Winding Stair Ranch

Winding Stair Ranch is a working cattle ranch comprised of two divisions. The western division is known as the Pleasant Valley Ranch and the eastern division is known as the Ti Valley Ranch. These two divisions border each other for a mile along the west side of the Indian Nation Turnpike. The current owner has been running a registered cow herd on the Pleasant Valley Ranch, and stocker cattle on the Ti Valley Ranch. It has been estimated that surface areas of these two ranches together is about 50% native grass and 50% forest cover of pine timber and a large variety of hardwood trees. Elevations vary from around 660 feet to 1,320 feet. All of the livestock water is resourced from the eight live creeks (directly and/or piped) and the nearly 100 ponds and lakes. The timber management program on both divisions includes the thinning of the mature trees, which in turn increases the grazing capacity. In normal conditions, management rates the Pleasant Valley Ranch at around 1,100 cow/calf pairs year-round, and the Ti Valley can run around 2,000 yearlings. They currently are running less livestock numbers on Pleasant Valley due to the lack of normal precipitation received on the ranch in the last two years. That same reduction ratio applies to the current stocker cattle operation on Ti Valley. Management strongly feels that if additional fencing was strategically added to Ti Valley Ranch, the carrying capacity would almost equal the capacity of the Pleasant Valley division. Continued selective cuttings of hard wood and pine timber would add additional carrying capacity to both ranch divisions. The ever-changing topography highlights the many different characteristics of this ranch. Large sweeping open meadows provide areas for intensive grazing operations. Timber covered hills and mountains provide potential natural resource harvesting and strong hunting income. In areas where the trees are naturally sparse or have been thinned by timber management, there is natural shading for livestock grazing the thick grass growing beneath the light tree cover. East headquarters for the Pleasant Valley Ranch are about five miles west of the Daisy Exit #38 on Highway 43. West headquarters of the Pleasant Valley Ranch can be accessed from Kiowa on a well-maintained gravel road about eight miles from town.Pleasant Valley Ranch is currently being operated as a cow/calf operation. There are 35 pastures and traps, in addition to eight hay meadows. Working facilities are in very good condition and were strategically placed throughout the ranch for effective operations without excessive manpower requirements. In the last four years, the current owner has expended or constructed over $4 million in ranch improvements on this division, mostly in fences and ranch roads, with the balance in working facilities and buildings. It is estimated that there are over ten miles of new high tensile woven wire fencing. Of the estimated 110 miles of 5 & 6-strand barbed wire, 23 miles have been installed in the last five years. Bald Mountain on Pleasant Valley Ranch stands at 1,320 feet in elevation. Views from on top of this landmark are incredible, and it serves as a landmark for the immediate area. Atoka Wildlife Management Area joins the west boundary of Pleasant Valley Ranch. McGee Creek State Park, which includes the 3,000± acre McGee Creek Reservoir, McGee Creek Natural Scenic Recreational Area, and McGee Creek Wildlife Management Area, are just four miles south of the ranch. Ti Valley Ranch is currently being run as stocker cattle operation, typically handling around 2,000 head annually. There are 13 pastures along with a good set of working pens. In the last four years the current owner has expended or constructed nearly a million dollars in improvements, primarily for fences and ranch roads, along with cattle handling facilities and buildings. The Gary Sherrer Wildlife Management Area joins the east boundary of Ti Valley Ranch.

Economy of scale and incredible diversity of assets are encompassed in Winding Stair Ranches. Cattle ranching, timber management and commercial hunting are all in one very large, contiguous land holding. The southeastern quadrant of Oklahoma has a mild year-round climate with generous rainfall. In a state known for its prolific agricultural production along with a reputation for great hunting, Winding Stair represents all that and more. Due to an excellent management plan in place, these properties work well and are poised for even more beef production. Maintaining the current timber program and accelerating the commercial hunting portion give this outfit a strong profile long into the future. Located between three major metropolitan areas, all less than 150 miles away and collectively representing a population of around ten million people, Winding Stair enjoys a gorgeous setting with tree-covered mountains and hillsides, rock outcroppings and clear flowing creeks. Finally, it is surrounded by numerous recreational and wildlife parks which ensure the pristine nature of the area in perpetuity. This investment grade trophy offering is both unique and productive and we encourage serious investors to come have a look.