Rocking M Ranch

Property Map

Rocking M Ranch - Recently Sold

$4,000,000
Weiser, Idaho

The Rocking M Ranch is located in western Idaho at the south end of Hells Canyon, 30 miles from the ranching and farming community of Weiser which is the county seat for Washington County. Boise, Idaho and its commercial airport are approximately 75 miles southeast of Weiser. The ranch totals 35,550± acres with 17,900± acres of deeded land. The balance of the ranch is comprised of two Bureau of Land Management (BLM) grazing permits and a State of Idaho grazing lease, each of which is exclusive to the ranch. 

The property extends for 13± miles along Brownlee Reservoir, which impounds the Snake River and separates Idaho and Oregon, and borders the Payette National Forest for nearly 7 miles. Ranging from 2,100 feet in elevation along the reservoir to over 5,800 feet atop Iron Mountain, the ranch encompasses a diverse mix of canyons, ridgelines, mesas, timbered and brushy slopes, grasslands, springs, and year-round creeks and is home to abundant wildlife including elk, mule deer, and a mix of upland gamebirds. 

A 6,100± square foot log residence, known as Mountain Man Lodge, with 11 bedrooms and 7 baths built in 1980 is perched above Brownlee at the mouth of Dennett Creek and offers sweeping views to the south and west of the reservoir and Hells Canyon. The lodge also features a floating boat dock and a 3,000± gallon triple-vaulted fuel tank to service boats and vehicles. 

The ranch is currently leased to a local rancher who runs 418 cow/calf pairs on the ranch for 6 months. The deeded property is managed in conjunction with BLM and state lands under a rest/rotation grazing system. Ranch improvements include working corrals, two older line cabins, several sheds, and exterior and pasture division fencing. The ranch holds 9 irrigation rights from various sources for a combined total of 186.1 acres along with 12 stockwater rights, 4 domestic water rights, and 2 wildlife water rights. 

Approximately 16,455± deeded acres are subject to 5 separate conservation easements held by the Idaho Department of Fish and Game (IDFG). The former owner of the ranch conveyed these easements to IDFG beginning in 1994 for the purpose of preserving open space and wildlife habitat. In general, the easements restrict subdivision and residential development, provide for cattle grazing subject to certain management guidelines, and allow for the public use of the eased lands for hunting and other recreational activities. Four parcels totaling 1,345± acres, including the Mountain Man Lodge and adjoining lands, are not subject to conservation easements and are available for purchase separately. 

The Rocking M Ranch represents an opportunity to own, operate, and enjoy a large piece of landscape with significant wildlife values and grazing resources on the threshold of Hells Canyon, one of the West’s most diverse and dynamic ecosystems. The large, well-situated lodge offers numerous opportunities for an owner to capitalize on the recreational attributes of the ranch. This unique ranch represents the ultimate long term investment for patient capital.

The price for the entire ranch is $4,000,000.  The ranch is also being offered in the following configurations:

Rocking M Ranch Unit (16,565± acres plus BLM permits and state lease) - $1,900,000
Mountain Man (335± acres including associated irrigation rights) - $1,650,000
Iron Mountain (600± acres) - $575,000
Wolf Creek (310± acres) - $225,000
Sumac Creek (99± acres) - $95,000


Acreage: 

The ranch totals 35,550± acres with 17,900± acres of deeded land. 

The Facts: 
  • 35,550± acres in total with 17,900± acres of deeded land and 17,650± acres of associated state and federal land
  • 13± miles of frontage along Brownlee Reservoir plus 7± miles of national forest boundary
  • 6,100± sq. ft. lodge on Brownlee with floating dock and fuel storage
  • Under annual lease to a local rancher running 417 pairs for 6 months
  • Dramatic and varied terrain providing habitat for big game and upland birds with some of the finest chukar hunting in the West
  • 16,455± acres under conservation easement limiting development and providing for public use
  • Annual property taxes are approximately $9,000
  • 30 miles from Weiser and 75 miles from Boise and the region’s largest commercial airport
  • Any mineral rights owned by the seller will be conveyed as part of the purchase price
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 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

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.