Page 18 – Land & Ranches for Sale in Western & Southeastern United States

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.

The only way a day spent fishing can be improved upon, is when you’re fishing for a good cause. Last Friday Live Water Properties’ Colorado broker, Brian Hartley, had the pleasure of hosting a fun-loving group of philanthropists and anglers on the Tarryall Tailwater Ranch. The day served as a thank-you to the generous table sponsors for the upcoming Mile High Mayhem event on October 28, 2016.

If you are unfamiliar with the Mile High Mayhem, it is an extraordinary black-tie mixed martial arts event in Denver, hosted by the Mile High Five Foundation. Founded by five friends in 2009, the aim of the foundation is to “raise money and have fun while doing it.” In its fourth year, Mile High Mayhem has achieved both its goal of having fun and raising money; last year they raised over $200,000. This year all proceeds will benefit the Denver Urban Scholars.

Bourbon tasting, fly fishing and story telling seem to have always gone hand in hand

In a gesture of thanks and to gear up for the upcoming event, twelve of the Mile High Mayhem’s founders and sponsors were treated to a picturesque fall day of festivities. Trouts Fly Fishing out of Denver and Summit County provided 6 knowledgeable guides for the day.

Everyone enjoyed 5 miles of private access fishing, any angler’s dream, thanks to Live Water Properties and the gracious ranch owners.

While to many, private fishing would make a great day, LaCome Events graciously and seamlessly handled the meals and travel logistics. LaCome’s streamside lunch was complete with a bourbon and whiskey tasting with Law’s Whiskey House supplying their Secale Straight Rye and Four Grain Straight Bourbon.

Fish were caught, new friends were made and smiles were aplenty. It was another great day on an incredible ranch property in Park County, Colorado.

Listing Broker and host of the event, Brian Hartley, on a beautiful rainbow trout

The current threat of parasites affecting whitefish in the Upper Yellowstone River Basin provides an insight of how activity in our pristine areas of the world can impact native plant and animal populations. Montana Fish, Wildlife, and Parks officials say this is a newly introduced species in the Yellowstone drainage, but as of yet have not provided ideas on where it may have originated. Following the death of thousands of fish there was a closure of 183 miles of the Yellowstone River and its tributaries. This shows the severity of concern from scientists monitoring the region’s aquatic health to the impacts of the parasite (related to jelly fish) on fish populations.

Introduced species impacting native wildlife is not a new topic of concern. Today the increasing snake population is putting pressure on native animal species of the Florida Everglades as the introduced carnivore competes for food. In 1990, people in the US were allowed to purchase imported Burmese Pythons. Available in pet stores, the snakes were sold for $20 for a 20 inch long juvenile snake. Within a year, the snake could be as long as 5 feet in length and as an adult can reach 20 feet in length. As people were unable to care for the large snakes, they released them into the wild. This is a visible and highly publicized example of the impacts introduced species have on a new host community.

Invasive species are introduced in many ways, and as we increase our activities across the world, we provide the opportunity for plants and animals to arrive in new locations. Within Montana itself, Montana Fish, Wildlife, and Parks are at work to reduce the risk of aquatic invasive species (AIS) such as the zebra and quagga mussels. Boat check stations are mandatory for boaters as they transport their watercraft across the state. These mandatory stops also educate recreationalists on the proactive steps they may take to help in preserving our incredible landscape.

Within the Bozeman Live Water office, we work to inform buyers of invasive species on properties they are considering, and also connect them to professionals who can provide the expertise to manage these aspects. In Montana we are fortunate to have excellent resources available to educate and mitigate these issues.

The Montana Weed Control Association describes noxious weeds as “plants of foreign origin that can directly or indirectly injure agriculture, navigation, fish or wildlife, or public health.” Leafy Spurge, Russian, and Spotted Knapweed are examples of plants that have been introduced, have negatively impacted our landscape, and now are beginning to be impacted by biological controls brought over from their native place of origin. Spotted Knapweed was first documented in North America in 1883, in Victoria, B.C. It was introduced in Alfalfa seed and discarded ballast dirt from ships. The first known plants in Montana were identified in Ravalli County (Hamilton area) in 1920, and quickly spread throughout all Montana counties with approximately 100,000 acres of infested area to date. Spread of Knapweed continues today by livestock, wildlife, recreationalists, loggers, and road builders. The biological controls of the invasive plants in their place of origin are studied at length to make sure they do not impact native plant and animal species before they are considered to be introduced. Currently 13 insects have been introduced to control Knapweed and have significantly reduced plant densities in monitored areas.

The Yellowstone whitefish die-off is a troubling chapter of how our activity provides introduced plants and animals to impact a native resource. These incidents need to be a call to action for each of us that enjoy and are passionate about our environment as we continue to be our own watchdogs. It is our responsibility as landowners and stewards to help in protecting our amazing parts of the world to pass on to the next generation.

By Jack McInerney Associate Broker at Live Water Properties Bozeman.

The holiday weekend might be behind us, but for anglers around the West the second weekend in September is a holiday in its own right: it’s the Jackson Hole One Fly Event. Since 1986, anglers have vied for the bragging rights of being named the One Fly Champion. Though it may sound simple in concept, anyone who has ever spent time on the river can understand the challenge of having to catch multiple fish using only one fly all day.

The event is not just for bragging rights; the Jackson Hole One Fly has raised millions of dollars over the last 30 years to “fund educational, conservation, preservation and rehabilitation projects for the benefit of trout populations primarily in the Snake River Basin.”

Secrets for the Jackson Hole One Fly — Live Water Properties 2015 One Fly Team

Live Water Properties Vice President John Merritt has captained the Live Water One Fly Team for the past six years. While he can’t divulge all strategies for success, here are his top secrets for the Jackson Hole One Fly.

Take a spare fly rod. If you break your first rod, you absolutely will need a back up or your day will be over, even if you have managed to keep your one fly.
Constantly re-tie your leader to your fly knot and check your leader. Casting and keeping one fly all day can be difficult and checking your knots can be the difference in keeping your bug or riding home in despair.
Have a net with you at all times. Many flies are lost during the fight with the trout, and you never know when the “monster,” high-scoring trout is going to eat. Save yourself some trouble and have a net with you.
Understand recent fishing reports and pick the right fly considering flows, stretch of river, weather conditions. This may sound obvious, but there is nothing worse than picking a bad fly! If the dark clouds are rolling in, perhaps throw a streamer. If the Snake Drake hatch has been solid, a large mayfly could be the ticket.
Have fun! This is a wonderful event for a wonderful cause. Every participant should be thrilled to be a part of it, even if you lose your fly at the boat ramp before the day has even begun!

To see all rules for the 2016 One Fly Event or view the competing teams visit jacksonholeonefly.com. Good luck out there!

Big Game Hunting Training with Mountain Athlete

“Respect the sport, respect the mountain,” is the mantra of Rob Shaul, owner and trainer at Mountain Athlete in Jackson Hole. For over 10 years Shaul and Mountain Athlete have trained world-class athletes and mountaineers. This experience has helped him develop an 8-week Big Game Hunting Training Plan to prepare hunters both physically for the sport and mentally for the mountain elements.

One of his most demanding plans, the Big Game Hunting Plan focuses on eccentric strength, endurance, intense core training and also includes weekend “mini-events” to further your training. It won’t just make you “gym strong” it will prepare you for the outdoors.

Shaul shared a few training tips with us from his Big Game Hunting Plan. The full program is available at mountainathlete.com.

Strength Training

Hunting also requires great strength, not just for packing an animal out but for hiking downhill and uphill. Packing an animal requires incredible core strength and hiking downhill requires eccentric leg strength. While often neglected, it is the downhill that is the most grueling and what makes people fatigued for the next day.

The Quadzilla Complex is a signature Mountain Athlete series that emphasizes eccentric strength.

Calves are one of the first leg muscles to give out. Calf raise intervals will help strengthen these muscles and give power to your legs.

The sandbag getup is an excellent move for strengthening the core. The entire program also features a core-circuit to hit all angles of the core with an emphasis on the low back.

Endurance Training

Walking for days in steep mountain terrain with a weighted backpack requires endurance and Shaul points to mode specific training as the best way to increase your endurance. He uses swimmers to illustrate the importance of mode specific training. Swimmers are incredible endurance athletes, but that endurance does not necessarily translate to endurance for running. Similarly with hunting, if you want to endure in mountain terrain, you will need to train for the elements you will encounter.

Shaul’s Rucking Techniqe is one of the mode specific endurance elements in his program.

Shaul’s big game hunting program is available for purchase online. It requires little equipment, only a backpack, sandbags and dumbbells. It’s never too late to start training, and you will be thanking yourself when the season begins. Hunting is all about the experience, hence the saying “the thrill of the hunt.” Take Shaul’s advice and “let the training become part of the experience.”

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Benefits of Group Ranch Ownership

Fall Fly Fishing on the Hidden Lake Ranch

The Mile High Five at the Tarryall Tailwater Ranch

Introduced Species in Our Pristine Landscapes

Top 5 Secrets for the Jackson Hole One Fly Event

Train for the Thrill of the Hunt

Big Game Hunting Training with Mountain Athlete

Strength Training

Endurance Training

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