Page 11 – Land & Ranches for Sale in Western & Southeastern United States

Living in a small town, one thing we have always seen in tough times is that in the midst of storms and trials, small communities rally around their people. Whether it be a benefit for a cancer patient, a fundraiser for a sick child, or food drives, our small communities are here to support. Thus far, 2020 has been full of trying times around the world. Times like these are when the human race must come together to support the ones most affected by Covid-19.

When the present seems dark, there is always a light that shines through to give hope that the end of the tunnel can be reached. The Covid-19 closures around the world have affected people from building cars, serving their favorite cocktail and have left students of all ages learning through a computer screen. Nurses and doctors have become the ones on the front line protecting the most vulnerable.

The light at the end of the tunnel are people around the globe coming up with creative and efficient ways to help populations that need it most. These moments of clarity and positivity are what people need to also read in the news to show that we are strong when we work together.

In our headquarter town of Jackson Hole, the local schools have set up a program where students are allowed to swing by and pick up their lunch. “We have hundreds of kids who rely on school meals to meet their daily needs,” Executive Director of Teton County Education Foundation, Jennifer Jellen said. “We need to be absolutely certain that support continues, ” Jackson Hole News and Guide. These efforts are made possible by local volunteers who prep, package and deliver these meals to children of all socioeconomic levels.

At Live Water Properties, we are thankful to have agents around this great country and with that we are all involved in small towns and cities during these ambiguous times. Many of the towns that Live Water has offices in are tourist and resort communities which have been hit exceptionally hard. We know many of our clients want to help in these communities and listed below are resources on how to give back to the local communities.

Jackson Hole, WY

In Jackson Hole there has been many efforts to support the hospitality workers, children and the elderly. – https://www.one22jh.org/

The link provides an option for donating money for those struggling to pay bills, loans and rent.

Missoula, MT

Tom Hilley and Dan Mahoney, head our office in Missoula, Montana which is a vibrant college town. Many people are out of work with restaurant closings and the link provides ways to donate time and money back to the community of Missoula, Montana.

https://www.missoulaunitedway.org/emergency-assistance

Bozeman, MT

Bozeman, the other main college town in Montana sees many of the same threats that Missoula is facing. The, Greater Gallatin United Way, are calling for “the not at-risk population” volunteers for their leadership.

https://www.greatergallatinunitedway.org/southwest-montana-covid-19-response-fund

The precarious times are troubling for everyone around the planet. This level of uncertainty leaves people on edge and there needs to be a reminder that we will get through this, together. One message reigns true for humans around the map, stay home and help how one can.

Driggs, ID

The state of Idaho has been placed on “stay at home” measures to combat the spread of Covid-19. The community in Teton Valley, Idaho are strong folks, but the Teton Valley nonprofit community offers ways to help those in need.

https://cftetonvalley.org/community-emergency-response-fund/

Denver, CO

In Colorado, the mountain towns were the first affected by Covid-19. Naturally, it was only time before Covid-19 reached Denver. This is the largest city where we have an office and there are plenty of ways to help the thriving and large metropolis.

http://www.denverfoundation.org/Community/Impact-Areas/Critical-Needs

Bend, OR

The state of Oregon is home to three of our brokers and who are very close to a hot bed of Covid-19 outbreaks in Seattle, Washington. The following link is a way to give back to the Bend, OR area and other communities affected around the state of Oregon.

https://oregon-coronavirus-geo.hub.arcgis.com/

Charleston, SC

Our newest office of Live Water Southern located in Charleston, South Carolina are now on a two week “stay at home” clause. “By pooling our resources now to support those most affected, our region will be better equipped to respond quickly and sustain that response over the duration of this crisis.”

https://coastalcommunityfoundation.org/special-initiatives/covid-19-relief-recovery-fund/

If funds are tight, there are other options for helping folks in need. In Jackson Hole, Hole Food Rescue (https://www.holefoodrescue.org/), is accepting harvested game meat. For those, that harvest elk, deer or any type of bird, this is a fantastic way to clear out the freezer and give back.

Hospitals around the country have volunteers that our donating their time to create masks for the nurses and doctors on the front line. Around the state of Montana, there are people donating their time to create medical masks out of 3D Printers and sewing machines. (https://www.mtpr.org/post/volunteers-sew-3d-print-masks-meet-montana-need)

There are innumerable reasons we all love our family’s farms, ranches, plantations, timberlands, and even 40 to 60 acre tracts. There are miles to hike, walk, ride, bike or drive. There are waters to fish, game to hunt and of course, countless projects that need to get done. But best of all, there’s space, fresh air and a healthy place to sequester and be content with being there.

Now enter the new normal: this world of social distancing. Here’s what I’ve experienced. I love my family immeasurably, HOWEVER here we are…all together…for a while. May I say that a little social distance from one or another of them is vital to our enjoying being a family. Here’s what I’ve seen: somehow it is sport (and great entertainment) for one sibling to watch another get annoyed, which, in turn, drives parents or other family members berserk … which generously leads to a larger, more universal annoyance level family-wide. It’s called cabin fever, and it is powerful. It can be as simple as one sibling breathing loudly on purpose simply to make another insane. Or maybe just the way one yawns begins to annoy another. Now that’s with children; the picking can be far more sophisticated and potentially damaging the older the family members are. Sound at all familiar?

I grew up with three brothers on the South Carolina farm where I’m sitting and reflecting right now. Our property is graced with acres of timber and open fields, a long stretch of river frontage, some fresh water ponds, and even a direct 15 minute boat ride to the Atlantic. Little did my father know when he purchased the property all those years ago that it would become a safe haven from a global pandemic. It’s far from just a safe haven, it’s more like a safe heaven. The kids and their cousins do their school work and then run freely for hours outside – where there’s enough space that they’re not picking, they’re playing. My siblings and their 20-30 year old sons and daughters are also here. We’re doing our best to avoid the grocery store with food from the garden and game from the freezer. We’re working on farm projects that have been put aside because there was never enough time. There are turkey hunts, trail rides, fishing, boating, and hey, it’s even soft shell crab season.

Everyone is active, even busy. In a time so incredibly uncertain, there’s a calm here, and we have this property and my dad’s vision for his legacy to thank for that. And here at Live Water Properties, we are hearing many stories from other landowners we know. The theme is the same: our property has given us space, activities, and a way to enjoy life as a family in this strange time of social distancing. It’s rewarding for us as brokers to hear from them as they share what we’re experiencing ourselves: land ownership these days has become far more rewarding than any of us could have ever considered.

With the passing of the State of the Union address, we assess the “State of the Wild Turkey” in anticipation of turkey season starting in my home Sunshine State of Florida on March 7, 2020. Coincidentally, one of the newest states for Live Water Southern, South Carolina, is where a significant discovery and set of events would unfold that would make turkey hunting in Florida and the spring anticipation of turkey hunters across the United States possible.

In the late 1950s, the “State of the Wild Turkey” was almost extinct. Populations were in severe distress in most states from overhunting and habitat loss. Wild turkeys had disappeared from 18 of 39 original states by 1920. The population had decreased from a peak of 10 million birds to 200,000 to 300,000 birds by 1930 to1940. *

“The Greatest Conservation Success Story”

However, in 1951, on the 6,880-acre Waterhorn Unit of the Francis Marion National Forest near Charleston, South Carolina, Herman (Duff) Holbrook (a turkey hunter and a wildlife biologist with the United States Forest Service) became the first person to catch wild turkeys successfully using a cannon-fired net, originally designed to capture waterfowl. By 1957, Holbrook had used the canon net to capture 241 eastern wild turkeys. These birds were released in eight major locations in South Carolina. This remarkable technique for capturing wild turkeys and relocating them across their historic range set in motion what is widely regarded as the greatest conservation success story in the history of the United States.

Rob Keck, a friend, and turkey hunting enthusiast began his career with the National Wild Turkey Federation (NWTF) in February of 1978. He currently says, “The return of the wild turkey in North America is nothing short of amazing…and that can be said for the restoration efforts here in South Carolina. The SC Wildlife and Marine Resources Department as it was known back in the ’70s made an all-out effort of trapping and transferring birds throughout the state from the original and last remnant flocks found in the Francis Marion National Forest. The NWTF and its state and local chapters played a supporting role in providing rocket nets, transport boxes, manpower and money to support those efforts.”

With the support of groups like the NWTF working with state and federal wildlife agencies, the wild turkey today has returned to all of its historic range and has exceeded that range to be found in huntable populations in 49 of the 50 states with a population of just over 6 million birds. For this, turkey hunters in Florida and across this great country are eternally grateful. Without it, we would likely not be hunting turkeys at all this spring.

The “State of the Wild Turkey” Today

Today, following a tremendous expansion of both wild turkey populations and turkey hunting participation in the United States (there are approximately 2.5 million turkey hunters today), we can make these important observations:

1. Turkey habitat is in really good shape.

Turkeys benefit from being highly adaptable in the types of habitat they occupy. Consolidation of family farms into more intensive and expansive commercial operations has hurt some, but overall turkeys have what they need to maintain a high population in the Southeast. They benefit from the many different land uses in existence today. In addition to being highly flexible, the growing interest in hunting wild turkeys has promoted the interest of managing land for wild turkeys. Across the Southeast, Farms and Plantations are paying special attention to how to establish and grow populations of wild turkeys on their land.

In fact, Jay Walea, land manager at Palmetto Bluff and adjoining WalCam Holdings, describes them as an “umbrella species”, meaning that when a manager manages land for the benefit of wild turkeys most all other species benefit and grow. These two factors have led to excellent turkey habitat across all three Southern states – Georgia, Florida and South Carolina – where Live Water Southern currently sells and manages land and a healthy population of wild turkeys in 49 of 50 states.

2. Is the recent downturn in population an anomaly or trend?

Turkey habitat appears to be well established and improving, but our turkey population has had an overall downward trend over the last ten years in the Southeast. Why is this? Walea and a group of researchers in South Carolina have generated ideas. Hunting pressure and the way we hunt turkeys is getting a careful look with new insights on turkey breeding behavior shedding light on a previously held belief. It was long thought that when a hunter harvested a mature dominant gobbler other sub-dominant gobblers would step in to breed available hens thus ensuring adequate breeding for the following year. However, our population is experiencing this downward trend, which coincides with the increased popularity of turkey hunting. This led Walea and his group to take a closer look at this long-held belief that other “toms” will step in and fill a dominant “tom’s” shoes. They found that all of the hens are not being bred when a mature gobbler is removed early in the season and that sub-dominant gobblers do not begin breeding until the following year after a dominant gobbler is removed. They may gobble and strut but rarely breed.

This led South Carolina to change the season structure in the hopes of reducing harvest of mature birds before they have had the chance to do any or significant breeding with the hopes of having more hens being bred and a better hatch for the upcoming year. Jay took the experimental step of not hunting for a year at Palmetto Bluff and saw excellent recruitment (a hen’s success in nesting and hatching poults) after two down years in a row where they hunted as normal. This is a bold management step, but one practical step as a result of this new research is to identify the mature “tom” or “toms” in the areas one hunts and to try to delay harvesting these mature birds until later in the hunting season, if possible, to ensure the breeding of more hens. Turkeys are not near as easily aged as say Whitetail bucks, but it is fairly evident when a bird is observed strutting with five to ten hens while other gobblers remain off to the side in a field or completely out of sight that this would be the mature gobbler. Astute hunters and managers could easily avoid this area while hunting others until later in the season. Once these dominant birds have bred most of the hens they respond better to calls and are more enjoyable to hunt and much less frustrating!

The recent development of using motion decoys and fans to attract these gobblers that would have been previously “un-callable” to within gun range has further increased the hunting pressure on these mature “toms.” These “toms” are mature and wily to hunt for a reason, having survived many hunting seasons, but are still susceptible to these decoys that rely on his desire to protect his home turf from other gobblers. This type of hunting pressure specifically targets the most mature gobblers and should be managed carefully.

The following article does an excellent job of summarizing the potential factors that could be contributing to the recent downward trend in population:

https://www.fieldandstream.com/special-report-why-are-wild-turkey-numbers-declining-in-eastern-us/

Managing Land and Plantations for Wild Turkey Populations

Certainly, any of the numerous activities we undertake as managers to increase nesting success and create better habitat can play an important role in next year’s population, but breeding success has to be at the top of the list. We have often concentrated on post-breeding efforts like habitat quality and diversity as well as predator control, which are all important. Managing our hunting pressure on breeding gobblers has likely been overlooked or based on errors in understanding and needs more prominent attention. Land managers will be prudent to manage all factors that influence turkey nesting success on their properties going forward to ensure the continued success of the wild turkey population and the very best hunting.

*Statistics and excerpts taken from the following history of the restocking of the wild turkey in the United States: https://www.nwtf.org/_resources/dyn/files/75706989za3010574/_fn/Wild+Turkey+Population+History+and+Overview.pdf?Compare

At Live Water Properties, one of the topics that most frequently comes up in our discussions with Ranch Sellers and potential Buyers is water rights. The subject of water right laws in western states is broad and nuanced from state to state. As Ranch Brokers it is critical that we have a thorough working knowledge of a myriad of topics related to ranch ownership including water rights, mineral rights, title matters, tax implications, recreational regulations and commodity markets. Having a working knowledge and being a subject matter expert however is a different ballgame – we feel it is equally as important to maintain a dynamic network of relationships with industry experts for the various topics we encounter daily, such that a quick call or email, can have questions answered by the best of the best. Our relationships with a multitude of experts related to ranch ownership, pre-purchase diligence and ranch preparation for a timely sale is unparalleled. One such contact is Denver-based water law attorney, Bill Wombacher who created the following article regarding fishery-specific water rights in Colorado:

Private Fishery Water Rights in Colorado

In Colorado, water rights can be obtained for almost any desired use, so long as that use is found to constitute a “beneficial use” in the eyes of the law. For nearly a century, the definition of “beneficial use” was thought to be expansive and to include essentially any use that a person could imagine. As a result, property owners devised creative ways to increase the value of their property through the use of water resources.

One such method used by the owners of ranch and agricultural properties was to improve irrigation ditches so that they had value beyond simply carrying water to a field. While water rights associated with most irrigation ditches are limited to use for irrigation purposes, landowners have some flexibility concerning how that water is conveyed to its ultimate place of use. This provides the opportunity for irrigation ditches to be improved for aesthetic and fishery purposes, so long as those improvements do not result in a substantive increase in consumptive use under the water right.

For example, ditches were improved to appear as natural water ways and were engineered to include fish spawning areas, riffle pools, shelter for young fish, and habitat for macroinvertebrates. Fishery related improvements were particularly viable for properties in close proximity to a natural waterway and where the irrigation ditches terminated in the same stream from which the water was originally diverted (i.e., there was flow through potential). However, the use of irrigation water rights to support in-ditch fisheries was limited by the fact that irrigation water rights can only be diverted during the irrigation season; typically April to October. As a result, fish that made their way into improved irrigation ditches could become stranded when the flow of water ceased at the end of the irrigation season.

Property owners interested in maintaining a year-round fishery would obtain new water rights specifically for the purpose of diverting water down improved irrigation ditches during the winter in order to sustain the fishery until the next irrigation season. Colorado water courts granted such rights for decades allowing for the creation of dramatic water features and recreational opportunities on properties throughout the state.

However, in 2015 in the case of St. Jude’s Co. v. Roaring Fork Club, LLC, the Colorado Supreme Court determined that diversions into and through a ditch for fishery, recreational, and aesthetic purposes, without impoundment, was not a “beneficial use” under Colorado water law thereby prohibiting such water rights. As a result of this decision, private parties can no longer obtain direct flow water rights for such purposes making it extremely difficult, if not impossible, to develop year-round fisheries in improved irrigation ditches. It is important to note that storage rights (ie. ponds and reservoirs) for these purposes are still lawful and may be obtained from the Water Court.

Much to the dismay of many water users, the St. Jude’s decision did not discuss what should become of the hundreds of existing direct flow water rights already decreed for fishery, recreational and aesthetic purposes. This uncertainty resulted in legislative efforts to clarify the status of existing water rights, which succeeded in 2017 with the passage of House Bill 17-1190. That bill confirmed that the St. Jude’s decision did not apply to water rights decreed prior to July 15, 2015, thereby protecting all existing water rights decreed for uses that the Colorado Supreme Court had found to be unlawful in the St. Jude’s case.

Because private parties can no longer obtain new direct flow water rights for fishery, recreational or aesthetic purposes, those that currently exist and are protected under HB 17-1190 are prized by parties seeking one-of-a-kind ranches and recreational properties in Colorado. Parties who currently own such rights should ensure that the rights are being properly managed to protect their long-term viability. These water rights cannot be replaced and are extremely rare and extremely valuable. Parties interested in unique recreational properties would be wise to search for properties that include these unique improvements.

If you have questions about water improvements for your property or the status of your Colorado water rights, contact Bill Wombacher at [mail_to email=”[email protected]”][email protected][/mail_to] or [ai_phone href=”+1.720.647.5661″]720.647.5661[/ai_phone] or though www.nswlaw.com.

Dear Jackson Hole Diary, I know you know I am the person who wants to get a pair of jeans named after her: the new Macye high rise toothpick dark rinse sublime ankle. You can imagine my hesitation two years ago when my twelve-year-old boy started dreaming of snowmobiling adventures. He couldn’t think of anything else, and I? I couldn’t think of anything less glamorous. I mean layers and layers of clothes to make this kind of winter fun happen. But I sure love that kid, so when he turned thirteen we made it happen…rented three snowmobiles and headed up to Togwotee Pass (located north of Jackson Hole on the Continental Divide, elevation 9,655 feet). A destination where annual snowfall can exceed 25 feet.

My husband and I were jittery with nerves and we worried we didn’t have warm enough gear and we made small talk as we headed into a blustery snowstorm, but my son wasn’t unnerved. We didn’t know where exactly to park the F150 with the long trailer that held one Ski-Doo and two Polaris snowmobiles. Not only was there trepidation about the visibility, there was a huge amount of fear about getting the snowmobiles on and off the trailer without wrecking them. We tried to look very professional when we rented them in Jackson, but we were the rookies if ever there were snowmobile rookies.

The sleds have to come off the trailer backwards, got it? My husband cranked the closest one to life, put one knee up and reversed the thing, clackety clack down the metal ladder. “Job well done!” I called as he slammed the break, and I think he smiled. It was hard to see through the huge snowflakes coming down. And in no time, he had the other two off, and more people were finding this parking area. I know my husband was thrilled we were in the lead: 1) he had more room to unload and 2) we would be on the trails sooner.

It’s hard to be afraid for someone else when you are scared to death yourself. So…I didn’t worry about my son as he shot off. I worried about myself. The sled I had was testy and responded almost before I accelerated. It was new and it wanted to run. I fell in line behind my man and my son grateful that snowmobile suits (from rental shops) are nice and bright. I thought it’s okay, the exhaust isn’t bad and guess what? I like going fast. You are supposed to go fast.

Alpine skiing is my passion, but wow, this is different. “With more than 4 million riders hopping on a snowmobile annually*,” I’m starting to get it. And then I see no roads, a few other snowmobilers zing past us on the trail. They show the number of people behind them with a gloved set of two fingers, the next one finger, then a fist. Safe to say, no one else is coming. And for what it’s worth, I’m having a blast diary. And then my son swings right going deeper into the national forest. I turn out after him. We get a reprieve from the snowfall closer to the trees, and the sun beams down through a break in the storm clouds. “Spectacular,” I say under my breath. I see the Pinnacle Buttes, the jagged mammoths of breccia, rock composed so solidly it’s like it has been cemented together. Here it is a long wave of cliffs and spires.

I rip through the powder field. Everyone pauses to catch their breath and take it all in…the powder is over a foot deep in places. I just completed two sets of figure eights. I can’t believe I live so close and have never done this before. I’m really proud of my son for forcing the adventure. It wasn’t even that hard I’m thinking as we get back on trail. And thanks to him, we journey onward to the dazzling Brooks Lake Lodge, a tiny converted guest ranch (nearly 100 years old) that now boldy awaits. I park my sled in a line behind the others…I throw my leg over the seat and find footing once again. I crunch through the snow, find my son’s gloved hand and we laugh about the fun we’re having. “Did you see my jump?” I shake my head. “Show me after lunch!”

So, JH Diary, you are catching me in a moment of gladness. Inside Brooks Lake Lodge, we sit at a table near the floor to ceiling fireplace. I yearn for water and then ask for hot chocolate. My husband orders duck nachos for everyone. And we plan to come next year (2020), and we did, bringing along one of our daughters too. I’d like to share a few pictures of our snowy playground.

*http://www.snowmobile.org

At Live Water Properties our land and ranch brokers are well acquainted with the top attributes buyers seek in a ranch. Views, river access, wildlife, improvements and proximity to amenities often top the list. When one thinks of improvements, they usually envision beautiful mountain lodges, guest cabins and barns. One ranch improvement that may not come to mind is an arena. Having grown up with an arena in my back yard, I think a riding arena is a hidden gem waiting to create endless ranch memories.

I grew up in Wilson, Wyoming, ten minutes from the town of Jackson. Jackson Hole was not on the map in the same way it is today. When my parents built our house, my dad got his dream of having an arena. It wasn’t until I went to college that I realized how fortunate I was to grow up with an arena in my backyard. Not only was I blessed to be able to ride my horse and practice team roping almost any time I wanted, but the arena went beyond a simple improvement. I’ve been coached by family and mentors in that arena, shared beers and laughter in that arena. I’ve learned hard work and discipline in that arena, but also to not take myself too seriously. It has allowed me to share an incredible amount of quality time with my dad, Pete Feuz, from my childhood to today, and I might not have had that otherwise.

Building a Riding Arena

When looking at a ranch, an arena might look simply like a 140’ by 280’ box of sand that requires little work to build. It is more than that. An arena takes several weeks to months to build and needs to be well thought out. My dad is the founder and former owner of Feuz Excavation. He has built many arenas in Jackson Hole over the years. According to Feuz, there are important considerations when designing and building an arena. One needs to consider how much site work will be needed to grade the site pad. The footing source/sand is also an important consideration. Are there nearby sources or will the footing need to be imported? Local contractors will often have various sources.

Drainage is also extremely important in the design of a riding arena. A water source and groomer are also necessary for the upkeep of the arena once it’s built. There are different options for fencing an arena, and one needs to determine if one wants permanent fencing options such as metal pipe or continuous panel fencing. Wood fencing offers aesthetic appeal but will need to be replaced as it has a shorter lifespan in the Rockies, unless they are treated.

Choosing the Right Excavator/Contractor to Build an Arena

When choosing an excavator to build an arena, it is important to work with someone who has experience in building arenas and with horses. If the excavator does not have horse experience, have them consult with someone who does. Different types of riders will have various needs that one should determine up front. As Feuz mentioned, English riders often want less sand and a harder surface than a roper or cutter might. From the leveling to footing to drainage, it is important to have an arena that is built correctly and not to “cut corners.”

More than Just an Arena

Today my parents still have that arena, and I’m fortunate to live a mile down the road. Things have changed quite a bit since I was a kid, but that arena still remains one of my favorite places on earth. In a way it remains a constant for me, roping with many of the same friends that have roped there since I was five years old. Now some of my friends bring their kids each night, making it a place that three generations have enjoyed. There is nothing like leaving work, heading home to saddle and hopping on my horse for an evening of practice with friends and family.

Don’t overlook an arena on a property. They can complement and round out the many other elements of a ranch or horse property. If building one, find the right contractor. Whenever Live Water Properties lists an equine property for sale, I enjoy looking at photos of the arena, especially knowing the work that goes into building an arena, maintaining one and keeping the ground good. While riding arenas can often be ranch improvement one breezes by, it is amazing how many memories a 140’ x 280’ box of sand creates.

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