Page 7 – Land & Ranches for Sale in Western & Southeastern United States

Steamboat Springs’ Big Creek Ranch has sold in an off-market deal for $39.9M. Tommy Bagwell, who was represented by Live Water Properties Brokers Alex Maher and Brian Hartley, purchased the 4,863-acre ranch which was represented by Christy Belton of Ranch and Resort Realty.

Located north of Steamboat Resort, Big Creek Ranch is an iconic Colorado ranch. The ranch boasts an elegantly designed 10,000 sq. ft., eight-bedroom main home, along with a 3,000 sq. ft. manager’s home, several classic cabins, and a historic barn. Big Creek flows over six miles through the ranch, which is a tributary of the Elk River, a tributary of the Yampa River, and ultimately into the Colorado River. This headwater nature creates a completely pristine and private fishery experience for the new owners.

Tommy Bagwell was the owner of American Proteins, before selling the company to Tyson Foods in 2018. Originally founded by his father in 1949, the company is a world leader in poultry protein and fat sales. The Bagwell family owns a similar sporting property in north Georgia and enlisted Live Water Properties to help purchase a ranch with the goal of creating a legacy retreat for their family with sporting elements and privacy. After narrowing the search to Colorado, they looked across the state, from the Vail Valley, South Park, Gunnison, and Crested Butte. Their search eventually led them to Steamboat and the Big Creek Ranch. The property was not actively listed at the time of purchase, though it had been listed previously.

According to a recent article in the Wall Street Journal, “Mr. Bagwell said he spent several years searching for the right property and was drawn to the privacy of Big Creek Ranch. About 80% of his property line abuts land owned by the U.S. Forest Service. The eight-bedroom, 10,000-square-foot main residence also is situated a few miles from the main road. ‘You can be out roasting s’mores and know in the next 100 years, no one will have a house on the ridge looking into your property,’ Mr. Bagwell said. ‘That’s very rare.’”

“As the crow flies, it’s less than 10 miles from the resort area,” Live Water Properties Broker Brian Hartley told the Wall Street Journal. The article continues with Hartley adding, “the ranch’s size, proximity to town and privacy would be impossible to replicate in other popular resort areas, including Jackson Hole, Wyo., Telluride, Vail and Aspen. Compared with other resort valleys, Steamboat has been under the radar until recently. That shifted in the past couple of years. Numerous large parcels traded hands in late 2020 and 2021.”

The ranch is partially under conservation easement by Colorado Cattlemen’s Agricultural Land Trust. As exceptional stewards of the land, the Bagwell family intends to pursue additional conservation and habitat enhancement projects on the ranch. According to Live Water Properties Associate Broker Brian Hartley, “The Bagwell Family looks forward to continuing the long-standing agricultural practices on this iconic Colorado working and sporting ranch. With an eye towards preservation and land stewardship, the family will be undertaking efforts to improve the fishery habitat along Big Creek, as well as considering the placement of conservation easements on the ranch to protect the private valley in perpetuity”.

Read the entire Wall Street Journal article here.

Wall-Street-Journal-Big-Creek-Ranch

Spring has brought much-needed moisture to many of our states out West. As July approaches and the sun is shining, the rivers are beginning to clear. We have fishing on our minds as we watch the water turn from the brown shades of runoff to crystalline shades of blue. Many of our Brokers, who are expert anglers, have been exploring the fishing scenes on their ranches to bring first-hand accounts for our annual fly fishing report. Read on for their fishing tips on our ranches for sale across the West.

Jackson Hole Ranch

Jackson Hole, Wyoming | 233 Acres | $35M
With the anticipated clearing of the Snake River in the weeks to come, the native fine-spotted Cutthroat Trout will be feeding on PMDs in the riffles. Ready your larger stonefly patterns for casting into the grassy cutbacks, and don’t miss your hook set from the distracting Teton Range views.

Click here to explore the Jackson Hole Ranch

Dancing Pine Ranch

Bayfield, Colorado | 182 Acres | $10.75M

Dancing Pine Ranch provides discerning anglers the chance at a “trout of a lifetime” with each cast. This tailwater fishery may not have the fanfare of some other notable tailwater sections in the state, namely the Taylor River or Frying Pan. However, this is because access to this trout-factory-of-a-fishery is private downstream of the Vallecito Dam. Primarily comprised of rainbows and browns, the tailwater nature of this fishery ensures consistent cool water and abundant insect life – the “net” result is well-fed fish, aerial acrobatics, and deep runs once hooked. On a recent trip, we found fish rising to brown-bodied hoppers, elk hair caddis, and black ant imitations in the afternoon. Whereas early morning action was more consistent on the subsurface half of our dry/dropper rig. The lurking browns, which are not uncommon over 24”, can be tempted to leave the deep holding water with a dark streamer pattern in lowlight conditions. Brian Hartley, Wyoming and Colorado Broker

Click here to explore the Dancing Pine Ranch

Sopris Lakeview Ranch

Glenwood Springs, Colorado | 902 Acres | $8.495M

Sopris Lakeview Ranch offers 20+ acres of entirely private stillwater fishing on the Hughes Reservoir located on the ranch. While the water has been a bit off-color in recent weeks due to snowmelt coming down the tributary system feeding the lake, these stream influences are starting to clear, and the lake will follow suit. The go-to patterns on this stillwater fishery are primarily blue damselflies and a mixed bag of terrestrials to illicit surface strikes, while bigger fish are typically found with slow-stripped leech patterns. The real beauty of this fishing experience is the wildlife you’re likely to encounter while on the water. It’s not uncommon to share the lake experience with elk, mule deer, or the occasional moose who frequent this serene retreat to the water and might even take a swim. Brian Hartley, Wyoming and Colorado Broker

Click here to explore the Sopris Lakeview Ranch

R&C Ranch

Fossil, OR | 5,430 Acres | $6.15M Reduced

The John Day River is one of the most well-known smallmouth bass fisheries in the United States. The John Day can be “a tale of two fisheries” depending on the time of year. As the water heats up along one of the longest undammed rivers in the West, the smallmouth get active and hit flies with aggression. Fly anglers use both top water and subsurface approaches to catch these fish. On the surface, tried and true sneaky Pete’s, dalberg divers, and boogle bugs work extremely well along cut banks. When targeting the larger breeder smallies, go subsurface with wooly bugger-type patterns such as the jawbreaker by Solitude Fly Co. in any color. Tied like a wooly bugger but with a rubber tail and long rubber legs, large smallmouth cannot resist. Also, crayfish patterns work well on this river too, and for those getting into the trout spey game, you can use the same setup for smallmouth. Ryland Moore, Oregon Broker

Click here to explore the R&C Ranch

Bird Cloud Ranch

Saratoga, Wyoming | 640 Acres | $5.5M

Bird Cloud Ranch offers over one mile of both sides of the famed North Platte River in Saratoga, WY. As flows continue to settle out from the annual runoff event on this scenic freestone river, the typical menu of summer hatches will avail itself to the resident trout. Anglers on this stretch of river should be prepared to match primarily caddis and trico hatches to target rising fish, while the classic hopper/dropper rig will prove to be a productive tactic for trout looking upwards for large terrestrials, while covering another level of the water column with a small caddis or stonefly nymph. Brian Hartley, Wyoming and Colorado Broker

Click here to explore the Bird Cloud Ranch

Sunrise Ranch

Anatone, Washington | 2,685 Acres | $5.49M Reduced

The Grande Ronde is an incredible fishery in northeast Oregon and southeast Washington that eventually flows into the Snake River. It holds smallmouth bass, rainbow trout, a summer run of steelhead, spring chinook salmon and coho. During the summer months, those anadromous species have yet to arrive, but there is still plenty of fishing to be had between the smallmouth and rainbows. June provides a wonderful stonefly hatch that both smallmouth and rainbows attack with abandon. As the summer heats up, trout are found in deeper riffles and pools and smallmouth seem to be prevalent throughout the lower river where the Sunrise Ranch is located. The first steelhead and salmon start showing up at the onset of fall, and the fishing for these anadromous “bruisers” only increases as the end of the year approaches. Ryland Moore, Oregon Broker

Click here to explore the Sunrise Ranch

Henry’s Fork Overlook

Ashton, ID | 213 Acres | $5M

The Henry’s Fork in the Ashton area has been a bit of a mystery in 2022 for anglers hoping to catch the annual salmon fly hatch. This hatch is usually one of the best regionally and typically comes at a time when most other area fisheries are swollen with spring snowmelt. Angler friends have said, “the bugs are around, but the fish didn’t seem to be keyed in on them this year.” We are not sure if it was the weather patterns, fluctuation due to consistent cold spring rains, or the fish have simply become educated to our tricks, perhaps a combination of them all. Many anglers found success sub-surface nymphing smaller stone flies size 6-8 “turd” with split back or smaller nymph trailer, but who wants to do that when the big bugs are around? With the tail end of the Salmon Fly hatch upon us, we are starting to see more golden stones and are eagerly anticipating the green drake hatch in the next week. As of June 15^th, fishing on Harriman State Park, known to many locals as the “Railroad Ranch” section of the river is open. Tate Jarry, Idaho, Wyoming and Montana Broker

Click here to explore Henry’s Fork Overlook

Blackfoot River Retreat

Blackfoot Valley, Montana | 85.25 Acres | $4.99M

After a wet spring in Western Montana, suddenly it’s summer, and we’ve traded our rain gear for sandals and shorts, and our nymph rigs for single dry flies. The Missoula area rivers are faring well and avoided much of the high-water catastrophe that our friends on the other side of the divide encountered this spring.

Currently, the very body of water that inspired Norman Maclean’s masterpiece, A River Runs Through It, is dropping into its river-wide summer-fishing glory. On the Blackfoot’s main river reaches you’ll find lingering salmonflies and goldens well into July, but expect fish to prefer smaller attractor offerings as flows drop later into summer. Upstream from the boat traffic near the Blackfoot River Retreat, the gravel bars are becoming exposed, giving wade anglers their haven for the summer. Anglers up here enjoy miles and miles of wade fishing paradise. Expect good dry fly fishing with a varied fare, but no magic recipe across the board – throw on a single hopper and cover water. It’s hard to beat a day fishing the “‘Foot” this time of year. Dan Mahoney, Missoula Broker and Licensed Fishing Outfitter

Click here to explore the Blackfoot River Retreat

The Reserve on the East River
Crested Butte, Colorado | 35 Acres | $1.85M
The Reserve on the East River has abundant bug life throughout the spring, summer and fall. Starting in the spring, midges and mayflies, such as PMDs and BWOs, kick off the dry fly season as the rising water temps allow for large morning and afternoon hatches. As the water temps rise more into the summer months, caddis and stoneflies, such as golden stones and yellow Sallies, join the hatch. Finally, the late summer and early fall months bring terrestrials such as hoppers, ants, and beetles into the equation. This area allows for fantastic dry fly and nymph fishing. Brian Hartley, Wyoming and Colorado Broker

Click here to explore the Reserve on the East River

Thomas Jefferson is responsible for adding 530,000,000 acres to the United States of America in 1803. Much of the land within the Louisiana Purchase, from the French is now what is considered the “American West.” Fast Forward 59 years with Abraham Lincoln in the oval office. On May 20th, 1862, he signed The Homestead Act into law, which encouraged Western Expansion. There was only one requirement to be eligible for this Act and that was for the landowner to be at least 21 years of age. This was the beginning of Western Expansion, which inspired people to leave the hustle and bustle of expansive eastern cities. It was this time in history when ranches and homesteads were first established.

Now in 2022, amidst the Covid-19 global pandemic another migration West has been occurring. For some it may not be truly moving “West,” yet more purchasing a second home, or for others it may be to permanently relocate to the American West. The reality of so many people wanting to live the “country life” is ranches of all sizes have been sold and broken up into subdivisions. This is an ideal time now for ranch restoration.

Ranch and Land Consolidation

Live Water Properties & Live Water Jackson Hole are proud to state in the last 12 months we have helped incoming landowners place multiple tracts of land back into one ranch. We call it land consolidation. One example is a ranch located along the Gros Ventre River near Jackson Hole, Wyoming; the properties listed for sale with Live Water Jackson Hole were named the Gunsight Ranch and the Goosewing Ranch.

Rejoining the Goosewing and Gunsight Ranch

The story in the Jackson Hole News and Guide on November 3rd, 2021, in an article written by Mark Huffman explores how “A new owner has rejoined two parts of the Goosewing Ranch that were sundered more than 40 years ago.” Further, “It’s expected that the 44-acre Goosewing, operated as a dude ranch since the 1970s, will stay in the same business, reunited with the Gunsight Ranch, the neighboring parcel split from it in 1980.”

Live Water Jackson Hole Real Estate Agent, Latham Jenkins, brokered both deals rejoining the two parcels, inholdings surrounded by U.S. Forest Service land far up the Gros Ventre valley near the Continental Divide. Quoted in the article, “Jenkins said the buyer, who at least for now intends remain an anonymous, is a local with a liking for the dude ranch business who has plans to improve the property.” Additionally, Latham Jenkins is quoted saying, “He [the buyer] has aspired to have a guest ranch from his past experience of being a guest at one, and he saw this as an opportunity to put back together the original Goosewing tract.”

What’s been the Goosewing in recent decades, though the smaller of the two spreads, is extensively improved for vacationing dudes and was advertised for $9.5 million. The Gunsight’s 110 acres offered a large house that’s been home to the previous owner and a caretaker’s house, though much of the acreage is irrigated hayfield and was on the market during the summer of ’21 for $16.5 million. “Rejoining subdivided land was always seen as a noble goal, but the two parcels were offered and could have been sold on their own,” said Jenkins. Additionally, “Everyone feels fortunate this opportunity with the buyer came about, to put the two parcels back the way they were.” This is how the ranch restoration developed.

Rejoining a Historic Plantation

The second example, where a property was combined with more to recreate a legacy land holding, occurred in 2021, with the historical Twickenham Plantation in South Carolina. Located in the ACE Basin, midway between Charleston, South Carolina and Savannah, Georgia, 20 minutes from Beaufort and 45 minutes from Hilton Head Island and Bluffton, these three properties were not encumbered by conservation easements at the time of sale. Given the wildlife and bird habitat and their historic nature, Alex Maher, owner and broker of Live Water Properties, worked with his Buyer on the Twickenham assemblage. Due to Broker and Buyer diligence and commitment it is now one step closer to being restored to its original size and nature, as opposed to being further subdivided and developed.

The Twickenham Plantation was founded in 1732, under a grant from England’s King George II and was assembled by Walter Izzard in 1733. The main home burned down twice over time, both in the Revolutionary War and again later by General William T. Sherman’s troops during the Civil War. The home was rebuilt in 1878, by Major John Screven, and recently, the 4,000 sqft. historic plantation home underwent an extensive three-year remodel, which was completed in 2018.

For the sportsman, the three properties now combine to include over 248+ acres of interior controlled rice fields with excellent annual migrations of teal, ringnecks, wood ducks, pintails, and other species. There are old growth quail woods with established courses to foster natural wildlife and ideal shooting conditions. The variety of quail courses keeps hunters active without undue pressure on coveys. Through land restoration the one property now boasts even better turkey and trophy whitetail populations. Additionally, there is a 12-acre dove field, a pheasant “tower release” for the “highbird” shooting experience for larger hunting parties, and a five-acre stocked bass lake.

Consolidating Three Ranches to Create the Little Belt Cattle Company

Returning to the West, a third instance of land consolidation occurred during the purchase and merging of properties, with ranches located in a fabled valley in Montana. The combination of three ranches is now known as the Little Belt Cattle Company (LBCC). Daisy Dean, Lazy Daisy and Robidou Ranches were the three cattle Ranches for Sale in Montana that Craig Janssen and Jack McInerney (of the Bozeman Live Water Properties office) had the notion of combining – the detailed story can be found in an earlier blog (click here.)

Little Belt Cattle Company has a simple mission, “to provide the highest quality protein we can, that’s good for both people and the environment.” The dream of LBCC was not one created over night; actually, it was quite the opposite; the seed of one of the owner’s vision was planted over a decade earlier when he worked as a summer fishing guide in Missoula, picking up work as a ranch hand during the winter months. “Helping out on cattle ranches was a good outlet for me and an opportunity to get outside – I enjoyed working with good people and learning from many friends,” Greg Putnam said. It is with this learning that we can form a plan for land consolidation and ranch restoration.

Ranch and Land Consolidation

Here at Live Water Properties, we assist landowners in selling ranches while we also excel in helping others find a new property, perhaps with legacy ranch restoration and rejoining subdivided land. The Brokers of Live Water Properties & Live Water Jackson Hole are creatively searching for rewarding opportunities to combine properties with the purpose of creating the original vision of preservation land ownership.

Looking back on the past year, 2021 was a successful year in the real estate world across the country, and that was certainly true for ranch and recreational properties. Live Water Properties set many records in 2021, including sales volume ($457M), number of Ranch Sellers represented (62), and numbers of Ranch Buyers represented (65). The combination of financial, political, and sociological outcomes led to record Buyer motivation and interest.

Buyers moved from certain areas with high taxation and altering political environments into places where space, beauty, and recreational elements abound. That coupled with limited inventory led to a high-sales volume cycle at above-average values. What caused a second record-setting year? Below, we take a closer look at 2021, and we asked our Ranch Real Estate Brokers to elaborate on what combination of factors led to an incredible year in each of their states.

2021 in Review…

Live Water Properties Brokered $457M in 2021

79,103 Deeded Acres Represented in Our 12 State Region

$233M Seller Side Volume

62 Sellers Represented

$224M Buyer Side Volume

65 Buyers Represented

$2.6B in Sales Since 2001

2021 vs 2020

When the pandemic hit in 2020, and ranch sales started soaring, many of our seasoned brokers had never seen anything like it. It was hard to predict how long it would last, and while 2020 was unprecedented, 2021, brought more flurry to the ranch market. How did the 2021 ranch market compare to the 2020 ranch market?

“When comparing 2020 and 2021, one of the main differences was that the pandemic really started in March, and the motivation of buyers began in April, leading to eight months of major market activity. In 2021, the entire year was full of that activity,” says John Merritt, Vice President/Broker at Live Water Properties.

Jeff Shouse, Broker in the Bozeman, Montana office says, “Reflecting back on 2021, real estate activity in the Montana land market was the most dynamic that I have seen in my 35 years of selling farm, ranch and recreational property. Following a 2020 record market year that experienced incredibly strong buyer demand, high transaction volume and increasing land values statewide, 2021 was in a word, unprecedented. The number of land sales in Montana increased by over 50% of 2020 numbers**, median sales price/acre increased significantly over the prior year, transactions exceeding $10M were at historic levels and the largest dollar amount ever paid for a ranch property in Montana was broken twice in 2021. A reoccurring theme of high buyer demand and low inventory prevailed throughout the year with a monthly ratio of about 3 to 1 – properties leaving the market vs new offerings available for purchase.** Similar to 2020, the number of significant values, off-market transactions were notable, and this trend is expected to continue in 2022.”

According to Tate Jarry, Wyoming, Idaho and Montana Ranch Broker, “There were more onsite property visits and less couch shopping. People were a little more mobile and able to come and physically review properties. Another difference was there was less inventory in 2021, so there was more competition on each quality property, which led to more competitive bid scenarios.”

“In 2020, we saw buyers primarily motivated by the pandemic and searching out the rural lifestyle that we all value. The year 2021 was more of the same in term of buyer psychology, but due to stronger economic conditions, there were more Buyers with more discretionary income moving into our markets, this demand kept pricing strong,” explains Matt MacMillan, Wyoming, Idaho, Utah and Montana Ranch Broker.

“In 2020 and 2021 I represented more out of state buyers on Texas Hill Country ranch transactions than the previous 5-7 years combined. And each of these buyers has strong conservative values and wanted a life in Texas, ‘The Alamo of America,’” says Mark Harman, Texas Ranch Broker.

“Overall, there were more offers and number of buyers than in 2020 leading to a stronger market,” adds Ryland Moore, Oregon Ranch Broker.

Seeking a New Rural Lifestyle

With the uncertainties of the Pandemic, many folks looked to escape their overpopulated neighborhoods and workspaces, and they flocked West. What were the main lifestyle and social factors you saw contribute to the 2021 ranch market?

“Buyers continue to seek the higher quality of life that is present on a daily basis in the Rocky Mountain West. Buyers have reacted strongly to the pandemic, which has caused a change in thinking in terms of what is most important in our lives, and many have a chance to prioritize where they spend their time,” says Matt MacMillan, Wyoming, Idaho, Utah and Montana Broker. “Due to limited inventory, Sellers have had the market in their favor. However, sellers have realized that what they have is special and many have chosen not to sell in these markets, regardless of price, as they too value the asset at a higher level than they did pre-pandemic.”

Jeff Shouse, Montana Ranch Broker says, “Primary buyer motivation in 2020 and 2021 was influenced by several factors. The Covid pandemic was unquestionably one of the most impactful events to drive buyer interest in Montana land; quite simply, many people were looking for a piece of “open space” to social distance – a commodity that Montana has plenty of. Political and economic factors, drought and wildfires, a shift in accepted workplace norms from traditional in-office to working remotely at home, and increased exposure through mediums such as the television program “Yellowstone”, were all contributing forces behind the phenomenal interest in purchasing rural Montana real estate in 2021.”

“Considering the new ‘working remotely’ movement, along with people’s greater appreciation for getting outdoors and enjoying open spaces, there has been a considerable migration to places where that nearby recreation is more readily accessible,” adds John Merritt, Vice President/Broker at Live Water Properties.

“The main drivers in the Oregon ranch market were a place to escape urban areas and especially if it could support multi-generational families,” explains Ryland Moore, Oregon Ranch Broker.

“Lifestyle change,” is what Tate Jarry, Wyoming, Idaho and Montana Ranch Broker attributes this to. “As many people had to work from home during the initial lockdown, many realized there was no more need for 9 to 5 work in brick-and-mortar buildings. Folks can work from home and live the life they want.”

Economics and Politics Affecting Ranch Buyers and Sellers

Economic and political climates can always affect the overall real estate market. In 2021, what were economic and political factors you saw affect the ranch market?

“Investment markets were at all-time highs leaving Buyers searching for other places to invest their capital. Sellers were often turning into Buyers as well, utilizing the 1031 to defer taxes on large gains. Inflation was and is skyrocketing, and investors are looking for ways to hedge against that,” says John Merritt, Vice President/Broker at Live Water Properties.

“The low-interest rates and onset of inflationary conditions have seen many seeking the safety of real estate, which doubles as a lifestyle investment,” says Matt MacMillan, Wyoming, Idaho, Utah and Montana Broker.

“COVID was the main player and a solid stock market,” according to Ryland Moore, Oregon Ranch Broker. “Although Oregon is not a tax haven, and politics can be challenging for some, most of the State is conservative and land values are cheaper than most western states and the neighboring west coast states.”

“Most notably were the number of 1031 exchanges coming out of neighboring states, mainly California. Clients were trading property to save taxes with short time frames and money in hand,” adds Tate Jarry, Wyoming, Idaho and Montana Ranch Broker.

Off-Market Ranch Transactions

Off-market transactions have always taken place in ranch real estate, but in 2021 they seemed to be more commonplace and even at times a necessity. Can you speak to the role off-market transactions played in the ranch market?

“Off-market transactions have always been important in our markets. There can be many different reasons for off markets deals, with many of our sellers desiring and concurrently directing us towards a confidential sale process. The high prevalence of off-market deals in 2021 were largely inventory driven, in the sense that in many cases inventory was so limited that we had to be creative to find out buyers opportunity, which has resulted in some very healthy pricing for a landowner who might not have thought they were sellers until we approached them with an opportunity,” explains Matt MacMillan, Wyoming, Idaho, Utah and Montana Broker.

“Buyers were frustrated with lack of inventory and asking for discovery of unlisted properties and leveraging our relationships with sellers,” says Tate Jarry, Wyoming, Idaho and Montana Ranch Broker.

“50% of my sales were off-market. This is not normal. Buyers were describing what they wanted but the inventory was minimal. Through our connections we were able to identify or already know potential properties our buyers could acquire and make a deal happen,” says Ryland Moore, Oregon Ranch Broker.

Texas Ranch Broker Mark Harman adds, “This was a big deal in 2021 and I fully expect the trend to continue going forward. Over the past couple of months, I have realized two to four incoming calls per week from brokers and or buyers looking for something inside a 45-minute drive of Fredericksburg.”

Summarizing the importance of off-market transactions, John Merritt adds, “Buyers needing to work with brokers such that they are aware of off-market deals, as those have become more prevalent and will become more so as we head into 2022.”

Looking Ahead

As Montana Ranch Broker Jeff Shouse commented, “Early into 2022, buyer activity seems to be as strong as the last couple of years. Current land inventory in Montana is at an all-time low, and by a large margin. Despite a strong seller’s market scenario, many property owners are showing hesitation about placing their property on the market. Concerns about potential changes to current tax law and IRC 1031 exchanges, as well not having any appreciable inventory of potential replacement properties are relevant here.”

As evidenced by the monthly ratio of about 3 to 1 – properties leaving the market vs new offerings available for purchase, inventory in the ranch market is tight across the country, creating an environment that is favorable to Sellers hoping to get the highest value for their properties. As we continue into 2022, many of our Brokers are working with active Buyers in your area. Please reach out to us to get a better understanding of your property’s value in the current market.

Click here to connect with a Ranch Broker and learn more about Buying and Selling Ranches in you area.

**Data provided by Andy Rahn/Montana Land Source

As the temperatures start to drop in the northern states and waterfowl begins the journey south, our Brokers’ attention starts to move towards the properties that load up with ducks and geese. Many of the traits that create agricultural properties, such as water and productive crops, are also the same characteristics that provide habitat for waterfowl and upland birds. Our Ranch Brokers are avid bird hunters and understand the traits necessary to create a property with excellent sporting amenities. This report offers insights into which ranches are ideal for upland bird and waterfowl enthusiasts.

Top 4 Waterfowl Hunting Ranches for Sale

Golden Eagle Ranch

Iliff, CO | 2,074 Acres | $17,629,000

Golden Eagle Ranch, located on the South Platte River in Illif, Colorado, is a waterfowl hunter’s dream. This ranch controls extensive, senior water rights, which are utilized for production under pivot and flood irrigation via several ditch systems, as well as via two high-volume irrigation wells for flooding wetland complexes during waterfowl season. The result of the extensive water rights is it allows abundant forage and cover for many species of waterfowl passing through. Working in close collaboration with Ducks Unlimited, the current ranch owners have completed extensive habitat improvement projects for the benefit of migratory waterfowl on the land and have protected the ranch by way of a conservation easement in favor of DU for the long-term benefit. A new wetland complex broke ground in Spring 2021, in collaboration with DU, which will further improve the already exceptional waterfowl habitat onsite. The lower South Platte River corridor has historically supported the largest volume of wintering ducks and the highest numbers of ducks harvested in any region in Colorado. In partnership with DU, the Golden Eagle Ranch has strategically created natural waterfowl habitat and refuge areas and focused on effective management and conservation to maintain the high quality of hunting the ranch has enjoyed for over 30 years. The Golden Eagle Ranch will offer the waterfowl enthusiast plenty of opportunity during the season. Click here to learn more.

Spring Lakes Ranch

Mineola, TX | 280 Acres | $5,800,000

With two lakes and multiple ponds onsite, Spring Lakes Ranch offers multiple convenient waterfowl hunting opportunities for any game bird enthusiast. Each lake is well wooded, offering good cover for waterfowl who take refuge here. Along with good cover, these lakes provide ample opportunity to feed and a place to rest up before their journey. From the makeshift blind on the larger lake, one can expect to see wigeon, pintail, gadwall, teal, wood ducks, ringnecks and the occasional mallard taking refuge on this property’s many pockets of water. With the right management, these spring-fed ponds could produce high numbers of waterfowl each year. Click here to learn more.

River Point Ranch

Ashton, ID | 115 Acres | $2,250,000

River Point Ranch, located on the Henry’s Fork of the Snake River, offers ample space for waterfowl to take refuge in the wintertime. With direct access to the river from the ranch, one can set decoys up and start hunting in no time. The Henry’s Fork has been known for harboring thousands of mallards at a time in the winter months. Rich nutrients and food made available by the river keep these migrating birds coming back each year. Many different species of waterfowl make their way down the Henry’s Fork throughout the season. It is not uncommon to see many species of ducks, Canada geese, snow geese, swans and sandhill cranes. Click here to learn more.

Tri-Mountain View Ranch

Wamic, OR | 323 Acres | $1,500,000

Located west of the Deschutes River, Tri-Mountain View Ranch offers outstanding waterfowl hunting in one of Oregon’s most beautiful areas. Currently being leased by a hunting and fishing club, this ranch has been managed tediously for the waterfowl experience. With 77 acres of water rights, a six-acre pond and Deschutes River close by, this ranch offers a perfect refuge for waterfowl as they travel south. This property comes equipped with a blind on the six-acre pond, and a pit blind south of the lake offers an excellent position for goose hunting and plenty of room to spread decoys in strategic positions. Large flocks of Great Western Basin honkers spend considerable time in the area feeding on the numerous grain fields. Oregon ranks tenth in the nation for duck harvest and 22nd in the nation for goose harvest. The average breeding population of ducks over the last 27 years is 262,844, with numbers increasing on average over the last decade. The top harvested ducks are mallard, wigeon and green-winged teal. Click here to learn more.

Top 4 Upland Bird Hunting Ranches for Sale

Solitude Ranch

Devils Tower, WY | 3,495 Acres | $12,300,000

The Black Hills, located in northeastern Wyoming and western South Dakota, lying between the Cheyenne River and Belle Fourche River, brings people from all over the country for its world class Merriam turkey hunting. Solitude Ranch, located on the western side of the Black Hills is no exception. This property has been tediously managed for big game in the fall and turkeys in the spring. Being the mecca for Merriam turkeys, these beautiful mountain gobblers can be found all over the ranch and offer ample opportunities of pursuit in the spring and fall seasons. With such a healthy population of turkey and deer, Solitude Ranch truly is a sportsman’s paradise. Click here to learn more.

MM Ranches

Thermopolis, WY | 15,076 Acres | $7,950,000

With over 15,000 acres of deeded, BLM and state lands, MM Ranches has almost endless opportunities for the hardcore upland hunter. The MM Ranches have excellent populations of sage grouse, Hungarian partridge and chukar who find refuge in the rich pastures and deep sagebrush canyons. Often, one will see pheasant in the same areas and in the creek bottom, allowing for a challenging and rewarding hunt. Given the varied terrain, there are plenty of hunts on flat to low-grade contours with the sage grouse and Huns as well as steeper, more demanding canyon walls for the chukar coveys. MM Ranches has all of the elements to produce world-class upland bird hunting. Click here to learn more.

R & C Ranch

Fossil, OR | 5,430 Acres | $7,000,000

R & C Ranch, previously purchased for the specific purpose of upland hunting, offers the upland hunter enthusiast endless opportunity for pursuit. The Wheeler County area, in general, is a blend of high desert landscapes, basalt cliffs, tall timber and agriculture. This creates plenty of habitat for the various populations of birds including grey partridge, California quail, pheasant and chukar. The irrigated fields and river access with great cover and insect life offer the ideal habitat for pheasants. The different partridge enjoy the rolling grass fields, which offer cover and food these birds enjoy. One can witness coveys of California quail snacking on the many blackberry bushes found onsite. Finally, the chukar find their home on the steep and challenging basalt cliffs, making these birds the most sought-after upland species in the area. With this much opportunity for upland hunting, R & C will keep one busy for the full season. Click here to learn more.

Sunrise Ranch

Anatone, WA | 2,685 Acres | $6,200,000
With 2,685 acres located along 1.3 miles of the Grande Ronde River, Sunrise Ranch offers an upland enthusiast seemingly endless opportunity throughout the entire upland bird season. Sunrise Ranch is home to grey partridge, pheasant and chukar, as well as some grouse in small numbers, and the topography of this ranch offers the perfect habitat for each of these birds. Pheasant enjoy the agriculture fields rich with nutrients and cover. The steep rocky cliffs offer the ideal home for the ever so elusive chukar. The rolling grass hills are home to multiple different species of partridge and offer plenty of habitat for their healthy population. An upland hunter and bird dog will find themselves occupied throughout the entire upland bird season. Click here to learn more.

I remember the day when we “took Texas out of Texas.” Mark Harman had flown up from Fredericksburg, Texas to Jackson Hole, Wyoming. Mark was smiling in a way that showed pride, and he spoke with a drawl like a country music singer, chin cocked sideways. Cheeks were roughhewn, and his hair was sandy and wavering like a flag blowing in the breeze. Mark was here to interview for a brokerage position. He wouldn’t relocate, that wasn’t our point for bringing him to the Rocky Mountain West.

Our point was…to see if this shotgun bearing clays shooter would be as good at sales as he was in the field, and that was the fall of 2019. Now two years into this, we are sure Mark has the “knack.” Here’s what he has to say about being a Ranch Broker in Texas and buying land in the Hill Country.

Q: What do you like about what you do?

A: My passion for the outdoors runs deep and began at a very young age. Ranch brokerage for me is an extension of my childhood, days in the field and on the water.

Let’s explore this more deeply…when Mark and I spoke about one of his recent ranch sales he came off reflective. Mark’s childhood lifestyle was idyllic, and he can assist clients looking to buy land in Texas envision a place to show their generations what roaming is all about. A scenario where Mark “delivered an impactful dream” occurred with the relocation of California clients, Vern and Michelle Mangels. They set their sights on a property two years (2019) ago in the Hill Country. Set on 120 acres, seven miles outside of Fredericksburg, Mark showed Vern and Michelle their own “slice of heaven.” With little experience with rural land purchasing, Mark helped to educate this couple on how to take care of the habitat through management, conservation and enhancement. He created a real connection. He created opportunity. They called him with questions from home construction to lake development. And ultimately through their land education, Mark believes the Mangels will be great stewards of the land.

Q: How do you maintain trust with our clients?

A: By always speaking the truth and being completely transparent and honest. Trust is earned in multiple ways. One way is understanding the product with knowledge and wisdom. By placing the client’s interests in the #1 position always.

Let me take you on a “trip”…by placing the client’s best interests in the #1 position always, is due to the fact that Mark can constantly summon his deep passion for the ranches he sells. For starters, he brings the basics of the senses as he talks about the combination, he says it is unlike any other. No traffic. And a breeze. The sounds of birds bring him to a sense of clarity and home. Bobwhites, cardinals, painted buntings, finch, dove and the occasional turkey. The Texas ranch world is alive with their tweets and whistles that sweep upward in pitch and larger sounds of clucking, purring, and fly-down cackles. Marks says there’s an exact smell on a ranch in the springtime in Texas Hill Country, and it breathes like a grape popsicle; these are the mountain laurels. And an enduring appeal too, in the feldspar and quartz in granite rock, sighs the fragrance like earth and petrichor. In Mason County, Mark sees granite outcroppings with big boulders. If he could find the ideal ranch for sale in Texas for a buyer it would have year-round water, cascading off these granite outcrops and with that gentle-sweet smell, all bound together.

Q: What’s something people would be surprised to know about the ranch brokerage industry in Texas?

A: Interesting question and one I have not ever really pondered. Time comes to mind. I seriously doubt many folks have a good grasp on how much time a true real estate professional invests in their craft. This is especially true in Texas farm and ranch real estate. Time? It’s gone in a hurry and I can’t get it back no matter how much money I earn! A few of my clients over the years have appeared shocked to learn that I drive 40,000+ miles per year.

Paging through the chapter preceding ranch real estate, there was the petroleum business in Midland…Mark traveled to far off Texas towns. Mark ran mineral title in courthouses researching where surface was severed from the mineral estate, gave the data to the oil companies, who then decided if they wanted to pursue a lease; if they did, Mark would help to negotiate an oil and gas lease. It was monetarily rewarding, and additionally allowed him to get to know landowners during meals. There’s nothing like relationships created on the road. One day Jim Cauthen mentioned to Mark “you should get your real estate license.” Jim Cauthen was a partner at Lone Star Oil and Gas, based in Midland, TX. Their conversation is what led Mark into real estate, and how it all got started. Mark says it was a fantastic new arena of business, where he could use his confidence making deals. He had flexibility to negotiate for Buyers and Sellers, because in the petroleum business Mark had to do what’s best for oil and gas company yet fair to clients.

Mark’s bilateral commitment is telltale in this top representation. For those currently looking to buy a Texas ranch, Mark could become the most sought-after Texas Broker. At the time this article is written, Mark-through Live Water Properties-is offering two quality ranches for sale in Texas. The Spring Lakes Ranch in Mineola has productive fishing on four lakes, numerous ponds and creeks. The 280 acres has miles of wooded trails and productive hay fields. Secluded and private, the luxurious and modern farmhouse is an ideal retreat for the recreationalist. One should also investigate and visit Helluva Ranch, 1,000 acres, where the current seller has set the property up for great hunting opportunities. Located in Melvin, there’s a 30-acre lake to explore and diversity in the ecology on the ranch. This property’s price is reduced, the seller is motivated. Mark brings you up close on the phone or in person to all that Texas hill country has to offer. Explore Texas land for sale…and get to know the dynamic ranch spirit of Mark Harman.

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