Rock Creek Ranch

Property Map

Rock Creek Ranch - Recently Sold

Sun Valley, Idaho

This landmark Blaine County ranch consists of approximately 10,400 deeded acres in a single block and spans almost 10 miles from north to south. The community of Hailey, Idaho, which is home to a commercial airport, is located less than five miles east of the property. The resort amenities of Ketchum and Sun Valley are less than 15 minutes north of Hailey. The ranch encompasses a diverse mix of canyons, foothills, riparian areas, and rolling grasslands and is home to elk, mule deer, and a mix of upland gamebirds. Rock Creek and several tributaries course their way through the ranch and provide irrigation water for extensive meadows and summer pasture that support a seasonal grazing operation. Improvements are basic and agricultural in nature and accessible to Rock Creek Road. This is a large piece of landscape that balances a quality agricultural component with significant wildlife values located on the threshold of one of the West’s best-known mountain resorts.


The Rock Creek Ranch is located in the foothills of the Soldier Mountains approximately five miles west of the community of Hailey, county seat and commercial hub for Blaine County, and 20 miles southwest of the resort communities of Ketchum and Sun Valley. Hailey offers a full range of services, including a commercial airport and fixed-base operation at Friedman Memorial Field. Delta/Skywest and Horizon Airlines serve the airport and offer regular daily flights to Salt Lake City and Seattle. Rock Creek Road, a county gravel road, extends the length of the ranch and connects with Hailey to the north via the Croy Canyon Road, the community of Bellevue to the east via the Poverty Flat Road, and US Highway 20 to the south. The city of Boise, Idaho and its commercial airport are 120 miles west of the ranch via Highway 20.


Located on the southern edge of the vast central Idaho backcountry, Blaine County encompasses 2,655 square miles and supports a current population of approximately 20,000. The majority 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, nearly 80 percent of the land base is state or federally owned, assuring ample open space and recreational opportunities. With the Rock Creek Ranch, one is able to 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 of the Rock Creek Ranch 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 minutes of the property. At the same time, the ranch is situated in an expansive, rural setting with high quality wildlife resources and unimpeded mountain vistas only minutes away from activities of Sun Valley and its more populated communities. With the Rock Creek Ranch, an owner truly enjoys the best of everything the area has to offer.

General Description: 

The Rock Creek Ranch is comprised of a single block of land that stretches nearly 10 miles in length north to south. With the exception of a small private tract at the southwest corner of the property, the ranch is bordered by land managed by the State of Idaho and Bureau of Land Management (BLM). In addition to these adjoining public lands, the ranch encompasses 840 acres of BLM lands within its boundaries that add to overall size of the property. Elevation of the ranch runs from approximately 4,870 feet along Highway 20 to over 6,100 feet at the peak of Gilman Butte at the north end of the ranch. The property features diverse topography and habitat features, including native grasslands, sub-irrigated meadows, flood irrigated pastures, canyon rims, steep draws, ridgelines, live streams, wetlands, and stands of aspen, willow, and cottonwood.

Rock Creek is among the principal features of the ranch. This year-round, spring-fed stream meanders southward for miles through the length of the ranch before joining the Big Wood River at the Big Wood’s confluence with Magic Reservoir just south of Highway 20. The ranch also includes portions of several year-round and seasonal tributaries to Rock Creek, including East Fork Rock Creek, West Fork Rock Creek, Guy Creek, Smith Creek, and Little Rock Creek. These water courses feature associated riparian areas that are thick with willows, wetlands, and beaver ponds and provide excellent habitat for big game, upland birds, waterfowl, songbirds, raptors, and other wildlife.



Leases & Permits: 

Copies of the BLM grazing permit, State grazing lease, and water rights are available upon request from the broker.


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 the 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 the same period of 13 degrees.

General Operations: 

The current agricultural operation is based on leasing the ranch to graze cow-calf pairs and yearlings on a seasonal basis. Cattle utilize the ranch’s irrigated pastures, sub-irrigated meadows, and native rangelands as well as adjoining BLM and State lands which are under lease to the ranch. Improvements are functional and include three sets of corrals for working and shipping cattle as well as a classic wooden barn and perimeter and interior pasture fencing. Live streams, springs, and ponds provide abundant stock water throughout the property.

Recreational Considerations: 

The Sun Valley area offers Idaho’s best collection of trout waters, and the Rock Creek Ranch lies in the heart of it all. From classic spring creek fishing on world-renown Silver Creek to the excellent freestone fisheries of the Big Wood, Little Wood and Big Lost Rivers to stillwater fishing on nearby Magic Reservoir, an owner of the ranch is only minutes away from an outstanding fishing experience. Lying just 10 miles east of the property, Silver Creek is among the crown jewels of western fly-fishing. Beginning with the stretch of water through The Nature Conservancy’s Silver Creek Preserve, there are miles of spring creek habitat and outstanding fishing downstream to Silver Creek’s confluence with the Little Wood River. Should one have his or her fill of spring creek fishing, the Big Wood, Little Wood, and Big Lost Rivers offer excellent freestone fisheries with plenty of public access. The Big Wood River, an outstanding rainbow trout fishery, flows south through the Wood River Valley before entering Magic Reservoir. This medium-sized mountain stream offers dozens of access points along its length, a catch and release section, and steady hatches. Rainbow trout growing to 20 inches are the predominant sport. Good fishing on the Big Wood starts just minutes from the Rock Creek Ranch. Lying immediately south of the property is Magic Reservoir, a 14,000-acre impoundment filled by the Big Wood River and Rock Creek from the east and Camas Creek from the west. Home to large rainbow and brown trout, anglers pursue their quarry through a variety of means, including trolling, wading flats and shallow banks, and float-tubing. In addition to excellent fishing, “Magic” is a popular spot for boating and water skiing.

The ranch and surrounding area is rich with upland birds and waterfowl. Chukar partridge are plentiful on the hillsides and rock outcroppings found on the property, while Hungarian partridge and sage grouse inhabit sagebrush areas adjacent to agricultural fields. Duck and geese utilize beaver ponds and wetland areas found on the ranch on a seasonal basis or until colder temperatures push birds south. Serious waterfowl hunters can find quality shooting at Silver Creek Preserve or along the Snake River an hour south of the property.

The local area also boasts strong populations of big game. The mountains, foothills, and canyons on and around the ranch teem with elk, mule deer and pronghorn. Moose, black bear, and mountain lion also reside locally. Each of the species is drawn to the Rock Creek Ranch by the desirable combination of water, forage and cover. Because the property consists of over 5,000 acres, the owner of the ranch is eligible for two landowner appreciation permits from Idaho Fish and Game to hunt elk and deer on the ranch or other areas within unit 48.

In addition to hunting and trout fishing, the Sun Valley area offers a variety of world-class, year-round outdoor recreation activities only 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.


Blaine County property taxes are approximately $2,500 annually.

Water Rights: 

The ranch enjoys excellent water rights from Rock Creek and two tributaries, Guy Creek and Smith Creek, to irrigate approximately 585 acres. The ranch holds the only water rights in the Rock Creek drainage, and because Rock Creek is administered separately from other water sources in the Big Wood River system, it is not subject to the demands of other users in the area. This situation could facilitate the development of new amenities such as ponds or lakes that would provide benefits for irrigation regulation, wildlife, and recreational activities.

Broker Comments: 

The Rock Creek Ranch is a rare opportunity to own, operate, and enjoy a landscape-scale property on the doorstep to a world-famous resort community. This unique ranch represents the ultimate long-term investment for patient capital.

The Facts: 

Over 10,000 deeded, contiguous acres plus associated federal and state grazing leases. Within 10 miles of Sun Valley’s airport. High quality grazing, wildlife, conservation, and recreation resources. Undeveloped with numerous secluded building sites.

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.