Once owned by legendary Hollywood actor Steve McQueen, the 500± acre Pioneer Moon Ranch lies at the foot of the Pioneer Mountains surrounded by breathtaking beauty 25 minutes from downtown Ketchum and the famous Sun Valley Resort. The ranch is defined by the East Fork of the Big Wood River, an intimate freestone stream which flows the length of the property for a mile and a half through open meadows dotted with colorful wildflowers, vigorous stands of willow and aspen, and 150± acres of rich irrigated bottomland pasture. The East Fork and its lush riparian corridor support an array of wildlife, including moose, deer, elk, and a wild rainbow trout fishery. The ranch adjoins the Sawtooth National Forest and federal lands administered by the Bureau of Land Management (BLM) and is immediately accessible to miles of hiking, hunting, fishing, horseback riding, mountain biking, and backcountry skiing.
The beautifully maintained residential compound is located between two branches of the East Fork to maximize privacy and comfort. The compound features a classic 1,625± sq. ft., two-story log home with covered porches that was built in 1990 and remodeled in 1999 and 2010, and a 1,542± sq. ft. log annex constructed in 2010 with an adjoining 1,728± sq. ft. garage.
The residence features two bedrooms/two baths, finished wood floors, kitchen with high-end appliances, living/dining area, custom European-style recirculating rock fireplace, and a loft/library. The annex has a large bedroom and library, one-and-a-half baths, an open formal dining room for entertaining, and a fully equipped wet bar. The roomy 4-bay garage, with ample storage space and work area, can accommodate cars, trucks, trailers, and farm equipment. The annex and garage blend seamlessly with the residence and are only steps away. All utilities are underground. The home and annex are surrounded by manicured lawns connecting to a network of lovely trails that cross the East Fork on sturdy log bridges and wander through open meadows interspersed with shady aspen stands. Views from the ranch of the surrounding peaks and foothills are dramatic and include Bald Mountain, Sun Valley’s ski venue, in the distance.
This unique property can support horses and cattle. Its undeveloped land, which includes a forested hillside of Douglas fir culminating on a high ridge, offers a variety of secluded building sites for the buyer who might want to build a second residence. This potential for expansion, the extensive river frontage, and a location in one of the most peaceful, secluded, and least developed areas near Sun Valley puts the Pioneer Moon Ranch at the very top of must-see properties currently available in the greater Wood River Valley.
Pioneer Moon Ranch is located in the heart of the Pioneer Mountains, 25 minutes southeast of the resort communities of Ketchum and Sun Valley. The town of Hailey, county seat for Blaine County, with its supermarkets, hardware stores, banks, pharmacies and major car dealerships, is a half-hour drive southwest of the property. Hailey’s Friedman Memorial Airport (SUN) offers daily commercial air service on SkyWest (Delta) and Horizon (Alaska). Atlantic Aviation, a fixed base operation located at Friedman, provides a full range of services for private aircraft, including larger jets. Twin Falls, Idaho, with major retailers such as Costco, Target, and Home Depot, is about 85 miles to the south and offers alternate commercial air service through Magic Valley Regional Airport (TWF). Pioneer Moon lies approximately 8 miles east of Idaho State Highway 75 and is easily reached year-round from Ketchum and Hailey on East Fork Road.
Situated on the southern edge of the vast central Idaho wilderness, Blaine County is renown for its wide open spaces, natural beauty, scenic mountain ranges, river systems, fish and wildlife resources, and outdoor recreation. Nearly 80 percent of the county’s land base is in federal and state ownership, and because the county’s economy is driven in large part by tourism and agriculture, policies governing these extensive public lands are strongly influenced by property owners, local businesses, and conservation organizations dedicated to preserving and protecting the region’s natural resources and rural character. Ranches like Pioneer Moon, which border these public lands and in many instances depend on them for grazing and other economic uses, are the direct beneficiaries of these policies.
Most of Blaine County’s 21,000± residents live in the Wood River Valley communities of Sun Valley, Ketchum, Hailey and Bellevue. Here such popular events as the Hailey Rodeo, Ketchum’s Wagon Days celebration, The Trailing of the Sheep Festival, the Northern Rockies Folk Festival, summer symphonies and concerts at the Sun Valley Pavilion, and the nationally recognized Sun Valley Writer’s Conference attract thousands of visitors each year. The area also offers a vast selection of outdoor activities, including world class downhill skiing on Bald Mountain, cross-country skiing on extensive groomed trails, snowshoeing, hiking, cycling, golf and tennis, river rafting, blue ribbon fly fishing, and upland and big game hunting -- all complimented by critically acclaimed restaurants, galleries featuring the best of the arts, and high end shopping.
This is a generous, civic-minded community with a longstanding commitment to philanthropy. A host of charitable organizations call the area home and support a variety of social, environmental, lifestyle, and family-based causes. St. Luke’s Wood River Medical Center, a top-flight, full-service hospital, and the Community Library, one of the most successful libraries of its size in the country, both in Ketchum, were built with and are sustained by strong community support. Blaine County also features a very fine public education system as well as two highly regarded independent schools, the Community School in Sun Valley (K-12) and the Sage School in Hailey (6-12).
Secluded and stunningly beautiful, Pioneer Moon Ranch represents a unique opportunity to own one of the largest intact properties remaining in the upper Wood River Valley just 25 minutes from downtown Ketchum and the Sun Valley Resort. The ranch is bordered by the Sawtooth National Forest to the north and east and lands managed by the BLM to the north. Large private tracts adjoin the ranch to the north, south, and west. The property is generally rectangular in shape and measures approximately a mile and a half in length from east to west and three-quarters of a mile in width from north to south.
East Fork Road, a seasonal out-and-back road which is used to access the national forest and trailheads east of the ranch, crosses the property along its northern boundary. Cove Creek Road, which connects East Fork Road with the public lands in Cove Creek basin south of the ranch, provides access to the ranch’s very private residential compound at the western end of the property. The balance of the ranch is undeveloped and comprised of irrigated pasture, sub-irrigated meadows, elevated sagebrush uplands, timbered hillside, and an extensive riparian area associated with the East Fork of the Big Wood which flows the length of the ranch for over a mile and a half. The ranch supports horses and cattle, and the owners currently lease the irrigated pasture to a local rancher for seasonal cattle grazing.
500± deeded acres
Improvements are nestled in a very private residential compound at the western end of the property between two branches of the East Fork. The compound, which is screened by mature trees and native vegetation, is set back from the ranch entrance and gives one the sense of total seclusion.
Surrounded by lush green lawns with underground sprinkler systems, the main residence is a 1,625± sq. ft., two-story, classic log home built in 1990 and remodeled by the current owners in 1999 and 2010. This immaculate mountain home, designed for comfort and usability, features two bedrooms and two baths, kitchen with top end appliances, living/dining area, custom European-style recirculating fireplace, comfortable loft library, and covered porches.
A separate 1,542± sq. ft. log annex built in 2010 blends seamlessly with the residence and is located just a few steps away. This roomy structure with an open, relaxed atmosphere has a dining area and wet bar for entertaining, a library, large bedroom, and one-and-a-half baths. As with the residence, the annex features covered porches and unobstructed views of the surrounding mountains. A 1,728± sq. ft., spacious 4-bay garage attached to the annex houses cars, trucks, trailers and farm equipment. Two of its bays are heated, and there is also a loft for additional living and work space.
The residential compound also features a large fire pit with log benches, a built-in outdoor parrilla (an Argentine-style grill), and a hot tub with sun-drenched southern views. A lovely, wandering trail system leads from the lawn across the East Fork into stands of aspen and through meadows of wildflowers. An open-front shed provides summer equipment storage and a custom-built wooden round pen is in place for training and working with horses. Fencing along the main road and around the compound is built in classic western post and pole style. All utilities are underground.
The elevation of the Pioneer Moon Ranch is 6,300 feet. The climate is semi-arid with an average humidity of only 30 percent and annual precipitation of 14 inches. 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 degrees and an average minimum temperature during this period of 13 degrees.
Pioneer Moon Ranch is ideally situated to take full advantage of all the world-class, year-round outdoor activities and adventures that the Sun Valley area has to offer. Winter activities include downhill skiing on famous Bald Mountain (which can be seen from the ranch) and cross-country skiing, snowshoeing, and snowmobiling on the area’s extensive winter trail network. During 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 land that provide unlimited opportunities for one to experience the best of Idaho’s mountain backcountry.
Fly fishing is one of the most popular activities in the Sun Valley area, and Pioneer Moon Ranch provides an ideal base of operation for the dedicated angler. The one-and-a-half miles of the East Fork that run through the property offer the chance to catch smaller rainbow and brook trout without leaving home. Only ten minutes away, the Big Wood River, an outstanding rainbow fishery with catches up to 20 inches, offers anglers dozens of public access points. The 900-acre Silver Creek Preserve, one of the crown jewels of western fly fishing with its fabled mayfly hatches and big browns and rainbows, is 45 minutes south of the ranch. And the Big Lost River, frequented on a daily basis by top Sun Valley guides, is just a little over an hour away.
Because of it mature trees, meadow cover, and extensive riparian vegetation, birds of all kinds (from migratory songbirds to raptors to upland game birds) utilize the ranch. Blue grouse and coveys of chukar partridge are found on nearby hills and ridgelines around the ranch. Hungarian partridge and sage grouse live in sagebrush areas in the southern part of the county, and springs and spring fed creeks found in the lower Wood River Valley rarely freeze solid and are a haven for migrating and wintering ducks and geese.
The area also boasts strong populations of big game. The surrounding mountains and foothills teem with elk, mule deer and pronghorn antelope. Moose, black bear and mountain lion live nearby as well.
Annual property taxes are approximately $7,500.
The ranch holds two surface irrigation rights allowing for the diversion of 3.72 cubic feet per second from the East Fork to irrigate 150± acres during the irrigation season. The priority date for each water right is June 1, 1884.
A conservation easement held by the Wood River Land Trust and granted by the owners in 2005 covers 21.46+/- undeveloped acres along the western boundary of the ranch. The easement allows for continued agricultural and recreational uses. The balance of the property is eligible for, but not currently restricted by, such an easement.
Tucked away in the upper East Fork Valley, just 25 minutes from downtown Ketchum and the Bald Mountain ski lifts, this exceptional 500± mountain ranch offers panoramic views of the Pioneer Range and features a beautifully designed set of improvements built to the highest standard. The East Fork of the Big Wood meanders through the property’s lush meadows for over a mile and a half, providing a haven for fish and wildlife. Bordered by federal lands and private ranch holdings, Pioneer Moon offers the ultimate in privacy and seclusion yet is only a short drive to the amenities of Sun Valley.
Hall and Hall woujld like to acknowledge the outstanding professional photography of Josh Wells of alpinfoto (contact information is available upon request).
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
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.