Choteau Mountain Ranch

Property Map

Choteau Mountain Ranch - Price Reduced

$7,900,000
Choteau, Montana

The 10,540± acre Choteau Mountain Ranch includes 5,060± deeded acres and adjoining State and Federal leases. The Teton River passes through on the south with the bulk of the ranch situated to the north of the river running up to the Lewis and Clark National Forest boundary. The national forest almost immediately transitions into the Bob Marshall Wilderness Area on what is known locally as the “Rocky Mountain Front”. The ranch has water rights to irrigate over 250 acres on the east end of the ranch. It is extensively and thoughtfully improved with an attractive owner's home, guest cabins, an indoor arena, a full shop, livestock facilities and many miles of new fencing . Access to the ranch from the town of Choteau is a short 17 mile drive on paved roads.  

Of greater importance is the fact that the Choteau Mountain Ranch represents a “linchpin property” within one of the most ecologically diverse and intact ecosystems in North America.  This is an overthrust region where giant slabs of granite broke free as plates collided, creating rock escarpments extending thousands of feet in the air overshadowing a vast expanse of prairie that extends to the east all the way to the Mississippi River.  Within this transitional corridor, mountain goats and antelope virtually live together along with a wide variety of ungulates and predators. One can also observe giant migrations of birds that follow the Front Range to their destinations.  The setting is indescribably wild and beautiful and for these reasons there has been a great amount of effort implemented by state and federal agencies along with the private landowners and land trusts to insure that this treasured landscape remains perpetually protected. The Choteau Mountain Ranch is a “linchpin” because it is one of the few properties along this mountain front that have not been protected from development.  In addition to the wilderness complex to the west, there are multiple dedicated game ranges to the north and to the south and The Nature Conservancy has protected extensive lands immediately to the south where they have multiple conservation easements and their flagship Pine Butte Preserve.

Location: 

Choteau Mountain Ranch lies approximately 17 miles west of the town of Choteau. The ranch is accessed off a paved county road that follows the Teton River. The road enters the canyon above the ranch accessing the wilderness to the west. State Highway 89 is the main north/south route through this region, connecting multiple small communities to Great Falls and also north to Glacier Park lying 90 miles distant. Great Falls, one of Montana’s largest cities, lies 55 miles to the southeast, providing commercial air service via Alaska/Horizon, Delta and Northwest Airlines. Choteau has a private airfield capable of handling a variety of private aircraft. The elevation is 3,947 feet and the airfield has multiple asphalt landing strips with the largest being 5,000 feet long by 75 feet wide.

Locale: 

The Rocky Mountain Front has a long history of use by native peoples. The Old North Trail, once used by them, passes directly through the heart of the ranch. Numerous teepee rings dot the ranch as well as rock cairns and an old pishkun located along the Teton River. The area was settled by farmers and ranchers and agriculture remains the primary driver of the region’s economy. Irrigation storage reservoirs were constructed long ago, impounding water and delivering it via large canal systems to area farmers. The nearby Fairfield Bench is likely the most notable part of this agricultural area containing vast irrigated and dryland fields and is the area’s largest producer of hay and small grain crops, including malt barley for the brewing of beer. Large-scale cattle operations are still abundant and this general area has remained true to its western heritage, made famous by the paintings of Charles M. Russell.

Choteau, with a population of 1,800, is the county seat of Teton County. This classic western town was developed around the centerpiece of the 100-year old courthouse. The town has a variety of eating establishments and an array of service providers including schools, grocers, taverns, a hospital, public swimming pool, nine-hole golf course, banks, etc. A visit to the Old Trail Museum gives insight to the era of dinosaurs that once roamed these lands nearly 80 million years ago. Paleontologists have extracted many of these creatures including the infamous T-Rex as well as plant- eating dinosaurs. A site known as Egg Mountain unearthed the richest paleontological find of this century. It is located less than 10 miles south of the ranch. A short 15 miles from the ranch lies the Teton Pass Ski Area, a small local ski run located on National Forest Lands.

Generally speaking the area remains slow-paced and resistant to significant change. Major cities and resort communities are distant enough to keep land speculators and developers at bay. As a result it has managed to retain its open spaces and agricultural lands. One thing that rings true with virtually everyone that one meets is their deep appreciation for the open lands and their admiration and respect for the rugged wilderness that sprawls across their entire western horizon.

The Bob Marshal Wilderness complex parallels the continental divide encompassing over 1.5 million acres. It includes the Scapegoat and Great Bear Wilderness areas and collectively is the second largest dedicated wilderness that exists in the US. It lies contiguous to Glacier National Park to the north and contains some of the most rugged, wild and scenic lands in the world. The most notable feature of “The Bob,” as it is referred to by locals, is the Chinese Wall, which is a massive escarpment with a towering 1,000-foot headwall that extends for nearly 40 miles through the complex. The rugged mountains and dense old-growth forests contain hundreds of lakes, streams and waterfalls which collect into large trout-filled drainages that tumble out of the mountains and across the prairie. Biologically speaking, this is a high-value ecosystem and is home to an impressive variety of wildlife and claims the highest population density of grizzly bears in the lower 48 states. The Rocky Mountain Front is one of the last places where these great bears still venture out into their original habitat - the open plains.

The Bob Marshall is classic horse country due to its vastness, navigable terrain and wide mid-elevation river valleys with abundant forage for grazing. A network of over 1,000 miles of maintained trails make their way through the wilderness, giving access to more primitive trails as users venture deeper into unimaginably picturesque alpine terrain.

The Nature Conservancy (TNC) has acquired and preserved large-scale sensitive lands in the immediate vicinity of Choteau Mountain Ranch through both acquisition and easement. The Pine Butte Swamp Preserve was purchased in the early 1980’s by TNC and set aside as a preserve. This represents the largest wetlands complex along the Rocky Mountain Front and is the last stronghold for grizzlies on the plains. A 500-foot sandstone butte for which it is named is the distinguishing feature of this preserve. The array of ponds and wetlands created by the Teton River provides a wealth of vegetation creating habitat for diverse fauna. Additional conservation easements have been acquired or donated in the area of the Preserve, which lies immediately south of the ranch. As one moves north of the ranch, other areas along the eastern front have been protected. The Blackleaf Wildlife Management Area is just two miles north and then the Boone and Crocket Club has purchased a large ranch on the front just north of there. As a result, the Choteau Mountain Ranch and its immediate neighbors have become virtual islands in a sea of protected lands.

General Description: 

Choteau Mountain Ranch is roughly seven miles long and three miles wide, extending across lower grasslands on the east end which step up onto timbered benches which rise abruptly onto the steep face of the front range to the west. The main entrance to the ranch is located along the paved county road that passes along the ranch’s southern border. A second, seasonally open gravel road originates on this paved road on the eastern end of the ranch and runs diagonally in a northwesterly direction terminating on adjacent private lands. This road provides convenient access into the northern and western portions of the ranch.

The topography on the eastern end of the ranch is relatively flat and portions of it are irrigated. As one moves westerly the land begins to undulate, creating small valleys, grassy hills and a collection of springs, many of which have been improved or impounded into small reservoirs. An island forest of limber pine extends from the river corridor on the far east end and continues uninterrupted all the way up to the mountainside, offering an obvious protected corridor for wildlife to access the river. The main residence and its associated compound are located in this limber pine forest in a protected and very private setting.

The ranch extends to the south across the paved road, spanning a half-mile section of the Teton River and includes additional state leased lands. As one continues westerly across the ranch, the valleys become deeper and the terrain becomes steeper. A primitive private road leads to the upper reaches of the ranch where dense stands of timber open into grassy meadows laden with springs. This brings one into the BLM leased lands which extend for nearly seven miles sharing a boundary with the national forest and the Blackleaf Wildlife Management Area to the north. Those that have experience on the ranch realize its ecological value. The bench land against the forest is a spectacular setting and provides great forage for wildlife and cattle. The limber pine/douglas fir forest that extends from there runs contiguously for over four miles, tying in to the Teton River riparian corridor and further into the fertile swamp lands in and around the Pine Butte Preserve. It is this corridor that makes the area such a special place, as it is regularly used by a huge variety of wildlife including grizzly bears as they travel between ecosystems.

The land is very usable and maintains a good level of privacy. The state and BLM leased grounds are fenced into the ranch and interspersed amongst the deeded grounds, providing a much larger feeling of ownership.

Acreage: 

10,540±

Improvements: 

The improvements on the Choteau Mountain Ranch are extensive. The ranch boundaries are demarcated by miles of newer fencing and high-quality cross-fencing creates a number of large pastures internal to the ranch. Additionally a full set of structural improvements have been built to accommodate the owners, their guests and the ranch operations.

Main Residence: The main residence was constructed in 2000-2001 and is approximately 5,300 square feet. This southwestern style home is located in a large grove of trees and situated to enjoy the giant mountain views dominated by Choteau Mountain to the west and Ear Mountain to the southwest. The home consists of three bedrooms and three bathrooms on two levels. An open floor plan exposes the kitchen, dining and living room areas highlighted by a fireplace along the north wall. There is a wood-heating stove at the end of the entrance hallway into the living room. The layout of the house provides for drive-in access to a 960 square-foot heated garage with eight-foot ceilings. Above the garage is a 900 square-foot studio/bedroom, office and bath area with exposed log ceiling supports. It features magnificent views to the southwest of Ear Mountain and of Choteau Mountain to the west. A walkway on the eastern side gives access to the main floor. The main floor areas have 10-foot ceilings and lodgepole pine logs support the flat roof. The front door enters into a large hallway which has double coat closets and entrances to a laundry room, pantry, storeroom, and guest bath. One can enter the kitchen and living areas as well as the two-story portion of the house over the garage from this hallway. This hallway is wainscoted and floored with natural stone. The kitchen features stainless appliances, granite counter tops, a breakfast nook in front of large windows on the western side which offers a great view of the mountains. Mammoth fir built-in book cases line the north and west walls of the living area. The western wall is a four-bay wall of windows. The kitchen/living area contains approximately 1,900 square feet. A small covered porch is accessed from the living area on the southern wall. On the east side of the living area is a 720 square-foot guest bedroom and natural stone full bath boasting 10-foot ceilings as well. The master bedroom and a natural stone full bath have a reduced ceiling of eight feet, several large closets and an outdoor patio with a sunken hot tub. Here again, the flat ceiling logs are lodgepole pine with spruce decking. The house was constructed in an energy efficient and toxin-free manner with thick insulated walls, heavy fir hardwood flooring over gypcrete and two layers of subfloor. Pine log beams and tongue-in-groove spruce ceilings are attractive elements within the house. A wood stove and propane heating system easily maintain warm temperatures throughout the cold season. In-floor heating is efficient and pleasant in the winter months.

The home, although hardwired into the electrical grid, has a sizeable solar-powered electrical system that adequately provides power from an extensive battery bank. A continuous air-exchange system efficiently transfers fresh outside air into the house without substantial loss of internal temperature. Other features of the house include extensive built-in walnut cabinetry and a 40-year industrial-grade roof with foam insulation providing an R40 insulation factor. The walls are four-inch commercial-grade stucco with two inches of foam providing R35 insulation factor. Great effort was put forth in design and construction to insure that the residence was sturdy, energy efficient and maintains a pure living environment.

Guest Cabins: Two log guest cabins were constructed to accommodate guests.

Hill Cabin: A short walk uphill to the north of the main residence leads one to this guest cabin which has a kitchen, full bath, heat and phone service. A three-sided covered porch wraps around the cabin offering wonderful views of the mountains and plains. There is also a wood-burning stove. This cabin sits on four-foot high poured concrete walls on a buried concrete foundation. The cabin contains 440 square feet as well as 520 square feet in the covered porch.

River Cabin: Access to this cabin is via a private driveway on the south side of the Teton Canyon Road. This cabin sits alongside a dramatic bend in the Teton River. Cottonwoods and willows line the riverbanks and the view of Ear Mountain and Choteau Mountain from the three-sided, wrap-around covered porch is particularly dramatic and pleasing as it is accompanied by the sounds of rushing water. This cabin does not have running water, electric or phone service, although these utilities are close by. Propane provides heat and light as well as power for a refrigerator. There is a dry sink and kitchen cabinets and a flue for a wood stove. Two walls enclose one corner of the cabin for a private bedroom. This cabin sits on four-foot poured concrete piers on buried concrete foundations which provide for high water to pass under the structure in the event of extreme flooding. This is also a 440 square-foot cabin plus a 520 square-foot covered porch.

Both cabins were built by High Country Logsmiths, builders of custom log homes in the traditional style of scribing. All the lumber was locally logged and bandsawed by High Country Logsmiths.

Indoor Arena: The indoor riding arena built in 2001 is a Behlen metal building. The arena’s main area is 90’x200’ with 10’x12’ areas at both ends for access and protected viewing areas. On one side is a 24’x60’ combination trailer access area and holding pen. The building is supplied with electrical, water and phone service. There are two freeze-proof water hydrants and a freeze-proof livestock water fountain on the west exterior side. Natural light is provided by insulated skylights and artificial energy- efficient commercial light fixtures illuminate the entire arena for nighttime use. The walls and ceiling are insulated with two inches of foam and the entire perimeter of the working area is protected by bull-duty panels and gates. Several overhead doors give access at both ends and both sides. There is an electric louvered and motor- driven fan system to provide additional ventilation when needed. The hydrants can be used for sprinkling the six-foot sand base when required. A fifth 12’x12’ overhead door gives direct interior access to the adjoining stable.

Stable: Adjoining the indoor riding arena is a post and beam stable built in 2001 which features a second-story hay loft with direct hay drops into each of the nine 12’x12’ box stalls and the one 12’x24’ foaling stall. Enclosed within the stable is a 12’x24’ apartment with gas heat, full bath and kitchen as well as a heated 12’x24’ tack room. Additionally there is one 12’x12’ wash stall with hot and cold water. Some of the stalls have dutch doors leading to exercise pens outside and the wide sand-floored aisles of the ‘L’ shaped stable have overhead doors to the exterior. Each stall is well lit as are the aisles and hayloft. A buried 500-gallon propane tank serves this facility. The phone and electric lines are underground as well. This building includes 4,750± square feet on the main floor plus 1,440± square feet in the hay loft. There are several exercise pens adjacent to the stable and a large corral at the northern end.

Shop: The 3,750 square-foot shop, built 2000-2001, is another metal building by Behlen. The floor is six-inch reinforced concrete. The 200-amp 220-volt electric service as well as phone and propane services are underground. The shop is heated and insulated and has natural light from insulated skylights as well as artificial lights. Two 12’ high x 20’ wide automatic overhead doors give ample access on the eastern side. There is a full-width reinforced concrete apron on this side as well. There is a freeze-proof water hydrant just outside the three-foot walk-in door on the southeast corner.

Hay Shed: Built in 2002 this simple 1,800 square-foot post and beam, three-bay, open-front hay shed has 100-amp underground electric service, metal sides and metal roofing.

Equipment Shed with Three-Bay Garage: This 3,456 square foot post and beam building built in 2002 has dirt floors and is sided with fir board and batten siding on three sides. It consists of six bays 12’ wide x 36’ deep. On one end is a three-bay garage with an overhead door in each bay and a six-inch reinforced concrete floor. These bays measure 12 feet x 24 feet. There is 100-amp 220-volt underground electrical service to this building. A fenced storage yard lies at the front of the equipment shed and there is a 50’ round pen next to the old ‘Goat Ladies’ shed.

Livestock Working Facilities: A large handling facility built in 2004 lies at the western edge of the hay ground in Section 29 at the junction of the Teton Canyon Road and the Knowlton Cut-Across road. Two long, working alleyways are at the western end of a large gathering pen with square bale windbreaks and a freeze-proof livestock water tank. This tank and one additional tank serve four holding pens with gates to both alleys. One alley leads to a tub and crowding alley that feeds either a loading ramp for semi trailers or the squeeze gate and head catch. Once out of the head catch, animals gain access to a large holding pen at the end of the alleys. Smaller livestock pick-up trailers are loaded out of one of the alleys. Serving this operation is a 1,440 square-foot post and beam building with an equipment bay, a holding pen and two other bays plus a vet shed with a concrete floor. This building has fir board and batten siding and a metal roof. This area is lighted for night work and has 200-amp 220-volt underground electric service as well as two wells, one drilled and one dug.

Climate: 

As is typical for most of the Rocky Mountain Region, weather patterns are unpredictable. Temperatures can sink well below zero in the winter or climb into the 90s 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.

Average precipitation is estimated to be 11.5 inches. Snowfall in the lower to mid- elevations of the ranch and surrounding area is light throughout the winter. 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 in May and June.

The changes of seasons are always quite dramatic. Subtle hints of forthcoming seasons give way to accelerated change. With new weather patterns also comes a notable amount of wind averaging 15 mph, but capable of more violent gusts and sustained winds. Although the winds can seem extreme at times, it is because of them that the grasses remain available to livestock and wildlife throughout the winter.

General Operations: 

Choteau Mountain Ranch is best suited for a summer grazing operation for pairs or yearlings. Many miles of new fencing have been erected on the perimeter and internal pastures. Water tanks, improved springs and pipeline systems have all been created to efficiently provide stock water for grazing cattle. Additionally, a ditch out of the Teton River delivers water to irrigated hay fields on the far eastern end of the ranch, which produces approximately 250 to 300 tons of hay annually.

Under the current ownership, the ranch has been very conservatively stocked and run as an organic cow/calf operation utilizing a farm located in another area to supplement the hay production. As a stand-alone ranch it is likely best suited to be operated as a summer grazing operation, utilizing yearlings which could be brought in early in the year and fed hay before moving them up through the ranch’s pastures to the BLM and forest allotments. Grass in this area is well-known for its ability to put on pounds and the rougher upper country would be better utilized by yearlings. A cow/calf/yearling operation would also be feasible, but would likely require that hay be purchased from nearby farms to supplement the ranch’s supply.

The range has been well maintained and the few noxious weeds that exist there are GPS mapped and are mostly found along the road systems. This does include leafy spurge and spotted knapweed. Past efforts have included biological treatment and hand-pulling. The ranch began using chemical applications this year with effective results in these contained areas.

Water Resources: 

The ranch has good water rights from the Teton River for the irrigated meadows. Stockwater has been well developed using existing springs and pipelines to achieve good utilization of the grazing resource. There are four developed ponds that are fenced and provide stock water to tanks. The main well at the ranch headquarters produces 25 GPM and has been set up to provide water by gravity to the facilities.

Wildlife Resources: 

The wildlife resources on Choteau Mountain Ranch and the surrounding lands are significant. The herds are not vast but many of the animals that reside there and use these lands are world-class. From the big game perspective there are certainly ample opportunities to find big whitetail deer, but what is really compelling are the big mule deer that move out of the steep high country and onto the ranch as fall progresses, co-mingling with some exceptional bull elk. These animals can be of record-book size and are not uncommon to find. This amenity of the ranch has been tightly guarded by the owners who have elected to not allow any hunting on the ranch under their ownership. It helps that the state has also elected to deploy regulations that allow them to manage the quality of these animals.

It is rare in the west to encounter such a wide array of wildlife species. The list is extensive and the ranch with surrounding lands hosts elk, deer, moose, antelope, black bear, grizzly bear, wolverine, sharptail grouse, wolves, big horn sheep, mountain goats, mountain lions, waterfowl and many other less obvious species, some of which are classified as endangered.

The ranch straddles a one half-mile stretch of the Teton River. The origins of the Teton begin deep in the wilderness, collecting water and draining into the prairie via the two primary forks. The river then courses for 195 miles before joining the Marias River and ultimately the Missouri River. The upper reaches of the Teton River have water cold enough to support a trout fishery. The pure, crystal-clear waters of this freestone fishery remain vibrant from glacial runoff but lack enough nutrients to sustain a robust fishery and grow large trout. The stream does hold a variety of trout — cutthroat, brook, brown and rainbow trout are all present. A catchable population of trout does exist in the ranch waters and in fact it is not uncommon to find bigger brown trout in some of the deeper pools and beaver ponds.

For the adventurous sort, the back-country adventure adds another dimension to Choteau Mountain Ranch’s recreational pursuits. The high country streams and seemingly infinite mountain lakes provide trout eagerly rising to flies cast by anglers. The state also permits an early season backcountry rifle hunt for elk and deer beginning in September. This is a true adventure requiring hunters to pack camps into the depths of the wilderness and pursue elk during their rut. Similar summer pack trip outings are an adventure everyone should take at least once in their lives. Traveling a route on horseback through some of the most beautiful scenery on earth and camping along streams and lakes is an unforgettable event. These adventures can easily begin from the main compound of the Choteau Mountain Ranch. The wildlife is prolific and one never knows what will be encountered along the way.

Taxes: 

Yearly property taxes are approximately $16,700.

Mineral Rights: 

All minerals appurtenant to the ranch and owned by the sellers will be transferred to the buyer at closing.

Broker Comments: 

Choteau Mountain Ranch is a highly regarded 10,000 plus acre operating ranch positioned amongst a large and growing number of properties that are perpetually protected and preserved by private conservation and public ownership to benefit open space and wildlife. The ranch has been nicely improved and well maintained and has a large enough landscape to enjoy privately. This is an incredibly scenic area and for a buyer with a thirst for adventure and an interest in wildlife, Choteau Mountain Ranch is an outstanding find.

The Facts: 

• Exceptional views of the Rocky Mountain Front
• 10,540± acres – 5,060± deeded, 5,480± state and federal lease allotments
• Direct access into forest and then wilderness
• Productive working ranch
• 5,300± square foot main residence
• 2 rustic log guest cabins
• Indoor riding arena, shop, barn etc.
• Frontage on the Teton River
• 15 miles from Teton Pass Ski Resort
• 250± acres irrigated hay ground
• 1,350± acres of irrigated farmland offered separately by request

Additional Services: 

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

Disclaimer: 

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.