Muldoon Creek Ranch

Property Map

Muldoon Creek Ranch

  • Muldoon Creek Ranch

Muldoon Creek Ranch

Muldoon, Idaho

Only 25 miles from Sun Valley’s airport, this scenic mountain ranch is easily accessible to the amenities of a premier resort community, yet instills a sense of being a world away. Consisting of 1,440± deeded acres, the property lies in the upper Little Wood River Valley surrounded by the peaks and foothills of the Pioneer Mountains. High-quality federal lands and large operating ranches covered by conservation easements border the property. Muldoon Creek courses it way through the ranch’s beautiful riparian area for over a mile and is home to rainbow and brook trout. The upper Little Wood is well-known for abundant wildlife, and given its size, the ranch qualifies for landowner appreciation tags for controlled hunts in the area. Improvements are comfortable and functional, and include a three-bedroom/one-and-one-half-bath home, a building with work space on the first floor and a guest apartment on the second story, storage sheds, working corrals, and a 32’ x 20’ horse barn. The ranch is accessed by maintained county roads and is serviced by a full set of utilities. Irrigated pastures with excellent surface water rights along with an adjacent Bureau of Land Management (BLM) grazing permit and State of Idaho grazing lease support a seasonal grazing program. 


Muldoon Creek Ranch is located in the foothills of the Pioneer Mountains 20 miles north of the farming and ranching community of Carey, Idaho and 40 miles southeast of Ketchum, Idaho and the Sun Valley Resort. The town of Hailey, county seat for Blaine County and 12 miles south of Ketchum, is approximately 40 minutes west of the ranch and offers a full range of services and amenities. Commercial air service and a private fixed-based operation, Atlantic Aviation, are located at Hailey’s Friedman Memorial Field. Delta, United, and Horizon Airlines service the airport and offer daily and seasonal flights to Salt Lake City, Seattle, San Francisco, Denver, and Los Angeles. Atlantic Aviation offers a suite of personal aircraft services and Friedman Field is capable of handling large private aircraft. The ranch is accessed primarily from Carey via the Little Wood Reservoir Road, an all-season county road, while Muldoon Canyon Road, a seasonal gravel road, provides more direct access to Hailey and Ketchum from May through November. Estimated driving distances to the nearest urban population centers are as follows: Boise, 150 miles to the west; Twin Falls, 80 miles to the south; Idaho Falls, 115 miles to the east; and Salt Lake City, 245 miles to the south. 


Located on the southern edge of the vast central Idaho wilderness, Blaine County encompasses 2,655 square miles and supports a current population of approximately 20,000. Most of the county’s residents live in the Big Wood River Valley communities of Hailey, Bellevue, Ketchum, and Sun Valley. Of the nearly 1.7 million acres that comprise the county, 77 percent of the landmass is state or federally owned, assuring ample open space and public lands recreation opportunities. The community of Carey, with a population of 600, is the agricultural base for eastern Blaine County and home to numerous multi-generational farms and ranches. 

With Muldoon Creek Ranch, one can take advantage of the amenities and activities typically found in a first-class resort community while also enjoying the low-key lifestyle afforded by rural living. As part of the larger Sun Valley community, an owner has access to one of the nation’s most prestigious year-round resort areas. Top-rated golf courses and tennis facilities, fine dining and cultural opportunities, mountain biking and hiking trails, and world-class downhill and cross-country skiing are all available within an hour of the property. 

Eastern Blaine County features a spectacular landscape that remains largely unspoiled. The 750,000-acre Craters of the Moon National Monument and Preserve is connected to the rolling foothill country that abuts the Pioneer Mountain range. This area is still home to large operating ranches and livestock companies, where sheep and cattle follow the seasons grazing their way from the Snake River Plain through the great rift in the spring to mountain grazing reserves in the summer and early fall. This is a unique ecosystem, approximately 120 miles in length from north to south and ranging over 6,000 feet in elevation from the Snake River to the peaks of the Pioneer Mountains. Save for a few roads and ranch fences, the landscape looks much the same as it did 100 years ago.

General Description: 

Muldoon Creek Ranch is made up of two parcels of deeded land separated by the ranch’s 600± acre BLM grazing allotment and 40± acre state grazing lease. The ranch is roughly three miles in width east to west and three miles in length north to south. Little Wood Reservoir Road crosses the property and provides year-round access. The ranch is comprised of 1,100± acres of native rangeland, 170± acres with decreed water rights, and another 170± acres of sub-irrigated and dryland grazing. Muldoon Creek courses through the ranch for over a mile amidst beaver ponds and large groves of aspen and cottonwood trees. Pastures are irrigated via a gravity-fed, flood irrigation system and used for seasonal livestock grazing. The ranch headquarters is located in the center of the property adjacent to Muldoon Creek and offers outstanding views of the Pioneer range to the east and Bell Mountain to the west. Elevations range from 5,900 feet at the ranch headquarters to 7,000 feet at the northeast corner of the property. 


1,440± deeded acres

Acreage Breakdown: 

The ranch consists of 1,440± deeded acres and encompasses 600± acres of adjacent federal land managed by the BLM and 40± acres of state land managed by Idaho Department of Lands for a combined total of 2,080± acres.  


The owners’ residence is a comfortable three-bedroom/one-and-one-half-bath ranch-style home consisting of approximately 1,425 square feet. Adjacent to the house is a 30’ x 40’ building built in 2000 that features a heated shop and extensive work area on the first floor and an apartment on the second story. In addition, there are several storage sheds, a good set of corrals, and a 32’ x 20’ horse barn. Utilities to the ranch include electricity, telephone, and internet service. Water is provided by a domestic well. The road to the ranch is maintained by Blaine County and plowed during winter months.


The climate for the area is best described as semi-arid with an average humidity of only 30 percent and annual precipitation of 14 inches per year. Summers are warm with temperatures occasionally reaching into the low 90s and cooling to the mid-40s at night. Winters are generally cold, with an average maximum temperature from November through February of 35° and an average minimum temperature during the same period of 13°.

General Operations: 

Muldoon Creek has been in the same family’s ownership for nearly 100 years and was originally part of a large sheep operation that stretched south to the Snake River. The current owners are retired from the cattle business and lease the ranch for grazing from late spring through early fall. The typical stocking rate is 100 pairs for the season. The ranch holds an exclusive BLM grazing permit on the adjacent Two Springs Allotment which is managed in conjunction with the ranch’s deeded lands and associated state grazing lease. 

Recreational Considerations: 

It is often said that the Sun Valley area offers Idaho’s best combination of trout fishing, big game hunting and wing shooting, and Muldoon Creek Ranch lies in the heart of it all. 

Muldoon Creek offers good fishing for rainbow and brook trout up to 13 inches with over a mile of the stream traversing the ranch. Within an easy drive of the ranch are several well-known fishing destinations including Silver Creek, the Little Wood River, the Big Wood River, and the Big Lost River. Stillwater fishing can be found nearby in Carey Lake and Magic Reservoir. 

In addition to stream fishing, the surrounding Pioneer Mountains offer dozens of alpine lakes, many of which provide excellent trout fishing opportunities. Most of these mountain lakes are found at elevations between 9,000 feet and 10,500 feet and provide exceptional views as well as incredible day hiking and multi-day backpacking or horse-packing opportunities. 

The area is rich with upland birds and waterfowl. Chukar partridge and forest grouse are plentiful on the hillsides, ridgelines, and rock outcroppings throughout the foothills and mountains around the ranch, while Hungarian partridge and sage grouse can be found in good numbers in adjacent sagebrush stands. Waterfowl hunters can find quality shooting at Carey Lake Wildlife Management Area and at Silver Creek Preserve. Doves are plentiful in the Carey area during the early fall until the first hard freezes occur. 

The surrounding mountains, foothills, and high desert areas teem with elk, mule deer and pronghorn. Moose, black bear, and mountain lion also reside locally. Because the property consists of at least 640 acres, the owner of Muldoon Creek is eligible for a landowner preference tag from the Idaho Fish and Game Department for controlled big game hunts within Unit 49.    

In addition to hunting and fishing, the Sun Valley area offers a variety of world-class, year-round outdoor recreational activities a short distance away from the ranch. Winter activities include downhill skiing on famous Bald Mountain, and cross-country skiing, snowshoeing, and snowmobiling on the area’s extensive winter trail network. During the summer and fall, the area’s diverse topography offers unparalleled hiking, backpacking and mountain bike riding. Blaine County is also blessed with tens of thousands of acres of BLM and national forest lands, which provide unlimited opportunities for one to experience the best of Idaho’s backcountry. 


Annual property taxes for Blaine County are approximately $585.

Water Rights: 

There are five surface irrigation rights associated with Muldoon Creek Ranch to irrigate a combined total of 170.5 acres. The ranch also holds three stockwater rights and two domestic water rights. A more detailed list of water rights is available from the Broker upon request. 

Mineral Rights: 

All mineral and subsurface rights owned by the Seller will transfer to the new owner at closing.

Additional Information: 

Conservation Easement

Approximately 1,140 acres of the ranch are covered by two separate Grasslands Reserve Program conservation easements held by the Natural Resources Conservation Service under the US Department of Agriculture. The easements cover those upland portions of the ranch lying south and east of Little Wood Reservoir Road. The balance of the property, including the stream corridor, is not part of the easement area. The purpose of the easements is to protect the property’s important grasslands habitat while providing for continued livestock grazing and recreational use. Copies of the easements and associated management plans are available from Hall and Hall upon request. 

Broker Comments: 

Larger properties in eastern Blaine County, particularly those with high-quality scenic and recreational values, have remained in strong ownership and rarely change hands. In addition to preserving open space and agricultural resources, this land tenure situation has helped to insulate the area from growth and development pressures experienced elsewhere in the West. Muldoon Creek Ranch represents a rare opportunity to own a substantial property in this tightly held section of Blaine County, and combines seclusion with proximity to all the amenities and services of a premier resort community. 

The Facts: 
  • 1,440± deeded acres in the Pioneer Mountains 
  • Only 25 miles from Sun Valley’s airport
  • Over one mile of Muldoon Creek with wild trout
  • Comfortable home and functional ranch improvements
  • 170± acres with surface irrigation rights
  • Adjoining BLM grazing permit and state grazing lease
  • Secluded setting with year-round access and utilities
  • Elk, mule deer, pronghorn, moose, and upland birds
  • Grasslands Reserve Program conservation easement covers 1,140± acres of rangeland
  • Family owned for nearly 100 years
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.