Page 17 – Land & Ranches for Sale in Western & Southeastern United States

By: Beckett A. Maher

I think as a member of our community I am happy, and I love joining in on the Trout Unlimited cleanup. The most interesting thing I’ve ever found was last year, my dad and I discovered a whole camp and took down all of it; we had to load it in a front-end-loader. This year was fun too, I got to hang with my buddy Sam. I also found an intact volleyball. I have already started playing with it. I really look forward to next year’s cleanup and creating a healthier town and that includes trout habitat.

Beckett is the son of Live Water Properties owners/founders Alex & Macye Maher

Live Water Properties is a marketing firm at heart. We take your unique property and market it to the vast pool of buyers. Technology has altered marketing completely in the last 15 years. In a world where attention spans are decreasing, and a vast majority of property searches are done online, we strive to change our marketing techniques in order to keep your property in front of potential buyers. As technology has advanced, so have we. Live Water has shifted from print heavy marketing and a simple website, to a top of the line website that is sure to impress even the most tech savvy buyer.

Generation X – The “Forgotten Generation”

In the coming years Generation X (Born between 1965-1982) will be the biggest pool of home buyers on the market. According to marketing firms, Gen X is the “forgotten generation.” Many firms have skipped over them completely in favor of the more accessible and impulsive Millennials. Gen X members still use a combination of medias in their lives. They own smartphones and laptops, and spend a significant amount of time on them; however, they also still read newspapers and books, have TV, and listen to the radio.

Gen X is set to be the wealthiest generation alive by 2030, with over $34 trillion in net worth.* They will also have children and grandchildren to whom they’ll be interested in providing for and giving opportunities to access the ranch lifestyle.

Adapting to Changing Technology

This Generation has adapted to the technology that drives our world today. Of all Gen Xers, 75% are on social media. Email, social media, and smartphones are a huge part of their business and everyday life. However, Gen Xers do still appreciate phone calls and face-to-face interaction. Evidenced by the fact that word of mouth referrals and repeat business account for 82% of real estate transactions.* “Word of mouth” can mean many things. Email introductions, sharing of links or personal information through social media or email messages constitute many of the word of mouth referrals we’re talking about.

So how do we stay in front of this changing Gen X population and their recommenders? A highly targeted market strategy utilizing a wide range of medias. People remember and connect best with stories, and visual storytelling is just as important as written words. Photo heavy documents (both print and online), videos, interactive searchability, an upgraded website, and social media presence are all tools to connect to the users’ dream of owning a ranch. Shorter attention spans and increased scrolling, preferring photos over text, indicate that the more media heavy we can be with your property the more successful we can be.

Marketing a Lifestyle

Even those people who aren’t looking to buy a ranch may be potential recommenders. We’re marketing a lifestyle. Social media is the ultimate tool in marketing a lifestyle. Users post their “highlight reel” of their own lives, convincing others this is their reality. Live Water aims to market the ranch lifestyle as a possible reality to users. Our social media strategy, which provides glimpses into the lifestyle, while not being an overwhelming feed presence, is extraordinarily successful in terms of views and click throughs.

Live Water Properties is determined to stay ahead of the curve when it comes to marketing the premier properties. We provide a media hungry populous with high quality photos and videos of ranches they’ll watch over and over again.

Authors: John Turner & Deirdre Griffith

*Sources:

Just a few weeks ago, 28 teams came together for a memorable weekend raising their rods, and in so doing raising a great deal of money for a very deserving cause. In its fifth year, Risers 4 Rett hosted it’s first of two annual events on the famed waters of the Taylor, Gunnison and East Rivers.

What a Catch

Under the enthusiastic tutelage of some of the valley’s most well-known fly fishing guides anglers from all corners of Colorado and beyond enjoyed line-ripping rainbows on the nutrient-rich Taylor as well as eager brown trout on the meandering bends of the mighty Gunnison. All told 56 anglers caught and released over 1,300 trout in two days of fishing, though more importantly raised over $40,000 benefitting the Rett Clinic at Children’s Hospital.

About the Rett Clinic

The Rett Clinic at the Children’s hospital offers love, therapy and assistance to the patients and their families affected by Rett Sydrome. Rett Syndrome is a neurological disorder that affects young girls. While most of its challenges are through loss of speech and motor control, it can severely disrupt breathing and eating, cause skeletal deformities and physical seizures, and leads to tremendous emotional duress.

Big-Hearted Anglers

Based out of the Almont Resort, conveniently located at the confluence of the Taylor and East Rivers (forming the Gunnison River) the event featured moving presentations by participants whose own families have been affected by this relatively unknown disorder. The big-hearted anglers in the room responded in kind – generously opening their wallets to bid on incredible fishing trips, best in class rods and reels, and a host of other unique auction items from a Peyton Manning-signed football to truly one of kind artwork. A huge thanks to all of our participants, guides, my fellow board members and of course the sponsors who gave so generously.

For more information about upcoming events please contact Colorado-based Live Water Properties Broker Brian Hartley.

The 7th Annual Prime Cut Production Sale on the West Hills Ranch was held last Saturday March 11, 2017 in Fairview, Wyoming. The auction was hosted by Ryan and Jessica Jarratt, the West Hills Ranch managers, and ranch owners Pam and Randy Hruska.

The Auction consisted of purebred and composite Salers cattle with lots being comprised of 30 Long Yearling and yearling bulls, 10 open Heifers and 10 bred females. For those unfamiliar with the Salers (Sa’lair or Saleer) breed of cattle this is an ancient breed of cattle but relative newcomer to North American from the Massif Central region of France, a mountainous region of the country. This breed is best known for their calving ease, fertility, longevity, performance and carcass records and their ability to cover rough pastures at high altitudes, a common trait of many Rocky Mountain West Ranches. Ryan and Jessica with the support of the landowners Randy and Pam and in partnership with the Fredrickson Ranch of Great Falls, Montana and the Deep Creek Seedstock of Mitchell, Nebraska are continuing the growth of their registered Salers herd at the West Hills Ranch and expect the number of bulls offered at next year’s auction to grow.

Fifteen yearling bulls averaged $3,500, nine long yearling bulls averaged $3,150, eight bred females averaged $1,581, ten open females averaged $1,581 and ten open heifers averaged $1,025. Buyers came as far from Oklahoma, with the volume buyer being Robinson Cattle Company out of Jackson, Wyoming. “We were pleased with the sale results,” says Ryan Jarratt. “We focus on retaining customers and were happy to welcome some new ones this year. The high selling lot was a purebred Salers bull that sold for $8,000.”

Ranch Offering:

The West Hills Ranch, the host ranch for this auction, is located 5 miles west of the town of Afton in Fairview, Wyoming and is currently being marketed for sale in two separate tracks of land with a combined asking price of $4,550,000. The private ranch is comprised of 1085 deeded acres separated into two distinguished ranch offerings; the West Hills Ranch or the “Hillside portion” consisting of 885 acres and the Crow Creek Ranch or the “Crow Creek Portion” consisting of 200 acres. Collectively these two parcels of land offer an incoming owner a diversity seldom found in a western ranch setting, and it’s certainly unique to the Star Valley ranch market. Private world class fishing on nearly a mile of Crow Creek, excellent water rights and irrigated pastures as well as hillside grazing pastures all with exceptional mountain views.

Crow Creek Ranch – 200 acres for $2,250,000
West Hills Ranch – 885 acres for $2,300,000
More information can be found: www.thewesthillsranch.com

While the buyer profile for many ranch properties has remained consistent since Live Water Properties’ inception in 2001, one interesting pattern in key markets has emerged. Since the widely-recognized peak of the Rocky Mountain ranch market in 2007, group acquisitions have represented a more significant portion of the buyer pool. Such buyers come to us in the form of multi-generational family groups, like-minded anglers or hunters from various metropolitan areas around the US, and professional groups (i.e. attorneys and surgeons) looking for a private location to host education retreats in amenity-rich locations.

In some instances, groups form based on a complimentary skill set, not only cash equity. One such example is a group interested in Montana fishing properties who are involving a friend in the search efforts and purchase based on his extensive experience with habitat improvement and stream restoration. In this case, inviting a prospective member based on his professional experience and sweat equity is as critical to the group as his financial investment.

Reasons for partnering with friends or family are varied based on each group’s goals and interests. One member of an investment group offers the following thoughts on his reason for seeking partners on a recent Colorado ranch acquisition. “Acquiring the property with several like-minded families just made the most sense for us on several levels. It allowed us to purchase a property that we might not otherwise have considered on our own, and to make some necessary updates and improvements post-purchase without exceeding the budget for any one of us. We are now considering other similar acquisitions with some of the same partners to further expand on our access to great recreational amenities since all of our capital is not tied to one deal.”

When forming an entity, we advise that you speak with your attorney and CPA to understand the benefits of group ranch ownership. Denver-based attorney with Messner Reeves, Jason Largey, offers the following as it relates to forming a Limited Liability Company for such acquisitions.

For a co-owned, recreational property, our view is that a limited liability company (LLC) or limited liability partnership (LLP) is the most sound ownership vehicle. Functionally, the LLC and LLP entity works in the same way and provides like liability protection. For ease of use, we will refer to the two entity structures collectively as an LLC.
A sophisticated property owner will have only the property, and no other substantial assets, in the name of the LLC. If, for example, a hiker or fisherman (whether invited or uninvited) were to be seriously hurt on the property, and the damages are substantial, the greatest loss that could be suffered would be the total assets of the LLC. While you may lose the property to cover such damages, other assets (other homes, retirement funds, investments, wages, etc.) would likely be beyond the reach of the plaintiff’s recovery.
Additionally, a well-designed Operating Agreement (the document that controls the operations of an LLC) can address all issues that arise in duel property ownership. For example, the owners can agree before purchasing how costs will be allocated, the terms of use, the terms of any future sale, taxing issues, ownership percentages, etc. In our experience, dictating these terms prior to joint ownership alleviates many future issues. Purchasing through an LLC also provides additional privacy protection to the individual owners. Any searches of property records would produce only the name of the entity owner, and not the individual owners of the LLC.
Fees associated with creating and maintaining an LLC are relatively small and limited as compared to the overall amount spent on a property purchase. The protections provided by owning through a limited liability entity is inexpensive and effective insurance against some catastrophic event and the potential negative impacts it can have on an owner’s complete portfolio of assets.

Live Water Properties has extensive experience representing group buyers and partnerships and understands the dynamics involved when searching for an ideal retreat to satisfy the individual amenities and attributes desired by multiple partners. It is satisfying to help clients find the right property and hear the stories of great experiences shared by groups after a successful closing. While the concept of acquiring a ranch property with friends and/or family is not for everyone it is a great way to leverage your available resources to purchase a ranch that otherwise be beyond your personal means, share the experience with like-minded outdoor enthusiasts and be in a position to consider other holdings to diversify your land portfolio. For more information and help with your search for the ideal recreational ranch retreat please contact Brian Hartley.

As summer was tapering off and the crisp mornings teased autumn’s impending arrival, listing broker Brian Hartley and several guests had one those “you had to be there” days of fall fly fishing on the Hidden Lake Ranch. Cheers echoed through the valley as fish were landed.

As is typical on most western fisheries for the time of year, flows were down and the water was “gin clear.” Long casts and drag-free drifts were critical. However, when a well-placed fly was properly presented the reward was handsome. Small hoppers brought wary fish to the surface for splashy grabs. A red copper john trailing 18-24” from the dry was the MVP of the day, producing the most and biggest fish. They enjoyed casting to and landing rainbows and browns that ran the gamut of size, from overly eager 6-8” fish to true trophies ranging in 26-28”.

As the sun was setting and the temperature dropped, they switched gears and focused efforts on stripping mice patterns through deep holes prospecting for large trout. The results were explosive; territorial brown trout and aggressive rainbows devoured the mouse consistently until the group had their fill. So often in fishing you hear the time-honored, “you should have been here last week”, well on this trip, “we were there and it was incredible,” said Hartley.

While this was just one day, owning the Hidden Lake Ranch presents the opportunity to have days like this for a lifetime. The Hidden Lake Ranch offers the idyllic seclusion and 100% private live water so often desired in a legacy ranch, all with nearby access to town. One of the premier fly fishing ranches in the Rocky Mountain West, this property offers dramatic mountain vistas and miles of exceptional fishing on Weminuche Creek and numerous trout-filled lakes. Rarely does a ranch come on the market like the Hidden Lake Ranch.