Davis Land & Livestock

Property Map

Davis Land & Livestock

$12,500,000
Ironside, Oregon

Owned and operated by the same family for over 80 years, this reputation ranch runs across 32,700± contiguous, deeded acres and is highly regarded for its privacy, careful management, extensive grazing resources, and diverse wildlife populations, which include Boone & Crockett class elk, deer, and antelope and large numbers of chukar and quail. The ranch ranges in elevation from 3,400 feet at the lower end of the Kennel Range to 6,500 feet atop Juniper Mountain and encompasses a variety of landforms, from deep canyon breaks and expansive native grasslands to rugged highlands with sweeping views of eastern Oregon’s high desert. Improvements are operational in nature and include staff housing, working facilities, and well-maintained perimeter and interior fencing. Easily accessed year-round via US Highway 26, the ranch is located 35 miles northwest of Vale, Oregon and 1.5 hours northwest of Boise, Idaho.

Location: 

Davis Land & Livestock is located along US Highway 26 in Malheur County, Oregon, approximately five miles east of the small, unincorporated ranching community of Ironside and 35 miles northwest of Vale, county seat for Malheur County. Situated on the banks of the Malheur River at the junction of US Highways 20 and 26, Vale is the service center for the immediate area and is home to one of the state’s busiest livestock auctions. Ontario, Oregon, 15 miles east of Vale, offers a variety of retail and commercial services as well as a general aviation airport with a 5,011’ x 100’ foot lighted runway and Jet-A fuel. The city of Boise, Idaho is approximately an hour and a half southeast of the ranch and home to the region’s largest airport offering a full range of commercial air and FBO services.

Locale: 

Established in 1867, Malheur County is Oregon’s second largest county, covering approximately 6.3 million acres with approximately two-thirds of the landmass in federal and state ownership. The county is located in the heart of a remote, sparsely inhabited region encompassing portions of southeastern Oregon, northern Nevada, and southwestern Idaho. Sometimes referred to as “America’s Outback,” this is an area of vast high desert landscapes, large working livestock ranches, and scenic beauty that rivals the splendor found in better known parts of the West.

Between 1843 and 1855, approximately 60,000 emigrants traversed what is now Malheur County following the Oregon Trail on their way to the Willamette Valley. With the discovery of gold in 1861 near present day Baker City, Oregon, mining camps and trading posts quickly sprang up along the upper tributaries to the Snake River. Mormon Basin less than 10 miles north of Davis Land & Livestock near the Malheur County/Baker County line was one of the early discovery sites in the county, and gold mining activity continues to occur there. Ranches were established in the late 1860s and 1870s as stockmen looking for elbow room and untapped grazing resources moved into the county from California and western Oregon.

The area east of Vale along the Snake River has the highest concentration of residents in Malheur County and is highly regarded for its mild climate and rich soils used to grow a variety of row crops. As one moves west from the Snake into the interior of the county, irrigated farms give way to diversified ranches utilizing water from higher elevation tributaries to grow winter forage and expansive rangelands to run cattle during summer months. Malheur County is home to a significant number of large, old-line ranches that have been operated under the same ownership for decades. Traditionally, ranches have stayed within families passing from generation to generation or have been sold to neighbors looking to expand their operations. In recent years, buyers from out of the area have come to the county looking for large deeded holdings offering productive livestock operations along with high-quality recreational and lifestyle amenities.

General Description: 

Among the largest operating ranches in Oregon, Davis Land & Livestock consists of a contiguous tract of deeded land spanning approximately 50 square miles. It is bordered primarily by ranching operations and large private tracts and to a lesser extent public lands managed by the Bureau of Land Management. US Highway 26 crosses the interior of the ranch for approximately three miles providing direct, year-round access.

The property encompasses the north-facing slope of Juniper Mountain, which at 6,500 feet is the dominant topographical feature on the ranch and reminds one of eastern Oregon’s famous Steens Mountain. Numerous springs and small creeks originate on the mountain and support pockets of aspen and juniper that offer perfect cover for the large numbers of elk and mule deer that call the mountain home. Juniper Mountain gives way to the lower elevation grasslands of Cow Valley. At an elevation of approximately 3,800 feet, this is a dramatic open landscape that is brought into perspective by the surrounding mountains and foothills. Cow Valley boasts a basic yet functional set of ranch improvements, including two sets of working corrals with loading chutes and two modest homes used by ranch employees and the owners when in residence. Cow Valley transitions to a third unit of the ranch referred to as the Kennel Range comprising the northeasterly portion of the ranch. This is an area with rugged, sage-covered highlands and breaks that provide panoramic views of Juniper Mountain to the south, Ironside Mountain to the west, and the distant Elkhorn Mountains to the north. One of the principal features of the Kennel Range is Cow Creek Canyon coursing through the north point of the ranch. The elevation here ranges from approximately 2,800 feet to over 4,000 feet. This remote portion of the property is home to large mule deer and numerous coveys of chukar and quail.

Acreage: 

32,700±

Climate: 

The climate is best described as semi-arid with total annual precipitation of approximately 12 inches. This part of eastern Oregon generally enjoys four seasons with open winters in the valley bottoms and heavy snowfall in the higher elevations. The average daytime high from November through February (the coldest months of the year) is 37.5 degrees. The average winter low is 15.5 degrees. Summers are warm with temperatures consistently reaching the upper 80s during July and August and cooling to the low 50s at night.

General Operations: 

Davis Land & Livestock is a low-overhead, well-managed, and highly productive grazing operation offering significant management flexibility because of its overall size and configuration. Depending on annual range conditions, the owner will generally run 350 cow/calf pairs and 1,300-1,500 yearlings through the grazing season. The ranch does not put up its own winter feed, although by adjusting grazing rotations on the lower elevation portions of the ranch and purchasing a suitable quantity of hay (typically one ton per head based on the owners’ previous management), the ranch could accommodate a year-round cowherd. Additional features that underscore the owner’s careful stewardship of the ranch include perimeter and interior fencing that is in excellent condition and an abundance of certificated stock water spread throughout the property. With a significant array of grazing resources at one’s disposal, the ranch represents an excellent opportunity for an existing ranch owner to increase capacity or for a buyer entering the market to develop a stand-alone operation.

Wildlife Resources: 

In addition to their productive grazing operation, the owners of Davis Land & Livestock are highly regarded for tremendous wildlife populations on the ranch. As a result of their long-standing approach to sound stewardship, the ranch offers the opportunity for some of the best private hunting on the market today. Diverse habitat, expansive and varied terrain, carefully controlled access to the ranch, and a carefully managed hunting program support a rich environment that is home to large numbers of elk, deer, and antelope along with abundant upland gamebirds, including chukars, quail and sage grouse. It is estimated that 300-500 elk are found on the ranch throughout the year, and this herd enjoys one of the highest mature bull to cow ratios in the state at 1:3. Boone & Crockett elk, deer and antelope have been taken on the ranch.

Unlike many other western states, the state of Oregon offers a favorable landowner preference program. In the case of Davis Land & Livestock, the owner would qualify for eight elk tags and eight deer tags (and a portion of these are transferable to non-family members). Contact the Oregon Department of Fish and Wildlife for more information on this program at www.dfw.state.or.us.

Taxes: 

Annual Malheur County property taxes are approximately $4,000.

Mineral Rights: 

This offering involves the sale of the surface rights to the ranch only. Mineral rights to be reserved by the sellers at closing.

Broker Comments: 

Davis Land & Livestock is a classic working cattle ranch encompassing over 50 square miles in one of eastern Oregon’s old-line ranching areas. Representing over 80 years of ownership and careful management, the ranch is almost entirely in its natural state and supports superior grazing, wildlife, and hunting resources. Although off the beaten track, the property is within easy reach of a commercial airport and a full range of commercial, retail and medical services.

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 Justin Bryan at (325) 260-5883 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 or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 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
Dave Roddy • (406) 656-7500  
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882 
J.T. Holt • (806) 698-6884

Disclaimer: 

REPRESENTATION OF BOTH BUYER AND SELLER

INITIAL AGENCY DISCLOSURE PAMPHLET

ORS 696.815 (1) authorizes a real estate licensee to represent both the seller and the buyer in a real estate transaction under a disclosed limited agency agreement, provided there is full disclosure of the relationship under the agreement. Oregon Administrative Rules (OARs) adopted by the Agency provide the form and content of the disclosures and the related pamphlet. OAR 863-015-0215 is set forth below for the convenience of licensees. The material after the broken line can be copied and used as the required Initial Agency Disclosure Pamphlet. 

863-015-0215 

Initial Agency Disclosure Pamphlet 

  1. An agent shall provide a copy of the Initial Agency Disclosure Pamphlet provided for in section (4) of this rule at first contact with each represented party to a real property transaction, including but not limited to contacts in-person, by telephone, over the Internet or World Wide Web, or by electronic mail, electronic bulletin board or a similar electronic method. 
  2. An agent need not provide a copy of the Initial Agency Disclosure Pamphlet to a party who has, or may be reasonably assumed to have, already received a copy of the pamphlet from another agent. 
  3. "First contact with a represented party" means contact with a person who is represented by a real estate licensee or can reasonably be assumed from the circumstances to be represented or seeking representation. 
  4. The Initial Agency Disclosure Pamphlet shall be printed in substantially the following form: 

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INITIAL AGENCY DISCLOSURE PAMPHLET (OAR 863-015-215(4)) 

This pamphlet describes agency relationships and the duties and responsibilities of real estate licensees in Oregon. This pamphlet is informational only and neither the pamphlet nor its delivery to you may be construed to be evidence of intent to create an agency relationship. 

Real Estate Agency Relationships 

An "agency" relationship is a voluntary legal relationship in which a real estate licensee (the "agent") agrees to act on behalf of a buyer or a seller (the "client") in a real estate transaction. Oregon law provides for three types of agency relationships between real estate agents and their clients: 

Seller's Agent -- Represents the seller only; 

Buyer's Agent -- Represents the buyer only; 

Disclosed Limited Agent -- Represents both the buyer and seller, or multiple buyers who want to purchase the same property. This can be done only with the written permission of both clients. 

The actual agency relationships between the seller, buyer and their agents in a real estate transaction must be acknowledged at the time an offer to purchase is made. Please read this pamphlet carefully before entering into an agency relationship with a real estate agent. 

Duties and Responsibilities of an Agent Who Represents Only the Seller or Only the Buyer 

Under a written listing agreement to sell property, an agent represents only the seller unless the seller agrees in writing to allow the agent to also represent the buyer. An agent who agrees to represent a buyer acts only as the buyer's agent unless the buyer agrees in writing to allow the agent to also represent the seller. An agent who represents only the seller or only the buyer owes the following affirmative duties to their client, other parties and their agents involved in a real estate transaction: 

  1. To exercise reasonable care and diligence; 
  2. To deal honestly and in good faith; 
  3. To present all written offers, notices and other communications in a timely manner whether or not the seller's property is subject to a contract for sale or the buyer is already a party to a contract to purchase; 
  4. To disclose material facts known by the agent and not apparent or readily ascertainable to a party; 
  5. To account in a timely manner for money and property received from or on behalf of the client; 
  6. To be loyal to their client by not taking action that is adverse or detrimental to the client's interest in a transaction; 
  7. To disclose in a timely manner to the client any conflict of interest, existing or contemplated; 
  8. To advise the client to seek expert advice on matters related to the transactions that are beyond the agent's expertise; 
  9. To maintain confidential information from or about the client except under subpoena or court order, even after termination of the agency relationship; and 
  10. When representing a seller, to make a continuous, good faith effort to find a buyer for the property, except that a seller's agent is not required to seek additional offers to purchase the property while the property is subject to a contract for sale. When representing a buyer, to make a continuous, good faith effort to find property for the buyer, except that a buyer's agent is not required to seek additional properties for the buyer while the buyer is subject to a contract for purchase or to show properties for which there is no written agreement to pay compensation to the buyer's agent. 

None of these affirmative duties of an agent may be waived, except #10, which can only be waived by written agreement between client and agent. 

Under Oregon law, a seller's agent may show properties owned by another seller to a prospective buyer and may list competing properties for sale without breaching any affirmative duty to the seller. Similarly, a buyer's agent may show properties in which the buyer is interested to other prospective buyers without breaching any affirmative duty to the buyer. 

Unless agreed to in writing, an agent has no duty to investigate matters that are outside the scope of the agent's expertise. 

Duties and Responsibilities of an Agent Who Represents More than One Client in a Transaction 

One agent may represent both the seller and the buyer in the same transaction, or multiple buyers who want to purchase the same property only under a written "Disclosed Limited Agency" agreement, signed by the seller, buyer(s) and their agent. 

When different agents associated with the same real estate firm establish agency relationships with different parties to the same transaction, only the principal broker (the broker who supervises the other agents) will act as a Disclosed Limited Agent for both the buyer and seller. The other agents continue to represent only the party with whom the agent already has an established agency relationship unless all parties agree otherwise in writing. The supervising principal broker and the agents representing either the seller or the buyer have the following duties to their clients: 

  1. To disclose a conflict of interest in writing to all parties; 
  2. To take no action that is adverse or detrimental to either party's interest in the transaction; and 
  3. To obey the lawful instruction of both parties. 

An agent acting under a Disclosed Limited Agency agreement has the same duties to the client as when representing only a seller or only a buyer, except that the agent may not, without written permission, disclose any of the following: 

  1. That the seller will accept a lower price or less favorable terms than the listing price or terms; 
  2. That the buyer will pay a greater price or more favorable terms than the offering price or terms; or 
  3. In transactions involving one-to-four residential units only, information regarding the real property transaction including, but not limited to, price, terms, financial qualifications or motivation to buy or sell. 

No matter whom they represent, an agent must disclose information the agent knows or should know that failure to disclose would constitute fraudulent misrepresentation. Unless agreed to in writing, an agent acting under a Disclosed Limited Agency agreement has no duty to investigate matters that are outside the scope of the agent's expertise. 

You are encouraged to discuss the above information with the agent delivering this pamphlet to you. If you intend for that agent, or any other Oregon real estate agent, to represent you as a Seller's Agent, Buyer's Agent, or Disclosed Limited Agent, you should have a specific discussion with him/her about the nature and scope of the agency relationship. Whether you are a buyer or seller, you cannot make a licensee your agent without their knowledge and consent, and an agent cannot make you their client without your knowledge and consent.

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.