Land & Ranches for Sale in Western & Southeastern United States

A Season of Tradition, Fellowship, and the Outdoors

In the South, the arrival of fall isn’t marked by a date circled on the calendar. It announces itself quietly, with hints and whispers. The first signs are subtle: a morning breeze carrying a touch of coolness, afternoon light that leans softer across fields, the sound of cicadas fading into the evenings. Summer’s pace begins to slow, and both land and people seem to exhale after the long, humid stretch of July and August. For Southerners, this change in the air is more than weather—it is a signal that tradition, fellowship, and outdoor life are about to come into full swing.

Fall in the South invites us outside. The hardwood ridges glow in a patchwork of amber and russet. Cotton fields open, white bolls rolling like waves across the countryside. In the Lowcountry, tidal creeks fill and empty in steady rhythm, pulling redfish into the grass and oysters onto the tables. It’s a season when the landscape itself seems to gather people together—onto porches, into kitchens, and across fields where old traditions are carried forward into new generations.

Dove Season: The First Signal of Fall

For many Southerners, autumn truly begins when dove season opens. Ask a hunter in Georgia, South Carolina, Mississippi, or Tennessee, and they’ll tell you: Labor Day weekend is more than a holiday—it’s a rite of passage.

Across the region, landowners prepare all summer for this moment. Fields of millet, corn, sunflowers, or wheat are carefully planted and managed with the season in mind. The work isn’t done only for the hunt itself; it’s a practice rooted in stewardship, ensuring that doves have habitat and food sources long after the opening weekend. When the season arrives, those fields come alive with more than wings—they become gathering grounds for families, neighbors, and friends.

Anyone who has sat on the edge of a dove field in early September can recall the scene: folding chairs lined along a fencerow, coolers tucked into the shade of trucks, children running through the rows as the older generation reminds them to hush when birds approach. The air fills with laughter, storytelling, and the occasional friendly ribbing over a missed shot. It is hunting, yes, but it is also a social event as old as the farms themselves—a time to reconnect after the busy days of summer and before the heavier hunts of deer and waterfowl season.

For many children, a dove field is where they first learn the rhythms of hunting. The lessons are bigger than shooting: patience, safety, respect for the resource, and gratitude for the land beneath their feet. These early experiences often mark the start of a lifelong connection to both preserve and enhance the land, key tenets of Live Water Properties.

The Broader Value of Land Ownership

Dove season illustrates something larger: the value of land. Across the South, farms, ranches, timber tracts, and plantations serve not only as economic assets, but as canvases for memory and tradition. They provide space for work and livelihood, as importantly, they offer sanctuaries where stories are written year after year.

Land is where lessons are passed between generations. A grandfather teaches his granddaughter how to line up a shotgun safely. Parents remind their sons that the morning starts early, chores must be done before the hunt, and responsibility comes before reward. Friends gather under the same oak year after year, swapping stories that grow taller with each retelling. These moments add up to something far greater than a deed or a parcel map—they create a heritage.

At Live Water Properties, we see this heritage every day. Our clients often speak of their properties not simply as investments, but as stages upon which their family histories play out. Whether it’s a South Georgia plantation that has hosted dove shoots for decades, a Tennessee farm where children learn to fish, or a Carolina timber tract where stewardship and conservation are as important as hunting, each property holds a story worth continuing. Helping land transition from one steward to the next is an honor we carry with pride, because we know these places aren’t soil and timber—they are living legacies.

Outdoor cathedrals such as Georgia’s Buckelew Farm or Tennessee’s Island 34 stand as reminders of this truth. These landscapes are more than acreage; they are cultural landmarks where community, conservation, and recreation meet.

From Field to Table: The Southern Kitchen

When the hunt ends and guns are cased, the day doesn’t conclude. Instead, it shifts naturally to the kitchen and the table. In the South, the transition from field to meal is as deeply ingrained as the hunt itself.

For generations, dove has held a place of honor in Southern cuisine. In the Lowcountry, the bird often finds its way into a hearty perloo—a rice dish enriched with stock, vegetables, and the game harvested that very afternoon. In Mississippi, bacon-wrapped dove breasts grilled over pecan coals are a staple of opening weekend. Across Texas, cast iron skillets sizzle with dove fried crisp and served family-style.

The preparation is always communal. Children pluck feathers alongside grandparents, friends swap recipes, and the kitchen becomes another gathering place. These meals are more than sustenance; they are celebrations of heritage, season, and shared effort.

To prepare them well requires not only fresh ingredients, but tools crafted with the same sense of permanence as the land itself. In Charleston, Smithey Ironware has embraced that philosophy, creating heirloom-quality cookware that blends craftsmanship with heritage. Their skillets, Dutch ovens, and roasters are designed to last generations, much like the properties that dot the Southern landscape.

As Smithey Vice President Will Copenhaver notes, “To me, a cast iron skillet is every bit as essential to a good hunt as a cherished shotgun. The cooking of the birds is the completion of the experience, and a cast iron skillet filled with bounty from the hunt is the ultimate reward for a day well spent.” That connection between field and table underscores why Southern land is so deeply cherished. It sustains us, it gathers us, and it enriches every season of life.

For those who appreciate the tools of tradition as much as the traditions themselves, Smithey’s collection of cast iron cookware can be explored at smithey.com.

Classic Carolina Dove Pilau (Perloo) Recipe

The Broader Sporting Season

Dove season may open the door, but fall in the South stretches far beyond September fields. The months ahead unfold like chapters in a book every sportsman and landowner knows by heart.

Deer Season — As September fades, attention turns to the hardwood ridges and pine bottoms where whitetail deer roam. For many, deer season represents not only a pursuit of game, but a deeper connection to the forest. Dawn in a deer stand is as much about stillness as it is about harvest—the quiet hum of the woods waking up, the frost forming on leaves, the chance to reflect. Venison harvested in these months fills freezers and kitchens, reminding families throughout winter of the care put into both land and wildlife.

Waterfowl Season — When cold fronts sweep down from the Midwest, Southern skies fill with ducks and geese. From Arkansas rice fields to the tidal marshes of South Carolina, waterfowl season brings with it both anticipation and preparation. Decoys are mended, blinds brushed, retrievers trained, and mornings start long before the first hint of light. Few sights stir the soul like the whistle of wings overhead at dawn.

Quail Hunting — Later in the season, the uplands call. Quail hunting remains one of the most revered traditions in the South, carried out across longleaf pine savannas and broomstraw fields. The partnership between hunter and pointing dog, the explosion of a covey rise, and the crisp air of a Southern winter morning combine into an experience as timeless as any. Plantations across Georgia, Florida, and Alabama have preserved these landscapes, ensuring that the pursuit of bobwhite quail remains a living tradition.

Fishing the Fall Run — And while fields and forests take center stage, rivers and coasts are never far from mind. Fall fishing is legendary in the South, with redfish tailing across flooded spartina grass, speckled trout feeding aggressively before winter, and bass in reservoirs chasing baitfish near the surface. These waters, like the land, serve as stages for memory, fellowship, and connection.

Each pursuit builds upon the last. Together, they form a calendar not dictated by months alone, but by tradition, migration, and the turning of leaves.

A Season That Enriches Every Generation

Dove season is more than a pastime. It is the opening chapter of a broader sporting season, one that stretches through deer stands, duck blinds, quail fields, and coastal waters. It is a season that enriches not just the present, but every generation that follows. In the South, fall is not simply a time of year—it is a tradition, a fellowship, and an enduring reminder of the gift of land.

Taken together, these experiences remind us why Southern land is so deeply valued. It is not merely acreage measured in acres or appraisals; it is the foundation of a way of life. Land provides for us materially, yes, but also culturally and spiritually. It gathers families, teaches lessons, and carries forward legacies.

At Live Water Properties, we are honored to work alongside landowners who understand this truth. Their properties are not just holdings—they are living, breathing spaces that connect people to each other, to tradition, and to the outdoors. Each fall, as fields come alive with dove shoots, kitchens glow with cast iron meals, and woods echo with the call of deer and quail, we are reminded of why stewardship matters.

With the change of seasons come crisp mornings and shorter days. The high country comes alive – elk slip through dark timber, mule deer step into open ground, and whitetail move gracefully through the trees. Every hunting property tells a different story, and our Brokers know them well. For those chasing big game, these are the landscapes where the hunt begins.

WYOMING BIG GAME HUNTING RANCHES

Antlers Ranch
Meeteetse, Wyoming | 16,532 Acres
Antlers Ranch encompasses approximately 40,000 controlled acres, including 16,532 deeded acres and approximately 63 miles of shared border with federal- or state-protected lands. The ranch boasts a diverse range of topography and habitats, from river bottoms to irrigated pastures and timbered alpine peaks, which are home to moose, elk, antelope, bighorn sheep, and white-tailed and mule deer. To promote the best genetics in the game animals on the ranch, the current owners have strictly managed the amount of hunting allowed. As a result, bull elk over 380”, mule deer over 190”, white-tailed deer over 170”, and antelope surpassing the minimum score for Boone and Crockett have been harvested on the ranch. Antlers Ranch has historically qualified for landowner tags in Wyoming’s Elk Game Management Units 62 and 63 (considered among the best units in the Western U.S. for trophy elk) and the Deer GMUs 116 and 118. These are non-transferable tags that can only be used by the landowner or immediate family members. Currently, there is a year-to-year hunting lease with a well-respected outfitter. Antlers Ranch is one of the few places found outside of National Parks and National Forests, where wildlife is free to move and act as they are meant to. Explore Antlers Ranch

Red Hills Ranch
Jackson Hole, Wyoming | 190 Acres
Red Hills Ranch offers exceptional big game hunting experiences seldom seen in the Western United States. One can cross the Gros Ventre River on horseback or on foot with a bow or rifle in tow and begin pursuing bugling bull elk and rutting mule deer less than 200 yards from the back door. With access to National Forest that is difficult for public land hunters to reach, Red Hills Ranch provides a significant advantage for hunting pressured elk that love to bed in the dark timber directly behind the ranch. In 2024, the Elk Game Management Unit 82 bordering Red Hills Ranch had an impressive 34.9% harvest. Once the pack saddles are full of quartered big game following a successful hunt, one can make the short trip back to the Ranch to warm up by a wood fire and share stories from the rewarding adventure. Explore Red Hills Ranch

Pitchfork Ranch
Meeteetse, Wyoming | 96,115 Total Acres
Pitchfork Ranch offers world-class big game hunting, fishing, horseback riding, and backcountry exploration across a landscape that feels largely untouched by time. Approximately 5,000 elk winter in the region, many congregating along the river corridor that runs through the Ranch. Trophy-class bulls are a frequent sight, and hunting tags in this area are tightly controlled, enhancing both wildlife health and recreational value. Mule deer, moose, antelope, black bears, mountain lions, and wild turkeys are also abundant. The Ranch’s terrain—from rolling sagebrush hills to timbered ridges—offers an unmatched hunting experience, one that has attracted out-of-state hunters for decades, many of whom return each year and form lasting bonds with the land and community. Explore Pitchfork Ranch

Ross Plateau
Jackson Hole, Wyoming | 159 Acres
Located 11 miles south of Jackson Hole, Ross Plateau offers premier big game hunting at its best. Surrounded by national forest and featuring a spring-fed pond that attracts elk, moose, deer, and waterfowl, it is a private mountain stronghold with direct access to prime habitat. Add sweeping views of the Tetons, Gros Ventre, and Wyoming Range, and you have a hard-to-beat basecamp that combines seclusion, scenery, and nonstop hunting opportunities. Explore Ross Plateau

Double J Ranch
Daniel, Wyoming | 3,430 Acres
The Double J Ranch sits in the heart of Wyoming’s top hunting country region—right in the mule deer and antelope migration corridor, where the largest land-animal migration in the lower 48 occurs each year. The property qualifies for two landowner antelope tags and is in a general mule deer zone. The highly sought-after Zone 88 is an antelope mecca and one of the most popular units in the state. Located in Deer Unit 142, the Ranch offers excellent mule deer hunting. Double J Ranch provides year-round access, proximity to Jackson Hole, and top-notch ranch improvements, all while being situated in one of the most desirable areas for antelope and mule deer in the state. Explore Double J Ranch

Bull Creek Ranch
Teton County, Wyoming | 150 Acres
Bull Creek Ranch, nestled deep in Wyoming’s Gros Ventre Mountains, is a 150-acre hunting retreat with direct access to national forest. From the lodge doorstep, hunters can glass elk and mule deer, ride horseback into the backcountry, or launch a true wilderness hunt. The Ranch lies in a vital migration corridor for both wildlife and fish, ensuring constant game activity that rivals nearby National Parks. Complete with modern off-grid systems, a striking lodge, and year-round adventure, Bull Creek Ranch combines comfort with authentic backcountry hunting in one turnkey package. Explore Bull Creek Ranch

Soaring Eagle Ranch
Ranchester, Wyoming | 287 Acres
Soaring Eagle Ranch stretches nearly a mile along Wyoming’s Tongue River, placing hunters in the heart of trophy whitetail country. The cottonwood-lined river corridor and fertile river bottom fields support abundant deer populations, offering exceptional early-season archery and late-season rifle hunting. Supplemental cover and water sources, including wetlands and irrigated fields, keep deer active throughout the season. With quick access to the Bighorn Mountains and the nearby National Forest, the Ranch combines prime habitat, abundant whitetail activity, and close proximity to Sheridan. Explore Soaring Eagle Ranch

Triangle C Ranch
Dubois, Wyoming | Forest Service Lease
Triangle C Ranch is a turnkey guest ranch located along the Wind River near Dubois, Wyoming, offering prime access to abundant big game in the surrounding Shoshone National Forest. These National Forest lands are home to elk, mule deer, moose, and other game, providing excellent opportunities for guided hunts or wildlife-focused experiences. With established lodging, Western-style cabins, and full operational infrastructure, Triangle C combines a successful guest ranch with the potential to expand into fall hunting adventures in one of Wyoming’s most scenic regions. Explore Triangle C Ranch

Nieslanik Ranch
Cokesville, Wyoming | 399 Acres
The Cokeville area is renowned for its excellent big game hunting, especially elk and mule deer. Thanks to its proximity to public land, hunters from Nieslanik Ranch can enjoy an extra hour of sleep and a cup of hot coffee before heading out with their packs and rifles. Located in Elk Game Management Unit 103 and Mule Deer GMU 135, the owners, family, and friends have successfully hunted both species on the BLM and National Forest lands behind the property and on the ranch’s pastures. Explore Nieslanik Ranch

Bondurant Barndominium
Bondurant, Wyoming | 11 Acres
The 5,304 sqft barndominium, which can accomodate more than two dozen people, serves as an ideal base camp to head into the adjacent Bridger-Teton National Forest on horseback or on foot in search of large bull elk and mule deer. Located directly outside the back door are Elk Game Management Unit 86 and Mule Deer GMU 153, where a mix of dark timber, meadows, and available water resources are bountiful. Explore Bondurant Barndominium

IDAHO BIG GAME HUNTING RANCHES

Anderson Ranch
Mountain Home, Idaho | 3,896 Acres
Anderson Ranch, located within the prestigious Idaho Unit 44, is a true wildlife stronghold. Surrounded by miles of pristine landscape with virtually no other agricultural development in the area. The Ranch is a critical habitat and haven for a wide variety of wildlife species. The property’s well-watered environment, supported by three ponds and extensive irrigation, further enhances its appeal to small and big game species alike. Resident herds of elk, mule deer, and antelope are frequently spotted on the Ranch, while the surrounding timber and centralized sagebrush knolls provide shelter. The Ranch offers exceptional opportunities for hunters, with landowner tags available through Idaho’s Landowner Appreciation Draw Program. Explore Anderson Ranch

Two Canyons Ranch
Kamiah, Idaho | ±2,015 Acres
Two Canyons Ranch is located in Idaho’s Game Unit 11A, which is 98% privately owned, offering private hunting without pressure from surrounding public lands. Unit 11A is a Controlled Hunt Area for trophy mule deer and must be drawn. The Ranch has historically qualified for landowner tags through Idaho’s Landowner Appreciation Program. Unit 11A offers general season tags for elk, white-tailed deer, and black bears. Elk and deer bed on the canyon slopes and timbered draws and make their way up the canyon to the agricultural fields. Huge black bears and the occasional mountain lion can also be found in the canyon draws. Explore Two Canyons Ranch

Sage Creek Farm
Tetonia, Idaho | ±617.4 Acres
Sage Creek Farm in Idaho’s Teton Valley offers hunters a secluded base in a prime big game corridor. The property is situated within seasonal migration routes, allowing passage for elk, moose, and other wildlife, while nearly all of it falls within sharp-tailed grouse breeding habitat. Productive farmland and adjacent conservation land create abundant cover and forage, keeping deer and other game active year-round. Elevated terrain provides sweeping views of the Teton and Big Hole Mountains, combining privacy, scenic views, and unrivaled access to prime hunting grounds, minutes from valley towns and trailheads. Explore Sage Creek Farm

Twin Peaks Guest Ranch
Salmon, Idaho | ±677.81 Acres
Tucked away in a private canyon and surrounded by public lands miles from the nearest neighbor, Twin Peaks Guest Ranch is an end-of-the-road hideaway in central Idaho’s picturesque Western landscape. Prepare for the upcoming hunting season on the rifle range located onsite. The range facilities include a pistol bay, skeet area, and a covered bench area for stable, long-range practice at distances up to 1,000 yards. The Ranch is located within Zone 28 of Region 7 within Idaho’s Game Management Unit for elk and deer. These zones are highly sought after by regional sportsmen, who often enjoy above-average hunter success rates and the chance to harvest trophy-sized animals due to impressive genetics. Explore Twin Peaks Guest Ranch

Norway Canyon Hunting Retreat
Kamiah, Idaho | ±655 Acres
The Norway Canyon Hunting Retreat is located in Idaho’s Game Unit 11A, which is 98% private land, allowing for private hunting without pressure from surrounding public lands. Unit 11A is a Controlled Hunt Area for trophy mule deer and a tag must be drawn. The Retreat has historically qualified for landowner tags through Idaho’s Landowner Appreciation Program. Unit 11A offers general season tags for both elk and white-tailed deer. Elk and deer bed on the canyon slopes and in timbered draws, making their way up the canyon to the agricultural fields. Black bears and the occasional mountain lion can also be found in the canyon draws. With a luxury lodge, Norway Canyon combines top-tier hunting with comfort and versatility. Explore Norway Canyon Hunting Retreat

Henry’s Fork Highlands Ranch
Ashton, Idaho | 503.5 Acres
Henry’s Fork Highlands has all of the components to attract and sustain big game. The rich meadows, deep canyons, timber-covered hills, and onsite water resources provide the feed, cover, and water that deer, elk, and black bears need daily. Both deer and elk are commonly seen on the property and have historically been selectively hunted on the Ranch. In addition to the deeded lands, the National Forest lands adjacent to the north and east of the property provide endless hunting opportunities. Due to the diversity of terrain and the size of the Ranch, it is typical for the population of deer and elk to increase as public pressure on the National Forest increases. Located in the Island Park Zone (Elk Game Management Zone 60 of Region 1 and Deer GMU Zone 60 of Region 1), Henry’s Fork Highlands provides excellent big game hunting opportunities both on the property and on the nearby federal land. Explore Henry’s Fork Highlands Ranch

Cottonwood Creek Ranch
Stites, Idaho | ±1,084 Acres
Tucked away on the outskirts of Stites, Idaho, Cottonwood Creek Ranch is located in Idaho’s Game Unit 11A. The Ranch has previously qualified for the Idaho Landowner Appreciation tag program for elk, white-tailed deer, and mule deer. If drawn, these tags can be utilized by the landowner or designated to an individual before the season begins. Unit 11A also offers general season tags for both elk and white-tailed deer. Elk and deer bed on the canyon slopes and timbered draws and travel down to the agricultural bottoms in the evening. If desired, the fields could be reseeded to alfalfa or oats to further develop wildlife food plots. Black bears and mountain lions have also been seen in the canyon draws. Explore Cottonwood Creek Ranch

Long Hollow Ranch
Madison County, Idaho | ±616.8 Acres
Located in the rolling foothills of the Teton Range, Long Hollow Ranch spans 616 acres of sweeping farmland, tree-lined coulees, and mountain vistas. The balance of the acreage offers aspen groves, willows, sage benches, and open grass pastures—an ideal setting for elk, mule deer, and moose. With a seasonal county road bisecting the property and a network of interior ranch roads, access across the land is seamless, providing accessible hunting opportunities. Explore Long Hollow Ranch

MONTANA BIG GAME HUNTING RANCHES

LC Ranch
Three Forks, Montana | ±1,121 Acres
LC Ranch, located in Montana’s Gallatin Valley, offers diverse big game hunting in one of the state’s most coveted sporting regions. The property supports white-tailed and mule deer, pronghorn antelope, and elk, with ample riparian habitat, spring creeks, ponds, and the Gallatin River attracting wildlife year-round. The Ranch lies in Montana Antelope Hunting District 311 and Deer and Elk Hunting District 312. The deer and elk season for archery and/or gun hunting runs from early September through the end of November. Depending on whether you are using a bow or gun, antelope can be hunted from mid-August until mid-November. With multiple building sites, a custom owner’s residence, guest and caretaker homes, and first-class equestrian facilities, LC Ranch combines prime big game habitat with comfort, privacy, and unmatched recreational potential. Explore LC Ranch

The Schellin Ranch
Chinook, Montana | 8,000 Acres
This Montana ranch along the Hi-Line is a hunter’s paradise, offering consistent sightings of white-tailed and mule deer, as well as antelope across its creek bottoms, coulees, and native grasslands. Abundant cover, feed, and water sources—including over a mile of Lodge Creek, reservoirs, and wells—keep big game active year-round. With extensive agricultural infrastructure and productive farmland, this property combines high-yield operations with exceptional big game habitat, making it ideal for hunters and conservation-minded owners alike. Explore The Schellin Ranch

Bowman Creek Ranch
Ashland, Montana | 3,350 Acres
Bowman Creek Ranch, spanning ±3,350 deeded acres plus a 640-acre BLM lease, offers exceptional big game hunting across a diverse and productive landscape. The property supports white-tailed and mule deer, elk—including mature 6-point bulls and trophy-class bulls in surrounding areas—and antelope, with ample cover in timbered draws, riverfront, rolling grasslands, and pine ridges. Six miles south of Ashland along the Tongue River, Bowman Creek combines seclusion, striking scenery, and world-class hunting in one premier Montana property. Explore Bowman Creek Ranch

Centennial Ranch
Centennial Valley, Montana | 10,169.1 Acres
Centennial Ranch spans 10,169.1 total acres, comprised of 3,145.2 acres of deeded land and 7,023.9 leased acres. The Centennial Valley is a pristine region of vast grasslands and wetlands nestled between the Centennial and Gravelly Mountains, making it ideal for elk, deer, and antelope. Located in the Deer and Elk Unit 323, west of Yellowstone National Park, the valley is a crucial wildlife migration corridor and home to many different wildlife species. Explore Centennial Ranch

NEW MEXICO BIG GAME HUNTING RANCH

Cow Creek Ranch
Pecos, New Mexico | 934 Acres
Cow Creek Ranch, an hour from Santa Fe, offers exceptional big game hunting in a private mountain valley. The Ranch supports healthy populations of elk, mule deer, black bears, and mountain lions, with landowner elk tags and over-the-counter mule deer tags available. Turkeys and waterfowl add to the diverse hunting opportunities. Nearly surrounded by National Forest and bordering the Pecos Wilderness, the property provides access to vast backcountry hunting, while its trout streams and mountain lakes enhance both recreation and wildlife habitat, making Cow Creek Ranch a premier destination for hunters and outdoorsmen alike. Explore Cow Creek Ranch

UTAH BIG GAME HUNTING RANCH

Crystal Ranch
Mountain Home, UT | 470 Acres
Crystal Ranch is home to abundant wildlife, as it is situated in a critical migration corridor, offering both onsite and adjacent Ashley National Forest wildlife viewing and hunting opportunities. The current owners have meticulously managed the land to maximize the quantity and quality of both the fish and game. Mule deer, moose, and various upland birds live on the Ranch all summer. Elk move on and off the property throughout the year and often migrate into the Ranch during fall hunting season, staying through winter. Black bears and mountain lions also occasionally pass through the Ranch,but are rarely seen. For the big game hunter, the Ranch falls within the Yellowstone Unit, which provides an opportunity for both residents and non-residents to hunt big game such as elk, deer, and black bear on the ranch. Hunting tags are allocated through the Utah Division of Wildlife Resources. Prospective hunters should seek more information on available tags and season dates via https://wildlife.utah.gov/. Explore Crystal Ranch

MISSISSIPPI BIG GAME HUNTING FARM

Black Creek Farm
Hattiesburg/Sumrall, MS | 465 Acres
Black Creek Farm, a 465-acre estate in Southeastern Mississippi’s Pine Belt, offers excellent white-tailed deer hunting across its diverse mix of woodlands, pastures, and hardwood bottoms along Black Creek. The property’s rich habitat also supports wild turkey, dove, and quail, while lakes and Black Creek provide reliable water sources for game. With a custom main house, secondary residence, stables, barns, and a high-fenced perimeter, the Farm combines privacy and comfort with exceptional hunting opportunities minutes from Hattiesburg. Explore Black Creek Farm

GEORGIA BIG GAME HUNTING FARMS

Buckelew Farm
Macon, Georgia | 1,544 Acres
Buckelew Farm is situated in one of the state’s prime white-tailed deer regions. The property’s mature pine stands, hardwood bottoms, and miles of creeks and streams provide excellent cover, forage, and foraging corridors for deer, while multiple food plots and abundant Sawtooth Oaks support a healthy, trophy-quality population. With a custom main lodge, manager’s home, barns, and over 20 miles of trails, Buckelew Farm combines premier whitetail hunting with comfortable living and easy access to Macon and Interstate 75. Explore Buckelew Farm

Mann Creek Retreat
Tallapoosa, Georgia | 319 Acres
Mann Creek Retreat, located within an hour of Atlanta, Georgia, offers excellent white-tailed deer hunting across mature hardwood forests, pastures, and creek frontage. The property’s 40+ acres of pasture and over two miles of Mann Creek provide cover and forage that support a healthy deer population. A modern lodge overlooks a 14-acre pond, creating a comfortable basecamp for hunters. With scenic trails, abundant wildlife, and a private, secluded setting, Mann Creek Retreat combines premier whitetail hunting with easy access to Atlanta. Explore Mann Creek Retreat

Jaw-Doc Farms
Social Circle, Georgia | 270 Acres
Jaw-Doc Farms, a 270-acre retreat within an hour of Atlanta and Athens, Georgia, offers excellent white-tailed deer hunting amid a mix of forested woodlands, hardwood bottoms, and pastures along Naked Creek. The property provides abundant cover, forage, and water sources, including two ponds and over a mile of creek frontage supporting a healthy deer population. The Farm features a custom main lodge, barns, caretaker’s residence, and extensive roads and trails. Explore Jaw-Doc Farms

COLORADO BIG GAME HUNTING RANCHES

Creekside at Eagle Ridge Ranch
Gunnison, Colorado | 35 Acres
Tucked into the heart of Colorado’s majestic Rocky Mountains, Game Management Unit 54 offers one of the most scenic and rewarding big game hunting experiences in the West. With sweeping mountain views, rugged wilderness terrain, and abundant wildlife, GMU 54 is a premier destination for hunters seeking adventure and challenge. Owners within Eagle Ridge Ranch have unmatched access to hunt a private primitive area that covers approximately 4,700 acres – ideally surrounded by public lands. Located within this protected, primitive area are two cabins for use by ranch owners and their guests. These rustic, yet comfortable, cabins offer incomparable access to the Ranch’s hunting grounds. From sunrise over snow-dusted peaks to crisp fall air echoing with the bugle of a bull elk, this area delivers both unforgettable scenery and exceptional big game opportunities. GMU 54 is home to healthy populations of elk and mule deer, with mature bulls and bucks regularly harvested each season. Trophy potential is high, with mule deer exceeding 180” and elk topping 300”+. Whether you’re chasing bugling bulls in September or glassing for rutting mule deer in November, hunters will find both challenge and reward in this sought-after private hunting oasis. Explore Creekside at Eagle Ridge Ranch

Seven Springs Ranch
Glenwood Springs, Colorado | 662 Acres
The Seven Springs Ranch is located in Game Management Unit 43, known for elk, mule deer, and black bears. With BLM flanking the deeded acreage on two sides and the southern boundary leading directly into White River National Forest, the ranch benefits from public land access. While the elk primarily inhabit the public land in GMU 43, hunting pressure often drives them to the nearby private holdings, where there is much less pressure. The combination of forested areas and lush range lands across the Ranch creates an excellent habitat for mule deer and elk. Gambel oak and other foliage fill large parts of the property, supplying a favorite food source to keep wildlife around, while a mix of healthy timber and aspens provides cover, and abundant serviceberries and chokecherry berries brings bears from the surrounding area. Explore Seven Springs Ranch

Elk Creek Ranch Lot 48, 34, and 37
Meeker, Colorado | 35 Acres
The White River Valley’s diverse topography supports a wide variety of wildlife. The combination of seasonal climate, vegetation, and water creates an ideal habitat for game to thrive. The area boasts the largest herd of Rocky Mountain elk in the world, along with a large population of mule deer. The habitat protection and stewardship efforts by Elk Creek Ranch and its neighboring ranches have created a sanctuary for various wildlife, including elk, mule deer, moose, black bear, wild turkey, beaver, grouse, and bald eagle. The excellent big game habitat in Game Management Unit 23 offers an owner the opportunity to harvest a true trophy. Explore Lot 48 Explore Lot 34 Explore Lot 37

OREGON BIG GAME HUNTING RANCHES

R & C Ranch
Fossil, Oregon | 5,403 Acres
The R&C Ranch is home to healthy populations of mule deer, as well as Rocky Mountain elk, pronghorn antelope, bighorn sheep, and barbary sheep. The area is known for its heavy-horned mule deer bucks. The resident elk herd is estimated at 600 head and migrates between multiple private ranches in the area. The elk hunting season is one of the longest in the state, at five weeks, and is entirely located in the Biggs Big Game Unit. While landowner preference (LOP) tags are available (five elk and five deer tags), because there is so little public ground in this unit, over-the-counter tags are also plentiful. Explore R & C Ranch

Seven Springs Ranch on Butte Creek
Fossil, Oregon | 5,403 Acres
Seven Springs on Butte Creek is home to healthy Rocky Mountain elk and mule deer populations, pronghorn antelope, bighorn sheep, and the occasional Barbary sheep that ventures over from adjacent ranches. The area is renowned for its 320”+ class bulls and considerably sized mule deer bucks. The ranch offers all the essential components needed to sustain and attract big game, including springs, seeps, intermittent streams, small ponds, and wallows. Explore Seven Springs Ranch on Butte Creek

TENNESSEE BIG GAME HUNTING FARM

Island 34
Lauderdale County, Tennessee | 2,549 Acres
Island 34, located within 60 miles of Jonesboro, AR and Memphis, TN, lies in the heart of the Mississippi Delta. The property is accessed from Arkansas, minutes away from one of Country Living’s “10 Best Small Towns in the U.S.”, Wilson, AR. Approximately 51% of the property is timberland, home to centuries-old pecan, cottonwood, silver maple, willow, and oak trees—some over 160 years old. To restore native hardwoods, 1,200 oaks have been newly planted. Extensive habitat development over the past three years has transformed the landscape for waterfowl and deer, with impounded fields, water-control structures, and switchgrass buffers providing food, cover, and seclusion. For deer habitat, 150 acres of food plots are planted in corn and winter wheat, with non-graveled roads also seeded with winter wheat to provide additional forage. Large fields have been divided into 20–30-acre habitat units for better management and biodiversity. Explore Island 34

The first half of 2025 brought signs of transition for rural land and ranch real estate market trends—not a slowdown, but a shift toward a more balanced, thoughtful pricing environment.

“Right now, there is more economic and geopolitical uncertainty than in 2024,” said Bill Calton, Director of the Southeastern Market for Live Water Properties, who has over 40 years in all facets of the real estate business. “While some investors are proceeding with more caution, many are using this slight shift in the market to explore meaningful, well-aligned acquisitions or dispositions.”

Some of the exceptional new listings include the water-rich ±470-acre Crystal Ranch near Mountain Home, Utah; the ±16,532-acre Antlers Ranch near Meeteetse, Wyoming offering superlative wildlife; the ±3,896-acre Anderson Ranch near Mountain Home, Idaho, which is an organic potato farm in an idyllic setting; and the ±2,459-acre Island 34 Duck Club in Lauderdale, County, Tennessee, which is home to an “unimaginable number of ducks.”

“We’re the same people doing business the same way, but the phone is ringing now with people asking us to consider listing their properties,” Merritt said. “There are intriguing listing opportunities all over the place, and I’m excited about what is in front of us.” According to Merritt, the market remains relatively strong, as is interest, and transaction volume is solid. In fact, the firm is currently closing deals in Idaho, Wyoming, Montana, Colorado, and Alabama. But, he said, the significant inventory increase will affect Buyers and Sellers at some point.

“For the past 10 years, the market has been thirsty for inventory–we’re getting it now,” Merritt said. “As inventory levels normalize, we’re seeing buyers engage more deliberately—a sign of a market maturing rather than contracting.”

A larger inventory means Buyers have more options, so they can move more deliberately until they find the ideal property. According to Merritt, this hasn’t been an option in the past decade when demand for land outstripped supply, and Sellers were in the driver’s seat.

We are also noting price reductions on properties offered by other brokerages throughout the marketplace. Price reductions were non-existent during the COVID boom and its immediate aftermath, allowing people to “throw up prices because they’d stick.”

“Personally, I think the market will remain strong because real estate is always a wise investment, but I think the period of super high prices is over,” Merritt said. “In the coming cycle, I believe cash will be king, and strong Buyers will be able to negotiate.” Historically, recreational ranch real estate is a self-leveling business, meaning that Buyers and Sellers find a mutually agreeable selling point.

“As Sellers adjust to evolving Buyer expectations, pricing strategy and clear value articulation are becoming more important than ever.” Merritt said. “It may take some time for them to find each other and establish a new balance in the marketplace.”

While professionals are debating whether the market is softening or just normalizing, it is clear that accurate pricing is becoming imperative. Sellers and their representatives need to price properties based on current market realities instead of the historic highs marked during the COVID boom. Transitional markets make good, defensible comps even more important.

“In this environment, I advise our Southern Brokers to stay on top of the comps within a 25-mile-to-50-mile radius, or within a 2 to 3 hour drive for our Western Brokers, of the properties they are listing,” Calton said. “It is essential to understand what is selling and the facts around that, as well as what is not selling and the facts around that. Without ground-truthing, conversations with Buyers and Sellers become emotional and potentially non-productive.”

As for Calton, he will be paying close attention to a property’s market exposure or Days on Market (DOM). In his experience, a property becomes ‘aged’ if it is hasn’t sparked significant interest within its first four months on the market. At that point, it is time to carefully examine the property to uncover any issues, including price, that may be deterring Buyers.

“To succeed year after year, you have to speak from an informed position and continue to earn and hold clients’ trust,” Calton said. “You have to do details better than anyone else in the business.”
And in a changing marketplace, it is imperative to stay focused on the things that matter.

“It’s easy to be distracted by the noise, so we’re going to keep our eyes on what is in front of us,” Merritt said. “In a dynamic market, our commitment remains unchanged: to guide our clients with clarity, precision, and confidence—ensuring success on both sides.”

A CLOSER LOOK AT THE MARKETS WE REPRESENT

Mountain West:

Wyoming:

Wyoming’s agricultural land and ranch real estate market trends remains stable, with cropland and pasture values up approximately 2–4% year over year—cropland showing a 2.7% gain and pastureland roughly 4%—while overall farm and ranch real estate appreciated modestly, around 0.7% in 2024. Sales activity has stayed muted, particularly in premium ranch land segments, which have seen limited transactions and tight inventory, especially near Jackson Hole where land deals remain sparse, and cyclical volatility makes price data uneven. Local ranchers continue to dominate purchases—often using cash or equity backed financing—while strong cattle markets and still limited listings help underpin land values.

Concurrently, Wyoming properties located near Yellowstone and other high value recreational corridors like Jackson Hole are commanding premium prices, benefiting from the so called “Yellowstone effect,” which has driven ranch land values up nearly 28% in the past five years.

Looking ahead, moderate interest rate relief and growing listing activity may bring renewed interest from buyers; however, accurate pricing and brokerage expertise remain key in what is gradually moving toward a more balanced—yet still competitive—market.

Wyoming market insight provided by Latham Jenkins

Colorado:

Thus far in 2025, Colorado ranch real estate market trends have been dynamic. After a four-year run of unprecedented Buyer activity, there appears to be a new phase of pre-2020 normalcy taking shape.

In recent years, the limited inventory for high-quality sporting ranches was quickly absorbed by active Buyers who were prepared to move quickly to stave off competing Buyer interests. We’re now seeing a return to more disciplined Buyer activity and what can best be described as a leeriness towards pricing as more inventory makes its way to the market.

The message to Sellers and potential Sellers is the importance of supportable, data-driven pricing and professional exposure. There is no shortage of Buyers, particularly at the high-end, though now with the benefit of increasing optionality those Buyers have the ability to take more time to learn the market and the inherent values that impact a particular property.

As has always been the case, off-market deals continue to occur when the parameters of a Buyer-client align with Sellers known to us, who prefer not to offer their ranches publicly.

Colorado market insight provided by Brian Hartley

Idaho:

Over the past three years, Idaho’s ranch real estate market trends have been defined by limited inventory and strong competition. High-quality properties were scarce, and Sellers enjoyed strong leverage, often commanding top dollar in a red-hot marketplace.

But as we move through 2025, the pendulum is clearly swinging. More inventory is coming online, and quality Idaho ranches are beginning to surface across the state. The result is a market that feels more balanced for the first time in years.

After a long period of tight supply, Buyers now have access to a wider range of properties, including many that haven’t changed hands in decades. Pricing is starting to normalize as Sellers adjust to a more competitive landscape, recognizing that the days of “name your price” listings are largely behind us.

Buyers, in turn, are regaining leverage; with more choices and a slower pace, they have time to conduct due diligence and negotiate favorable terms, especially in deals involving water rights, agricultural leases, or conservation potential. For Sellers, success now hinges on strategy—accurately pricing the land and clearly communicating its unique value, whether tied to live water, habitat, production capacity, or development potential.

The Idaho ranch market is no longer a runaway Seller’s market, nor has it tipped completely in favor of Buyers. Instead, we’re in a more thoughtful, deal-driven environment—one where preparation, quality, and local expertise matter more than ever.

Idaho market insight provided by Tate Jarry

Montana:

Ranch real estate market trends as well as farm sales in Montana are up 6% compared to this time in 2024, reflecting steady demand despite limited inventory.

Today’s Buyers are more sophisticated than ever, using advanced tools and resources to evaluate properties before making a move. As a result, A-plus Montana ranches—those with strong operational fundamentals, recreational value, and desirable locations—continue to move quickly. However, Sellers can no longer expect B-grade properties to command A-level prices and still see activity; pricing must align with quality and market expectations.

Overall, the Montana ranch market remains competitive, with discerning Buyers driving selectivity and velocity in top-tier transactions.

Montana market insight provided by Zach Robbins

The Southeast:

Georgia:

Georgia’s land and ranch real estate market trends remain steady in 2025, with a balanced dynamic between Buyers and Sellers. High-quality properties continue to attract interest, though the frenzied pace of the COVID years have given way to a more patient market. Today’s Buyers are thoughtful and selective, taking time to evaluate options and ensuring the property’s use aligns with their long-term goals.

Institutional and private Buyers alike are demonstrating a strong appetite for land with income potential—whether through timber, farming, or recreational leases—as well as for tracts with conservation or legacy value. This trend reflects a broader “flight to quality,” with investors prioritizing hard assets that offer both stability and enjoyment.

Success in Georgia’s current market hinges on presenting properties accurately and effectively. Getting qualified Buyers on the ground and having the opportunity to share the full story of the land remains essential. With more options now available, Buyers are placing increased value on well-managed, turn-key assets that clearly communicate their potential.

Georgia market insight provided by Jon Callaghan

Alabama:

The Alabama land market is showing strong signs of activity in 2025, particularly in regions known for recreational and agricultural value, as shown by Live Water Properties’ recent sale of the Cahaba Plantation property, nearly 2,000 acres of prime recreational land with over four miles of frontage on the famous Cahaba River. Demand remains steady for quality properties with income potential—whether through row crop production, timberland, or hunting leases—though Buyers are becoming more price-sensitive and selective than in recent years.

Inventory has increased across much of the state, providing Buyers with expanded choices and creating a more measured pace of transaction. Properties with turnkey infrastructure, well-managed habitat, or proven income streams continue to stand out. Buyers are especially drawn to tracts offering a balance of utility and natural beauty—land that supports both recreational use and long-term investment.

Overall, the Alabama market appears healthy, with an emphasis on realistic pricing and well-presented offerings. While not immune to broader economic uncertainty, Alabama’s affordability, natural resources, and central location in the Southeast continue to make it an attractive and resilient land investment market.

Alabama market insight provided by Jon Callaghan

South Carolina:

This Southeastern land market is currently experiencing a mixture of trends with certain areas seeing strong demand and rising values while others face overbuilding and slowing growth. Affordability and job opportunities continue to drive interest and relocations to the region, which has added to demand for both housing and land.

Diversity of land use beyond traditional residential or agricultural purposes is also promoting interest and market activity. Buyers are increasingly focused on properties that align with private recreation, sustainability/conservation, and cash-flow opportunities.

In South Carolina specifically, coastal counties lead the way in Turnover Ratio (the percentage of active land listings sold over the past 365 days) with six of the state’s top 10 counties represented. Further validation of growth and activity is highlighted by recent U.S. Census Bureau data, noting Jasper County as the nation’s fastest-growing county in terms of housing units.

In summary, the South Carolina land and ranch market trends appear steady overall. While factors like interest rates and stock market fluctuations still have an impact, the region’s strong fundamentals and growing population suggest continued opportunities for both Buyers and Sellers. For Sellers, values remain near historic highs in many areas, while Buyers have more leverage to negotiate a more fair due diligence period compared to previous years.

South Carolina market insight provided by Will Johnson

With later sunsets and rising temperatures, summer fishing is finally settling in across the mountains of the Western United States. As runoff subsides and waters run cool and clear, the doors open for world-class fly fishing. Following the hatches of various bugs, fish will be on the lookout for aggressive surface action. It is time to get the fly boxes out and put them to use. Below, our seasoned Brokers share valuable insight into the current and future western fly fishing hatches and hatch patterns to angle the fish native to these waters.

Fly Fishing Ranches for Sale in Wyoming

Antlers Ranch
Meeteetse, WY | 16,532 Acres
Wood River
The crown jewel of Antlers Ranch, the Wood River flows for over six miles through deeded lands, creating a quintessential freestone experience. Its healthy, self-sustaining Yellowstone cutthroat population makes it a true native fishery. As June comes to an end, runoff has subsided, revealing clear, cold flows with abundant insect life. Expect consistent stonefly hatches along with PMDs and caddis in the riffles and eddies. Terrestrials become increasingly effective by early July, especially along grassy banks and undercut corners. Water walkers and variations of streamers have been top producers.

Gooseberry Creek
A diverse and dynamic tributary, Gooseberry Creek flows for over seven miles through the ranch, offering everything from willow-lined banks and lazy bends to canyon-style pocket water. Brook trout dominate here, often in the 8-14” range. Mid-June through July brings active western fly fishing hatches of caddis, PMDs, and smaller stones. Terrestrials- especially beetles and small hoppers- also see plenty of surface action. A favorite among the brokers has been Kreelex streamers, which seem to entice brook trout out of the deeper pools. Gooseberry is perfect for a summer day of wet wading and fishing for trout that have never seen a fly.

Dick Creek
More intimate than the others, Dick Creek is a cutthroat stream with scenic views and restoration potential. It fishes best during early summer when flows are strong and water temps are cool. Expect isolated hatches of mayflies and midges, with dry fly opportunities in slow bends and plunge pools. This is a small-stream angler’s dream- tight casts, light lines, and high reward in a setting few ever explore.

Stonewall Creek
Stonewall Creek provides a unique fishery thanks to inflow from irrigation canals and proximity to Lower Sunshine Reservoir. The real magic happens in early to mid-summer when lake-run fish push up to spawn. During these periods, anglers can encounter larger-than-expected trout- often migrating cutthroat and the occasional hybrid- holding in deep pools and along tailouts. Fish it with streamers early, then shift to caddis and PMDs during warm afternoons.

Explore Antlers Ranch

Red Hills Ranch
Jackson Hole, WY | 190 Acres
From late June through the end of July, the Red Hills Ranch borders a stretch of the Gros Ventre River that hits its summer stride, offering exceptional walk-and-wade and boat access to cool and clear water. In this section of the river, there are substantial populations of native Snake River fine-spotted cutthroat trout. As runoff fades, the flows settle into ideal levels, and the river becomes increasingly productive for dry fly fishing. Beginning in late June, steady hatches of Pale Morning Duns and caddisflies trigger reliable surface action, especially in mid-morning and late afternoon along riffles and undercut banks. By mid-July, grasshoppers, ants, and beetles become dominant, with cutthroat rising to large attractors like Chubby Chernobyls and Parachute Hoppers. For anglers fishing between hatches or during midday lulls, subsurface patterns like Beadhead Pheasant Tails, Hare’s Ears, and Zebra Midges produce well in deeper pockets and seams. With its combination of high-elevation clarity, prolific hatches, and lightly pressured fish, the Red Hills Ranch section of the Gros Ventre delivers classic Wyoming cutthroat action in a stunning and secluded setting. Explore Red Hills Ranch

485 North Fall Creek
Wilson, WY | 5.13 Acres
Located South of Wilson 485 North Fall Creek boasts numerous activities for every season of the year. In the summer, many anglers’ attention is drawn to the brook, brown, and native cutthroat trout that reside in Fish Creek, which sits below the property and offers stunning views. Due to much of the water residing on private land, the Fish Creek presents a unique opportunity to target lightly pressured fish. Due to the lack of pressure, many flies will produce eats, but some flies that are working well this time of year are Elk Hair Caddis, Purple Haze, and Parachute Caddis. From the beginning of July to the end of summer, Fish Creek serves as a great opportunity for an avid trout angler. The region has many other superb fishing opportunities. A float trip on the Snake River, accessible ten minutes from the property, is a popular way to experience the superb angling and breathtaking scenery of the Tetons and the surrounding Jackson Hole Valley. Flat Creek is another local favorite located within twenty minutes of the property and is often called the “finest trophy dry-fly cutthroat fishery in the West.” The Green River, Hoback River, and Salt River offer excellent fishing, all within an hour south of Jackson Hole. The Henry’s Fork, Warm River, Fall River, Teton River, and South Fork of the Snake are located over the Teton Pass in Idaho, within an hour’s drive. The Firehole, Lamar, and Gibbon, world-renowned areas in the Greater Yellowstone ecosystem, are also within a two-hour drive. Explore 485 North Fall Creek

Soaring Eagle Ranch
Ranchester, WY | 287 Acres
Soaring Eagle Ranch provides outstanding brown trout fishing throughout the summer season, right at its doorstep. The Ranch’s section of the South Tongue River is classified as a Class II fishery due to the quality of trout habitat, which supports a diverse population of fish in various sizes and age classes. Though the Tongue has not been stocked since 1990, there is an abundance of wild trout with over 4,000 fish per mile on certain stretches. When fishing the pristine waters of the South Tongue River, anglers should try to be stealthy when navigating the river and use 6x tippet. In terms of flies, Humpies, Turck Tarantulas, and Black Foam Ants will be highly successful. Just 70 miles north of Soaring Eagle Ranch, the Bighorn River near Fort Smith, Montana, provides year-round world-class fly fishing for rainbow and brown trout. Its tailwater, fed by Yellowtail Dam, ensures stable flows and prolific insect life. Float and wade fishing, guided trips, and knowledge from local fly shops enhance the experience, with seasonal western fly fishing hatches adding variety. Explore Soaring Eagle Ranch

Bondurant Barndominium
Bondurant, WY | 11 Acres
With 1.3 miles of frontage to the Hoback River, Bondurant Barndominium provides a unique fishing experience in its backyard. Though the Hoback River is small, relative to other nearby fisheries such as the Snake River, the Hoback River carries an abundance of native cutthroat which will deliver great topwater action in the summer months. The Hoback River also serves as a unique fishery due to its wade fishing accessibility. Many avid anglers on the Hoback recommend a 4-5 weight rod when fishing the river. For flies, hoppers, Beetle patterns, Orange Stimulators, and Parachute Adams serve as reliable options throughout the summer. Despite its size, the Hoback River packs a punch with fish well over 15 inches. Explore Bondurant Barndominium

17 Rocking Chair
Dubois, Wyoming | 22 Acres
Dubois has been one of the first part of Wyoming to start fishing well this summer; the runoff is officially over, and the summer fishing season is upon us. The Upper Wind River, which runs along the property’s southern border, is a beautiful, free-flowing river dominated by native cutthroat trout. Further down the river, anglers will encounter larger populations of brown and rainbow trout, making it possible to catch all three species in one day. The river and surrounding water, Torrey Creek, Wiggins Fork, etc., are currently fishing extremely well with Duracell nymphs and midges. Fishing continues to improve by the day, and the dry fly fishing should pick up by the end of the week. A four-weight rod with a floating line will make for tremendous fun on the Upper Wind River any day of the week. Explore 17 Rocking Chair

Fly Fishing Ranches for Sale in Idaho

Anderson Ranch
Mountain Home, ID | 3,896 Acres
From late June through the end of July, Anderson Ranch Reservoir and the upper South Fork of the Boise River offer a diverse and action-packed summer fishery in a spectacular setting. After spring runoff, the river below the dam becomes productive with cold, clear flows, attracting substantial populations of wild rainbow trout. Pale Morning Duns and Pink Alberts dominate the hatch chart during this period, with dependable midday Pale Morning Duns hatches followed by vigorous evening caddis activity. Anglers can find rising brown trout in riffles, back eddies, and along seams. Hoppers and beetles start gaining traction toward the end of the month. For those targeting larger fish, streamers in olive, white, and black can be effective during low-light periods. Anderson Ranch offers a versatile summer destination that will create memorable days on the water. Explore Anderson Ranch

Sundown Ranch
Driggs, ID | 264 Acres
Located in the heart of Idaho’s Teton Valley, Sundown Ranch offers prime access to the upper Teton River. This renowned dry fly fishery is surrounded by expansive meadows and panoramic mountain views, but the views are not the extent of the fishery’s perks. From mid-June through late July, the river comes alive with consistent hatches and rising trout. Pale Morning Duns and caddisflies begin hatching in mid-June and are present throughout the summer. As July progresses, western fly fishing hatches diversify with the emergence of Yellow Sallies and Salmon flies. By late July, grasshoppers begin to make their appearance along the grassy banks. With its spring-fed clarity, technical currents, and abundance of native cutthroat and rainbow trout, Sundown Ranch delivers a classic Western fly-fishing experience where timing the hatch and presenting the correct pattern is crucial to unlocking the Teton River’s full potential. Explore Sundown Ranch

Ice House Creek Ranch
Fremont County, ID | 2,012.63 Acres
Ice House Creek Ranch is an exceptional property that boasts prime agricultural and cattle opportunities. In addition, Ice House Creek Ranch resides next to one of Idaho’s most renowned fisheries, the Henry’s Fork River. From mid-June to early July, anglers can expect consistent dry dropper opportunities with size 6-10 Golden Stones, Green Drakes, and Flavs being followed by size 14–18 Red and Brown Zebra Midges in the afternoons. In the early mornings, olive, brown and black streamers provide eats as well. With the commencement of July, multiple hatches such as Tricos, Yellow Sallies, and caddis will draw the attention of fish residing in Henry’s Fork. As July advances and the heat rises, anglers should target shade and fast-moving oxygenated waters during the hot afternoons. The property also sits next to the Island Park reservoir which serves as a year-round fishery with an abundance of fish species. With its rich diversity of hatches during the summer season, Henry’s Fork serves as a premier destination for any trout angler. Additionally, the Island Park Reservoir is a great fishing opportunity for those seeking still water fishing. Explore Ice House Creek Ranch

Twin Peaks Guest Ranch
Salmon, ID | 677.81 Acres
The Salmon River, located at the entrance of Twin Peaks Guest Ranch, offers a dynamic and thriving summer trout fishery. With plentiful fish numbers, fishermen can expect to find native Westslope cutthroat and rainbow trout exceeding 20 inches. As river levels recede from spring runoff, the Salmon River offers excellent conditions for trout. Summer western fly fishing hatches begin with Golden Stones, Yellow Sallies, and Pale Morning Duns, growing stronger into July and August with salmon flies and a surge of terrestrial activity. Fishing is accessible by drift boat or walk-and-wade. Towards the end of summer, large attractor dry flies like Chernobyl Ants, Stimulators, Double Humpies, and Tarantulas are consistently productive. With its spectacular setting, eager surface-feeding trout, and steadily improving hatch cycles, Twin Peaks Guest Ranch and the Salmon River offer an ideal blend of classic Western dry fly fishing. Explore Twin Peaks Guest Ranch

401 Owl Rock Road
Ketchum, ID | 57 Acres
Located just over the hill from Owl Creek, the Big Wood is a classic freestone stream with dynamic structure, riffle-pool sequences, and excellent access points. By late June, runoff is typically tapering off, leaving behind clear water and healthy flows. Expect prolific Pale Morning Duns and caddis hatches, especially during the early mornings and evenings. As July heats up, Golden Stones and Terrestrials (ants and hoppers) start showing up in the mix, particularly effective with a dry-dropper setup. Just 20 minutes from the property, Silver Creek is a mecca for technical dry fly anglers. This spring creek’s gin-clear water and rich insect life demand stealth and precision. June brings the famed Pale Morning Duns hatch, with fish rising selectively to emergers and spinners throughout the day. By early July, Tricos start to show in the mornings, and beetles and damsels become reliable midday options. Long leaders, 6x tippet, and a patient cast are essential. For anyone looking for a serene and sight-fishing-rich experience, this is hard to beat. Explore 401 Owl Rock Road

Henry’s Fork Highlands Ranch
Ashton, ID | 503.5 Acres
Henry’s Fork Highlands Ranch, set between the Warm River and Ashton reservoir, offers exceptional summer fly fishing with sustained hatches and unique Western trout action. From mid-June to early July, anglers can expect consistent dry dropper opportunities with size 6-10 Golden Stones, Green Drakes, and Flavs being followed by size 14 –18 Red and Brown Zebra Midges in the afternoons. In the early mornings, olive, brown and black streamers also provide bites. With the beginning of July, multiple hatches such as Tricos, Yellow Sallies, and caddis will draw the attention of fish residing in Henry’s Fork. As July advances and the heat rises, anglers should target shade and fast-moving oxygenated waters during the hot afternoon hours. With its rich diversity of western fly fishing hatches during the summer season, the Henry’s Fork serves as a premier destination for any trout angler. Explore Henry’s Fork Highlands Ranch

Swan Valley Cottonwood Lots
Ashton, ID | 24.84 Acres
Situated along the South Fork of the Snake River, anglers can pursue of the most dynamic summer hatches in the West. In late June, the fishing for Yellowstone cutthroat, brown, and rainbow trout are most productive with Stonefly Nymphs, Tungsten Jigs, Worms, and Mop Flies. As the summer season progresses, green drakes and Pale Morning Duns begin to hatch in the afternoons, with large brown and black Rubberleg patterns (sizes 2-4) helping produce aggressive eats. By early July, anglers should also be prepared for the full lifecycle of Salmonflies, Golden Stones, Pale Morning Duns, and Little Yellow Sallies, with dry fly opportunities heating up in the afternoons. Riffle fishing becomes particularly effective, especially with Pale Morning Duns, while the Golden Stone hatch offers exciting surface eats along the banks and seams of the South Fork. Toward mid-to-late July, caddis hatches join the mix, creating efficient fishing windows in the early morning and evening hours. All in all, the South Fork of the Snake River offers exciting fishing that lasts through the summer. Explore Swan Valley Cottonwood Lots

Fly Fishing Ranches for Sale in Montana

LC Ranch
Three Forks, MT | 1,121 Acres
Exceptional sporting amenities abound on the LC Ranch, including trophy fishing for wild brown trout. The ranch is located on the western edge of the Gallatin Valley, and it offers frontage on the Lower Gallatin River. Two unique spring creeks and a large pond provide fantastic, sizeable browns, on the ranch. The summer bugs that are most often targeted by fish are terrestrial insects including hoppers, beetles, and ants. From midday to late afternoon the insects are most active, and it is a dynamic situation to raise a brown from the soft undercuts or jagged logjams. Streamer and crayfish patterns are also highly effective on larger fish. If not stalking with the fly rod, a simple stroll along the creeks and ponds showcase visuals of big browns darting around. For the anglers interested in private spring creek fishing and chances at truly huge brown trout, the LC Ranch should merit consideration. Explore LC Ranch

Montana Riverfront Resort
Fort Smith, MT | 107 Acres
Montana Riverfront Resort has been operated as a premier wild brown and rainbow trout fly fishing destination for over 30 years. Built from the ground up by its current owner, the lodge has earned a strong national reputation within both communities—recognized not only for the quality of its experiences, but for the professionalism and hospitality that keep guests returning year after year. The Orvis-Endorsed Main Lodge’s location on the upper Bighorn River provides immediate access to some of the most productive trout waters in North America. Guided fishing trips are a core element of the lodge’s offerings, and the private boat launch adds a layer of exclusivity and convenience few competitors can match. In the summer, the Bighorn River produces stable flows along with a multitude of hatches that enable anglers to efficiently fish these waters. From late June to late July, the most prominent western fly fishing hatches are Pale Morning Duns and Yellow Sally stoneflies. Using these patterns, anglers can expect to catch a plethora of trout. Explore Montana Riverfront Resort

Fly Fishing Ranch for Sale in New Mexico

Cow Creek Ranch
Pecos, New Mexico | 934 Acres
During the summer months, Cow Creek Ranch offers fly anglers a rich and varied hatch schedule that keeps trout actively feeding. Cow Creek, a small but productive stream with over three miles onsite, has been professionally enhanced to provide dozens of pools supporting trout that average 16 to 20+ inches long. The rich aquatic insect base in the stream keeps these fish healthy, and they are an enormous thrill to land on a fly rod. In addition, seven lakes create a still water fishery that offers trout up to 30 inches and in six varieties: rainbows, browns, brooks, cutthroats, cutbows, and tigers. From June through August, the creek comes alive with prolific insect activity, including steady hatches of mayflies, caddisflies, and stoneflies. Pale Morning Duns and Green Drakes make regular appearances, often triggering surface strikes from opportunistic trout. Caddisflies emerge consistently through the warmer months and are particularly effective around midday. Stoneflies such as Golden Stones and Yellow Sallies also hatch during this time, providing larger meals and exciting dry-fly action, especially in the morning and evening. As the summer progresses, terrestrial insects like hoppers, beetles, and ants become key players, offering exciting sight-fishing opportunities. Western fly fishing hatches aside, anglers should always have a black or olive bugger at the ready to prospect deeper holes for large trout. Explore Cow Creek Ranch

Fly Fishing Ranch for Sale in Utah

Crystal Ranch
Mountain Home, UT | 470 Acres
Crystal Ranch is one of the few places in Utah offering anglers the chance to catch a Grand Slam—landing all four trout species—from the same stream. Home to brown, rainbow, brook, and cutthroat trout, the live water on Crystal Ranch provides an extended fishing season, thanks to the diverse water types found across the property. With approximately three miles of fishable water—including roughly 1.75 miles of the Yellowstone River and 1.25 miles of Summer Creek—there’s plenty for the angler to explore. Per Utah stream law, the waters on Crystal Ranch are 100% private, with no public access, giving the landowner full control of the fishery in a truly uninterrupted and secluded setting. By mid to late June, water levels settle into summer flows, making it one of the best times to prospect with large dry flies or streamers. Currently, anglers are seeing strong evening caddis emergences, some morning mayfly activity, and a few stoneflies hatching along the edges of the Yellowstone. July brings some of the most consistent fishing of the year, thanks to stable flows, predictable weather, and long daylight hours. By mid-July, nearly every major summer hatch is underway—from caddis, Pale Morning Duns (PMDs), and Yellow Sallies to terrestrials—along with lingering Golden Stoneflies and Green Drakes. It’s not uncommon to find trout feeding steadily from early morning into moonlit evenings. Explore Crystal Ranch

Fly Fishing Ranches for Sale in Colorado

Creekside at Eagle Ridge Ranch | 35 Acres
Gunnison, CO
With three miles of professionally enhanced Ohio Creek, Creekside at Eagle Ridge Ranch has premier fishing access out the backdoor of the home, among the multitude of other sporting pursuits available. During the summer months on Ohio Creek, a tributary to the Gunnison River, fly fishing comes alive with prolific hatches. Anglers can expect steady emergences of mayflies, caddisflies, and stoneflies, with peak action typically from late June through August. Pale Morning Duns and Blue-Winged Olives provide reliable dry fly opportunities, while caddis hatches—especially in the evenings—create explosive surface action. Golden stoneflies often bring larger trout to the surface, especially near riffles and undercut banks. Terrestrials like hoppers and beetles also become effective as summer progresses. Matching the hatch is key, and observant anglers will be rewarded with aggressive takes and memorable days on the water. Explore Creekside at Eagle Ridge Ranch

Elk Creek Ranch
Meeker, Colorado
With the acquisition of Pollard and Dry Creek Units from the 7 Lakes property in 2021, Elk Creek Ranch has expanded to +/- 25,000 acres, encompassing 30 + miles of private fishing access known by many anglers as the finest dry fly fishing in the country. With 44 fishing beats, guided by top-notch professionals, this is a destination fishery and provides fishing opportunities seen nowhere else in the world. For generations, this property has been managed with the trout fisherman in mind, and the results speak for themselves. Trophy fish can be found in every corner of the ranch, from the slow-moving waters of the upper South Fork to the technical pocket water of Elk Creek itself. Currently, the mayfly and caddis western fly fishing hatches are in full swing with assorted stoneflies getting into the mix as well. However, the true gem of this fisherman’s paradise is the late summer and fall terrestrial fishing, which can be described as nothing short of legendary.

Explore Elk Creek Ranch Lot 48

Explore Elk Creek Ranch Lot 34

Fly Fishing Ranch for Sale in Oregon

R&C Ranch
Fossil, OR
R&C Ranch is conveniently nestled along 1.5 miles of the John Day River, notorious for its smallmouth bass fishery as well as a strong summer steelhead run. Anglers can expect success fishing from the shore however, the true beauty of this location lies in its access to the entire river system. For smallmouth bass fishing, a six to eight weight rod with both an intermediate sinking line and a floating line are recommended. The peak season for smallmouth runs from mid-June to the end of August and 75 fish days are far from uncommon. Both topwater and subsurface action can be extremely productive depending on weather conditions. Typical flies include: the Stealth Bomber, Gamechanger, Bottoms Up, and other assorted poppers and streamers. For steelhead, most anglers will opt to swing subsurface flies such as Intruders or the Burnt Chicken. This can be done with a conventional fly rod, however, a spey or switch rod is recommended. With these two remarkable fishing opportunities, along with a recovering chinook salmon run, R&C Ranch makes for an unparalleled home base to target a wealth of species with a fly rod in hand. Explore R&C Ranch

By Emily Feuz Staal

While the beef futures market may seem abstract, filled with fluctuating prices and financial jargon, it has real impacts on ranchers, landowners, and investors alike. To shed light on how it works and why it matters, we sat down with Dr. Dillon Feuz for an in-depth discussion. Dr. Feuz a professor of Applied Economics at Utah State University, where he has focused his research on livestock marketing and ranch production since 2006, and served as department head from 2012 to 2021.

“Not everyone will use the futures directly, but almost everyone that’s selling calves will be impacted by them,” is what Feuz tells his students. “If you are doing a direct contract with someone, they are looking at what the futures are. Understanding the futures market can help you be better at negotiating.”

Understanding the Basics of Cattle Futures Market

The futures market began in the 1850s with cash-forward contracts for corn. To enforce these contracts, the Chicago Board of Trade was established, which evolved into today’s livestock futures market. Today, thousands of contracts trade daily on the Chicago Mercantile Exchange (CME Group).

In cattle trading, there are two main types of futures: feeder cattle and live cattle. Feeder cattle futures are based on steer calves weighing between 700 and 900 pounds that still need to be finished or fed out—hence the term “feeder cattle.” Live cattle futures represent cattle that typically come from a feedlot and are ready for slaughter. In ranch real estate, our clients primarily focus on feeder cattle, so that will be our focus here. Many ranches sell their calves at lighter weights than the feeder cattle contract, but Feuz says it is still the best indicator of the likely direction of weaned calf prices.

Feeder cattle futures contracts are based on 50,000 pounds of cattle (typically 70 head). While producers may have more or fewer animals, they can still trade a full contract. Feuz notes, “Just recognize that when you sell them on the cash market, you will have more or less revenue than what the futures pay out.”

Futures contracts are offered for specific months—January, March, April, May, August, September, October, and November—allowing producers to hedge around their planned sale. “If I have yearlings on grass this summer and plan to sell in September, I look at the September contract. Use the contract month that aligns with when you’ll sell,” says Feuz.

How Feeder Cattle Futures Are Settled

According to Feuz, “The feeder cattle futures market is unique because it’s cash settled, meaning no physical cattle are exchanged. Instead, when the contract expires, it’s settled in cash based on the difference between the contract price and the market price.”

The settlement price for feeder cattle futures is based on a cash index that averages the prices of steers sold at auctions across twelve states. This means that instead of traders exchanging actual cattle, the futures contract is settled based on the real market prices of cattle at the time of expiration. Because the final settlement price is tied to real sales data, it accurately reflects the actual market value of feeder cattle.

For example, this fall’s prices are not based on the current spring prices. “It’s based on what traders think the prices will be. By the time October arrives, the futures will be based on fall cattle prices. This prevents excessive speculation from driving prices too high or too low because, in the end, futures have to settle based on real market transactions rather than just trader speculation,” says Feuz.

An example Feuz used is that a rancher might sell a futures contract for 50,000 pounds of feeder cattle (approximately 70 head) at $2.80 per pound for delivery in October. If, by the contract’s expiration, the market price rises to $3.00 per pound, the rancher would lose $0.20 per pound on the futures contract. However, because they can sell their actual cattle at the higher local market price, they effectively recover the difference. Conversely, if the market price drops to $2.50 per pound, the rancher gains $0.30 per pound on the futures contract, offsetting the lower cash market price.

Understanding Basis Risk

While futures contracts provide price stability, there is always basis risk—the difference between the futures price and the actual local market price at settlement. Wyoming markets, such as Torrington, often trade slightly above the 12-state average, meaning local producers may receive more than the futures price.

Additionally, weight plays a role in pricing. As mentioned above, feeder cattle contracts are based on 700 to 900 pound steers, but actual cattle may weigh slightly more or less, which affects the price per pound. Producers must account for this when estimating returns and using futures as a pricing tool. “Weight really matters because as you go from a lighter to a heavier calf, the price per pound is going to change; that weight is an average, but you have to think about it,” says Feuz.

Who Uses Feeder Cattle Futures—and Why?

According to Dr. Feuz, there are three primary types of participants in the feeder cattle futures market:
1. Those who own cattle or plan to own cattle, such as ranchers raising calves or stockers and yearlings. Their goal is price protection. “If a rancher is selling cattle, the risk is that the market goes lower,” says Feuz. “The hope is that futures can offset the price at which they ultimately sell.” To hedge against market declines, these producers put down margin money, a deposit that secures their futures position.

2. Those who want to buy cattle, such as feedlots or even a wheat pasture operator in Oklahoma looking to finish cattle. These buyers use futures to protect themselves against prices rising too high. “They’re buying futures contracts to lock in today’s lower prices in case the market climbs,” says Feuz. Like sellers, they also post margin money to enter the market.

3. Speculators, who neither own nor plan to own cattle. “Most traders today have never owned a cow and don’t want to,” says Feuz. Instead, they try to profit by reading trends and charts—buying low and selling high, or selling high and buying low. Some trade several times a day, while others take longer positions. “This is similar to trading stocks. Selling futures is the same concept as shorting a stock. If you think it’s going to go down, you short it.”

The Relationship Between Traders and the Market

“Do speculators have any effect as a whole? Yes and no—it’s a heated topic,” Feuz says. On one hand, feeder cattle futures are cash-settled, meaning they ultimately reflect real auction prices. In that sense, speculative trading doesn’t impact long-term prices significantly.

But in the short term, speculation can swing the market—and for producers caught in that window, those price movements are very real. Feuz recalls a moment from earlier this year: “In January, I was giving a market outlook talk. At the time, feeder cattle futures for fall delivery were trading well below where I thought they’d end up in October. Was that because speculators were pessimistic? I can’t prove it, but futures have since risen from around $2.60 to $2.80—closer to where I thought they should be.”

This short-term volatility can create challenges. “If a producer happens to be buying or selling during a time when speculators are pushing prices up or down, they may get caught in a distorted market,” he explains. However, in the long run, speculation tends to balance out.

How the Cattle Futures Market Works Day-to-Day

The futures market may seem intimidating, but at its core, it’s a tool producers can use to manage risk and secure prices for their livestock ahead of time. Here’s how it operates on a day-to-day basis:

Do most ranchers actually use the futures market?

“Not really,” says Feuz. “About 90% of producers don’t trade futures.” Many utilize tools like Livestock Risk Protection (LRP) Insurance via the USDA’s Risk Management Agency. LRP operates similarly to a futures or options contract, providing price protection for smaller lots. While a futures contract typically covers 50,000 pounds of cattle, many producers deal in 25,000- or 75,000-pound lots. Insurance offers greater flexibility and is becoming more popular for that reason.

Still, Feuz recommends that even if one doesn’t use futures, they should understand them. Why? Because knowing how the cattle futures market is behaving helps producers negotiate better prices. An example Feuz uses is that if a buyer shows up offering $3.00 per pound for calves to be delivered in the fall, that might sound like a great offer—but is it? If the current futures price for October delivery is $2.87 per pound, and you know that 500-pound calves typically fetch $0.15–$0.20 above futures, that puts your expected price at around $3.02 to $3.07. In that case, $3.00 might be a fair deal, especially if it means locking in a guaranteed price. But if the buyer offers $2.90 when the futures suggest $3.10 is possible, you might want to hold out.

This is where the futures market becomes a valuable benchmark—even for those who never place a trade. It helps producers evaluate offers in real time and advocate for fairer pricing. If you don’t know the market offhand, you can often call your local auction or check USDA reports, many of which are publicly available. Many auctioneers will share historical pricing information, helping ranchers and ranch managers stay informed.

How Are Prices Determined in the Beef Futures Market?

In short, “supply and demand.” But as Feuz explains, several key factors play into that balance—particularly for feeder cattle:

1. Size of the National Cow Herd
The U.S. cow herd is currently the smallest it has been since the 1960s, largely due to prolonged drought. Rebuilding takes time, “usually 2 to 4 years” according to Feuz, so “supply changes slowly. Fewer cattle available means prices remain high.”

2. Price of Corn
Feedlots purchase corn at market price, so when corn prices rise (due to drought, politics, or trade issues), feeder cattle prices often drop. “As the price of corn goes higher, it tends to drive feeder cattle prices lower,” Feuz explains. “If corn is lower, feeder cattle can be higher.”

3. Live Cattle Futures
Feedlot buyers also consider what they expect to sell finished cattle for once they’re out of the feedlot. If live cattle futures are trending up, they’re more willing to pay more for feeder cattle.

These are considered the “fundamental” factors, and they tend to move slowly. But daily market changes? That’s a different story. “The futures market trades more on rumor than it does on fact,” says Feuz. “Rumors hit the market, and speculators jump in.” News, government reports, or whispers of trade retaliation can all cause sharp price swings.

cattle on Centennial Ranch — Centennial Ranch

Real-Life Implications

External Influences to Watch

Outside forces often impact beef prices and affect ranchers and feedlots. Drought can trigger herd reductions, tightening supply and pushing prices up. Rising feed costs, particularly corn, can shrink profit margins and lower feeder cattle prices. Trade policy is a force particularly outside of a producer’s control. While the U.S. exports less than 20% of its beef, according to Feuz, key markets such as Japan, China, Canada, and Mexico still carry significant weight. Trade disputes or new tariffs can quickly shift prices.

As Feuz explains, “Those kinds of things can be completely out of a rancher’s or feedlot’s hands. As compared to a drought or feed cost, which you can adjust for, trade is harder to manage.”

What’s Coming in the Next Few Years?

Feuz is cautiously optimistic. “The long-term picture is that we have a relatively small cow herd right now, mostly because of drought in key cow-calf regions like Texas, Oklahoma, Wyoming, and Nebraska,” he says. “Producers cut back. It will take good weather and high prices to encourage rebuilding.” As cow-calf producers return, supply will grow, and prices may gradually decline—especially around 2026 and beyond.

Some wonder if we’ve hit a ceiling. Feuz agrees that while we’re probably near a peak, “this fall will still be higher than last fall.” But rebuilding the herd will likely bring prices down eventually. Still, the profit margin at the cow-calf level is strong right now. That won’t last forever. “Feedlots and packing companies won’t let that happen indefinitely. They’ll try to get profitability back. It’s a continual battle.”

For now, Feuz believes calf prices should remain favorable for the next two to three years, barring major trade disruptions.

Closing Thoughts for Ranchers and Investors

Feuz has attended stock grower meetings since the nineties and continues to hear the idea that futures markets are controlled by big packers or speculators and should be scrapped. However, over 30+ years, the markets have persisted. His advice? “The markets are not going away. Figure out how to use them in your operation. Not necessarily to trade in them—but to understand them.”

That understanding can help you compare local cash markets to futures prices, time your calf sales or explore forward contracting, and ultimately become a better negotiator. “Don’t fight the market—learn about it and use it to your advantage,” he says. “You won’t be right every year, but if you’re right more often, that can help you survive downturns and thrive in the good years.”

Want to Learn More? Feuz recommends two trusted resources:
• CME Group: Offers ag commodity quotes and educational material on using futures
• Kansas State University Ag Economics: Features farm management tools and resources

For ranchers and investors alike, understanding the beef futures market is essential for making informed decisions in an ever-changing industry. Whether you’re looking to protect your operation from price swings or explore market opportunities, staying educated and proactive are the keys.

At Live Water Properties, we recognize the importance of economic trends in ranch ownership. If you’re interested in learning more about how cattle futures market conditions can impact your ranch investment, reach out to our team—we’d love to help you navigate the landscape.

In pine savannahs throughout the Southeast, “settin’ the woods on fire” is more than a classic Hank Williams tune, it is time-tested controlled burning for land management.

real estate broker davis willis — Davis Willis

“Landowners throughout the Southeast use prescribed burning to keep their landscapes ecologically productive,” said fifth-generation Georgian Davis Willis, who is a Broker for Live Water Properties based in his hometown of Albany, Georgia. “Not only is prescribed burning the most cost-effective technique available, but conscientiously applied fire opens the forest understory, sets back plant succession, helps eradicate invasive species, removes fuel loads helping prevent wildfires and increases plant diversity which improves wildlife habitat and water quality.”

Most North American ecosystems, including pine savannahs, evolved with fire. In fact, Native Americans harnessed the power of fire for agriculture and to help direct the movement of game. European settlers had a very different relationship with fire because the ecosystems they were accustomed to did not benefit from periodic burns; therefore, they maintained a fire suppression mindset.

Over time, removing fire from the landscape changed the ecosystem’s composition. Small woody species began to encroach on once open rangelands and forests, consequently changing the wildlife habitat. A classic southeastern example, among other factors, is the decline of bobwhite quail. The beloved game birds need grasslands, not woody brush species, beneath the tree canopy to thrive.

“On well-maintained pine plantations that are successfully managed for quail, the understory is open and beautiful,” Willis said. “You can see for miles.”

In areas of the Southeast, if plant succession isn’t disrupted, a phenomenon known as mesophication can occur. Previously open forests become closed and filled with shade-loving trees. Because no sunlight reaches the ground, it further destroys the plant community on the forest floor. Humidity increases, rendering the forest uninhabitable for most wildlife species.

“At that point, there is no fuel on the ground making it difficult to burn,” Willis said. “The only thing you can do to reclaim the land is to clear cut or drastically thin the trees and start over.”

Prescribed burning is the controlled application of fire by a team of experts under specified weather conditions that helps restore health to ecosystems that depend on fire. In the Southeast, the most common land management goal is managing and maintaining the understory in pine savannahs.

According to Willis, Southeastern land managers rely on cool season burns conducted in late winter to early spring prior to plant “green up” to achieve their goals. Depending on the size of the property, land managers generally burn between one-quarter of the acreage for smaller properties to one-half for larger properties in an on-going rotation, usually every two to three years. In drier climates such as those in Texas and out West, the rotation between burns is longer, because plants require rain to recover.

“In dry climates, they try to burn after it rains,” Willis said. “Over here, we try to burn before it rains.”

In addition to season, the burn prescription takes in a wide variety of factors including humidity, wind direction and wind speed. Because the Southeast is more humid, smoke does not rise as rapidly or as high as in a drier climate. As a result, smoke behavior and air quality are important concerns in the Southeast.

“If you, as a land manager, set a fire on a day that prevailing wind is going to carry the smoke cloud across a nearby highway or interstate, you’re liable for any accidents that result from that smoke,” Willis said. “Nearby towns and cities are vigilant about air quality. You can’t set a fire unless the conditions are exactly right.”

Controlled burning for land management is equal parts art and science, so it is not as simple as purchasing a drip torch and setting fire to the land. It takes planning and expertise to ensure that the burn is effective and safe. The first step is establishing the goals for the burn and identifying the portion of the property to be treated. The goals will dictate the burn’s prescription, including temperature, humidity level, wind speed, and all the other considerations.

Once the site is identified, fire breaks will have to be installed or identified if there are natural breaks such as creeks or rivers. Fire breaks help keep the prescribed fire contained and prevent it from escaping and becoming a wildfire. Safety protocols, ranging from gathering the appropriate equipment to enlisting an experienced burn team to notifying neighbors, local law enforcement, and county officials, have to be put in place. The weather and the fuel load must be monitored until the minute the fire is ignited.

“If the conditions aren’t exactly right, the burn will have to be postponed until they are,” Willis said. “It’s hard to say, ‘No go today,’ but it’s essential that the burn boss be willing to send everyone home. Discretion is always the better part of valor.”

Prescribed burning is readily available to all landowners, even those who don’t have first-hand experience themselves. In Georgia, landowners can contact the Georgia Forestry Commission and enlist a team of the agency’s professionals for a burn. Private contractors are another option for conducting a prescribed burn. Landowners can also get education and certification from several different non-profit organizations, including Tall Timbers Research Station and Land Conservancy based in Tallahassee, Florida.

Willis, who has been part of his family’s land management efforts on agricultural and recreational properties throughout the Southeast for his entire life, has seen the transformative power of well-applied controlled burning for land management.

“When it comes to prescribed fire, my best advice to Southeastern landowners is, ‘Don’t hesitate. Just do it,’” Willis said. “A prescribed burn that is well-timed and well-executed ignites a spark of land restoration and rejuvenation unlike anything else.”

Photos courtesy of Hunter Gawne – https://www.huntergawne.com/

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