The Murphy Ranch is a well-blocked, all-grass summer grazing unit in the middle of Sioux County, Nebraska which utilizes a developed water system and extensive cross-fencing to rotate cattle across the ranch through the summer season. Ranch-type improvements offer a very good set of corrals which include a 20,000-pound certified scale and plenty of sorting alleys.
The Murphy Ranch is located twenty-one miles north of Mitchell, Nebraska on US Highway 29, then three miles west on Murphy Ranch Road which is an all-weather gravel road to the northeast corner of the ranch. The ranch headquarters are located an additional one-and-one-half miles west from that point. US Highway 29 continues north to Harrison, NE which is approximately 54 miles and is the only town in Sioux County. Mitchell is ten miles west of Scottsbluff, Nebraska and Torrington, Wyoming is twenty-two miles west of Mitchell.
The Murphy Ranch is located in Sioux County, Nebraska which is in the far northwest corner of the state. As of 2010, the population of the county was 1,300. The location of the ranch is known to be in the “Panhandle of Nebraska.” Sioux County shares a common border with Wyoming for approximately 145 miles, and approximately 60 miles with South Dakota. Harrison, with a population of about 300, is the county seat and is located in the northwest part of the county. From the ranch headquarters, Scottsbluff and Torrington provide most services. The nearest commercial air travel is available at Scottsbluff with commuters to and from Denver.
The Murphy Ranch is an all-contiguous property located in the heart of Sioux County, Nebraska, used primarily as a summer range for yearlings or cow/calf pairs. Sioux County is famous for tremendous weight gains. The ranch is fenced in thirteen different pastures and each pasture has at least two water locations. There are four submersible wells that provide water using underground pipeline to twenty pasture water sites. There are also two pipeline water sites on the edges of the Nebraska school lease. Most tanks are reversed tractor tires; others include concrete and metal tanks. The pipeline is constructed using PVC pipe.
Deeded (Pasture): 4,319± Acres
Nebraska State Lease: 640 Acres
Total Acres: 4,959± Acres
Nebraska State Lease #0109637-20
Section 16: 26N 56W Sioux County, NE
The buildings are modest, but very useable. There is a well-constructed set of corrals and pens with a 20,000-pound certified livestock scale. Other buildings include a three-bed stucco home with a partial basement, detached garage, barn, and calving shed. The fences are in good condition and utilized four- or five-strand barbed wire.
Sioux County receives approximately seventeen inches of rain annually. Average temperatures in the summer range from lower-seventies to mid-eighty degrees. Snow in the area can be considerable.
The elk population is slowly growing in Nebraska, with reports indicating that over three thousand of the state’s largest big-game species are roaming the countryside. Reportedly, the largest are found in Sioux County, thanks to a mix of open prairies. Other opportunities include mule deer, and turkey and pheasant hunting at the south end of the county.
Real estate taxes are approximately $12,545 annually.
Any mineral rights owned by Seller will convey to Buyer.
All the work has been done on the Murphy Ranch and it is ready for the next owner to take over. The current owner is running cow/calf pairs, but could easily convert to a yearling operation. The fences, which are in very good condition, divide the ranch into 13 different pastures with over 25 water tanks making it easy to rotate the cattle through the ranch. The sale of this ranch is contingent on the sale/lease back of the ranch. The seller would offer a return of 4% and pay the property taxes, or would return 5% if the owner wanted to pay the taxes. The seller would be responsible for the maintenance such as wells, windmills, and fences. Any catastrophic loss such as a tornado or other natural disaster would be limited to $7,500 to seller.
- 4,319± deeded acres
- 640± acres Nebraska state lease
- 21 miles north of Mitchell, Nebraska
- A well-blocked, all-grass grazing unit
- Operated as a summer range for yearlings or cow/calf pairs
- Barn, calving shed, corrals, numerous sorting alleys
- 20,000-pound certified scale
- Extensive 4- or 5-strand barbed wire cross-fencing in good condition
- 13 fenced pastures each with multiple water resources
- Four submersible wells, underground pipelines and over 25 water tanks
- Three-bed stucco home with partial basement and detached garage
- Sioux County hosts growing populations of elk, mule deer, turkey and pheasant
- Sale is contingent on the sale/lease back of the ranch to Sellers
- 4% return with paid property taxes or 5% return without paid taxes
Nebraska licensed real estate brokers and their associate brokers and salespersons are required by law to disclose the type of brokerage relationship they have with the buyers, tenants, sellers, or landlords to whom they are providing services in a real estate transaction. The buyers, tenants, sellers, or landlords may be either clients or customers of a licensee. A client of a licensee is a person or entity who has a brokerage relationship with that licensee. A customer of a licensee involved in a real estate transaction is a person or entity who does not have a brokerage relationship with that licensee, and who is not represented by any other licensee.
There are several types of brokerage relationships that are possible, and you, whether a client or a customer, should understand them at the time a licensee begins to provide brokerage services to you in a real estate transaction. They are: 1) Buyer Limited Agency; 2) Tenant Limited Agency; 3) Seller Limited Agency; 4) Landlord Limited Agency; 5) Dual Limited Agency; and 6) Common Law Agency.
The licensee who is offering brokerage services to you, or who is providing brokerage services for a particular property, must make certain disclosures regarding his/her brokerage relationship in the transaction. These disclosures must be made at the earliest practicable opportunity during or following the first substantial contact with a buyer, tenant, seller, or landlord who does not have a written agreement for brokerage services with another licensee.
All real estate licensees providing brokerage services are buyer’s or tenant’s limited agents (NO WRITTEN AGREEMENT IS NECESSARY) unless:
- The licensee has entered into a written agreement with a seller (a listing agreement) or a landlord (a management or leasing agreement) to represent the seller or landlord as their limited agent;
- The licensee is providing brokerage services as a subagent of another broker who has an agency relationship with a client;
- The licensee is providing brokerage services under a written consent to dual agency;
- The licensee is operating under a written common law agency agreement with a client.
At the end of each of the four sections in this brochure, brokers were given space to include information specifying those brokerage relationships their firms offer, and identifying the services they can provide within each relationship. Broker supplements to this brochure are distinguished by print type, and are in addition to the language prepared and approved by the Nebraska Real Estate Commission.
A buyer’s limited agent is an agent who represents a buyer. A real estate licensee is a buyer’s limited agent unless one of the written agreements or consents described in this brochure is in place. A buyer’s agency may also be created by written agreement between you and a real estate broker. A buyer’s limited agent, in addition to performing under the terms of any written agreement made with the buyer, exercises reasonable skill and care for the buyer and promotes the interests of the buyer with the utmost good faith, loyalty, and fidelity. A buyer’s limited agent seeks a price and terms which are acceptable to the buyer; presents all written offers to and from the buyer in a timely manner; discloses, in writing, to the buyer all adverse material facts actually known by the limited agent; and advises the buyer to obtain expert advice on known matters beyond the limited agent’s expertise. A buyer’s limited agent must account for all money and property received, and must comply with all applicable federal, state, and local statutes, rules, and ordinances.
A buyer’s limited agent shall not disclose any confidential information about the buyer unless required by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.
A buyer’s limited agent may retain and compensate other brokers as subagents only with the written agreement of the buyer. (Subagents have the same duties and obligations as the buyer’s limited agents.)
A buyer’s limited agent may show the same property to competing buyers, and assist competing buyers in attempting to purchase said property, without breaching any duty or obligation to their client.
A buyer’s limited agent owes no duty or obligation to a customer (seller) except to disclose, in writing, all adverse material facts actually known by the licensee. Adverse material facts may include adverse material facts concerning the buyer’s financial ability to perform the terms of the transaction.
A buyer’s limited agent must also act honestly and fairly in their dealings with a seller.
A buyer’s limited agent owes no duty to conduct an independent investigation of the buyer’s financial condition for the benefit of the seller, or to independently verify the accuracy or completeness of statements made by the buyer or any independent inspector.
A buyer’s limited agent must, if the seller is not represented by another licensee, provide a list of tasks that the buyer’s limited agent may perform for the seller (customer).
Hall and Hall Partners, LLP offers buyer agency. As a buyer’s agent we will perform the following tasks for you as a seller-customer:
- Explain the farm and ranch selling process.
- Review and explain clause in the purchase agreement.
- Present all buyer offers to the seller and seller counter offers to the buyer.
- Provide, if requested , an estimate of closing costs bases on the proposed terms of the purchase agreement.
- Assist in the transaction until closing.
Hall and Hall, LLP does not offer tenant agency.
A seller’s limited agent is an agent who has entered into a written agreement to represent a seller. A seller’s limited agent performs under the terms of the written agreement; exercises reasonable skill and care for the seller; and promotes the interests of the seller with the utmost good faith, loyalty, and fidelity. A seller’s limited agent seeks a price and terms which are acceptable to the seller; presents all written offers to and from the seller in a timely manner; discloses, in writing, to the seller all adverse material facts actually known by the limited agent; and advises the seller to obtain any necessary expert advice on known matters beyond the limited agent’s expertise. A seller’s limited agent must account for all money and property received, and must comply with all applicable federal, state, and local statutes, rules, and ordinances.
A seller’s limited agent shall not disclose any confidential information about the seller unless required to do so by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.
A seller’s limited agent may retain and compensate other brokers as subagents only with the written agreement of the seller. (Subagents have the same duties and obligations as the seller’s limited agent.)
A sellers limited agent may show and list alternative or competing properties without breaching any duty or obligation to the seller.
A seller’s limited agent owes no duty or obligation to a customer (buyer) except to disclose, in writing, all adverse material facts actually known by the seller’s limited agent. An adverse material fact may include:
- Environmental hazards affecting the property required by law to be disclosed;
- Physical condition of the property;
- Material defects in the property;
- Material defects in the title to the property;
- Material limitations on the seller’s ability to perform under a contract.
A seller’s limited agent must also act honestly and fairly in his or her dealings with a buyer.
A seller’s limited agent owes no duty to conduct an independent inspection of the property for the benefit of the buyer, or to independently verify the accuracy or completeness of any statement made by the seller or an independent inspector.
A seller’s limited agent must, if the buyer is not represented by another licensee, provide a list of tasks that the seller’s limited agent may perform for the buyer (customer).
Hall and Hall Partners, LLP, offers seller agency. As a seller’s agent, we will perform the following tasks for you as a buyer-customer:
- Explain the farm or ranch buying process.
- Review and explain clauses in the purchase agreement.
- Provide information on available financing.
- Provide, if requested, an estimate of closing costs at the time of completing the offer to purchase.
- Present all offers to the Seller, counteroffers from the seller and assist in the transaction until closing.
Hall and Hall Partners, LLP, offers landlord agency. As a landlord’s agent, we will perform the following tasks for you as a tenant-customer:
- Explain the leasing process. Assess your wants and needs to lease a farm or ranch.
- Show you the properties Hall and Hall Partners, LLP has available for lease.
- Present proposals to the landlord/owner.
- Review and explain the proposed lease.
Limited Dual Agency
A limited dual agency is an agent who, with the written, informed consent of all parties to a contemplated real estate transaction, represents both the seller and the buyer. Both parties are clients of the licensee.
A limited dual agent has the same duties and obligations of a limited agent to a seller and the same duties and responsibilities of a limited agent to a buyer except as set out below.
A limited dual agent may disclose any information to one client that is gained from the other, if the information is relevant to the transaction or the client, except that a limited dual agent cannot disclose the following without the informed written consent of the client to whom the information pertains:
- The buyer is willing to pay more than the purchase price offered;
- The seller is willing to accept less than the asking price;
- The motivating factors for any client;
- A client will agree to financing terms other than those offered.
The limited dual agent cannot disclose to one client any confidential information about the other unless required by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.
Hall and Hall Partners, LLP offers dual agency when working with sellers and buyers in connection with the sale of real property but does not offer dual agency when working with landlords and tenants in connection with the leasing and managing of real property.
Common Law Agency
The duties and obligations of an agent under a common law agency agreement exceed the duties and obligations of a limited agent as described in this pamphlet and in Nebraska Statutes, Neb. Rev. Stat. § 76-2401 through 76-2430. For example, a licensee who is authorized by the principal to bind the principal to terms or conditions in a real estate transaction would be a common law agent. A buyer or seller and the real estate broker must enter into this type of agency through a written agreement which specifies the agent’s duties and responsibilities, including the duty of confidentiality and the terms of compensation. An agreement such as this will be subject to the common law requirements of agency applicable to real estate licensees.
Hall and Hall Partners, LLP, does not offer common law agency in connection with the listing of property but does offer common law agency when acting as a landlord’s agent, when duty authorized by the landlord.
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.