Cove Road Ranch

Property Map

Cove Road Ranch - Recently Sold

Weiser, Idaho

Located approximately 10 miles east of Weiser and 70 minutes from Boise, the Cove Road Ranch is a top flight hunting property offering excellent wing-shooting and big-game hunting for elk and mule deer. This 4,084± acre sporting ranch has been managed for nearly 40 years as a wildlife sanctuary with limited disturbance and extensive habitat improvements. Wild pheasants, quail, and partridge can found throughout the property utilizing springs, riparian areas, and extensive upland cover, while deer and elk take advantage of the draws and canyons comprising the south end of the ranch. Improvements are located in a secluded setting with excellent views of the mountains to the north and include a 1,800 sq. ft. owner’s residence and a large shop/storage building.


The Cove Road Ranch is located approximately 10 miles east of Weiser, Idaho and accessed year-round via paved county roads. Weiser offers a general aviation airport with a 4,000-foot runway. The city of Boise, Idaho is approximately 70 minutes east of the ranch via Interstate 84 and is home to the state’s largest airport, which offers a full range of commercial air and FBO services.


Located at the confluence of the Weiser and Snake Rivers, the town of Weiser (population 5,400) is one of western Idaho’s most charming agricultural communities with tree-lined streets and turn-of-the-century architecture. As the county seat for Washington County, Weiser serves as the local service and social center, and all general amenities can be found there, including groceries, lodging, restaurants, fuel and sporting goods. Settled in1863, the town is thought to be named for Jacob Weiser, a trapper-turned-miner who made a rich strike in western Idaho’s Florence Basin. Agriculture is the backbone of the local economy, and with a mild, four-season climate, the area supports a variety of farming, orchard and livestock endeavors. Among the liveliest times of year is the third week of June when Weiser hosts the National Old-Time Fiddler’s Contest and Festival, which began in 1963. The state capitol of Boise (population 200,000), about 70 minutes east of the property along Interstate 84, is Idaho’s largest city and the fourth largest in the Northwest. Boise is a vibrant western city and home to high-tech industry, a regional commercial airport, excellent hospitals, educational institutions including Boise State University, and the Bogus Basin Ski Resort.

General Description: 

The Cove Road Ranch consists of two parcels of deeded land separated by approximately 840 acres of Bureau of Land Management (BLM) land under grazing permit to the ranch. The main deeded parcel encompasses 3,684± acres, while the second tract comprises 400± acres. The property is approximately four miles in length from north to south and three miles in width east to west. Elevation ranges from 2,300 feet at the north end of the property to 3,300 feet in the highlands at the ranch’s south end. The ranch is bordered by ranching operations and large private tracts to the north, east and west and BLM lands to the south.

The property encompasses diverse topography and habitat features, including rolling grasslands, brushy draws, springs, riparian areas, wildlife ponds, and rugged foothills. Cove Creek, a slow moving, warm water tributary to the Weiser River, flows along the north end of the ranch for approximately a half-mile providing riparian habitat along its reach. Half a dozen ponds catch spring water and runoff and provide additional wildlife habitat.

Improvements include a 2,385 square-foot, single-story home completed in 2005 with three bedrooms and two and one-half baths. Adjacent to the residence is a 3,200 square-foot, enclosed, insulated shop building with an adjoining 2,800 square foot machine shed. These buildings are located in a secluded setting in the heart of the property offering excellent views of the mountains to the north. The property is perimeter-fenced, and an interior road network links various portions of the property.




The climate is best described as semi-arid with total annual precipitation of approximately 10 inches. This part of western Idaho generally enjoys four distinct seasons with mild, open winters. The average daytime high from November through February (the coldest months of the year) is 46 degrees. The average winter low is 24 degrees. Summers are warm with temperatures consistently reaching the low 90s during July and August and cooling to the mid-50s at night.

General Operations: 

Historically, the Cove Road Ranch was managed for dryland crop production and livestock grazing. However, the current owner has forgone farming and ranching activities and kept human disturbance to a minimum for the sole purpose of enhancing wildlife populations on the ranch.

There are three stock water rights and a single domestic right appurtenant to the ranch. In addition, the ranch holds a right to divert and store water from Cove Creek on a year-round basis for wildlife purposes. There are no irrigation rights associated with the property.

The ranch also holds a BLM grazing permit to graze 30 cow/calf pairs on the contiguous Baker Individual Allotment for one month.

Wildlife Resources: 

Located in one of Idaho’s “birdiest” areas, the ranch offers excellent populations of upland game, including pheasants, valley quail, Hungarian partridge, and chukar partridge. Cove Creek along with wildlife ponds across the ranch attract a variety of waterfowl throughout the year. The ranch is also home to a strong population of mule deer, including large bucks in the 30-inch class. A multitude of other non-game birds and mammals are found on the property as well. Because the ranch consists of at least 640 acres, the owner of Cove Road is eligible for a landowner appreciation permit for controlled big game hunts within Hunt Unit 32. Approximately 80 head of elk make the ranch home year-round, while a herd of several hundred regularly move through the property during the season.


Annual Washington County property taxes are approximately $4,400.

Mineral Rights: 

All mineral rights owned by the seller will be conveyed to the buyer at closing.

Broker Comments: 

The Weiser area is one of the region’s top locations for wingshooting and big game hunting, and large ranches with intact habitat rarely come up for sale here. The Cove Road Ranch represents the opportunity to acquire a property that has been managed exclusively for wildlife and is large enough and diverse enough to accommodate a variety of species and hunting opportunities from abundant wild pheasants and quail to elk and deer.

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, Jerome Chvilicek, Dan Berstrom or Brant Marsh at (406) 656-7500 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, Jerome Chvilicek, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “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 more than 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.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  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 efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Tina Hamm or Scott Moran • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884


Idaho brokerage disclosure

The law requires all real estate licensees to perform certain basic duties when dealing with any real estate buyer or seller.  You can expect any real estate licensee you deal with to provide the following “customer-level” services:

  • To perform necessary and customary acts to assist you in the purchase or sale of real estate;
  • To perform these acts in good faith and with reasonable care;
  • To properly account for money or other property you place in his or her care; an
  • To disclose “adverse material facts” which are, or should be, within that licensee’s knowledge.  These include facts that would significantly affect the desirability or value of the property to a reasonable person, and facts that would indicate to a reasonable person that one of the parties cannot, or will not, complete his obligations under the contract.  (Note:  Idaho law exempts “psychological” impacts from this disclosure requirement.  See Section 55-2701, Idaho Code)

Unless or until you enter a written agreement with the brokerage for agency representation, you are considered a “Customer” of the brokerage, and the brokerage will not act as your agent.  As a Customer, you should not expect the brokerage or its licensees to promote your best interest, or to keep your bargaining information confidential.

Whenever you speak to a licensee who represents a party on the other side of the transaction, (e.g., you are seeking to buy the property, and the licensee represents the seller), you should assume that any information you provide will be shared with the other party.  

If offered by the real estate brokerage, you may enter a written agreement for “Agency Representation,” requiring that the brokerage and its licensees act as an “Agent” on your behalf and promote your best interests as their “Client.”  Idaho law authorizes three types of Agency Representation. 

Single Agency:

If you enter a written agreement for Agency Representation, you, as a Client, can expect the real estate brokerage to provide the following services, in addition to the basic duties and obligations required of all licensees:

  • To perform the terms of your written agreement with skill and care;
  • To promote your best interest, in good faith, honest and fair dealing;
  • If you are the seller, this includes seeking a buyer to purchase your property at a price and under terms and conditions acceptable to you, and assisting in the negotiation thereof; and, upon your written request, asking for reasonable proof of a prospective buyer’s financial ability to purchase your property;
  • If you are the buyer, this includes seeking a property to purchase at an acceptable price, terms and conditions, and assisting in the negotiation thereof; and, when appropriate, advising you to obtain professional inspections of the property, or to seek appropriate tax, legal and other professional advice or counsel.
  • To maintain the confidentiality of specific client information, including bargaining information, even after the representation has ended.

Limited Dual Agency:

At a time you enter an agreement for Agency Representation, you may be asked to give written consent allowing the brokerage to represent both you and the other party in a transaction.  This “dual agency” situation can arise when, for example, the brokerage that represents you, the seller, also represents buyers who may be interested in purchasing your property.  When this occurs, it is necessary that the brokerage’s representation duties be “limited” because a buyer and seller have built-in conflicts of interest.  Most significantly, the buyer typically wants the property at the lowest price, while the seller wants top dollar.  As a “limited dual agent,” the brokerage and its licensees cannot advocate on behalf of one client over the other, and cannot disclose confidential client information concerning price negotiations, terms or factors motivation the client/buyer to buy or the client/seller to sell.  However, the brokerage must otherwise promote the best interests of both parties, perform the terms of the written representation agreement with skill and care, and perform all other duties required by law.

Buyers and sellers alike often find it desirable to consent to limited dual agency:  buyers do not want the brokerage to be restricted in the search for suitable properties, and sellers do not want the brokerage to be restricted in the search for suitable buyers.  Thus, when all parties agree in writing, a brokerage may legally represent both the buyer and the seller in the same transaction, but only as a “limited dual agent.”

Limited Dual Agency with Assigned Agents:

In some situations, a brokerage that has obtained consent to represent both parties as a limited dual agent may assign individual licensees (“sales associates”) to act soley on behalf of each party.  (The brokerage must have an office policy that ensures client confidences are protected.)  Where this is the case, the sales associate, or “assigned agent,” is not limited by the brokerage’s agency relationship with the other party, but instead has a duty to promote the best interest of the client that he or she is assigned to represent, including negotiating a price.  The designated broker (the licensee who supervises the sales associates in the brokerage firm) remains a limited dual agent for both clients, and ensures the assigned agents fulfill their duties to their respective clients.  

What to Look For in Any Agreement for Agency Representation:

Whatever type of representation you choose, your written Agency Representation Agreement should answer these questions:

  • How will the brokerage be paid?
  • When will this Agreement expire?
  • What happens when a transaction is completed?
  • Can I cancel the Agreement, and if so, how?
  • Can I work with other brokerages during the time of the Agreement?  And what happens if I sell or buy on my own?
  • Am I willing to allow this brokerage to represent me and the other party in the same transaction? 

Real Estate Licensees Are Not Inspectors:

Even if you have a written agreement for agency representation, you should not expect the brokerage or its licensees to conduct an independent inspection of the property, or to independently verify any statement or representation made by any party to the transaction or other reasonably reliable sources (such as a licensed appraiser, home inspector, or the county assessor’s office).  Real estate licensees are entitled to reasonably rely on the statements of their clients and other third-party sources.  If the condition of the property is important to you, you should hire an appropriate professional, such as a home inspector, surveyor, or engineer.

Idaho Real Estate Brokerage Representation Act:

The specific duties owed by the real estate brokerage and its licensees to a customer or client are defined by the “Idaho Real Estate Brokerage Representation Act,” located at Idaho Code Section 54-2052, et seq.

When you sign a real estate Purchase and Sale Agreement as a buyer or seller, you will be asked to confirm:

  1. that this disclosure was given to you and that you have read and understand its contents; and
  2. the agency relationship, if any, between you and the brokerage working with you. 

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.