and easy highway access. Improvements include a log home, a new mobile home, and a large heated shop. With BLM land borders and stunning views, it’s ideal for recreation and livestock.
35 ± Acres | $849,000 Powell, WY
Enjoy a homesteader’s paradise with lush, irrigated land and stunning mountain views. The charming residence features a cozy guest suite, a spacious shop, and versatile facilities for equestrian pursuits. Perfect for cultivating crops, tending to livestock, and enjoying serene outdoor living.
1. Ragged Mountain East Ranch
2. Brumley Aspen Waters Ranch
3. Doc Utterback Ranch
4. Lake Fork Ranch
5. Canyon Ranch
6. Sweetwater Estate at Agate Creek Preserve
7. Yampa Headwaters Ranch
8. Gold Pan Guest Ranch
9. North Star Ranch (CO)
10. Mountain Lake Ranch
11. Chavara Ranch
12. McElmo Creek Guest Ranch
13. Culebra Creek Angler's Retreat
14. Rimrock Canyon Ranch
15. The Mountain View
16. 4K Quarter Circle Ranch
17. South Apishapa Ranch
18. Two Fox Cabins & Ranch House Motel
19. Elk Valley Ranch
20. Rancho del REO
21. Cougar Ridge Ranch
22. Mustang Mesa Retreat
23. Riverside Retreat On The Arkansas
24. Jersin Farm
25. Black Cat at 480 Ranch
26. Pounds Ranch
27. Zoe's Ranch
$33,000,000
2,959 ± Acres
This expansive ranch boasts exceptional features that stand out in every way. It includes miles of National Forest border, seasonal creeks, and lush irrigated hay fields. Dark timber and aspen groves add to its natural beauty. Elegantly restored cabins, including a historic post office and pristine Beuten cabins, provide charm and functionality. Breathtaking views of surrounding mountains from potential homesites and existing underground electricity enhance its appeal. The ranch also offers superb elk and mule deer hunting, with opportunities for both large herds and solitary trophy animals. This land’s proximity to a world-class resort town further underscores its uniqueness. Somerset, CO
4,200 ± Acres | $12,982,500 Dunton, CO
This ranch features gently rising meadows transitioning to dense aspen and timber forests, bordered by San Juan National Forest. It offers abundant water with numerous ponds, creeks, and a year-round stream, enhancing its fishery potential. Scenic views include Lone Cone Peak and Groundhog Mountain. The property supports quality grazing with lush grass and multiple watering holes, ideal for yearling cattle. Known for its elk calving grounds, it provides exceptional wildlife viewing and hunting opportunities.
1,634 ± Acres | $12,979,050 Steamboat Springs, CO
Featuring a big game-friendly slick wire fence and ten adjudicated springs, this diverse recreational property supports an extensive wildlife habitat, including deer, elk, bear, and the occasional moose. The varied terrain encompasses open meadows, aspen and fir forests, and riparian areas, making it highly appealing to hunters and nature enthusiasts. A well-maintained trail system and abundant water resources further enhance its exceptional recreational and conservation potential.
797 ± Acres | $12,100,000 Leadville, CO
This property boasts breathtaking views of the Rocky Mountains, including Mount Elbert and Mount Massive. The land features a blend of irrigated meadows, lush forests, and creek bottoms, with vistas extending to the Arkansas River. With exceptional water rights, the property includes seven irrigation ditches and a meandering creek, enhancing its value. Nearby, world-class ski resorts and vibrant Leadville offer diverse recreational opportunities, making this a prime location for outdoor enthusiasts and those seeking a tranquil retreat.
663 ± Acres | $11,700,000 Crawford, CO
Set in an Eden-like landscape, it includes lush farmland, hayfields, a vineyard, and equestrian facilities. Smith Fork Creek meanders through the ranch and supports wildlife, including mule deer, elk, & black bear. A large fishing pond and multiple cabins complement the main lodge. The ranch boasts substantial water rights and a flexible conservation easement for further development. Nearby trails and the Black Canyon of the Gunnison further enhance its appeal.
8 ± Acres | $9,750,000 Steamboat Springs, CO
Featuring panoramic views of the Yampa Valley and Steamboat Ski Mountain, this furnished 6-bedroom residence offers cathedral ceilings, a grand rock fireplace, and a gourmet kitchen. The estate boasts a luxurious primary suite, an expansive family room with a bar, a hot tub, & custom landscaping adorned with wildlife sculptures.
610 ± Acres | $7,200,000 Yampa, CO
Two live creeks and stocked ponds define this ranch, which is complemented by an Army Corps-permitted wetland mitigation bank with 200 wetland credits. Features include irrigated meadows, diverse wetland and riparian areas, and premier fly fishing. The property supports wildlife and offers scenic views and custom barn with apartment.
575 ± Acres | $5,900,000 Guffey, CO
This scenic ranch boasts exceptional improvements, including a grand barn/event center and diverse rental cabins. It features a commercial-style kitchen, equestrian facilities, and irrigated hay meadows. With extensive support buildings, paved access, and proximity to major cities, it’s a prime choice for a business, retreat, or private residence.
488 ± Acres | $5,500,000 Mancos , CO
The diverse terrain includes lush meadows, dramatic rock cliffs, pine forests, and aspen groves, supporting habitat for elk, deer, bear, and turkeys. The land comprises a vintage ranch house, a pond, a timber-frame horse barn with custom amenities, and new cedar fencing. The 80± acres of irrigated meadows are ideal for ranching or equestrian activities.
243 ± Acres | $5,250,000 La Veta, CO
This property boasts exceptional luxury improvements, stunning views, and a 4± acre lake. Features include yearround access, excellent privacy, and grid-tied solar power. The custom home offers high-end amenities, including a dry sauna, gourmet kitchen, and efficient systems. Prime elk and mule deer hunting enhance its appeal.
178 ± Acres | $4,980,000 Salida, CO
A premier development investment and lifestyle opportunity in Salida, Colorado, the property boasts irrigated pastures, a meandering creek, abundant wildlife, and stunning views. Salida is a prime recreation destination for skiing, river rafting, and fly fishing on the Arkansas River.
46 ± Acres | $3,900,000 Cortez, CO
Enjoy a unique opportunity to farm, ranch, and operate a guest ranch in the midst of a well-known Native American historical area. Five unique lodging units, water rights, hayfields, and agricultural buildings are included. Cool summer nights and mild winters!
133 ± Acres | $2,500,000 San Luis, CO
Fly fishing fans will find a premier haven with 2 miles of prime trout streams, protected creek bottomland, and stunning mountain vistas. Enjoy abundant wildlife, including elk, and the opportunity to build a dream home overlooking this expertly managed property.
40 ± Acres | $2,500,000 Parshall, CO
Nestled in a private canyon surrounded by 5,000 acres of public land, this unique property features Corral Creek, a fishing pond, irrigated acreage, spectacular views, abundant wildlife, and walking access to the Colorado River. Easily accessible yet totally secluded.
35 ± Acres | $2,350,000 La Veta, CO
Enjoy breathtaking views of the Spanish Peaks from this stunning log home. Located in a scenic area with cooler summers and milder winters, the property offers dramatic vistas, abundant wildlife, and access to hiking, fishing, and skiing opportunities. Ideal for outdoor enthusiasts.
285 ± Acres | $2,250,000 Parachute, CO
Experience a ranch with it all: a stunning home with barn-style timber, superior outbuildings, a large geodesic dome greenhouse, and direct BLM access. Enjoy big game hunting, water rights for irrigation, year-round access, and breathtaking 360-degree mountain and valley views.
2,360 ± Acres | $1,800,000 Model, CO
With a mix of grazing land and critical wildlife habitat, this ranch supports diverse species like mule deer, elk, and bighorn sheep. Reliable water sources, scenic canyons, and potential for hunting leases enhance its value and appeal for both ranching and recreation.
2 ± Acres | $1,750,000 La Veta, CO
A unique investment opportunity offers cabins on the Cucharas River and a western-themed motel. Enjoy diverse accommodations, picturesque views, and proximity to local attractions. Ideal for smalltown living and running a profitable business.
640 ± Acres | $1,700,000 Hartsel, CO
Embrace boundless recreational opportunities in this stunning landscape. Enjoy premier hunting, gold-medal fishing, and outdoor adventures amidst majestic peaks and lush meadows. With abundant wildlife and year-round access, it offers the ultimate blend of solitude and scenic beauty.
35 ± Acres | $1,595,000 Carbondale, CO
Experience unmatched privacy and natural splendor on this secluded ranch. Enjoy expansive views, abundant wildlife, and unique, handcrafted living spaces. With exceptional building sites and yearround access, this land blends seclusion with convenient proximity to world-class amenities and charming mountain towns.
335 ± Acres | $1,500,000 Norwood, CO
This private hunting retreat boasts prime wildlife habitat with elk, deer, bears, and the rare Gunnison sage grouse. With spectacular views of Lone Cone and Miramonte Reservoir, it offers stunning homesite locations with county road access, underground electricity, and direct connection to public land.
70 ± Acres | $1,400,000 Rye, CO
Experience unparalleled independence on this scenic mesa, featuring stunning views of iconic peaks and canyons. Enjoy complete selfsufficiency with solar power, a geothermal greenhouse, and ample storage. Revel in privacy with abundant wildlife and diverse terrain, perfect for outdoor adventures.
1 ± Acres | $1,350,000 Texas Creek, CO
This property boasts 600 feet of Arkansas River frontage and access to Texas Creek. It features a renovated building with versatile spaces, ideal for a business or vacation rental. Enjoy premier trout fishing, whitewater rafting, and extensive surrounding public lands.
36 ± Acres | $1,275,000 Pueblo, CO
With substantial water rights from the highly sought-after Bessemer Ditch, a commercial irrigation well, and two rental homes, this is an exceptional income-earning farm. The location is fantastic, with paved roads on three sides and only minutes from shopping and restaurants.
113 ± Acres | $990,000 Steamboat Springs, CO
Bordering BLM and State Land, this property features diverse terrain, including forests and meadows. It attracts abundant big game and offers a backdrop of sandstone cliffs. With a productive hay meadow and easy access, it’s ideal for hunting and building.
485 ± Acres | $879,900 Colorado City, CO
Offering unobstructed views of Greenhorn Mountain, the ranch features 200± acre-feet of storage rights in a private lake. Ideal for farming or ranching, it combines easy road access with nearby amenities, creating a unique opportunity for diverse operations.
40 ± Acres | $825,000 Pueblo, CO
This horse property features a custom home with vaulted ceilings, granite countertops, and a two-car garage. Enjoy expansive views, a comprehensive fencing system, multiple pastures, and three large barns with adjustable stalls. The peaceful setting offers privacy and a charming backyard gazebo.
Albuquerque, NM
$10,990,000
158 ± Acres
This property presents exceptional opportunities with its county-approved Sector Plan for 450 residential units and 23 acres allocated for open space. It offers versatility as a residential development site, a land bank investment, or a productive hay farm. Strategically located in the path of urban expansion, it benefits from proximity to Coors Boulevard and nearby amenities such as a Walmart Supercenter, theater, and senior living facility. Historically an active tobacco and hay farm, it now stands ready for significant residential development or future appreciation. The sellers are offering this property in several possible configurations.
1,074 ± Acres | $7,900,000 Alamillo, NM
Trophy elk and big mule deer come off the huge, adjoining Sevilleta Wildlife Refuge - making this a unique private hunting oasis. Wildlife-attracting crops bring in the big game, and quail and dove scatter among desert sunflowers. The substantial water rights keep increasing in value thanks to thirsty, growing New Mexico.
518 ± Acres | $6,800,000 Chama, NM
Fly fishing enthusiasts will appreciate the 1.25± miles of Chama River frontage and a large fishing pond offering world-class opportunities. The land also supports hay production and cattle grazing, providing income potential. Elk vouchers make hunting in the hayfields straightforward. Recent improvements include a remodeled home, a separate apartment, and a garage.
3,888 ± Acres | $5,900,000 Ribera, NM
This expansive New Mexico ranch offers dramatic canyons, pinon and ponderosa pines, essential springs, and abundant wildlife. Direct access to the Santa Fe National Forest provides exceptional hiking and horseback riding opportunities. The stunning adobe hacienda is ideal for relaxing with family and friends. Only 45 minutes from Santa Fe.
296 ± Acres | $2,500,000 Sapello, NM
This property features a flowing river, lush farmland, and healthy forest with elk, deer, and bears. Amazing ridgetop views of the beautiful Sapello River Valley and Hermit’s Peak. A charming main home, guest cottage, and a restored wooden barn enhance the natural serenity.
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1. Goodnoe Station
2. 10 Mile Creek Ranch
3. Columbia Gorge Cattle Ranch
4. Lake Chelan Retreat
5. Chewack River Ranch
6. Hidden Lake Ranch
7. Mountain Meadows Lake
8. Stormy Creek Retreat
9. The Ponds
10. RK Ranch
11. Rolling Acres at the Gorge
12. Road D Pivot
13. Cedonia Hills Farm
14. Nasty Creek II
15. Hansen Ridge Ranch
16. Coastal Mesa Retreat
17. Tunk Creek Ranch
18. Covada Mountain Ranch
19. The Monse Highlands
20. Jasper Stone Hollow
Goldendale, WA
$9,900,000
786 ± Acres
Situated in the heart of Washington’s wine country, this southwest-facing property overlooking the Columbia River Gorge is a vintner’s dream. This property is blessed with a unique terroir, diverse microclimates, and neutral sandy soil. Those attributes, combined with optimal heat units, pronounced diurnal shifts, and ample water rights from the Columbia River, support the cultivation of premiumquality grapes used to produce world-class wines that reflect the soul of Washington viticulture.
4,889 ± Acres | $6,000,000 Asotin, WA
Featuring a diverse landscape, this expansive ranch offers fertile cropland with high yields and wellmaintained pastureland. Its homestead includes a fivebedroom house and essential outbuildings. The property also boasts a creek, springs, and excellent recreational opportunities like hunting and water sports, enhancing its appeal and functionality.
3,029 ± Acres | $5,850,000 Goldendale, WA
With breathtaking views of the Columbia River and surrounding ranges, this historic ranch features diverse elevations, abundant water sources, and a wellmaintained landscape. Recent investments include new fencing and infrastructure for efficient operations. The classic ranch house, charming barn, and ample outbuildings highlight the property’s enduring appeal and functionality.
11 ± Acres | $5,800,000 Manson, WA
This elegant retreat combines luxury and versatility. It features a grand event hall, charming cottages, and a luxurious Inn with a Honeymoon Suite. The property also includes a multi-use barn with retail and office space, topnotch tennis and pickleball courts, and plans for a state-ofthe-art indoor facility.
519 ± Acres | $5,500,000 Winthrop, WA
This premier ranch offers fertile farmland and breathtaking mountain vistas. It features eight irrigation pivots, advanced corral systems, and historical water rights. Highlights include diverse income opportunities, a converted barn for events, and a luxurious ranch house with custom amenities. Additionally, it includes 30,000+ leased acres for added versatility.
180 ± Acres | $4,350,000 Elk, WA
Featuring pature/hay ground, mature timber, and a serene 1.5± acre lake, this estate offers breathtaking views and abundant wildlife. A 4,264 SF home, versatile shop, and private shooting ranges enhance its appeal for relaxation, recreation, and elegant living.
411 ± Acres | $3,250,000 Newport, WA
Experience the perfect blend of adventure and tranquility with a 178± acre lake offering year-round fishing and surrounded by abundant wildlife, including elk, moose, and deer. Ideal for hunting and conservation, this property provides diverse outdoor opportunities and serene natural beauty.
366 ± Acres | $3,250,000 Entiat, WA
The private retreat offers a custom log cabin with over 366 acres, breathtaking landscapes, and a one-third-acre pond. Enjoy expansive windows, a gourmet kitchen, and beautifully curated gardens. Outdoor spaces include a riverside patio and extensive walking trails.
25 ± Acres | $3,000,000 Centralia, WA
Experience tranquility with nearby modern amenities in this shovel-ready Planned Unit Development. Flexible development options provide for 42-55 townhome units surrounding two picturesque ponds. Open spaces and walking trails make this a desirable location for homeowners seeking an urban lifestyle.
24 ± Acres | $2,990,000 Selah, WA
This ranch features a large barn, multiple outdoor and indoor arenas, a heated mechanics shop, and 19± acres of irrigated pastureland with valuable water rights. The custom home includes a spacious kitchen, elegant great room, and stunning outdoor views.
159 ± Acres | $2,750,000 Quincy, WA
Acres of irrigated farmland offer rich soils and opportunity to build a homestead. Located adjacent to the Gorge Amphitheater, it also offers the creative buyer the opportunity to build out support services for the amphitheater and has untold cash flow potential.
160 ± Acres | $1,950,000 Ephrata, WA
With a state-of-the-art irrigation system and a powerful private well, this property excels in efficient farming. With fertile land previously yielding silage corn and high-quality alfalfa, it promises exceptional agricultural productivity and convenient access to local markets and amenities.
183 ± Acres | $1,900,000 Hunters, WA
This property blends modern amenities with rustic charm and features 90± acres of irrigated pasture and alfalfa fields. Highlights include a newly remodeled home, incredible hunting, equestrian arena, and additional income opportunities from hay production, vacation rentals, and equine events.
612 ± Acres | $1,836,000 Yakima, WA
Explore diverse terrain with rolling hills, mature timber, and rangeland vistas. Enjoy fishing in Rock Creek, hiking, camping, and hunting in the renowned Cowiche Game Unit. With the potential for off-grid cabins, this property offers endless adventure and outdoor possibilities.
997 ± Acres | $1,750,000 Anatone, WA
Sprawling timbered grassland offers opportunities for grazing, farming, or a homestead and sweeping views of the Grande Ronde River Valley. Experience world-class fishing, hunting, and a rich ranching estate.
138 ± Acres | $1,455,000 Copalis Beach, WA
Experience the ultimate coastal retreat with pristine beaches, expansive dunes, and serene forest surroundings. Enjoy endless recreational activities such as fishing, crabbing, and beachcombing, along with a vibrant community and diverse real estate options perfect for your seaside escape or permanent home.
536 ± Acres | $1,380,000 Riverside, WA
With Tunk Creek flowing through, this property offers abundant water and scenic mountain views. It includes a home, a pole barn with horse facilities, and expansive fenced pastures. Adjacent to wildlife areas, it’s ideal for recreation and outdoor activities.
146 ± Acres | $1,200,000 Inchelium, WA
Experience a pristine landscape of timbered forests and meadows with two residences and four versatile shops. Enjoy 32+ acres of tillable land, a nearly one-acre garden with deer fencing, and an orchard of fruit trees. Breathtaking views of Lake Roosevelt complete this retreat.
2, 331 ± Acres | $1,175,000 Brewster, WA
Numerous springs, seasonal lakes, and ponds characterize this expansive ranch, which offers prime cattle grazing land with ample water sources. Multiple building sites provide stunning views of the Okanogan River, while recent fencing upgrades enhance ranching and recreational use functionality.
648 ± Acres | $972,750 Goldendale, WA
This parcel is surrounded by state and conservation lands. It is a haven for big game wildlife, such as elk, deer, and black bear, making it an ideal spot for nature enthusiasts and hunters alike.
1. Nickel Mountain Ranch
2. New Frontier Ranch
3. Vance Ranch
4. Ten Mile Ranch
5. Jubilee Vineyard
6. The New Moffitt Ranch
7. Heart Lake Ranch
8. Upstream Timber and Cattle Ranch
9. Campbell Crossing Ranch
10. Razorback Ridge
11. Dream Big Vista Vineyard
12. The Perfect Haven
13. Trident Star Ranch
14. Lazy JW Ranch
15. The Tackman Ranch
16. Allen Creek Hunting Retreat
17. Ritter on the River
18. Crooked River Rim Farm
19. Juliet Farm
20. Eightmile Creek Estate
21. White Rock Loop Farm Field
22. Bozarth Ranch
23. Pine Hollow Farm
24. Randall Creek Ranch
$12,495,000
1,247 ± Acres
Expansive timberlands, including Douglas fir and ponderosa pine, frame this exceptional property, complemented by scenic meadows and captivating canyon lands. The property features a prime cabin site with sweeping views and abundant wildlife, making it ideal for outdoor enthusiasts and hunters. Cow Creek offers excellent fishing for various species. A notable rock quarry with significant reserve potential adds long-term investment value. This property seamlessly blends natural beauty with recreational and economic opportunities. Riddle, OR
958 ± Acres | $10,770,000
Ashland, OR
With expansive meadows, lush forests, and multiple creeks and ponds, this ranch offers breathtaking views of Mount Shasta. It features irrigation rights from Beaver Creek and includes a historic main home, a versatile building ideal for residence, and a spacious Great Western Hall for events. Guests can enjoy three log cabins, a comprehensive campground with diverse recreational amenities, and opportunities for further development under existing resort approvals. This property stands out as a unique destination with transformative potential.
2,662 ± Acres | $9,000,000
Jordan Valley, OR
Commanding the landscape with large grazing allotments and exceptional cattle management, this ranch is set against the dramatic backdrop of the Owyhee Desert and surrounding ranges. It features advanced facilities and efficient water systems. The ranch excels in sustainable practices and high-grade protein production, reflecting a deep-rooted ranching heritage.
2,512 ± Acres | $7,000,000 Jordan Valley, OR
This expansive ranch showcases efficient cattle operations with excellent production of high-quality protein. Offering stunning views of the Owyhee Desert and surrounding ranges, it features a skilled team, modern amenities, and a strategic water system. Emphasizes sustainable practices, affordable feed, and efficient hay production, embodying the spirit of the American West.
140 ± Acres | $6,699,500 Amity, OR
Rolling hills and diverse microclimates define this exceptional vineyard, known for producing premium wines. With 35± acres of established vines and a state-ofthe-art wine production facility, the property features mature forests, ponds, and pastures. A luxurious craftsman-style home offers panoramic views, complemented by additional homes and a rustic cabin.
HICKS TEAM FAY RANCHES LLC
7,284 ± Acres | $6,500,000 Brothers, OR
Expansive high desert land ideal for cattle operations features deeded land and extensive grazing permits. Improvements include a large feedlot, remodeled shop, two-bedroom ranch house, and two new irrigation pivots for hay ground. Streamlined operations with efficient infrastructure and convenient access to services.
138 ± Acres | $5,500,000 Sisters, OR
Featuring a stunning northwest-styled home with exquisite craftsmanship, this property includes irrigated fields and a private 7.5± acre lake stocked with fish. A large finished shop, complete with an HD Golf Simulator and wet bar, complements the luxurious lifestyle. Adjacent BLM trails offer additional recreational opportunities in a serene setting.
1,215 ± Acres | $4,750,000 Myrtle Point, OR
Varied timber stands with sustainable growth on this property support diverse wildlife, including Roosevelt elk and blacktail deer. It combines productive timber management with cattle grazing, enhancing soil health and offering excellent hunting and recreational opportunities.
1,948 ± Acres | $4,200,000 Kimberly, OR
Enjoy 1.9± miles of river frontage, 1.45± miles of creek, and breathtaking elevation changes from lush fields to high ridges. Fish, hunt, and observe diverse wildlife, while modern amenities and extensive water rights enhance agricultural and recreational opportunities.
3,648 ± Acres | $3,999,000 Lakeview, OR
Explore diverse terrain with timbered slopes, meadows, and stunning views from high elevations. This expansive land features abundant wildlife alongside Howard Creek, including deer, elk, and bear. Perfect for outdoor adventures, timber investment, and creating a private retreat.
HICKS TEAM FAY RANCHES LLC
160 ± Acres | $3,250,000
The Dalles, OR
Embrace an exceptional vineyard property with established irrigation systems, deer fencing, and road infrastructure. Featuring prime land ready for red and white winegrape varieties, plus productive blueberry acres, this property offers incredible potential for a winery, estate, or agricultural retreat.
HICKS TEAM FAY RANCHES LLC
40 ± Acres | $3,250,000
Redmond, OR
Experience luxury living on a stunning agricultural property with panoramic Cascade Mountain views. Enjoy a private retreat with a swimming pond, expansive outdoor entertaining areas, and advanced irrigation systems. Perfect for those seeking both elegance and productive land use.
1,777 ± Acres | $3,200,000
Keating, OR
Experience prime big game habitat and lush grazing terrain in a private valley. Features include rolling hills, irrigated hay fields, and abundant wildlife, including mule deer and elk. Enjoy inspiring views, versatile irrigation systems, and excellent recreational opportunities.
HICKS TEAM FAY RANCHES LLC
323 ± Acres | $2,999,000
Powell Butte, OR
Experience breathtaking Cascade Mountain views and lush irrigated hay and pasture lands. This ranch features efficient rotational grazing, a charming farmhouse, and modern amenities, including a shop, machine shed, and working corrals, offering a perfect blend of productivity and charm.
3,190 ± Acres | $2,800,000
Prineville, OR
Experience an exceptional high desert cattle ranch with extensive grazing land and water rights. This property features a homesite with power and water, a barn, and meadows with wildlife habitat. Ideal for a cow/calf operation and outdoor enthusiasts alike.
2,118 ± Acres | $2,500,000
Prineville, OR
Discover unparalleled privacy and exceptional hunting opportunities on this timbered retreat. Enjoy the diverse wildlife, including Rocky Mountain elk and mule deer, along with Kuman and Allen Creek frontage. Ideal for hunting, hiking, and outdoor adventures, with stunning mountain views.
382 ± Acres | $2,400,000 Ritter, OR Enjoy a secluded mountain property with stunning views and a homesite ready for your dream lodge or cabin. Benefit from versatile hunting opportunities, abundant wildlife, and river frontage perfect for fishing. Embrace the untouched beauty and serenity of nature.
456 ± Acres | $2,385,000 Culver, OR
Enjoy breathtaking views of the Crooked River Canyon and Cascade Mountains. The property features irrigated farmland under pivots and wheel lines, river frontage, and agriculture infrastructure, including barns, sheds, and a shop. Build your home with one of the approved homesites.
HICKS TEAM FAY RANCHES LLC
5 ± Acres | $2,200,000 Tumalo, OR
Located in a desired community, this horse property features the perfect amount of privacy. The custom-built home is situated perfectly to soak in the Cascade Mountain views. With irrigated pastures and a nice horse barn, this one is exceptional.
323 ± Acres | $2,195,000 Dufur, OR
Experience luxurious rural living with stunning 360-degree views of the Cascade Mountains. This estate offers rolling hills ideal for dryland crops, thriving wildlife, scenic creek views, and two well-appointed homes. The diverse land supports both agriculture and recreation.
74 ± Acres | $1,995,000 Tumalo, OR
Bordering 119.6± acres of BLM land with Deschutes River access, this irrigated field features 68.4± acres of Tumalo Irrigation District water rights. It includes a pressurized irrigation system and is ideal for highquality hay, pasture, and stunning Cascade Mountain views.
HICKS TEAM FAY RANCHES LLC
114 ± Acres | $1,850,000 Powell Butte, OR
Experience exceptional agricultural luxury with advanced irrigation systems, including modern pivot and wheel lines. The property features productive hay and cattle facilities, complemented by stunning Cascade Mountain views. Ideal for those seeking a blend of elegance and functionality.
1,152 ± Acres | $1,850,000 Dufur, OR
Enjoy breathtaking views of Mount Hood and the Cascade Mountains from this highly productive dryland farm. It features prime tillable ground, ideal for wheat and cattle, with rolling hills and draws perfect for big game hunting and outdoor recreation.
119 ± Acres | $1,800,000 Beavercreek, OR
Experience privacy and tranquility just 40 minutes from the city. Enjoy diverse land uses, including equestrian, farming, and cattle operations. Features include a spacious home, a large steel shop, a restored Amish barn, Randall Creek frontage, and ample recreational trails.
1,000 ± Acres | $1,725,000 Hampton, OR
Wake up to serene views and endless possibilities. This expansive property features irrigated land with robust infrastructure, ready for a thriving agricultural or ranching venture. Enjoy the freedom to create and innovate in a remote yet accessible setting.
324 ± Acres | $1,625,000 Beatty, OR
Embrace a tranquil cattle ranch with extensive irrigation from strong wells, ideal for year-round grazing or hay production. Enjoy modern homes, efficient fencing, and productive pastures. Located near national forests and rivers, this property combines privacy with excellent operational features.
238 ± Acres | $1,499,000 Ritter, OR
Embrace a self-sufficient lifestyle on a scenic riverfront property on the Middle Fork of the John Day River, adjacent to the Malheur National Forest. This off-grid property offers the perfect balance between seclusion and accessibility.
15 ± Acres | $1,495,000 Bend, OR
Discover unparalleled serenity with access to 30,000± acres of public lands. Explore ancient juniper forests, ghost trees, and endless biking and horseback riding trails. Enjoy nearby luxury and adventure, combining tranquil rural beauty with high desert allure and recreational opportunities.
800 ± Acres | $995,000 Crane, OR
Premier upland bird hunting awaits with rugged terrain ideal for chukar, live water sources, and abundant wildlife. ATV trails provide easy access across the landscape, while a cozy cabin offers the perfect retreat after a day of adventure.
729 ± Acres | $985,000 Prinevillle, OR
Experience pristine land with lush timber, a seasonal creek, and abundant wildlife. Located in a premier hunting unit, it offers exceptional opportunities for big game, including Rocky Mountain elk and mule deer, plus diverse recreational options.
571 ± Acres | $895,000 Sprague River, OR
The property offers exceptional hunting, fishing, and scenic beauty and features irrigated pastures and extensive river frontage. With wetlands for waterfowl and conservation programs enhancing wildlife habitat, it balances agriculture with ecological stewardship beautifully.
278 ± Acres | $799,000 Eagle Point, OR
Experience serene creekside living with year-round water, scenic rock cliffs, and canyon views. This land features diverse terrain with abundant wildlife and homesite options, ideal for a private retreat, hunting haven, or mountain home surrounded by natural beauty and tranquility.
0.46 ± Acres | $695,000 Paisley, OR
Offering a blend of rural charm and practicality, this full-service store serves the essentials of rural life. With cold drinks, groceries, hardware, and more, it’s a vital resource for a wide area. Includes a wellmaintained home and versatile metal shop.
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Aniak, AK
$33,000,000
1,080 ± Acres
1. Marvel Creek Gold Mine
2. McWilliams Gold Claim
3. Woodchopper Gold Claim
4. Schultz Farms
5. Cripple Creek Gold Mine
6. Passage Island
7. Bentalit Lodge
8. Ketchum Creek Gold Mine
9. McDougall Lodge LLC
10. Northwoods Lodge
11. Nunavaugaluk Lake
Marvel Creek, near Aniak, Alaska, is approximately 1,080± acres and 15 total claims. The gold stocks and quartz veins have yielded significant gold deposits since 1911. The creek’s gravels, rich in coarse gold, are found on bedrock and in bedrock fractures. Mining operations are currently active at 30 yards per hour. The sale includes an Air Tractor and a 1,900’ maintained runway that can be extended. Marvel Creek is a promising site for gold mining or as a long-term investment.
881 ± Acres | $25,000,000 Talkeetna, AK
This historic gold mining district in the remote Alaskan wilderness offers an extraordinary opportunity for investors. The property features patented mineral rights, extensive creek frontage, and 40 gold claims, including virgin ground. Historical reports suggest substantial gold reserves, with estimates ranging from $160 million to $600 million. With breathtaking views of Denali and surrounded by old-growth forests, the site provides ample outdoor activities like hunting, fishing, and camping. Accessible via bush planes and a railway trail, this location combines rich mining potential with stunning natural beauty and abundant wildlife, including grizzly bears, moose, and caribou.
1,418 ± Acres | $12,500,000 Circle, AK
This historic site, central to the Klondike Gold Rush, features rugged terrain in the Tintina Gold Belt and high-grade gold deposits. The property includes diverse ecosystems with pristine habitats, supporting wildlife such as bears and caribou. Rich in mineral resources and scenic beauty, it offers significant mining potential and conservation value, with salmon spawning in nearby waters. The area’s relatively untouched state enhances its appeal for both mining and environmental preservation.
5,592 ± Acres | $6,750,000
Delta Junction, AK
This absolute turn-key farm includes equipment, grain storage, and multiple buildings. The largest contiguous farm in Alaska supports crops like barley, oats, and canola, with 24-hour daylight summers ideal for crop growth. Surrounded by mountains, this profitable farm is in the heart of Alaska’s emerging ag region.
1,640 ± Acres | $4,950,000
McGrath, AK
This site offers a rare investment opportunity with substantial gold reserves, high-quality gold, and relatively shallow overburden. It features 72 unpatented claims and abundant wildlife, including grizzly bears, caribou, wolves and moose, providing a unique blend of mining and adventure.
44 ± Acres | $4,950,000 Seldovia, AK
This private island offers over 7,000 feet of water frontage, ancient spruce forests, and stunning 360-degree views. Enjoy world-class fishing, scenic hiking, pebble beaches, and exploration of caves. Ideal for an off-grid home or lodge with opportunities for deep-water moorage.
12 ± Acres | $2,600,000 Skwentna, AK
This exclusive lodge offers a serene Alaskan retreat situated along Fish Lakes Creek. Accessible by boat or plane, it provides exceptional fishing opportunities for hunting, fishing, snowmobiling, hiking, and Iditarod experiences. The property features a gravel airstrip and off-grid amenities.
604 ± Acres | $2,300,000 Circle Hot Springs, AK
The turn-key operation includes all necessary equipment, living amenities, and current reclamation. With 34 claims and extensive mining rights along Ketchum and Mary Louise Creeks, the mine presents significant gold production potential and substantial profit opportunities.
50 ± Acres | $1,950,000 Wasilla, AK
30-minute float plane ride to this remote sportfishing haven where all five Alaska salmon runs are found. Additionally, rainbow trout, grayling, northern pike, and Dolly Varden, complemented by hunting, hiking, and diverse wildlife. Capacity of 28 guests and 16 staff.
1 ± Acres | $1,950,000 Skwentna, AK
This first-class remote sport fishing retreat specializes in salmon and trout fishing. It features private beach access, accommodates 30 guests and staff, and lies in a remote Alaskan setting. Enjoy exceptional fishing, hunting, and hiking opportunities.
35 ± Acres | $750,000 Dillingham, AK
It features approximately 0.25 miles of lake frontage with spruce and birch stands inside the Togiak Nation Preserve and offers abundant wildlife, fishing, and opportunity. Investors looking for ultimate Alaska experiences like hunting, fishing, boating, and exploring untouched wilderness.
2. OX YOKE RANCH
822 ± Acres | $3,500,000 | Holbrook, AZ
McDermitt, NV
$20,000,000
6,700 ± Acres
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Spanning both Oregon and Nevada, this fully functioning ranch exemplifies high desert efficiency with its vast Bureau of Land Management grazing allotment. It supports 2,000 well-managed animal units, producing high-grade protein from a prestigious calf crop. The ranch features extensive native rangeland grasses and crested wheat seedings, demonstrating its functional excellence. Set against the dramatic Owyhee Desert and Trout Creek Mountains, it preserves traditional ranching practices with dedicated cowboys and their teams. Benefiting from low operating costs, abundant water, and superior ranch facilities, it represents a unique opportunity to own a significant portion of the Great Basin’s landscape.
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Ainsworth, NE
$17,500,000
12,979 ± Acres
This property offers exceptional features for agricultural and livestock management. It boasts pristine grazing grounds with a blend of warm and cool-season native grasses, benefiting from the Ogallala Aquifer’s reliable water source. An intricate pipeline system and 60 rubber tire tanks ensure efficient stock water access, supplemented by natural ponds. Approximately 1,048 acres are dedicated to dryland hay meadows, reflecting the ranch’s versatility. The infrastructure from a retired pivot and the potential for renewed water rights provide opportunities for productive use. This land exemplifies a century of responsible stewardship and commitment to maintaining high-quality cattle and sustainable agriculture.
1,013 ± Acres | $4,600,000 Nenzel, NE
With 1.6 miles of Niobrara River frontage, this property offers a haven for outdoor enthusiasts. Enjoy prime hunting for deer, elk, and turkeys, along with ample water resources for livestock. The land features diverse terrain and easy access to nearby recreational opportunities.
Redfield, SD
$3,977,500
480 ± Acres
Discover a meticulously managed hunting retreat in South Dakota’s renowned pheasant hunting region. This property features diverse habitat, including food plots, CRP grass strips, wetlands, and shelterbelts, creating ideal conditions for pheasant, waterfowl and big game hunting. Enhanced by neighboring conservation efforts, the land offers optimal hunting experiences. The well-maintained lodge accommodates up to eight guests, with additional amenities such as an outbuilding for equipment, dog kennels, and a heated room for bird cleaning.
300 ± Acres | $3,600,000 Lake Andes, SD
Experience premier pheasant hunting with a meticulously managed habitat featuring ample food plots, water sources, and strategic shelterbelts. Surrounded by protected lands, this sanctuary fosters a thriving pheasant population and diverse wildlife, offering an authentic, high-quality hunting adventure.
640 ± Acres | $1,440,000 Timber Lake, SD
Featuring prime tillable land with current crops of spring wheat, sorghum millet, and hay, this property offers excellent access from a paved highway. Enjoy a large dam, upland bird hunting, and big game opportunities in a prime recreational setting.
159 ± Acres | $938,100 Hill City, SD
Revel in a serene retreat featuring rolling hills, aspenlined meadows, and lush pine and spruce forests. Access thousands of acres of adjoining National Forest for exceptional big game hunting, hiking, and winter sports in this natural paradise.
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Fay Ranches is actively seeking agents whose professional background has prepared them for executing significant land transactions in Georgia, South Carolina, and Tennessee.
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1. Eye of the Grizzly Luxury Retreat
26 ± Acres | $13,500,000 Chilko Lake, British Columbia
This estate is a self-sufficient sanctuary seamlessly integrated with its environment, offering a timeless experience for generations. It ensures comfort and versatility with six homes, a greenhouse, and a gym. The 6-bay and 4-bay shops, along with an ice house and solar panels, enhance off-grid independence. Located near Chilko Lake and Chilko River, the property is surrounded by protected lands, ensuring unchanging beauty and abundant fishing and wildlife. This estate will ensure family recreation and living and a serene environment for generations.
1. Hacienda Los Gauchos
515 ± Acres | $3,500,000 Cuatro Bocas, Costa Rica
Offering breathtaking volcanic mountain views, pristine forests, and a mile of clean riverfront, this property includes diverse trails for horseback riding, fishing, and exploring. It features a manager’s home and fertile pastures, blending adventure with productive agriculture.
