Robinson Bar Ranch

Property Map

Robinson Bar Ranch

$9,900,000
Stanley, Idaho

Located within the Sawtooth National Recreation Area less than an hour and a half north of the famous resort community of Ketchum/Sun Valley, the 128-acre Robinson Bar Ranch has been the 32-year residence of singer/songwriter Carole King. The building compound includes a beautifully restored 7,337 sq. ft. lodge, owner’s residence overlooking Warm Springs Creek, caretaker’s home, guest cabins, equestrian facilities, greenhouse, and a professional recording studio. The property comes with mineral rights and adjudicated water rights.  Geothermal springs produce energy-saving hot water year-round for two pools and radiant heat for the lodge and studio.  Surrounded by national forest lands, the property offers solitude, private trails, panoramic mountain views and extensive live water with great fishing and whitewater rafting on the adjacent Salmon River.

Location: 

The Robinson Bar Ranch is located at the northern reach of the Boulder-White Cloud Mountain Range near the confluence of the Salmon River and Warm Springs Creek. The deeded ranch boundaries lie completely within the 756,000-acre Sawtooth National Recreation Area.

Idaho State Highway #75 provides access to the ranch 15 miles east of Stanley, Idaho to a US Forest Service road for 1.5 miles crossing Federal land to the west ranch gate. The Wood River Valley and its communities of Sun Valley, Ketchum, and Hailey serve as the principal trade center for the area and offer commercial air service via Skywest and Horizon Airlines and a new $10 million private fixed-base operation. Stanley offers a variety of lodging, outfitting, basic groceries, gas, post office, and EMT with ambulance to St. Luke's Hospital in Sun Valley. There is a state owned 4300 foot turf-and-gravel airfield in Stanley capable of handling all single-engine aircraft and light twin-engine aircraft. There is an FBO with charters available. In addition to providing jaw-dropping views of the Sawtooth Mountain Range, Stanley is the principal jumping-off point for central Idaho's extensive backcountry and wilderness areas. Boise, Idaho, the state's commercial and political center, is located 130 miles southwest of Stanley and offers a full schedule of commercial air travel options.

Locale: 

All who have visited the stunning Sawtooth Valley will agree that it is the "crown jewel" of Idaho's high country.

Four mountain ranges - the Sawtooths, Boulders, White Clouds and Smokeys - provide scenic landscapes in every direction, with 40 peaks 10,000 feet or higher. More than 300 alpine lakes ring the valley, and the headwaters of four of Idaho's major rivers - the Salmon, Payette, Boise, and Big Wood - originate in the surrounding mountains. Heavy winter snowfall results in lush, abundant summer forage for the wildlife and livestock that migrate to the Sawtooth Valley during the warmer months. Throughout the year, visitors take advantage of the valley's plentiful outdoor recreation opportunities, from hiking, boating, biking and fishing during the spring and summer to cross-country skiing, snowmobiling, and snowshoeing through the winter.

The Sawtooth Valley is encompassed by the 756,000-acre Sawtooth National Recreation Area, one of the nation's largest and most magnificent National Recreation Areas. Established by Congress in 1972, the Sawtooth NRA is managed by the U.S. Forest Service to protect the area's diverse natural features, historic values, and recreational opportunities. Through a unique scenic easement-acquisition program, the Forest Service has protected nearly 90% of the private lands within the Sawtooth Valley from unchecked residential and commercial development, thereby ensuring the valley's spectacular setting remains intact.

At the heart of the Sawtooth NRA is the 217,000-acre Sawtooth Wilderness, a stunning high-elevation area that provides shelter to native plants and wildlife as well as refuge for visitors seeking solitude. The 550,000-acre Boulder-White Cloud Mountains adjacent to the ranch is the largest unroaded de facto wilderness area in the United States. It is extremely diverse with elevations ranging from Castle Peak at 11,820 feet to the East Fork of the Salmon River at 6,000 feet. It provides the best wildlife habitat in the Sawtooth National Recreation Area with a great deal of "user-friendly" terrain.

In addition to being located within the Sawtooth NRA, the property lies within Custer County, one of the state's largest counties at 4,925 square miles. Over 95% of the county's land base is in Federal and State ownership. In spite of its size, Custer County is one of Idaho's least populated counties with a current population of 4,342. The recorded history of Custer County begins with fur traders and pathfinders traveling through the region as early as 1824, with prospectors and miners arriving in the 1860's and 1870's. Named for General Custer Mine, Custer County was established in 1881. The county's principal industry is cattle ranching with livestock operations often stretching back multiple generations. The mining and timber industries have also played an important role over time. More recently, tourism and outdoor recreation have emerged as important components to the local economy by capitalizing on the area's abundant wildlife, whitewater rivers, outstanding scenery, diverse public lands, and high mountain peaks.

HISTORY and OPERATION

The first humans to inhabit Robinson Bar were no doubt the Sheep Eater Indians - part of the Shoshone-Bannock Tribe. A gold rush brought the first white men in 1868 working placer-mining claims. Remnants of this mining can still be seen on the ranch. In 1890 a stage stop was built and the geothermal springs were put to use as hot pools. In 1900 Chase A. Clark acquired the property and began operating a guest ranch and resort. Chase Clark went on to become Governor of Idaho and an Idaho Supreme Court Justice. The ranch stayed in the Clark family for over 70 years. U.S. Senator Frank Church, was married to Bethine Clark. Senator Church was responsible for much of the legislation that has protected the Central Idaho Wilderness, including the Sawtooth National Recreation Area that surrounds the ranch.

The current owner, legendary singer and songwriter, Carole King, purchased the ranch in 1981. The property has been closed to the public and used as a private retreat since 1981.

General Description: 

Central Idaho is quite simply the wild heart of the largest complex of temperate-zoned wildlands remaining in North America. Nowhere does one feel this more than arriving at the Robinson Bar Ranch. Leaving Idaho State Highway #75, the access is a US Forest Service road following the Salmon River into a deep canyon crossing Federal land.

When you arrive at the ranch gate, the canyon opens to a series of large, irrigated meadows and plateaus at the confluence of Warm Springs Creek and the Salmon River.

It is immediately obvious that this is a special place steeped in history, lovingly cared for, surrounded by some of the most beautiful mountain wilderness in the western USA. This is a private "end of the road" setting surrounded by vast roadless mountain ranges. The ranch compound is located on a bench above Warm Springs Creek with views of the surrounding mountain ranges. The sense of peace and solitude is overwhelming with the only sounds being the rush of a mountain stream and the wind in the pines. This is an island in a "sea" of unroaded Federal land.

Acreage: 

128±

Improvements: 

Located on two benches at the southwest corner of the ranch overlooking the Warm Springs Creek:

Main Lodge: Approximately 7,337 square feet, painstakingly restored, two-story log building with 5 bedrooms, 2 bathrooms, large commercial kitchen, 2 stone fireplaces, dining room, living room, den/office, geothermal radiant heat, river and mountain views.

Caretaker's Home: Approximately 1,825 square feet with 3 bedrooms, 1 full and 2 half baths, wood burning fireplace, exposed beam ceiling, large deck space

Owner's Home: Approximately 2,046 square feet with 2 bedrooms, 1 bath, and extensive deck space. Perched on a bluff directly above Warm Springs Creek.

Free-standing, professional level recording studio. Includes a guest apartment on the second floor with a kitchenette and a bathroom with a sink and a stone shower.

8 seasonal, historic, log cabins

Hot Water Pool Complex: 1 outdoor swimming pool, 1 outdoor soaking pool, 1 indoor changing and shower room. This is a beautiful area designed with native stone and vegetation using the ranch's geothermal hot water springs to create a year-round, spa/recreational complex. The water temperature is approximately 135 degrees at the springs' source and approximately 108 degrees in the pools.

Horse Barn & Historic Ranch Buildings Located on an irrigated bench north of Warm Springs Creek is a new horse barn with 6 stalls and frost-free water for livestock and beautiful old historic ranch buildings used for equipment storage.

There is 1 well that provides potable water at the ranch compound and 1 well that provides stock water at the horse barn. Septic tanks and drain fields provide sewage disposal. Utilities are underground with service comprising electricity, multiple phone lines, DSL and satellite TV. The main lodge has security and smoke detection systems.

Climate: 

The elevation of the ranch improvements are at 6,000 feet located within a sub-alpine environment. The ranch is in a climatic transition zone between Stanley, Idaho with average annual maximum temperature of 52.4 degrees, annual minimum temperature of 18.4 degrees, and an annual precipitation of 13.33 inches and Challis, Idaho with average annual maximum temperature of 58.1 degrees, annual minimum temperature of 30.7 degrees, and an annual precipitation of 7.4 inches. The ranch enjoys close to 300 sunny days per year. Summer temperatures range from the mid-to-high 80's and cool to the low 40's at night. Winters are cold with lots of sun and an average of a 2-foot snow pack on the valley floor.

Water Resources: 

DWR Numbers: 72-4092; 72-4093A; 72-4093B; 72-4094; 72-4112

This represents 2 licenses for a hot spring for geothermal heating of buildings and recreational use of hot pools; 1 ground water (well) license for potable, domestic water, irrigation and stock water; 2 licenses for surface water use out of Warm Springs Creek for irrigation.

Taxes: 

The property taxes are estimated at $3,542 annually.

Additional Information: 

At present, over 90% of all deeded property within the boundaries of the SNRA are encumbered by easements. However, the Robinson Bar Ranch is not encumbered by a scenic or conservation easement. The opportunity exists for a new owner to take advantage of this in the future, offering significant tax savings.

Broker Comments: 

It isn't often that a property this unique comes up for sale. The deeded property base and improvements provide security and comfort in the midst of a truly wild area managed by the USFS. The ranch is easily accessible by car 12 months a year and within a 20-minute drive to Stanley, Idaho and an hour-and-a-quarter drive to the Sun Valley/Ketchum resort complex. When you close the ranch gate behind you, the clock is turned back to another time and the incredible soul of this place will change your life.

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 Randy Clavel at (308) 534-9000 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 or Jerome Chvilicek at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offers “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 over 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.

SPECIALIZED LENDING - Over the past 59 years Hall and Hall has created a legacy by efficiently providing capital to the intermountain west. 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 strong relationships with our lenders allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing • Flexible Terms • Efficient Processing
In-House Appraisals • Common Sense Underwriting
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Randy Clavel • (308) 534-9000
Monte Lyons • (806) 698-6882

Disclaimer: 

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.