KiamichiLink Ranch

Property Map

KiamichiLink Ranch

$18,000,000
Finley, Oklahoma

KiamichiLink Ranch, one of Oklahoma’s largest contiguous ranches consisting of 11,000± acres, is located in the southeastern quadrant of the state. This gorgeous ranch is operated with a registered Angus cowherd along with a state-of-the-art fully functional assisted reproductive laboratory operation. Current owners have spared no expense in clearing and maintaining the land along with adding well-appointed building improvements which has resulted in this one-of-a-kind private reserve.

Situated in the southern part of the Ouachita Mountains and surrounded by numerous nearby recreational destinations and wildlife management areas, the ranch itself has four creeks running through, along with three major lakes, in addition to smaller lakes and ponds. KiamichiLink Ranch is an exceptional offering in today’s land market.

Location: 

The property is located in the southern region of Pushmataha County, OK, about 13 miles northeast of Antlers, OK just off Highway 271 North.

The property is accessible via its eastern border, which runs southwest to northeast somewhat parallel to HWY 271 N. There are four points of entry from HWY 271 N: Westfork Road at Finley (primary), Ridge Road about 3 miles north of Finley, and Snow Creek Road at Snow, OK, about 7 miles north of Finley. There is also access to the southwest corner of the property through Finley off the “Finley Square” using CR 4230 from HWY 271 N.

Dallas, Texas, is 170 miles to the southwest, Oklahoma City is 170 miles northwest, and Tulsa is 140 miles north. These three large metro areas are an easy drive by high-speed freeways.

Locale: 

Southeastern Oklahoma is known for its 12 state parks with sparkling lakes, glorious mountains, and nearly a million acres of wilderness and wildlife management areas. Forests of pine trees and hardwood species cover the hills and overlook the valleys with rock-bottom creeks flowing through. The fertile soils along with a generous climate provide for good commercial timber on the hillsides but also highly productive native grass meadows in the valleys. Prolific grass production in this area allows for intensive seasonal grazing along with additional hay production to carry over the cow herds when the grass is dormant.

This region is highly regarded as a hunting mecca not only for whitetail deer hunting, but also wild turkey, wild hogs, and black bear. Antlers, located just 15 miles southwest of the ranch, bills itself as the “Deer Capital of the World.”

General Description: 

The majority of the property lies along either side of two main ridges running from southwest to northeast. It consists of grassy valleys and woody rocky ridges and hills, with approximately 600 feet of elevation change. There is a relatively equal distribution of improved pasture, rangeland, pine and hardwood timber, and rugged, scenic terrain. The property has vast terrain differentials ranging from undulating creek bottom areas to strongly sloping hills across approximately 11,000 acres. The property has been well maintained, managed, and has been highly improved over recent years. Improvements range from construction of new buildings to remodeling of older improvements, clearing of land, and building of fences and roads. There is a good-quality and well-planned system of cross fencing that supports rotational grazing.

The pasture is well-maintained and managed, largely through a planned burn program, overseeding and fertilization when necessary. It consists of open improved grass along with native grass fields. A large portion of the timber acreage can also be grazed. There are good water sources for livestock from troughs supplied by wells or rural public water supply. The more remote grazing areas have access to pond water or from creeks running throughout the property.

New pipe, and pipe and cable fencing have been erected around the main cattle working facilities and pasture areas. The majority of the barbed wire on the property has been installed since 2007 to create numerous new pen areas, as well as large pasture areas on the hills and ridges to take advantage of native forages in wooded and partially wooded rangelands. Of the 75 miles of fencing, approximately 60 miles of new fencing has been built since 2007.

The property has an intricate roadway system that allows good access to every region of the property. Roads have been improved and maintained by topping with shale, river rock, or a combination of both. Dozens of tin horns have been installed to control drainage and to prevent road degradation due to run off. Concrete slabs and bridges (11) have been constructed at major water crossings. Roads have been graded and improved on a regular, ongoing basis.

Acreage: 

11,000± deeded acres

Improvements: 

A large cattle-working area was constructed on the eastern side of the property that includes numerous pens, a tub, and an enclosed chute with an indoor, heated veterinary room. The main ranch offices are in a 16,000± square foot facility completed in 2012. This building contains pens, a covered tub and chute, and a fully functional assisted reproductive laboratory that includes an indoor climate controlled “flush room” with dual manual squeeze chutes. It also contains three bedrooms, each with its own bath, and a chef’s style kitchen with stainless counters and high-end appliances.

Sale Barn
The sale barn and cattle-working facility was constructed in 2010. It consists of a large indoor space with giant stone fireplace, restrooms, and a sale ring. Covered pens, a tub and a chute are in the rear. More pens are outside on the south side. The pens and lanes are designed for easy staging of sale cattle, and orderly flow into and out of the sale ring.

Dog Kennel
The dog kennel, built in 2009, contains covered dog runs on a scored concrete slab, with wash down and drainage facilities for cleaning runs. The building has a large storage room, covered equipment storage, and a kitchen and break area. The building is wired and ready for connection to solar-power equipment. It has its own well water and propane service.

Sandy Lot
The “sandy lot” is a set of pens and working facility constructed in 2010. It consists of multiple pen areas, a tub, and an enclosed chute with a heated veterinary room. The facility was built primarily for both bull development and for reproductive work on females in the colder months.

All homes were completely remodeled between 2007 and 2010. Concrete aprons and overhangs were constructed around all existing barn and shop facilities, as well as the “pavilion” near the cabin at the back of the property. Stone firepits were built at the pavilion and at the recreational area near the fishing dock on Beluga Lake.

Climate: 

Average annual precipitation for this area of southeastern Oklahoma is 45 inches.  Growing season will typically run around 220 days per year.  Average wind speed is six mph.  Average number of days 90 degrees or higher is 74, and the average number of days 20 degrees and lower is 15.

General Operations: 

KiamichiLink Ranch is a working cattle ranch comprised of two separate operations. The registered Angus cowherd is recognized as one of the top reputation Angus herds in the country. In the recent past, the ranch conducted, twice a year, highly sought-after yearling, cow and bull production sales right on the ranch in the well-appointed sale barn. The fully complemented assisted reproductive laboratory in the tech barn was designed to be a leader in the embryo transplant and cow recipient sector in the high-volume beef business.

It has been estimated that the surface area of this ranch is about 50 percent native grass and improved grasses, with the balance being a rugged scenic terrain of pine forest timber and a large variety of hardwood trees along the woody rocky ridges and the steep hillsides. Elevations vary from around 660 feet to 1,320 feet. The majority of the ranch lies along either side of two main ridges running from southwest to northeast.

The ever-changing topography highlights the many different characteristics of this ranch. Large sweeping open meadows provide areas for intensive grazing operations. Timber-covered hills and mountains provide potential natural resource harvesting and strong hunting income. In areas where the trees are naturally sparse or have been thinned by timber management, there is natural shading for livestock grazing the thick grass growing beneath the light tree cover.

Water Resources: 

The property serves as a major watershed and drainage for areas to the west. Stovepipe, Possum, and Turkey Creeks converge on the property to fill West Fork and Cedar creeks, which are major feeders of the Kiamichi River. These creeks have running water for most, if not all, of the year. West Fork and Cedar creeks have never been seen dry by the current ownership.

The property obtained county water service in 2008 by running a water line main to the main household approximately 3.5 miles from HWY 271 N (RWD #4). From there, the water line was taken northward for a couple of miles to serve every new structure as well as every installed cattle waterer on the property, except for those areas served by solar water wells or natural water sources. A dozen solar-powered wells, ranging from 150 to 300 feet deep, were drilled to serve cattle waterers on areas of the property where county water has not been provided. Later, and with the permission of RWD #3, a second water main was installed from the Ridge Road gate to serve cattle waterers on the east side of the property.

Ponds on the ranch number in the dozens and range from shallow watering holes to nice-sized “fishing holes.” There are three major lakes that have been maintained primarily for fishing and recreational purposes: Beluga Lake, 5 acres; Stovepipe Lake, 6.2 acres; and Eagle Lake, 7.75 acres.

All the livestock water is resourced from the four live creeks, numerous ponds and lakes, plus troughs supplied by wells and/or rural water supplied by Pushmataha County RWDs #3 & #4. There are 12 solar-powered water wells and numerous electric powered wells supplying the cattle waterers.

Wildlife Resources: 

Upland Game Bird Reserve
Approximately 610 acres have been enclosed with a predation control barrier, which is a high-quality net wire fence with electrical wire at the top and bottom, with a portion of the fence buried to prevent digging. This fence is used to keep predators out of an area designated for cultivation of quail and pheasant for upland game hunting. The area consists of managed food plots, native grass areas, and planted mid-range woody brush cover, primarily in the form of sand plum and lespedeza trees. The “bird land”, as it is known, has a cabin, an enclosed pavilion, a large fire pit, and a permanent diesel generator for power.

Wildlife on the ranch includes whitetail deer, eastern turkeys, ducks, doves, black bears, hogs, & bobwhite quail.  Deer and quail populations and habitats have been managed and/or cultivated.  Hogs have been aggressively controlled as needed.

Fishery Resources: 

All lakes have been stocked several times since 2007 and contain channel catfish, largemouth or hybrid bass, and crappie.  The larger creeks are also excellent for catching native large and smallmouth bass, brown and sand bass, and catfish.

Recreational Considerations: 

Hunting and fishing are the two primary recreational activities on the ranch. With the large lakes on these ranches, the fishing is fantastic. The town of Antlers, 30 miles to the south, is the self-proclaimed “Deer Capital of the World.”

KiamichiLink Ranch is in the heart of outdoor recreation for southeastern Oklahoma, whether it is fishing, boating, hunting, hiking or a gorgeous fall foliage tour.

Local Recreational Areas
∙ Beavers Bend State Park / Broken Bow Lake is only 30 miles east of the ranch
∙ McGee Creek State Park, which includes a 3,000± acre lake, a natural scenic recreation area and a wildlife management area, is only 20 miles to the northwest
∙ Lake Eufaula, Oklahoma’s largest body of water, is 55 miles north (just northeast of McAlester)
∙ Sardis Lake is 18 miles northeast
∙ Atoka Wildlife Management Area is 25 miles to the northwest
∙ Atoka Reservoir is 30 miles northwest of the ranch
∙ Pushmataha Wildlife Management Area is directly north of the ranch
∙ Eufaula Wildlife Management Area is 30 miles north
∙ Stringtown Wildlife Management Area is 20 miles northwest
∙ Honobia Wildlife Management Area is 10 miles east
∙ James Collins Wildlife Management Area is 40 miles to the north
∙ Robbers Cave Wildlife Management Area is 30 miles northeast

Taxes: 

Based on recent years, annual property taxes are approximately $21,763. 

Additional Information: 

Utilities
County water and electricity serves almost all structures on the property. Water is served by Pushmataha County RWDs #3 & #4. There are 12 solar powered water wells on the property that feed cattle waterers.

Choctaw Electric Cooperative serves electricity. Power lines are all underground from where the Choctaw Electric Co-op’s lines reach the property on Westfork Road. Three large diesel generators are installed to power most buildings in the event of outages. The generators are serviced and maintained by Clifford Power Systems of Tulsa. The main house area generator and server racks are contained in an air-conditioned, storm-safe shelter constructed of eight-inch-thick steel reinforced concrete.

High-speed wired internet is served by AT&T, currently as a dual T-1 line, which is 3MBPS up and down. Fiber optic cable, already in place, runs from the point of entry for AT&T’s service at HWY 271 N to both the main house and to the main office facilities. The service is expandable to a full fiber service which could provide extremely high speed and bandwidth.

Wireless phone service, including 4G LTE wireless data, is available on a large portion of the property. 4G LTE speeds have been measured from 5 to 15 MBPS.

The watchtower serves as a secondary base station and repeater for the digital radio system. It is powered by a battery bank that is maintained by a solar and wind combination.

Broker Comments: 

KiamichiLink Ranch is a working cattle ranch comprised of two separate operations. The registered Angus cowherd is recognized as one of the top reputation Angus herds in the country. In the recent past, the ranch conducted, twice a year, highly sought-after yearling, cow and bull production sales right on the ranch in the well-appointed sale barn. The fully complimented assisted reproductive laboratory in the tech barn was designed to be a leader in the embryo transplant and cow recipient sector in the high-volume beef business.

KiamichiLink Ranch was conceived and built to be a leading ranching outfit for the future. An excellent road system, T-1 internet backbone, and integrated water system and buried power are just the start. There are three high-capacity backup diesel generators at prime points on the ranch. Well-thought-out buildings with engineered base support and complimentary concrete aprons are at each one.

It has been estimated that the surface area of this ranch is about 50 percent native grass and improved grasses, with the balance being a rugged scenic terrain of pine forest timber and a large variety of hardwood trees along the woody rocky ridges and the steep hillsides. Elevations vary from around 660 feet to 1,320 feet. The majority of the ranch lies along either side of two main ridges running from southwest to northeast.

To top all this off, KiamichiLink Ranch in itself is a recreational mecca. The whitetail deer hunting on the ranch is second to none. The fishing component with the stocked large lakes is amazing. The 610± acre bird area is like nothing you’ve ever seen before. The owner also designed and installed a challenging clay pigeon course with automatic throwers that provides for highly competitive shooting tournaments, in addition to the ever-challenging wobbler course.

Sources/Footnotes: 

Hall and Hall is acting as a Seller's Agent and will cooperate with other agents acting as a Transaction Broker or Buyer Agent only.

Click here to view the Oklahoma Broker Relationship Act Pamphlet.

The Facts: 
  • 11,000± deeded acres
  • 610± acre upland bird game reserve enclosed with net and electrical wire
  • 15 miles northeast of Antlers, OK
  • Well-maintained internal road system
  • Operated with a registered Angus cowherd
  • State-of-the-art assisted reproductive laboratory
  • Well-appointed building improvements and facilities
  • Four major creeks, three large lakes, additional smaller lakes and ponds
  • Varied topography including open meadows, creek bottom and strongly sloping timber hillsides
  • Managed pasture system including a planned burning program, overseeding and fertilization
  • Quality well-planned cross-fencing supporting rotational grazing
  • Ample livestock water resources available throughout the property
  • Potential natural resource harvesting and strong hunting income
  • Established high quality utility services including dedicated county water and underground power lines; all propane tanks are underground
  • Dual T-1 internet service (with available fiber optic connection from AT&T), fiber optic network, 4G/LTE wireless, and Motorola digital hand-held radio network with repeater

 

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: 

BROKERAGE DISCLOSURE TO BUYER

In Oklahoma, Buyers should be aware of real estate brokerage relationships.

Transaction Broker:

“Transaction broker” means a broker who provides services by assisting a party in a transaction without being an advocate for the benefit of that party. Please contact one of the Hall and Hall brokers for a complete discussion of potential working relationships for this property. A written relationship disclosure will be provided to a prospective buyer prior to engaging in brokerage activities as defined by the Oklahoma Real Estate Commission.

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.