Spanning 12,900± deeded, contiguous acres in the foothills of western Idaho, Little Willow Creek Ranch is the headquarters and winter base for a longstanding, family-owned ranching operation. In addition to its deeded acreage, the ranch controls a 640± acre state grazing lease, which the property surrounds, and an adjoining 2,000± acre Bureau of Management grazing allotment. Little Willow Creek, a year-round tributary to the Payette River, flows for over three miles through the heart of the ranch and supports a vibrant riparian zone loaded with pheasant, quail, waterfowl, and mule deer. The ranch raises hay on approximately 500 acres utilizing a 100-acre center pivot, wheel lines, hand lines, gated pipe, and concrete ditches with siphon tubes. Large blocks of rangeland flank the ranch’s irrigated land and are used for spring and fall grazing. Developed springs and stock tanks are scattered throughout these portions of the ranch and provide water for cattle and wildlife, including a growing elk herd that makes the property home. The ranch is practically improved with employee housing, equipment and hay storage, shop buildings, well-placed sets of corrals and cattle handling facilities, and several backgrounding lots. The property is located 15 miles east of the county seat of Payette, and 65 miles northwest of the capital city of Boise and its commercial airport. Ontario, Oregon, which is the main service center for the area, is 20 miles west of the ranch and offers a jet-capable general aviation airport.
Little Willow Creek Ranch is located in southwest Idaho 15 miles east of Payette (pop. 7,500), county seat for Payette County, and 65 miles northwest of the state capital of Boise and its commercial airport. Ontario, Oregon, the main service center for the area, is situated 20 miles west of the ranch and home to Ontario Municipal Airport, a jet-capable airport with a 5,011’ x 100’ runway and a fixed base operator, Frazier Aviation. Ontario is home to numerous national retailers and attracts shoppers from around the region. The nearby communities of Fruitland, Emmett, New Plymouth and Weiser offer additional commercial services, including excellent medical facilities that are part of the Boise-based St. Luke’s and St. Alphonsus hospital systems. The ranch is accessed year-round by either Little Willow Road or Stone Quarry Road, each a well-maintained, all-season county road.
Originating in the Sawtooth and Salmon River Mountains of central Idaho, the Payette River is a major tributary to the Snake River that joins the Snake just north of Payette. The Payette watershed was originally inhabited by the Shoshone, Nez Perce, Paiute and Bannock Native American tribes who spent summers in the upper basin hunting and fishing and winters along the main river in lower elevation grasslands.
In the 19th century, Anglo settlers began moving into western Idaho and established trading posts, towns, and farms across the area. One of these early pioneers was François Payette, for whom the river, town and county were named. A French-Canadian fur trapper who worked for the North West Company, he was one of the first people of European descent to settle in the Payette area. Payette ventured east from Fort Astoria in 1818 and from 1835 to 1844 oversaw the Hudson’s Bay Company’s Fort Boise trading post on the Boise River about 20 miles south of present-day Payette.
Logging in the Payette basin began soon after the arrival of settlers, but did not reach large scale until the early 20th century. Demand for wooden railroad ties for the Oregon Short Line in the 1880s helped to kick off the logging industry in the region. With the development of irrigation canals along the Payette River in the late 19th century, irrigated agriculture began to expand and today is the economic mainstay of the lower Payette region.
Little Willow Creek Ranch is a large foothills ranch consisting of nearly 13,000 deeded, contiguous acres. The ranch extends approximately eight miles in width from north to south and eight miles in length east to west. Elevations range from 2,400 feet at Little Willow Creek to 3,300 feet at the north end of the ranch. The property is bordered by large ranches and private tracts as well as federal lands managed by the Bureau of Land Management (BLM).
The property encompasses diverse topography and habitat features, including rolling grasslands, steep ridgelines, brushy draws, springs, irrigation ponds, and riparian areas. Little Willow Creek, a year-round tributary to the Payette River, flows for over three miles from east to west through the heart of the ranch and supports a robust riparian zone filled with pheasant, quail, waterfowl, and mule deer. Large rangeland tracts flank the ranch’s irrigated land and are used for spring and fall grazing. Developed springs and stock tanks are scattered throughout these portions of the ranch and provide water for cattle and wildlife. Wet Gulch is one of the property’s main features originating in the hills on the north end of the ranch and descending south toward Little Willow Creek. This lengthy draw features spring-fed irrigation ponds and riparian areas.
The ranch raises hay on approximately 500 acres using decreed water rights and water shares in the Little Willow Irrigation District. Soils are excellent and suited to most of the cash crops grown in the area. Irrigation water is delivered by a 100-acre center pivot, wheel lines, hand lines, gated pipe, and concrete ditches with siphon tubes. The majority of the ranch’s irrigated lands are located along Little Willow Creek. An additional 50-acre irrigated field is perched on a terrace above Wet Gulch.
Little Willow Creek Ranch consists of 12,900± deeded acres. Of the total, 640± acres, situated at the northernmost end of the ranch, lie in Washington County, while the balance is located in Payette County. In addition to its deeded acreage, the ranch controls a 640± acre state section, which the property surrounds and leases for grazing, and an adjoining 2,000± acre BLM grazing allotment which lies along the southeast boundary of the property.
Little Willow Creek Ranch serves as the base property for an adjoining, private-use BLM grazing allotment and two state grazing leases. The Little Willow BLM allotment (overseen by the BLM’s Boise District office) is permitted for 178 cattle and 98 animal unit months (AUMs) from April 15th until June 1st and 141 cattle from October 15th through November 14th in conjunction with use of the ranch’s deeded lands.
The state grazing leases cover 640± acres, which are surrounded by the ranch’s deeded lands and lie just north of Little Willow Road, as well as approximately 160 acres of state land that are fenced with the Little Willow BLM Allotment. The Southwest Supervisory Office of the Idaho Department of Lands administer the state leases. The state section is used in conjunction with the ranch’s deeded lands from January until April.
Building improvements on the ranch are used to support current agricultural operations and consist of employee housing, equipment and hay storage, shop buildings, well-placed sets of corrals and cattle handling facilities, and several backgrounding lots. All improvements are easily accessed from Little Willow Road. A more detailed list of improvements is available from the Broker upon request.
The climate is considered semi-arid with total annual precipitation of approximately ten inches. The area 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 into the 90s.
Little Willow Creek Ranch serves as the headquarters and winter unit for a locally owned cow/calf operation. Cattle are hauled from the ranch to summer range on other properties beginning in mid-June and return home to the ranch by early November.
The ranch raises hay and winter feed on approximately 500 acres using decreed water rights and water shares in the Little Willow Irrigation District. Water from the irrigation district is stored in Paddock Reservoir, which is located at the head of the valley six miles northeast of the ranch. Little Willow Creek as well as two irrigation canals running the length of the valley are used to deliver water to the ranch. Irrigation water is applied using a 100-acre center pivot, wheel lines, hand lines, gated pipe, and concrete ditches with siphon tubes. Soils on the ranch are deep, sandy and well-drained, and suited to most of the cash crops grown in the area. The ranch typically ends up with excess hay to sell.
Large blocks of rangeland flank the ranch’s irrigated land and are used for wintering cattle, spring grazing, and fall grazing after cattle have returned to the ranch from their summer range. Developed springs and stock tanks are scattered throughout these portions of the ranch and provide ample stock water. Under current management, the ranch typically feeds cattle from early January into March, depending on winter conditions. In addition, the ranch uses the feedlot to background calves for approximately 90 days before selling them in January.
Because of its size and diverse habitat features, Little Willow Creek Ranch is a haven for wildlife of all sorts. Gamebirds, in particular, thrive on the ranch. The riparian areas along Little Willow Creek and in Wet Gulch are thick with pheasants and quail, while the rocky hillsides at the north end of the ranch provide ideal habitat for chukar partridge. Ducks and geese utilize Little Willow Creek and the various irrigation and stock ponds on the ranch. Good numbers of mule deer are found on the ranch, and there is a growing resident elk herd of over 200 animals. A multitude of other non-game birds and mammals call the property home as well.
Annual county property taxes are approximately $6,500.
Little Willow Creek Ranch holds 560 shares in the Little Willow Irrigation District. The 2016 assessment was $21 per share. In addition, the ranch holds four decreed irrigation rights as well as numerous domestic and stock water rights. A more detailed list of water rights is available from the Broker upon request.
All mineral rights associated with the ranch and owned by the seller will be conveyed to the buyer at closing.
At nearly 13,000 deeded acres, Little Willow Creek Ranch is the largest property on the market in Idaho and one of the largest available in the Northwest. The ranch is equally suited for an owner looking to run an active cattle operation or an absentee owner interested in leasing the agricultural assets of the ranch while taking advantage of its lifestyle and recreation attributes. Offering significant management flexibility, the ranch can be run in a variety of ways, including as a balanced, year-round operation, or seasonally as part of a larger farming and ranching entity. From a sporting perspective, the ranch is large enough and diverse enough to accommodate an abundance of game species and hunting opportunities, from wild pheasants and quail, to elk and deer.
- Headquarters ranch traditionally wintering 700± cows
- 12,900± deeded, contiguous acres plus a 640± acre state lease and a 2,000± acre BLM allotment
- Producing hay and winter feed crops on 500± acres under sprinkler and surface irrigation
- Spring and fall grazing on extensive rangeland pastures
- Three miles of Little Willow Creek plus other year-round creeks and springs
- Practical, functional livestock and ranch facilities
- Outstanding upland hunting for pheasant, quail and chukar with excellent elk and mule deer populations
- Located in an established farming and ranching community with year-round access on maintained county roads
- Annual property taxes are approximately $6,500
- All mineral rights owned by seller will be conveyed at closing
- Personal property including cattle, hay, and machinery are not included in the offering price but are available for purchase
- Numerous options exist for operating the ranch based on a combination of size, grazing resources, irrigation water, and wildlife habitat
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.
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:
- that this disclosure was given to you and that you have read and understand its contents; and
- 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.