Page 5 – Land & Ranches for Sale in Western & Southeastern United States

INTRODUCTION How to Buy a Texas Ranch

Buying Texas ranches for sale can be one of the most rewarding experiences. The result could be one of the most dramatic life decisions you make. It could lead to realizing a lifelong dream now. If you already own a ranch, it could lead to adding to your portfolio more land; more land that could create your family legacy.

The ownership process for any of these choices for a property with substantial acreage means that due diligence is essential. I am Mark Harman, and I am dedicated to helping my clients accomplish their personal goals for ranch ownership by providing them and you with information that many don’t know or even know that they need.

Constantly, I interview people who feel ill-equipped and misinformed to decide independently. Directly because of these frequent conversations and occurrences, I have assembled the key elements in this insider’s guide: So, You Want to Buy a Texas Ranch? It is your guide to learning how to buy Texas ranches for sale. Texas is a passion of mine; it’s wildlife and natural resources are worth sharing with as many people as possible.

I hope you find this information informative and educational in your Texas ranch ownership journey.

SEEKING KNOWLEDGE

It’s a known fact that asking the right questions typically leads to the right answers. This also saves time in the process. The list below is not intended to be complete however serves as a navigation system for accomplishing your goals.

Mineral Rights

Mineral rights can be daunting to understand. This is especially true in areas with oil and gas exploration. Mineral rights’ owners have certain rights, which are sometimes difficult for surface-only owners to accept. The Mineral Estate is the Dominant Estate. If you don’t live in an area with mining or oil and gas exploration, you may not have a problem and, in fact, may own both rights together. Mineral rights are legal rights that entitle the owner to explore for hydrocarbons below the surface of a property. In most countries, all mineral rights belong to the government. In the United States, all mineral rights originally belonged to the owner of the surface of a parcel of land. As mineral production became economically advantageous, ownership of mineral rights often began to be separated from surface ownership. Mineral rights can include all minerals known and unknown but may also be for one specified mineral, such as coal. Mineral rights can be sold or leased to a third party. They may also be gifted or passed down as an inheritance to family members. A good mineral rights consultant or attorney is worth their weight in gold should you proceed with your acquisition.

Key Elements to Prospective Texas Ranches For Sale Should Be:

Low Fence or High Fence: A few miles of wire and a few hundred fence posts can rapidly become expensive. Know your facts and understand the costs and differences between low and high fencing.
Deed Restrictions: You never know what rules the former generations set to govern the posterity of their most critical investments. Know what restrictions exist.
Improvements: If the land has been cleared, a creek has been dredged, or a dam built, you may be paying for worthwhile upgrades. Other types might include a cabin, home, workshop, barn, or fences.
Neighbors: Who is next to you? Your broker may have some helpful “local” insight on the people in your area. Ask questions to gain as much knowledge on the adjacent ranches and other situations as possible.
Easements: Easements might have been put in place by previous owners. Types of easements might be Utility Easements, Easements by Necessity, Private Easements, and Prescriptive Easements.
1-D-1 Open Space Agriculture Valuation: Understand definitions and regulations.

5 ELEMENTS OF GREAT TEXAS RANCHES FOR SALE

Typically, I have five basic elements that come to mind concerning the integrity of your prospective land purchase.

1. LOCATION/ACCESS

This element is likely one of the most subjective ones in the bunch. This is where you need to reflect on what kind of lifestyle you want and where your vision lies with your land. Neighbors, rainfall, soil, and area topography are important and factual, but the most decisive element is whether the land meets your lifestyle needs. Do you want to be close to a town or remote? How far away from the grocery store and hospital do you want to be? Take time to reflect on these things as you walk around the land. Use Google maps to search the area from a bird’s eye view, or even hire a helicopter to give you a flyover. Watch the ranch video, if there is one. Look at the quality of the roads and how easy or hard they are to travel. This can significantly affect what kinds of ranch vehicle you can own. Make a couple of drives to the property gate to gauge any commute and see how long it takes you. This should not be complicated. If you can sit back and envision daily life on a specific piece of land, that’s an excellent sign that its location will not be a hindrance.

Utilities are important to consider as well. Homes, cabins, shops, etc., will need electricity diverted from nearby lines, unless you have a plan for creating an autonomous living platform.

2. SURFACE WATER AND GROUNDWATER

Understanding water resources should be high on your priority list in considering a ranch purchase. Some counties are blessed with major aquifers (Edwards, Hensel, Ellenburger, and Hickory) and many smaller, local aquifers. Depending on your vision for your land (hunting property with a small cabin or a large estate home with a wildlife preserve), being familiar with the current water status of your prospective ranch is critical to the success of your endeavor. Inquire about well logs to gain a history of flow rates. Your water source should be sustainable; seasonal creeks and stock ponds cannot be relied upon solely. To find subsurface water, you can use a variety of county resources. If you want a simple and general idea of sub-surface water availability, visit with your local water drillers. Rain catchment systems are another excellent backup infrastructure if you are concerned that the land’s supply may not be enough for your goal.

Properties with year around live water features continue to be in the greatest demand and command the highest prices.

3. SOIL

This element should not be intimidating, but many people often overlook soil health. If you desire to graze animals, have a garden, or create a lush lawn, it’s good to have the right starting ingredient. Look for growth. Grasses and soft tissue plants are good signals. This is opposed to very little grass, scrubs, and low-lying woody ground cover, which can survive in less fertile soils. A noticeable lack of palatable grasses is a true sign that a field has been overgrazed. Also, look for widespread areas filled with strewn rocks. This may be fine for grazing, but it is very hard for doing much else.

There are three basic soil types:

Clay: This will be extra dense and deep in color. Clay holds many nutrients but is unsuitable for drainage and can lead to root rot in weaker plants. Clay can be a good foundation for native grasses and the more robust plant groups.
Sand: Sand holds minimal nutrients as a result of superb drainage. Lots of water and added fertilizers can make sand a beneficial soil type for growing wide varieties of grasses and shorter plants.
Loam: The blend of the two, loam is generally what we think of as dirt. It can lend itself in either direction by being more granulated like sand or easily compressed and dense as clay. True loam is the ideal blend and can be the most fertile soil for any use.

If you want to go a bit more in-depth, you can call the county’s Agricultural Extension Office and have them complete a soil test that will give you the clearest picture of what you will be able to produce on your land.

4. TOPOGRAPHY

The shape of your land is fundamental to your end goal. Hilly terrain needs to be paired with enough flat space to build roads and a homesite if you desire to inhabit the ranch for any longer than a hunting trip. Hills are superb for creating privacy but must be analyzed for roads if you plan to build atop the summit. Texas has many ranches with excellent combinations of rolling topography and flatlands so that you can mix and match however you see fit. Flat areas can typically be the most flexible for various uses but may lack some drama in the quality of the view. Surprisingly, many properties in Texas have small mountainous areas with strong granite outcroppings and sharp cliffs. These can be some of the most sought-after spaces in the area.

The topography of a property should speak to you, drive around, and look from as many angles as possible at the land in question and make note of each view. You will feel a sense of comfort when it’s the right place for you.

5. FLORA

Growth and vegetation can be indicative of the variety of wildlife that will frequent the land. Game animals like densely wooded areas will only venture into the wide-open at specific times of the day. If you want abundant wildlife, you must ensure your forested areas and grasslands are healthy.

The once substantial population of Live Oak trees has suffered in the past few years. Oak wilt has killed millions of these classic beauties and tends to be generally random and only mildly preventable. It is a good idea to examine land for oak wilt if you want to maintain your Live Oaks. These trees can take years to die, so it’s possible that you may not be able to detect it. As oak wilt typically attacks Red Oak, Pin Oak, and Live Oaks, identifying multiple types of trees on a property can be a good hedge against disease. Other oaks usually have larger toothy leaves, and your realtor may have a good idea of what families are represented in an area. Disease can attack any tree, but your chances of maintenance are much better with other varietals. Your trees should be beautiful and accentuate your feelings about a piece of land. If well maintained, they even add to the overall value of your property.

CONCLUSION

There are very few “perfect” pieces of land wherein every element is ideally balanced and working to produce the ultimate paradise on earth. But, perfection isn’t really the goal. What works for you and meets your needs is the best possible piece of land you can buy for yourself. This shouldn’t be hard at all. It should be one of the most fun investments you make, and with a bit of information and a few good questions, you can arrive at a wonderful Texas ranch in much less time. I hope this has given you some confidence as you begin searching for your ranch for sale of the greatest states in the union. Personalized service and good ole’ southern hospitality are two of my specialties, and any chance I get to share my passion for the Texas Hill Country is always welcome. I strongly value sustainability and connecting the right people to the right properties means we have a state that is well maintained for years to come.

I look forward to having you join me in one of the most wonderful towns in Texas.

In closing…

To begin your journey to buying Texas ranches for sale please reach out to Mark Harman at mark@livewaterproperties.com.

Following an exceptional snowpack during the previous winter and one of the rainiest springs in recent history, July arrives in the West with flourishing water flows and promising weather forecasts filled with sunshine. This abundant moisture has led to a significant increase in insect populations, resulting in larger fish and enhanced fishing opportunities. As we witness the transformation of the water from murky shades of brown to a pristine, crystal-clear state, our expert angling Brokers have diligently explored their respective ranches and nearby fisheries to provide accurate and firsthand accounts for our Annual Hatch Report. Continue reading for their comprehensive fly fishing reports, highlighting specific listings across the West.

Fly Fishing Ranches for Sale in Wyoming

Heartwood in Crescent H Ranch

Jackson Hole, Wyoming | 48.89 Acres

Crescent H offers an exceptional fishing experience with its exclusive seven-mile stretch of blue ribbon spring creek. The ranch’s fishery is truly distinctive. Prior to being a private development of homesites, it was the first Orvis-endorsed guest ranch, and it was the knowledgeable guides at Crescent H who introduced the practice of catch-and-release fly-fishing in Jackson Hole. Currently, only homeowners have the privilege of accessing the ranch’s pristine waters, spanning seven miles of picturesque spring creeks. The ranch’s creeks are inhabited by native Snake River fine-spotted cutthroat trout, a species known for their voracious appetite and eagerness to rise to a dry fly floating on the water’s surface. These magnificent trout reach their peak season in mid-July, coinciding with the anticipated stonefly hatch. Throughout the fishing season, anglers can encounter numerous hatches, including various mayflies, midges, and caddisflies. Even if stoneflies are not present, the prospect of encountering a diverse range of insect hatches remains captivating. For those who prefer the thrill of casting larger flies, the latter part of summer presents an excellent opportunity. During this time, terrestrial insects such as grasshoppers and beetles often find themselves inadvertently landing on the river, enticing the trout.

Explore the Heartwood in Crescent H Ranch

Granite Ranch

Jackson Hole, Wyoming | 33.64 Acres

Fly fishing on Granite Ranch can be a wonderful experience for anglers. Granite Creek runs through the ranch, and it is surrounded by the Bridger-Teton National Forest, offering excellent fishing opportunities in an aesthetic natural setting. The fishing season on Granite Creek typically runs from late May or early June to the end of October. Granite Creek is known for its population of native cutthroat trout. You can also find brook trout in certain sections of the creek. These trout species provide exciting fly fishing opportunities. The insect hatches on Granite Creek can vary, so it’s essential to have a diverse selection of flies. Popular fly patterns to consider include dry flies like elk hair caddis, adams, royal wulff, and parachute hoppers. Nymph patterns such as prince nymphs, hare’s ear, and pheasant tail can also be effective. A typical 4- to 6-weight fly rod is suitable for fishing on Granite Creek. A floating line is usually sufficient, but you may also consider carrying a sinking line if you plan to fish deeper pools.

Explore Granite Ranch

Fly Fishing Ranches for Sale in Idaho

Grover Ranch

Driggs, Idaho | 880 Acres

Numerous spring creeks and seeps feed four unnamed streams on the Grover Ranch, all of which provide critical spawning habitat for cutthroat and brook trout. Although angling on the Teton River tributaries is closed during the month of June for the cutthroat spawn, angling for these trout later in the summer months with a 2- to 3-weight rod can be exciting and rewarding.

Nearby Grover Ranch, there is ample live water on the Teton River, where the water is still over the banks, and clarity is a challenge. Salmon flies have been seen on the lower Teton stretches closer to the confluence. As the water clears, these bugs should make their way upstream in the coming weeks. The river’s upper stretches in Teton Valley offer limited angling opportunities due to the continued runoff following a record-setting snowpack and consistent afternoon spring rains. As the end of June nears and cutthroat spawning diminishes, expect more fish from tributaries to move into the river system.

Explore the Grover Ranch

Mackay Bar Ranch

Riggins, Idaho | 21.18 Acres

Mackay Bay Ranch is nestled on the Salmon River, the longest undammed river in the Lower 48 states. Getting there is an adventure—a twin-engine plane can land on the ranch’s private riverside airstrip; and you can jet boat up the river, or, in winter, take a snowmobile. The Salmon River has outstanding steelhead and smallmouth bass fishing. The South Fork of the Salmon, which is upriver from the ranch, has Dolly Varden, rainbow trout, and cutthroat catch-and-release fly fishing. Stonefly nymphs are abundant in the Salmon River, and using imitations of these nymphs can be effective. Caddisflies are also prevalent in the river, so having a selection of caddisfly imitations in different sizes and colors can be beneficial. Patterns like elk hair caddis, x-caddis, or stimulator flies can be effective when the caddisflies are active. Having a range of mayfly imitations, such as parachute adams, blue-winged olive, or pale morning dun patterns, can be productive during hatches.

Explore Mackay Bar Ranch

Henry’s Fork Overlook

Ashton, Idaho | 213 Acres

The Salmon fly hatch has tailed off in the past two weeks with residual action near the Hatchery Ford stretch. On the stretch from Warm River to Ashton, where the Henry’s Fork Overlook is located, anglers are reporting excellent dry fly fishing with pale morning dunns PMDs, caddis, and the angler’s favorite, the green drakes. In general, Henry’s Fork is one of the first rivers in our region to clear from spring runoff and is a favorite destination for many anglers. The middle of June marked the opening of the Harriman State Park in the Island Park area, which can prove challenging but also rewarding, with the larger fish in the system residing in this area.

Explore the Henry’s Fork Overlook

Fly Fishing Ranches for Sale in Colorado

Penn Ranch

Durango, Colorado | 343 Acres

The Upper Los Pinos or Upper Pine – as the locals know it – is a classic Western freestone stream draining the pristine Weminuche Wilderness. The rainbows, browns, cutthroats, and brook trout are perfectly matched to the stream’s multi-colored pebbles and stones, which often conceal their abundance. The bugs on the Pine typically hatch in line with other Western freestone fisheries (freestone fisheries are fed by rainfall and snowmelt) though they are a little behind schedule due to this year’s larger runoff and wet spring. Currently, the water level is dropping fast. The clearing water has the bugs moving, and the fish are active, especially towards sunset. The Pine is rapidly approaching the prime summer season, which carries through fall with excellent dry fly fishing. With all the ordinary hatches being plentiful, fly selection is not crucial. Wulffs, Stimulators, and Hoppers provide reliable floatability in the swift, sometimes frothy currents. Wary larger fish, which are commonly over 16″, can often be enticed with a Zug Bug, Hares Ear, Prince, and Pheasant Tail dropper fly. Larger nymphs, 12s, and even 10s, offering flash, get more attention in the swift waters, which have yet to reach their gin-like clarity that is expected a little later in the season.
Explore the Penn Ranch

Dancing Pine Ranch

Bayfield, Colorado | 182 Acres

The Lower Pine River, located south of the Vallecito Reservoir, is essentially a private tailwater fishery. The extra oxygen helps the rainbows and browns below Vallecito Dam grow to trophy-worthy proportions. With releases at just under 600 CFS, the flows are high but healthy. The fish are all over the river, usually positioned behind or even in front of the sizable boulders that dot the river channel. Classic pocket water technique is reliable on the Lower Pine. With significant hatches of caddis, mayflies, and stoneflies, anglers can match the hatch by picking blindly from their fly box. However, from June into July, it pays to go very large. Big attractor patterns – such as Elk Hair Caddis, Royal Wulff, Renegade, Godzzila, and DiveBomber – coupled with a large Hare’s Ear nymph or even a San Juan Worm is the secret sauce during the steady early season flows. With a stellar 2022-23 snowpack, the great flows should extend into the fall, keeping fish – and anglers – happy.

Explore the Dancing Pine Ranch

J Diamond B Ranch

Lake George, Colorado | 448 Acres

Tarryall Creek on the J Diamond B Ranch features a meandering flow with an ideal combination of riffles, deep pools, undercut banks, and some great pocket water. Top-to-bottom stream enhancement on the entirety of the 1+ mile of private fishery has resulted in outstanding habitat, with impressive populations of Browns and Rainbows averaging 15 to 17 inches, with catches upwards of 24” not being uncommon. Additionally, there is a smaller population of feisty brook trout. The hatches vary throughout the year, with midges being important year-round, while mayflies, caddis, and stoneflies become prevalent during the warmer months. Currently (mid-June), pale morning dun (PMD) hatches are dominating the mornings. The lush grasses that have followed a healthy snowpack promise a stellar terrestrial season. Currently, stealthy anglers who can drop beetles or ants into the undercut bends are catching large trout. Later in the Summer, hoppers will replace the beetles and ants as the favored option.

Explore the J Diamond B Ranch

Fly Fishing Ranches for Sale in Montana

Healing Waters Lodge

Twin Bridges, Montana | 20 Acres

Healing Waters is an ORVIS-endorsed fly-fishing lodge with a diverse fishing program rivaled by few operations. The lodge benefits from special use permits on Montana’s famed rivers, including the Beaverhead, Big Hole, Jefferson, Madison, and the Smith. The lodge also benefits from wading access agreements on streams like the Alder, the Ruby, and the Boulder. Additional access to private spring-fed creeks and ponds continues to set Healing Waters Lodge apart from the competition. With flows backing off and clarity increasing, local freestone fisheries are already dropping and approaching good fishing levels. Salmon flies have been hatching on various rivers around Southwest Montana and will continue through early July. Golden stones are expected to follow the salmon fly hatch, and just around the corner, yellow sallies, caddis, and pale morning duns should also appear on the menu. Streamer fishing will improve as water temps continue to rise.
Explore Healing Waters Lodge

Marias River Ranch

Loma, Montana | 1,498 Acres

The Marias River Ranch offers outstanding angling opportunities for warm water fish like smallmouth bass, walleye, sugar, catfish, pike sturgeon, and the occasional trout. Bring your 6 to 8-weight rod and plenty of streamer and popper patterns for the Small Mouth, and don’t be shy about including a spinning rod too. Other anglers and boaters are seldom seen on this part of the river, making it feel a little like stepping back in time. Closer to Tiber Dam, the Marias is a tailwater fishery offering good traditional trout angling opportunities. The Mighty Missouri is about five river miles downstream from the ranch. Trout are not common in this portion of the river. However, most warm water species that live in Montana can be found there; trophy-sized fish are not uncommon.
Explore Marias River Ranch

Bridger Creek Gem

Bozeman, Montana | 71 Acres

Bridger Creek is a little bit of a “sleeper” since it does not have excellent access for the public in most areas. You will be pleasantly surprised by the great fishing that the creek offers. Bring a 6 to 7&1/2 foot 3 to 5 wt. And a small selection of attractor dries and a size 14 bead head or two if the trout are not looking up. Rainbows are the primary target, but anglers will catch a few browns and even a brook trout or two. The average size is about 10 inches, yet significantly larger trout are in deeper pools. If you’re looking for 20+ inchers, Bridger Creek is probably not the place. But if catching beautiful fish on attractors, ants, and hoppers sounds like a great way to spend a few hours, this creek should not be overlooked. These fish are abundant and eager, two of our favorite qualities in a trout.

Explore the Bridger Creek Gem

Fly Fishing Ranches for Sale in Oregon

R&C Ranch

Fossil, Oregon | 5,430 Acres

Fishing for smallmouth bass on the John Day can be epic from around May through August. The action is fast and furious on most days with both sub-surface and poppers on the top water. You can float the river searching the banks and deep holes for big bass or fish right from the front yard or the many riverfront miles of the R&C Ranch. Many fish can be caught during this spring/summer fishery, and an 80-fish day is not out of the question. Come fall, the Steelhead fishing picks up, and big fish start to move up the river.

Explore the R&C Ranch

Fly Fishing Ranches for Sale in Washington

Sunrise Ranch

Anatone, Washington | 2,685 Acres

Fishing on the Grande Ronde from June through September is excellent for rainbow trout and smallmouth bass. For trout, the hatches in June tend to fall into the stonefly and caddis categories. From July through September, hoppers are a great choice to stir up big fish. Fishing smolt streamers or minnow patterns with some flash or sparkle can be very productive for the bass during the summer months, but poppers can always be a great option and work great for top-water action. As the summer winds down and we move into fall, steelhead starts to populate the river around mid-September.

Explore the Sunrise Ranch

Wyoming is called the “Cowboy State” and “The Forever West” for a reason. It is a destination for nature adventures where the majestic Rocky Mountains meet the High Plains. On Wyoming’s rangelands and vast plains, you’ll find some of the largest ranches throughout the United States.

Looking to start a ranch operation in Wyoming? You couldn’t have chosen a better place. Wyoming has a rich agricultural heritage that lives on to this day. It is also one of the top ten states in the country with the most ranch land for sale.

Finding the right ranch in Wyoming is not without its challenges, but this guide and our team of Ranch Brokers can help point you in the right direction.

AN OVERVIEW OF WYOMING’S AGRICULTURAL INDUSTRY

Agriculture has always been an integral part of the Wyoming economy and way of life. Today, as a $2 billion dollar industry, it is one of the top three industries in the state. Comprising about 47% of all land use, the farms and ranches in Wyoming are considered some of the largest in the United States. According to the 2017 Census of Agriculture, the average size of a Wyoming farm is 2,340 acres – more than five times the national average.

Cattle is the largest agricultural commodity, making up about 65% of all agricultural products sold. The state’s cattle industry dates back to the mid-1800s when the advent of the railway allowed for better trade throughout the West and beyond.

In 2020, Wyoming ranked as the second largest wool and lamb crop producer in the United States. Considered as some of the finest in the country, Wyoming wool consistently fetches an excellent price in the market.

According to the USDA, other leading farm commodities in the Cowboy State include hogs and pigs, hay, sugarbeets, barley, and beans.

RECREATIONAL USES OF FARMS AND RANCHES

As important as agricultural production is to Wyoming’s economy, many farms and ranches here are also widely used for outdoor recreation, particularly hunting and fishing.

A Wyoming ranch for sale can be rich ground for game species such as elk, moose, deer, and antelope, as well as upland birds, duck, and other waterfowl. And as a “headwaters state” providing water to streams and rivers in other parts of the country, many ranches in Wyoming also offer excellent opportunities for fly fishing.

Other outdoor recreational activities include hiking, boating, camping, mountain biking, wildlife and bird watching, and horseback riding, as well as winter sports such as skiing, sledding, and snowboarding.

Live Water Properties represents some of the best ranches in Wyoming where blue-ribbon rivers, creeks, and streams offer excellent fly fishing opportunities right out the door or just a short ride or drive away. Surrounded by some of the most iconic views in the West, these properties offer the perfect getaway, with endless nature adventures waiting for you and your guests right in your own backyard.

HOW TO CHOOSE THE RIGHT LAND FOR SALE IN WYOMING

With so many excellent options to choose from, finding the right Wyoming ranch for sale can be a daunting task. Ranch ownership comes with both a hefty responsibility and numerous benefits. To successfully manage both, you must first and foremost select your property carefully.

Here are some important tips to keep in mind:

Understand your reasons for buying a ranch
People want to be ranch owners for a variety of reasons, and the first thing you need to do is to be crystal clear about yours. Your purpose for ranch ownership is crucial to determining the type of property to buy, as well as the size, the location, the terrain, and other factors.

Questions you need to ask yourself include:
- Do you intend to start an agricultural business or are you simply looking for a hobby farm or a recreational retreat?
- Will you and your family live on the ranch as your permanent home? Or use it as a seasonal retreat?
- What activities or farm operations do you want to engage in? What type of livestock will you raise? Will you be growing crops in addition to raising livestock?
- Do you plan to use your ranch for recreational activities like hunting and fishing?
- How much time and money are you willing to spend to develop the land?
- Do you want to run a guest or dude ranch?

Determine the size of the land you need
The ideal size for a ranch depends on the activity you want to do on the property as well as the property’s location. If you’re raising cattle or sheep, you must consider the right acreage for pastureland. You also need to allocate space for non-grazing needs, such as structures for the animals and a home for you, your family, and the workers on the ranch.

If you intend to make a living out of your ranch, you’ll need a large property to raise enough livestock for a profit. But if you simply want to raise a few cows and sheep, and perhaps some horses for your personal needs, a smaller area will suffice.

In determining the right ranch size, the most important factor to consider is the land’s carrying capacity, which can vary from one location and one ranch to another. A knowledgeable broker can help you understand and determine the right carrying capacity for your needs. Additionally, you will want to value the water sources for ranching (more on this later.)
Find the right location
As in any other real estate type, location is important in choosing a ranch for sale in Wyoming.

Land in more remote areas can cost less, so buying a property farther from main roads and towns can be a great cost saving opportunity. If you want utmost privacy, a more isolated location can also give that to you.

A remote location, however, can also mean more difficult access to basic necessities, such as farm supplies, veterinary care, and your personal needs. If you don’t intend to live on the ranch, you may also need to take a longer trip every time you visit, or add a private runway for faster service.

In many places around Wyoming, most ranches are never too far from excellent amenities, including schools, grocery stores, and other destinations that are important to the entire family.

Recreational ranches, in particular, offer a complete lifestyle package that marries nature and outdoor activities with urban comforts. You’ll find hunting and fishing properties with great access to entertainment, dining, and shopping options, as well as to major regional and international airports like Jackson Hole Airport, Idaho Falls Regional Airport, and Salt Lake City International Airport, as well as Casper Natrona County International Airport, Sheridan County Airport, Cody Yellowstone Regional Airport, Denver International Airport, and more.

With its rich natural resources, Wyoming offers a multitude of options for a hunting or fishing ranch. Northern Wyoming is traditionally associated with recreational ranches. Encompassing parts of Yellowstone National Park and Bridger-Teton National Forest, as well as Bighorn Lake, the Shoshone River, and most of Bighorn National Forest, the region teems with big game species such as moose, deer, elk, grizzly bear, and bighorn sheep. Game fish like trout, catfish, walleye, and bass also abound.

Southeastern Wyoming is also a good place to start your search for recreational ranches for sale. Home to the North Platte River and reservoirs like Glendo and Guernsey, as well as acres of forests and mountain ranges, the area also boasts an abundance of game and fish species.
Make sure you have water rights and access

In looking for a Wyoming ranch for sale, always ask about water sources. Continuous access to water is very important to a ranch operation. You need it to grow forage and crops, as well as to provide drinking water for your animals. A property with a flowing river or stream is ideal, but without this, a well or stock water can serve the purpose. You can also opt to construct a stock tank or dam as a source of drinking water for your livestock.

If a property uses a well for irrigation, find out how much water it produces in gallons per minute. This will give you an idea on the value of the well.

Before buying a ranch – whether to raise livestock or for recreational uses – it’s crucial to understand water rights in Wyoming, which can be unique from any other state.

Unlike underground water that you can access anytime, surface water in Wyoming is owned by the government, and may be used by property owners only under an appropriation law. The law essentially states that the first users of a water source get priority in using the water. In many cases, the first users received their water rights decades ago.

However, in Wyoming, water rights are considered property rights, and are transferred along with any transfer of ownership of the land they are attached to. So when looking at ranches for sale in Wyoming, get assistance from your Ranch Broker in determining if there are water rights that come with a property.

Water rights are also important for recreational ranches. For hunting, you need constant and adequate water supply to create and sustain a habitat for wildlife.

You must also understand how Wyoming’s water rights law impacts fishing in private properties. While Wyoming’s surface waters are owned by the government, streambeds, stream banks, and islands within a private property are owned by the landowner. This means that the landowner has control over who gets access to them. A person may float down a stream or river over private land but they cannot anchor, wade fish, or fish from the banks or islands within the property without the owner’s permission.
Survey improvements made on the land
Some ranches come with existing structures and improvements, which may be more cost efficient than building your own from the ground up. However, you need to determine if the existing structures are aligned with your needs. Check their condition and usability as well. If they’re too old, have not been properly maintained, or do not serve the purpose you’re looking for, you may have to tear them down and build new ones.

If you’re raising livestock, fencing is an important structure to consider. Not only can it keep your animals enclosed on your property, it can also prevent livestock that are not yours from grazing on your land. According to the Wyoming Wildlife Foundation, Wyoming’s “Fence Out” policy puts the burden on landowners to fence their property to keep unwanted cattle out. On the other hand, the state has a “Fence In” policy for sheep, meaning ranchers are responsible for fencing their properties to keep their herd from wandering out.
Know the laws of ranch ownership in the state
Ranch and farm operations are widely regulated in Wyoming. Before buying a ranch, make it a point to understand the laws and regulations governing this property type. In addition to water rights, the most important regulations to know are those related to mineral rights, conservation easements, land surveys, and leasing. Attorneys and land trusts in the area are especially helpful.

It’s also crucial to learn about land use and zoning regulations in a location you’re interested in. These vary from county to county so make sure to work with a local expert who can guide you in understanding these laws and help you avoid costly mistakes.

Wyoming provides incentives for owners of private hunting and fishing ranches in recognition of their contribution to providing habitat for game species. For example, a landowner with at least 160 acres of contiguous land may apply for landowner tags for one or more species, provided their property is found to have supported each species for an equivalent of 2,000 days of use over the last 12 months. The tags are strictly for use by the landowner and their family only.

WHERE TO BUY RANCH LAND IN WYOMING

With the tenth largest land area among all US states and the smallest population of only around 600,000, Wyoming is home to vast swathes of land that are perfect for ranching. You’ll find a wide array of choices practically anywhere in the state, ranging from traditional cattle ranches to recreational hunting and fishing grounds.

These are some of the best places to start your search:

Jackson, WY

Jackson boasts a breathtaking location between the Gros Ventre and Teton Mountain Ranges, south of Grand Teton and Yellowstone National Parks. The county seat of Teton County, one of the wealthiest counties in the United States, Jackson is a popular tourist destination largely because of its proximity to world-famous ski resorts such as Jackson Hole Mountain Resort, Snow King Mountain Resort, and Grand Targhee Resort, as well as to the Bridger Teton National Forest and Yellowstone National Park.

However, it’s not all about the outdoors in this vast nature playground. There’s also plenty of culture, shopping, and dining to be had, thanks to the city’s fantastic array of shops and restaurants, art galleries, museums, and performing art venues.

Ranging in size from 35 acres to 1000+ acres, ranch properties in Jackson also make great investments as dude ranches or simply as tranquil getaways. Whether you’re looking for a ranch surrounded by nothing but open space or want a property closer to urban destinations, Jackson has the perfect option for you.
Cody, WY

Named after “Buffalo Bill” Cody, this quaint historic city relishes its Wild West origins like no other. To this day, rodeos play an important role in the Cody culture, earning it the distinction as the Rodeo Capital of the World.

Cody boasts the only access to the eastern part of Yellowstone National Park, and the Cody-Yellowstone area offers spectacular scenery you won’t find anywhere else. Other legendary Wild West sites in the area include the Shoshone River and Shoshone National Park, Bighorn Basin, and Rattlesnake Mountain.

With the frontier town heritage remaining strong in Cody, it comes as no surprise that ranches of all sizes dot the landscape. These properties range in size from around 35 acres to more than 1,000 acres, and serve a wide variety of purposes, including cattle raising, hay production, and as dude and guest ranches.
Pinedale, WY

Nestled in an alpine valley surrounded by three mountain ranges – Wind River Range, the Wyoming Range, and Gros Ventre Mountains – Pinedale is a true Western town where the spirit of adventure is alive and thriving. Each year, the town welcomes numerous backpackers who come to conquer the area’s popular hiking and climbing destinations such as Cirque of the Towers, Titcomb Basin, and the Continental Divide Trail.

Fishing on Fremont Lake, Green River Lakes, and other lakes and rivers in the area is also a popular local activity. In the winter, visitors come for excellent skiing, snowmobiling, ice fishing, and other winter activities. Meanwhile, Pinedale’s downtown area provides plenty of shopping and dining options, and the town’s festivals highlight the rich local culture and traditions.

Proudly calling itself “The true Wyoming”, Pinedale has a deep cattle ranching tradition, with the town’s Green River Drift considered as the oldest and longest cattle drive in the country. Pinedale, Wyoming ranches for sale range in size from35 acres to over 1,000 acres, and while many of these properties are used for cattle raising, they also offer excellent fly fishing opportunities.
Dubois, WY

A hidden Wyoming gem, Dubois boasts an authentic Frontier town feel where cowboys, square dances, log cabins, and rodeos are everyday fixtures, particularly in the summer. Boasting a diverse and breathtaking landscape of badlands, pine forests, lakes, and rivers, Dubois is unmistakably an outdoor haven.

Fishing on the Wind River, as well as horseback riding and hiking along historic trails are popular activities in the summer, while snowshoeing, skiing, ice fishing, and dog sledding are rampant in the winter. The close proximity to Yellowstone National Park and the Grand Tetons also add to the town’s nature-filled allure.

Dubois, Wyoming has ranches for sale with over 1,500 acres, but you’ll also find smaller properties of about 100 acres or less. Many provide exceptional fishing opportunities and access to hiking and riding trails as well as Wyoming’s sought after public lands.
Sheridan, WY

Sheridan combines historic Old West charm with modern conveniences, making it one of the most visited places in Northern Wyoming. With the majestic Bighorn Mountains serving as a spectacular backdrop, Sheridan offers a wealth of outdoor adventures – from horseback and ATV riding on open ranges and mountain trails to hunting in the Sheridan and Bighorn National Forests and fishing on the Tongue River.

With its rich and fabled past, Sheridan is also the region’s cultural epicenter. It has no less than 10 listings in the National Register of Historic Places and its downtown area features quaint buildings hosting fantastic shops and restaurants. Sheridan’s festivals are also well attended by locals and visitors from all over the country.

Ranches in Sheridan serve a wide variety of purposes. You’ll find dude ranches, recreational retreats, and cattle and agricultural ranches in a wide range of sizes – from 35 acres to over 1,000 acres.
Saratoga, WY

Located in Southeastern Wyoming, Saratoga is best known for its hot springs and exceptional fishing. People from all over the world come to enjoy the relaxing and rejuvenating waters of the Saratoga hot springs, particularly the famous Hobo Hot Springs.

Meanwhile, anglers flock to the town for an excellent catch of rainbow, cutthroat, and brown trout in the town’s many streams and rivers – especially on the North Platte River and the Encampment River which have been designated Blue Ribbon Streams by Wyoming’s Game and Fish Department. And as home to big game species like elk, moose, deer, and antelope, Saratoga also offers plenty of hunting opportunities.

Saratoga features recreational ranches of great value, a number of which offer blue ribbon fishing opportunities. There are also quite a few working ranches as well as properties with plenty of investment potential as guest ranches and tranquil getaways. Sizes range anywhere from 35 acres to over 1,000 acres.

LIVE THE AMERICAN ADVENTURE WITH YOUR VERY OWN WYOMING RANCH

Whether you’re looking to start an agribusiness or are simply dreaming of living off the land, there’s a Wyoming ranch for sale that’s perfect for you.

Given all the nuances of buying and owning a ranch in Wyoming, it’s essential to work with an experienced and knowledgeable local real estate agent who specializes in ranch properties.

Let the team at Live Water Properties guide you through this journey. The team’s exceptional brokers all have first hand experience in buying and selling recreational properties throughout the West and Southeastern United States, and they leverage this in depth knowledge to help clients succeed in their real estate undertakings.

Have confidence knowing that a team of experts is by your side at every step of the process. Get in touch with the Live Water Properties team today at [ai_phone href=”+1.866.230.2695″]866.230.2695[/ai_phone] or drop them a note here.

Located 70 miles north of San Antonio and 78 miles west of Austin, Fredericksburg, TX is an idyllic town in the heart of the Texas Hill Country. Though most travel by car or commute from one of the major airports, the Gillespie County Airport is a few miles outside of town for those flying privately. With 1.2 million visitors a year, the town is bustling with tourists tasting Texas wines, exploring vast ranches, and discovering the slow pace of life available just outside the city.

If you haven’t been convinced to make the trek, we spoke to Mark Harman, our Texas Broker, to get his 10 things to love about Fredericksburg, Texas.

Mark Harman is experienced with all Fredericksburg has to offer. He supports his love for the outdoors as a member of the Coastal Conservation Association Texas, Pheasants Forever & Quail Forever, Ducks Unlimited, and Texas Dove Hunters Association. He is also a member of the National Sporting Clays Association. Thus, he is an avid bird hunter.

What drew Mark to Fredericksburg? He and Pam were living north of Dallas in 2007. They were thinking of downsizing since their children had become young adults. They toyed with leaving North Texas, and the “itch” had become trips to visit his dad on a ranch in Fredericksburg. Quietly, Mark and Pam both decided that “nothing ventured, nothing gained” was their new mantra, and in January 2008, Fredericksburg was it, their new home.

Here is Mark’s list of 10 things to love about Fredericksburg, Texas, after calling it home for 13 years.

Enchanted Rock State Natural Area – Enjoy hill country views from this massive pink granite dome. Whether you hike to the top, around the base of the rock, or climb in the crevices, there is something for every adventure-seeker to enjoy. 
Wineries – Affectionately named “the Napa of the south,” Fredericksburg is home to over 45 wineries and vineyards. The hilly terrain, limestone soil, and sunny conditions provide ideal growing conditions for stubborn grapes. Favorites include Southold Farm + Cellar, Ab Astris, and Slate Theory.0
Museums – Escape the Texas heat by visiting the National Museum of the Pacific War. Dedicated to all those who served in the Pacific War, the historic building is now a premier museum about World War II’s Pacific Theater. In 2020, it was recognized as the fifth-best history museum in the United States by USA Today readers. If traveling with children, the Pioneer Museum is a must-see. Walk around the 3.5-acre grounds and explore the historic homesteads and buildings donated by founding families of Gillespie County like a one-room schoolhouse, log cabin, Sunday house, bathhouse, barn, and smokehouse.
Wildflowers – The Texas hill country boasts fields of flowers in the springtime! Some of the best wildflowers can be seen at Wildseed Farms – a tasting room and flower farm located off Highway 290. Or take a car ride along Willow City Loop to see the flowers in their natural element. For those looking for a more hands-on experience, book a tour and pick your own flowers at Windmill Meadow Farms.
Farmers Market In the spring, summer, and fall farmers and growers gather in the historic Marktplatz to sell their crop. The Fredericksburg Farmers Market is open from 4 pm. to 6 pm. on Thursdays. Enjoy fresh produce, local pizza, and wine on the lawn at the park.
Roam Ranch Texas bison graze the vast fields at this regenerative farm in Fredericksburg. Roam Ranch offers events throughout the year like guided hunts, ranch tours, and harvests. Connect with the food you eat by experiencing this one-of-a-kind farm just outside of town. 
Photo from RoamRanch.com
Historic Charm Hallmark movies come to life during the holidays in Fredericksburg. Each season brings a new parade down Main Street like Christmas, Fourth of July, and the Gillespie County Fair. Bring your folding chairs and grab a coffee or drink from one of the tasting rooms on Main Street and enjoy the small-town charm.
Photo from vaudeville-living.com/
Local dives No small-town experience is complete without a visit to a local dive. Luckenbach, Texas is known for its post office and dance hall. Visit on a weekend and see live country music in this historic German settlement. 
Photo from @LuchenbackTx
Lady Bird Johnson Park  The local municipal park offers golf, hiking trails, tennis courts, and a public pool. Reserve a pavilion to host a group for the day or just enjoy nature for a couple of hours.
Peaches Fredericksburg is known for two things: wine and peaches. During peach season, drive down any major highway and see dozens of farmstands selling peaches. Snag a bag of the juicy fruit or opt for homemade peach ice cream or cobbler, and enjoy the sweetest peach you’ve ever had.

With so many adventures to explore, Mark is available nearly 24-7 to explain all of these extra gems in and around Fredericksburg. His email is Mark@livewaterproperties.com and his cell is (214) 733-4239. Ranches for sale in Fredericksburg and the Hill Country of Texas will elevate your quality of life. Please reach out to Mark today.

The Importance of Ranching and Agriculture in the United States

“Almost all of us take agriculture for granted,” says the Agriculture Council of America. To recognize the “greatness of agriculture,” they founded National Ag Day in 1973 to create awareness about agriculture’s role in modern society. How many of us stop to think about where our food comes from when we sit down to eat? American ranchers and cowboys are some of the most iconic personas in our country, yet some of the least understood and appreciated. Behind that mystique are the hard-working families that labor day in and day out to feed our country.

We wanted to hear firsthand from families engrained in ranching about the state of agriculture in the United States. They work the land themselves. It’s not like what you see on TV. There is no large staff of hired help. It is 24/7, and there are no vacation days. They do it for various reasons, but they all love the lifestyle and recognize their work’s importance in feeding our local communities and country.

Meet the Ranchers

Montana

Greg Putnam and Tim Sheehey met while serving together as active-duty Navy SEALs and are now partners in Little Belt Cattle Co (LBCC). Tim, his brother Matt, and Greg started the ranch together that would become LBCC in 2020. “After looking at the food production system in America and realizing how important it was to our counties nation, we a recognized that a large number of acres were currently coming out of production. We started to assess how the system would be able to sustain itself as we know it without new producers starting agriculture businesses? We realized that it couldn’t, so that’s what we did. Today Little Belt Cattle Co has built a sustainable supple chain that raises cattle from start to finish all in Montana, that includes direct to consumer beef.

Wyoming

For generations, the Lyman family has worked hard and sacrificed to build Lyman Ranch Company to what it is today. Reed Lyman, his parents, and three brothers own and operate the ranch today. In 1914, his great-grandfather homesteaded along the Bighorn Mountains in Wyoming. His grandfather, who Reed notes had only a 7th-grade education, put together a few pieces of land and “scraped together every penny he could, even taking money out his kids’ piggy banks” to put a down payment on land in Tensleep. They worked from “daylight to dark.” The ranch was passed down to Reed’s father and his brothers. His dad was able to go to college – as would Reed and his brothers. His dad took his knowledge from banking and range management classes and kept taking advantage of good opportunities as he saw them. The family switched from raising sheep in the 50s to black Angus. At the time, Herefords were the area’s most common breed of cattle, and the Lymans were one of the rare families to raise Angus.

The Importance of Ranching to our Nation

While these families and ranches are different, ranging from multigenerational to first-generation, with ranches throughout the country, they quickly recognize and highlight the importance of ranching to our nation. “The food system is critical to the security of the United States,” says Putnam. “The U.S. is one of the few that can self-sustain within our own borders.” Putnam has seen the places without reliable food systems firsthand: “I honestly believe it is a critical component of what makes this country great.”

“The country, in general, has forgotten where its food comes from,” says Lyman. “It’s such a misbelief. As we see now, with any commodity, if you depend on another country, you’re at their mercy. We need to feed ourselves and the country,” says Lyman.

Threats to Agriculture

One of the reasons Putnam and Sheehy formed LBCC was witnessing the removal of acreage from our food systems. “There is a big threat with the subdivision of productive acres for development, recreation, or other things. There is a breaking away, but at some point, when there is not the ground needed anymore to sustain the system. It fractures the system down. It becomes unsustainable.

“I’d encourage people buying to take a good look and find the good partners to keep those acres in ag. And not get displaced by the misconception if you graze cattle, there won’t be grass for elk or that you would be degrading the land you bought. In actuality, you will be helping. Find the right production partners to help develop these as great holdings and businesses and keep them in this system because we need you, and we need this acreage.”

To Lyman, one of the biggest threats to agriculture is politics and the miseducation surrounding ag. Agriculture has been “mispainted” by many. Many quickly point to it and say it’s not environmentally friendly, but anyone who knows ranchers knows how far from the truth is. They are dependent on their land and stewarding their land well if they want to run a profitable business. “You buy the land, and you don’t force your ideas on the land. You work with what the land will give you,” says Lyman, whose grandpa instilled these values in him. “If you treat the land badly, it will help you for a year or two, but long term, it won’t. Any good ag person can’t abuse the land.”

Cattle Ranching and the Environment

“The beef industry and ranching have been unjustly framed as being environmentally destructive,” says Putnam. Cattle eat what humans can’t consume and convert the grasses it forages on to the highest density nutrient-rich protein source available, all this while ultimately improving the land. “The positive environmental impacts, if grazed with certain practices, are hugely beneficial. There is a misconception that it is part of the problem. One of the best ways to sequester carbon is grazing and regrowing of grasslands, and while doing that, it improves the soil,” adds Putnam. “It is important for people to wake up that ranching is not the problem but could be even more of a solution moving forward. Regardless of thoughts on climate change, a good food system and the need for good high-quality nutrient-dense foods for communities and family doesn’t change.”

Ranchers are some of the first stewards of the land. Much of the new regenerative practices are practices that older ranchers have been using for generations. “The tried-and-true methods that our ancestors did for agriculture are all about having a well-balanced operation. It seems simple, but that goes a long way towards being profitable or not. The longer cows are on the fields, the more costly they are. More equipment takes away from your profit,” says Lyman.

“Cows are just a way of utilizing that grass. Ranchers are exceptional stewards of the land, not because they degraded the resource. They enhanced it. Ranchers have been doing this quietly for generations, and it works, and people know it works.” Says Putnam. Ranchers have an almost engrained desire to leave the land better than how they found it. Among many things in common, Lyman and Putnam share the desire to leave the land better than they found it to their future generations. It’s what so many ranchers who have come before them have done.

Hard Lives Make Strong People

With an everchanging political climate, droughts, and higher input costs such as fuel and fertilizer, it seems like agriculture is under continual attack. But with a family that has been in ag for generations, the Lymans have seen much of this before. “In general, ag seems to suffer nowadays, but in truth, that is what makes real ag people hold up. The trials and tribulations create strong people,” says Lyman. “Droughts and such are just part of life in general for ag. It comes and goes. The weather is cyclical. We’ve gone through droughts and extreme rainy periods before.”

It is perhaps the uncontrollable circumstances that have molded ranchers into who they are. Anyone who knows someone who depends on the land and livestock for their living will be the first to say they are the hardest working people they know. “A hard life makes for strong people. Ag people are stubborn. But it’s a good life. You put them in any situation, and they can figure out how to get through it,” says Lyman. “It’s the reason ranch kids are in high demand for colleges and jobs.”

Animal Rights and Welfare

Along with the work ethic of ranching comes the level of care it takes to produce high-quality food. “Here is a history of people that continue to keep working, trying, improving, and taking those risks to bring food to people’s tables,” says Putnam. “There is a level of care for those animals. When something doesn’t go your way, when something dies, there may be the misconception that you go – ‘oh well.’” However, that is far from the case.

“Anyone running cows is constantly and daily looking at cows, evaluating them, looking for problems,” says Lyman. “Everything centers around the well-being of your animals. You are always focused on the care and requirements of the animals. There are generally no vacations because every time of year has something different you are watching your cows for. Anything going wrong takes away from your bottom line. You are always, always, always watching.”

After years of ranching, one learns the “tricks of the trade.” A rancher has to learn to identify what the different signs, body positions, and movements of livestock might mean. “A cow standing alone can be a problem. [You watch for] if she’s hanging her head and how’s she twitching her tail. You have to understand what’s going on so you can prevent problems,” says Lyman. “Ag tends to be greatly into animal rights and welfare. Any ag operation that undervalues animal care becomes unsustainable.”

Work Ethic

“What people do to keep their cattle herds and business going comes down to the care of the land and livestock first and themselves second,” adds Putnam. “It’s not what you see in other industries where you ask, ‘what do I get?’ Ag and ranching is ‘how do I benefit the we?’ And that’s something you don’t see all the time, and you don’t realize it until you see the level. It’s a mindset lost in other industries and ultimately what people need to get back to.”

The work ethic, the care, and the understanding of where food comes from all coincide. To Lyman, what he wishes more people understood about ag is, “The work ethic. The need and the importance of ag. Understanding where the food came from. Food coming in from other countries is greatly inferior because they don’t have the regulation for quality as the U.S. does. You think it will solve problems, but it doesn’t take into account how the animals are handled, treated, and chemicals used.” And that cycles back to the care and work put in by ranchers in America.

“There is such a disconnect between people going to a store buying steak and who did it come from, where did it come from. People assume that steak is going to be there and don’t think much about where it came from or who cared for it. The level of commitment to get to the end result is something that I know myself is something I’m impressed by on a daily basis.”

Who are Today’s Ranchers?

There has become a skewed perception of who the “real” rancher is. “It is more than just a hobby. It’s not a hobby for those who do it professionally. These are really smart professional people,” says Putnam.

For the working ranch owner, there are no bunkhouses filled with workers to do the job for them. Often it is one or two people doing the job. In the Lyman’s case, he is fortunate to have three brothers to spread out the work. The job doesn’t stop at 5 pm. “People look at TV nowadays and think it’s a grand life, and you ride horses all day and don’t see it’s a poor man’s work,” says Lyman.

Why Ranching?

With all the challenges involved, why do ranchers continue to work day in and day out? “It’s important. It’s the lifestyle and the effort you put into it. You like to be recognized for what you’ve done. It’s where you’ve come from. It’s the values and how you’ve been raised,” says Lyman. “You want to pass that onto the generations. There is no greater way to do that than to pass on your livelihood.”

Great ranches take generations to build. “The reason ranching is generational is because it takes generations to build great programs,” says Putnam. “These are long-term, multigenerational ranches, and that’s how long it takes to build the reputation. It does not happen overnight. And you have to be patient. You have to look at it with a long-term mindset.
Anything that looks super easy is usually highly complicated.”

“I’m a firm believer that what ranching and ag can do for a positive impact on the country is worth doing. I personally don’t love when people say it’s a lifestyle. There is a lifestyle, but the people that do this well are professionals, and it’s their careers. They have done it well for a long period of time. I like being part of that and learning. What they are doing is valuable, not just to just one group of people. The actual ag system is about helping the country have a healthy food source of healthy, high-quality nutrient dense food in America. Tim and I are both proud to be a part of that.”

Thank you to Greg Putnam from Little Belt Ranch Company and Reed Lyman from Lyman Ranch Company for taking the time to discuss the state of ag in our country. And on this National Ag Day, thanks to all the farmers, ranchers and workers in ag who work incredibly hard, and too often without any thanks, to feed our country and keep us secure. To learn more, please reach out to emily@livewaterproperties.com

The Covid-19 Pandemic brought many uncertainties to the world. Living in rural parts of America became an iconic attempt at getting back to a “normal life.” The ability to be outside, not confined. The ability to escape overpopulated neighborhoods and workspaces. Investment seekers from around the world have looked at large ranches or vacant land in the American West to capitalize on another move West.

For Tim Sheehy and Greg Putnam, it was quite the opposite. They already resided in the West. They did not need to move, yet they were experiencing problems of their own due to Covid. Shortages of many things, including beef. With no certainty the supply chain would ever be set straight, at least not the way in which Tim and Greg would prefer, they envisioned starting their own cattle company to produce high-quality Montana beef. They, along with Tim’s brother Matt, created a goal to focus on the direct sale of high-end beef to consumers.

Watch the story about Little Belt Cattle Company in the video above, produced by Land.com and Filson, in partnership with Live Water Properties.

They considered how to start a cattle ranching business that fulfilled their goal and in the summer of 2020, Tim got in touch with Craig Janssen, Managing Broker of Live Water Properties in Bozeman, and Tim related his dream to Craig. Live Water Properties had the Daisy Dean Ranch listed for sale, which consisted of 3,140 acres in the heart of cattle country in the Treasure state, known as Montana. From the information that Tim and Greg shared with Craig, he knew they needed more land than that to fulfill their dream of starting a cattle ranch. There weren’t any existing Montana cattle ranches for sale that fit their needs in terms of size and resources, so Craig began to get creative with potential opportunities. Craig crafted an unusual deal by putting three ranches together, rather than splitting them up into smaller parcels for development opportunities. Tim describes Craig’s approach in a word: thoughtful.

Daisy Dean, Lazy Daisy and Robidu Ranches were the three possible cattle ranches for sale in Montana that Craig had the curiosity about combining. The Little Belt Cattle Company now encompasses over 7,000 acres between deeded and state-lease ground.

“This deal was very exciting because we put ranches together rather than separating them. I was aware of the Robidu and Lazy Daisy being listed with other companies and when Greg and Tim told me about their dreams of becoming full-on cattlemen, this idea began to grow. It was a pleasure to work on it, because now the Little Belt Cattle Company could have a fully functioning operational ranch that can last for generations,” said Craig.

The idea of combining ranches is not a new idea, however, it has not been the trend of what’s occurring around the West. Craig was pleased when this all came together because he was able to make Greg and Tim’s dream become a reality. Since last spring, Tim saw weaknesses in an overly centralized food network. Tim explains, “It’s a moral imperative to be able to feed our nation under any circumstance.”

And how did they narrow their search to the Little Belts? An easy web search reveals the Little Belts “as an island mountain range of the Rocky Mountain Front; this area is truly an untouched sanctuary of solitude.” Its location is near the center of the state between White Sulphur Springs and Great Falls, Montana.

The Little Belt Cattle Company has been in operation for roughly nine months. When Greg and his wife, Heidi, first showed up at the property the surrounding neighbors took note of the new owners. Many of them were curious if the ranching practices would continue or if this was going to become a getaway for city folks. Thus, it is important here to acknowledge and appreciate the personalities of the visionaries (problem-solvers and wanting to be relevant in the ways of job creation.) Moreover, it is significant to add that the new cattle company in the Little Belts is vet-owned and operated.

Craig believes the biggest measure of pride was overcoming “the adversity in putting the deal together.” The mix of seller personalities of the three ranches as well as the interactions with the other brokers was a challenge. When someone doesn’t have the desire to truly sell, there can be that main obstacle. However, Craig witnessed Tim and Greg’s effectiveness, and he knew it could be done. He calls Tim and Greg, “dreams to work with.”

It takes stamina. On working the multiple ranch deals, Craig’s advice was to “keep the big picture in mind. By putting all three (ranches) together it helped the value of the whole. Stay focused on the whole.”

Once the neighbors realized that the new owners were actually going to be the ones running the cattle and operating the ranch, they backed off and were helpful whenever their insight was desired. Starting a cattle ranch was a challenge, but it paid off for the new owners as well as their community. Greg and Tim have also shown the surrounding ranches new technologies that some of the seasoned ranches had not yet considered.

Another reason for Greg, Tim, and Matt starting the Little Belt Cattle Company was when people were stocking up on toilet paper and groceries at the height of the Covid-19 Pandemic, they wanted to be a supplier of a good to the American people. This was one of the first times that most Americans were denied the “American Leisure System.” Many people didn’t know where to acquire the goods that they had become so accustomed to and what to do replace such items. Tim is excited about the Little Belt Cattle Company’s mission. He believes deeply: to forge a more locally minded food procurement system that is durable, resilient, and connected to the surrounding communities. Their goals are to create relevant jobs and grow the economy, ultimately with a farm-to-table approach.

The synergy of the team of buyers and brokers in this cattle ranch investment was a strong bond built on persistence. Craig explains that having a team mentality is always helpful, but this was not a typical transaction; the team mentality in this scenario was a requirement. The team approach also included Jack McInerney, another Bozeman-based Live Water Properties broker. Jack’s expertise included his availability; he came on the first showings. Furthermore, Jack extended his local knowledge about some neighbors. He knew the land, specifically the earth on the ranches, qualities about the specific grass species and range conditions as well as soil quality and other crops that might be a fit on some parts of the ranches.

Each person on the team, from buyers to brokers could focus on where they could “plug in” to assist the transaction. Overall, this participatory and collective approach, Craig states, “turned a complicated deal into a real joy.” This is only the beginning; there is more to follow as this summer’s livestock production comes to market. Stay tuned, as the pandemic’s interruption stands no match for the Brokers Janssen-McInerney and Buyers Sheehy-Putnam team

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INTRODUCTION How to Buy a Texas Ranch

SEEKING KNOWLEDGE

Mineral Rights

Key Elements to Prospective Texas Ranches For Sale Should Be:

5 ELEMENTS OF GREAT TEXAS RANCHES FOR SALE

1. LOCATION/ACCESS

2. SURFACE WATER AND GROUNDWATER

3. SOIL

4. TOPOGRAPHY

5. FLORA

CONCLUSION

Table of Contents:

Fly Fishing Ranches for Sale in Wyoming

Heartwood in Crescent H Ranch

Granite Ranch

Fly Fishing Ranches for Sale in Idaho

Grover Ranch

Mackay Bar Ranch

Henry’s Fork Overlook

Fly Fishing Ranches for Sale in Colorado

Penn Ranch

Dancing Pine Ranch

J Diamond B Ranch

Fly Fishing Ranches for Sale in Montana

Healing Waters Lodge

Marias River Ranch

Bridger Creek Gem

Fly Fishing Ranches for Sale in Oregon

R&C Ranch

Fly Fishing Ranches for Sale in Washington

Sunrise Ranch

Table of Contents:

AN OVERVIEW OF WYOMING’S AGRICULTURAL INDUSTRY

RECREATIONAL USES OF FARMS AND RANCHES

HOW TO CHOOSE THE RIGHT LAND FOR SALE IN WYOMING

WHERE TO BUY RANCH LAND IN WYOMING

LIVE THE AMERICAN ADVENTURE WITH YOUR VERY OWN WYOMING RANCH

The Importance of Ranching and Agriculture in the United States

Table of Contents:

Meet the Ranchers

Montana

Wyoming

The Importance of Ranching to our Nation

Threats to Agriculture

Cattle Ranching and the Environment

Hard Lives Make Strong People

Animal Rights and Welfare

Work Ethic

Who are Today’s Ranchers?

Why Ranching?

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