It is a rare property that includes an unobstructed panoramic view of the dramatic peaks that form the west side of the Paradise Valley while at the same time offering unparalleled privacy, all virtually within walking distance of Livingston. This lush protected valley is a mix of open rangeland and timber and aspen groves dominated by a massive cliff face. The 6,220± acre Bullis Creek Ranch utilizes its natural topography to create complete seclusion only six miles from this highly desirable mountain community. The ranch is host to a wide spectrum of wildlife as one might imagine being only 35 miles from Yellowstone Park. World class fishing exists on Armstrong and Depuy Spring Creeks as well as the fabled Yellowstone River, both a walkable distance from the ranch. A 9,000 sq. ft. log home constructed in 1997, was fully remodeled and impeccably furnished in 2007 is offered complete. This is an extremely livable ranch offering the benefit of owning a large block of scenic, private land close to the full bounty of the exceptional amenities of Livingston, Bozeman and Yellowstone Park. Bullis Creek Ranch is now being offered at $14.5M - well below current appraised value. For further details please contact Tim Murphy.
Bullis Creek Ranch is located in the Paradise Valley on Old Yellowstone Trail a mere six miles south of Livingston (pop 6,851) and 35 miles north of Gardiner (pop 851), the north and only year-round entrance to Yellowstone National Park. Bozeman (pop 37,981) is a 35-minute drive west of the ranch with the Gallatin Airfield located an additional 10 minutes west of Bozeman. Commercial air service at Gallatin Airfield is provided by Delta, United, Allegiant, Alaska/Horizon and Frontier. Two FBO’s are located at the Gallatin Airfield with another municipal airfield located nine miles east of Livingston capable of handling virtually all private aircraft.
For many generations the Crow Indian Tribe inhabited the greater Yellowstone region utilizing the vast natural resources and enjoying the relatively mild climate of the Paradise Valley. It was no surprise to find remnant artifacts on the ranch over a century old.
In modern times the region was settled by ranchers and Livingston became a major railroad town. These two industries are still a substantial economic driver today. However, there has always been a recreational influence in the area, primarily created by the access to Yellowstone National Park. Old Yellowstone Trail (a graveled county road) passes right by the entrance to the ranch, which once served as a wagon stop for travelers en route to the park. The north entrance is the only route into the Park, that remains open all year. Paradise Valley, which begins south of Livingston at a pleasant 4,000+ foot elevation, follows the Yellowstone River corridor upstream to the south all the way to the park border. The valley has several landmark ranches that line the valley, some of which are fourth generation family holdings. Over the decades some of the prominent ranches traded hands passing the legacy along to new owners who share the concepts of passing land down through the generations and leaving it better than they found it - even though many are non-residents. There is a wide variety of land uses in the valley from operating cattle ranches to smaller river tracts and even traditional guest ranches. As has been the case for many years, there remains a handful of large ranches that take up a significant portion of the valley that rarely are offered for sale.
Over the last 50 years, the town of Livingston has transitioned from a rough and tumble cowboy/railroad town to a modern day community while still preserving its historical integrity and western authenticity. Unlike many of Montana’s rural communities, which often times are solely driven by an agricultural economy, Livingston has been a recreational hub for nearly a century. As a result of the fabulous fishing resources it has collected a hard core base of “trout bums”, more gently referred to as “full-time anglers” that share residence with the wide assortment of writers, actors, musicians and artists that now give Livingston its own unique character as a town.
Livingston is a “dress down” very unpretentious community where even the most notable characters that live there prefer to just blend in. There are an assortment of fine restaurants that offer exceptional food and spirits in an elegant yet casual setting. It is also typical to see musicians of greater fame sitting in at some of the local watering holes. The historic downtown district is well preserved and plays host to a wide variety of boutiques, galleries, restaurants and bars. The Yellowstone River flows right through town with a large park, fairground and golf course located along its banks. During the summer months Livingston offers gallery walks, concerts - including blues shows - at the historic Livingston Depot. Perhaps highlighting the season is the Livingston Round Up which is a professional multi-day rodeo event held over the 4th of July inviting some the nation’s top ranked cowboys and livestock followed by an impressive fireworks display.
South of the ranch in the center of Paradise Valley is Chico Hot Springs. Chico was developed a century ago over a naturally emergent hot springs and was used by local miners and travelers into the park. It began as a bath house and bar, eventually becoming a brothel, and ultimately a full blown resort. The old hotel has been carefully maintained providing visitors the feeling of days past. The saloon has virtually not changed at all with its seasoned wooden floors and small stage that has showcased many decades of local talent. The resort has been expanded with separate modern rooms and a conference center but was done in a way that does not disrupt the old flavor. It’s highly regarded gourmet restaurant – arguably Montana’s first such establishment – draws diners from a 100-mile radius.
Just a half hour over the hill from the ranch is Bozeman. Bozeman is a tremendous community of nearly 38,000 residents plus a student population at Montana State University. It serves as a hub for Yellowstone Park as well as the Big Sky Resort area. It has a well preserved historic downtown district, a wide variety of fine restaurants, boutique shops, and outdoor stores. On the north end of town, there are a series of large, national chain box stores for everyday necessities. Bozeman is a lovable town with a perpetual flow of events, activities and a flavorful atmosphere.
The proximity of the Livingston/Bozeman communities adds a dimension to Bullis Creek Ranch that sets it apart from most other mountain ranches throughout the region. This urban access is often difficult to come by when associated with such a large ranch.
Bullis Creek Ranch encompasses all the greatest attributes about living in the west. The convenience of Livingston just a few short miles away and a populated valley are completely forgotten once one enters the front gate of the ranch. The elevation at the entrance is 4,600 feet which transitions to the top of the densely timbered slopes of Wineglass and Canyon Mountain at just over 8,000 feet, providing a natural barrier along the ranch’s northern boundary. The undulating topography of the ranch gives it great character and once one enters the Bullis Creek drainage there is absolute privacy with world class views of the Yellowstone River valley and a long horizon view of the incredibly beautiful and towering Absaroka Mountain range. There are distant views from higher elevations on the ranch of Dome Mountain and Yellowstone Park. The ranch is an incredible landscape in itself that has the unique attribute of allowing one to see out but not in.
The landmark of the ranch is a massive 500 foot limestone rock face that marks the head of the Bullis Creek drainage and essentially the western boundary of the ranch. Its base is accessed by a private internal road. A hidden box canyon runs north from the rock and then abruptly rises over 1,500 feet to the mountain top. The ranch takes in most of the mountain top and in fact transcends a short distance over its north face. The north face is steep enough to keep any tempted and unwanted visitors from accessing the ranch.
There are however a series of terraces off of the mountains south face that are tame enough to allow one to actually drive an ATV to the crest of the mountain. Once on top, the topography immediately flattens out and the timber becomes more scattered exposing grassy meadows. This is a favorite summer and fall area for the local elk and mule deer.
Moving south from the rock face one enters the first of two landlocked sections of land owned by the State of Montana and leased to the ranch for grazing purposes. Section 18 is mostly a wide open piece of short grass rangeland and critical elk wintering range. The property continues south along the Strickland Creek ridgeline before returning to the juniper covered deeded lands which fall steeply down to an adjacent 17,000 acre ranch that makes up the entire southern boundary. Section 20, which is also a landlocked state lease section, follows the southern boundary to the east as the topography varies to a greater degree and an unnamed valley continues the transition confluencing with the Bullis Creek drainage to the east. This landscape gently rises to a greater elevation and again falls off steeply on the southeast corner of the ranch. This is a tucked away portion of the ranch with large groves of juniper and fir trees with pockets of aspen and willows along the valley bottoms.
Moving east from the rock face a series of mid mountain terraces break up the hillside and transition into the Bullis Creek basin. Bullis Creek has a modest but adequate flow and the drainage is loaded with groves of aspen trees, willows, dogwoods and clusters of snowberry. The grasses in this part of the ranch are quite lush moving from the short protein rich hard grasses on the top to the tall pasture grasses in the valleys and mid sections of the ranch. The mid section of the ranch is what makes the property so unique. It is rich in flora and fauna and the topography offers a pleasant southeastern exposure while guarding its own private environment. The land undulates greatly though this area with multiple bowls and grassy parks lined with conifer and aspen groves. Wildlife is nearly always present here.
The main residence is located in the eastern portion of the ranch, near to, but not affected by the county road. The ground is slightly drier towards the east with juniper and sage becoming more abundant. The Bullis Creek drainage spills into a pond as it enters the valley that leads to the main entrance of to the ranch. The Bullis Creek valley is covered with tall grasses and wildflowers during the growing season with several springs emerging along the valley floor.
Bullis Creek Ranch is certainly a landmark location with giant natural features. Its geography creates amazing privacy without sacrificing its world class views. In addition to these natural features that create privacy on two of its boundaries, the ranch is bounded on the other two sides by large tightly held ranches.
The ranch is mostly mountain ground made up of native range land and timber. The ranch breaks down as follows:
Total Deeded 4,950± State Grazing Leases 1,270± (193 AUM's)
The main home is a 9,000± sq. ft. custom designed and hand crafted Engleman Spruce log home built in 1997. In 2007 the residence underwent a complete upgrade and remodel of the main level. The structure’s main level is an expansive open floor plan that terraces into three living areas with giant stone fireplaces on opposing ends. The kitchen, located in the center of the room, is of professional quality with an appliance package by Wolf, Meile and Sub Zero complimented by solid granite countertops and custom cabinetry. It is elevated over the bar/dining area of the room providing a natural separation within the area.
Pennsylvania Blue Stone flooring with radiant heat covers the entire upper level of the house adding further natural beauty to the log interior and exposed beams in its vaulted ceilings. A sitting room opens into the large master bedroom with its intricate exposed beams and wrap-around windows that showcase the stunning eastern view of the Yellowstone River Valley and snowcapped peaks of the Absaroka’s, one of Mother Nature’s finest works of art.
The lower level features a sitting room with lighting designed for artwork. There are also four comfortable bedrooms and three full baths that greatly expand the living capacity of the lodge. A fireplace and game room with a kitchenette helps keep extended family and guests occupied in this part of the house.
The home is being offered fully furnished, including a selection of furniture that was custom made for the space. The furnishings are complete and have been chosen to tastefully compliment the home and making it truly “move in ready”.
As is typical for most of the Rocky Mountain region, weather patterns are unpredictable. Temperatures can sink well below zero in the winter and climb into the 90’s during the late summer months. Overall most people find that the low relative humidity maintains a comfortable environment even during these extreme times and typically average temperatures remain at pleasant levels throughout the year. The lower elevation of the valley floor provides extended shoulder seasons and is recognized as one of Montana’s “banana belts” holding minimal amounts of snow through the winter months and somewhat warmer temperatures.
Total annual precipitation is estimated to be 18.5 inches. Snowfall in the lower to mid elevations of the ranch and surrounding area is light throughout the winter with greater accumulations on the upper reaches. The snow will accumulate briefly and virtually all of it will evaporate throughout the winter months with the occasional warm Chinook winds causing large temperature swings and melting what little snowfall remains. Most of the rainfall occurs during the growing season - much of it in May and June.
Although high winds play a role in the region, particularly to the north and especially as the seasons change, the ranch has the benefit of topography and a natural mountain barrier that shelters the ranch from the prevailing north and west winds. This also provides an opportunity to experience the pleasant south and eastern horizons which rarely present undesirable weather patterns and windy conditions.
The history of Bullis Creek Ranch dates back to 1917. The same family owned and operated the ranch until the mid 1990’s where portions of the current configuration of the ranch were added onto including the purchase of a piece of landlocked federal land.
The former owner that put the ranch together in the 90’s was an ardent hunter and, since his untimely death a short while after his original purchase, the ranch has not been operated. The property has been managed more as a park than a ranch with the sizeable herd of elk managing the grasses. Current ownership has leased grass to neighbors which has enabled the range to remain in remarkable condition.
Despite the lack of use by domestic livestock, the ranch seems to have found a natural balance. It would however be quite suitable for a summer grazing operation. It boasts a wide variety of grasses and good water sources are located throughout the entire property.
Water resources at Bullis Creek Ranch are moderately abundant with seasonal creeks, perched wetlands, ponds, springs, water tanks and a volume of accessible subsurface water. Additionally there are numerous filed stock water rights on the developed springs and creeks.
Bullis Creek itself runs through roughly two miles of the ranch with its origination derived from a series of springs influenced by seasonal runoff from Wineglass Mountain. The creek gathers water from a series of springs as it courses through the valley ultimately dumping into a large pond near the ranch entrance where it continues on, terminating in the irrigation canal.
Despite the lack of an abundance of surface water, the ranch is rich in subsurface water. A series of test wells were drilled with virtually all of them producing 35 to 90 GPM some of which were artesian in nature from relatively shallow depths. The current owners have engineered conceptual aquatic development sites for multiple ponds located throughout the ranch.
Ecologically speaking, this is part of the Greater Yellowstone Ecosystem which is the southern reach of the Yellowstone-to-Yukon migration corridor, one of the largest and most complete ecosystems in the world. The migratory patterns of its inhabitants are often very evident as one can witness elk pour into the ranch in the late fall to spend their winters. Bears, lions, raptors, and even seldom seen creatures like the wolverine pass through the ranch and at times extend their stay. The gray wolf which was reintroduced into Yellowstone Park in the 1990’s has become more commonly sighted on the ranch as they typically follow the elk migrations.
The hunting opportunities that exist on the Bullis Creek Ranch are exceptional. The combination of water, habitat, varied terrain and control of its boundaries allow this ranch to be a great producer of wildlife. The list of game animals is extensive including elk, whitetail deer, Shiras moose, mule deer, black bear, mountain lion, blue grouse, ruffed grouse and Hungarian partridge.
Typically a resident population of elk lives on the ranch all year and at times hundreds more join them in the late fall and winter. This is classic elk country with large open parks, steep hillsides, dense stands of timber and springs providing wallows and water scattered through out the ranch. The Wineglass ridgeline that encompasses the entire north boundary of the ranch is a sanctuary to large mule deer bucks and bull elk. When winter arrives in the area hundreds of elk migrate to the ranch from surrounding areas with masses of them seen from the main house. These elk usually stay through the winter calving in the grassy meadows in the spring with most of them climbing high into the mountains through the summer.
Along with the abundance of big game animals, a large population of upland birds exists. Strong populations of blue grouse thrive in the heavily timbered mountain tops. Ruffed grouse in good numbers can be heard drumming along the tree-lined creek bottoms and aspen groves. Multiple coveys of Hungarian partridge are scattered throughout the open range.
There are volumes of other non-game species that also inhabit the ranch both year round and seasonally. The raptors are perhaps the most exciting to view. Wineglass Mountain creates great updrafts and the birds can effortlessly hover over its southern face. A pair of peregrine falcons has built a nest on the rock face at the head of Bullis Creek and are readily seen through the summer months hunting over the open ground.
Although the ranch does not offer fishing within its boundaries, a free-flowing trout river and some of the best trout fishing in the world lies within walking distance of the ranch. The Yellowstone River is an integral part of the ranch’s primary view-shed and is located within a mile of the ranch boundary. The Yellowstone is the longest free-flowing river in the lower 48 states, flowing some 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River. There are more than 100 miles of Blue Ribbon trout water downstream from the Yellowstone Park border, with excellent populations of brown, rainbow and cutthroat trout. The Yellowstone is considered large by trout river standards and is a great river to float as well as wade fish. The river is most noted for the “Mother’s Day” caddis hatch and when river conditions are right, it is a fisherman’s Valhalla. The river fishes well virtually 12 months of the year with outstanding dry fly fishing occurring throughout the summer.
There are three world famous spring creek fisheries located in very close proximity to the ranch. Depuy’s and O’Hair’s (Armstrong’s) are contiguous neighbors to the ranch and offer fee fishing on over four miles of an incredible creek that spans both of their ranches before joining the Yellowstone. Fishing conditions on the creek are consistent and the fishing is superb year-round. Nelson’s Spring Creek is also a fee fishery and is located a short distance south of the ranch on the east side of the river and has similar characteristics. These spring creeks are natural wonders emerging from the ground with a large volume of nutrient-rich water providing for an enormous amount of aquatic life which produces an abundance of wild trout.
Yellowstone National Park is the birthplace of many of the finest trout rivers in the west. Headwater streams such as the Gibbon, Firehole and Lamar create rivers such as the Madison and Gallatin within its boundaries. The Park hosts a lifetime of fishing opportunities with over a hundred lakes and a thousand miles of streams. Within an hour’s drive from the ranch an angler can fish other notable Blue Ribbon fisheries such as the Boulder, the Shields, the Stillwater to the east, as well as the Gallatin and Madison to the west, and all of their productive tributaries and unsung fisheries. Nowhere in the world are so many public rivers and streams found within such a small area.
Across the valley and into the Beartooth Wilderness dozens of alpine lakes dot the rugged landscape. These and others on the west side of the valley in the Gallatin Range can be accessed from multiple trail heads by horse or foot. Cutthroat, rainbow, brook trout and even the rare golden trout can be found in some of these pristine high elevation lakes. This is an experience never to be forgotten.
Besides hunting and fishing, there is a world of opportunity for recreational pursuits both on the ranch and throughout the region. The ranch is sizeable enough to enjoy its own horseback riding. The varied terrain offers pleasant riding and allows one to fully appreciate the beauty of the ranch. Pack or day trips into the neighboring mountain ranges and further into Yellowstone Park’s 2.2 million acres provides endless new places to explore. In addition to trail riding, equestrian sports are abundant in the local area with cutting, team roping and other event riding being popular.
Yellowstone opens the roads through the park typically in mid May. A seldom publicized activity occurs in late spring when the roads are clear but remain closed to vehicular traffic. Bicyclists assemble and take advantage of the open roads and pleasant temperatures touring the park's vast road system. This is the best time and way to see the park without the people. The main road to Cooke City from Mammoth is however maintained year round and wintertime visitors can often see huge herds of buffalo and elk congregated for the winter through the Lamar Valley. For winter sports enthusiasts the region offers great entertainment. Snowmobilers gather in Cooke City to climb the Beartooth Plateau and explore the areas incredible terrain. Bridger Bowl is recognized throughout the region as the very best of the “local” ski areas and is located less than 45 minutes from the ranch. Bridger Bowl boasts a friendly, laid-back atmosphere with lots of challenging and enjoyable terrain for all levels, but highlighted by outstanding lift-accessible expert terrain. Ninety minutes from the ranch one can experience the full-blown resort community of Big Sky which encompasses three areas including Big Sky, Moonlight Basin and the private Yellowstone Club. Combined, these three areas represent one of the largest ski areas in the US with high-speed lifts and a tram carrying skiers to amazing terrain on uncrowded slopes. Two high quality Nordic ski areas are also located in the area with endless mountain trails to explore for adventurous skiers.
Other activities include golfing at any of the numerous courses located in the area, rafting and kayaking the rivers, hiking, road and mountain biking or simply soaking in the hot springs just down the road at Chico. It would be hard to imagine an area with more varied and interesting outdoor recreation.
Property taxes are estimated at $6,351 annually.
All minerals appurtenant to the ranch and owned by the Sellers will be transferred to Buyer at closing.
*2012 Appraisal supporting this value available upon request
Bullis Creek Ranch is a dramatically beautiful large offering in a valley that rarely sees parcels of land of this scale become available. It is a ranch of incredible diversity whose beauty extends well beyond its borders. The internal portions of the ranch are exceptionally private allowing an owner to fully escape into his or her own world but literally return to civilization within minutes. The ranch has all the advantages of living near town without sensing its presence. It is truly one of a kind.
• Exceptionally private 6,220± acre ranch (4,950± deeded).
• Incredible SE facing views of the Absaroka Mountain’s and the Yellowstone River corridor
• Dramatic setting in its own secluded valley with lush aspen groves tucked under a massive mountain face.
• Six miles to Livingston, 30 to Bozeman and 35 to the only year-around entrance to Yellowstone National Park
• Wildlife includes elk, mule deer, whitetail, bear, moose, upland birds and a huge variety and abundance of non-game species
• 9,000± SF log home fully furnished
• World class fishing nearby on Armstrong’s and Depuy Spring Creeks as well as the fabled Yellowstone River
• A large holding for Paradise Valley, virtually surrounded by other large private ranches and fully integrated into the Greater Yellowstone Ecosystem
MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission – To represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Randy Clavel at (308) 534-9000 are available to describe and discuss these services in detail and welcome your call.
RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja or Jerome Chvilicek at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.
AUCTIONS - Hall and Hall Auctions offers “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall’s “rolodex” of over 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day. For more information on our auction services contact Scott Shuman at (800) 829-8747.
SPECIALIZED LENDING - Over the past 59 years Hall and Hall has created a legacy by efficiently providing capital to the intermountain west. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and strong relationships with our lenders allows us to quickly tell you whether we can provide the required financing.
Competitive Pricing • Flexible Terms • Efficient Processing
In-House Appraisals • Common Sense Underwriting
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Randy Clavel • (308) 534-9000
Monte Lyons • (806) 698-6882
Following is a Montana law required disclosure.
UNDERSTANDING WHOM REAL ESTATE AGENTS REPRESENT
Montana law requires that BUYER’s and SELLER’s be advised about the different types of agency relationships available to them (MCA § 37-51-102 & 37-51-321). A real estate agent is qualified to advise only on real estate matters. As the client or as the customer, please be advised that you have the option of hiring outside professional services on your own behalf (legal and tax counsel, home or building inspectors, accountant, environmental inspectors, range management or agricultural advisors, etc.) at any time during the course of a transaction to obtain additional information to make an informed decision. Each and every agent has obligations to each other party to a transaction no matter whom the agent represents. The various relationships are as follows:
SELLER's Agent: exclusively represents the SELLER (or landlord). This agency relationship is created when a listing is signed by a SELLER/owner and a real estate licensee. The SELLER's agent represents the SELLER only, and works toward securing an offer in the best interest of the SELLER. The SELLER agent still has obligations to the BUYER as enumerated herein.
BUYER's Agent: exclusively represents the BUYER (or tenant). This agency relationship is created when a BUYER signs a written BUYER-broker agreement with a real estate licensee. The BUYER agent represents the BUYER only, and works towards securing a transaction under the terms and conditions established by the BUYER and in the best interest of the BUYER. The BUYER agent has obligations to the SELLER as enumerated herein.
Dual Agent: does not represent the interests of either the BUYER or SELLER exclusively. This agency relationship is created when an agent is the SELLER's agent (or subagent) and enters into a BUYER-broker agreement with the BUYER. This relationship must receive full informed consent by all parties before a "dual-agency" relationship can exist. The "dual agent" does not work exclusively for the SELLER or the BUYER but works for both parties in securing a conclusion to the transaction. If you want an agent to represent you exclusively, do not sign the "Dual Agency" Disclosure and Consent" form.
Statutory Broker: is a licensee who assists one or more of the parties in a transaction, but does not represent any party as an agent. A licensee is presumed to be acting as a “statutory broker” unless they have entered into a listing agreement with the SELLER, a BUYER-broker agreement with the BUYER, or a dual agency agreement with all parties.
In-House SELLER Agent Designate: is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the SELLER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the SELLER, but still is obligated to the BUYER as any SELLER's agent would be.
In-House BUYER Agent Designate: is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the BUYER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the BUYER, but still obligated to the SELLER as any BUYER's agent would be.
Subagent: is an agent of the licensee already acting as an agent for either the SELLER or BUYER. A "SELLER agent" can offer "subagency" to an agent to act on his behalf to show the property and solicit offers from BUYER’s. A "BUYER agent can offer "subagency" to an agent to act on his behalf to locate and secure certain property meeting the BUYER's criteria.
_____ of Hall and Hall is the exclusive agent of the Seller.
NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.