Winding Stair Ranch, being one of Oklahoma's largest contiguous ranches consisting of 44,688± acres, is located in the southeastern quadrant of the state. This outstanding working cattle ranch is running both a registered cow herd and a stocker cattle operation, along with a timber management program. The Indian Nation turnpike divides the ranch, with the west division known as the Pleasant Valley Ranch, and the east division known as the Ti Valley Ranch. In normal conditions, with current infrastructure configuration in place on each division, the ranch manager rates the west division at 1,100 cow/calf pairs and the east division to carry 2,000 stocker cattle on an annual basis.
Situated in the beautiful Ouachita Mountains, and surrounded by numerous nearby recreational destinations and wildlife management areas, Winding Stair Ranch is an exceptional offering in today's land market.
Winding Stair Ranch sits in both Atoka and Pittsburg Counties, in southeast Oklahoma. It is only 25 miles south of McAlester on the Indian Nation Turnpike, a major freeway that connects the northeast areas of Texas directly to Tulsa, Oklahoma. Whether you are approaching this ranch from the north or south, you take the Turnpike at the Daisy Exit 38, then proceed west on State Highway 43 to the Pleasant Valley Ranch division, or north on the county road to Ti Valley Ranch division.
The town of Kiowa, on Highway 69, is about 6 miles north-northwest of the Pleasant Valley division, and the town of Hartshorne, on Highway 270, is about 7 miles north of the Ti Valley division. McAlester, with a population of around 20,000, is a primary commercial center for the area and has a jet-capable airport.
Dallas, Texas, is 140 miles to the southwest. Oklahoma City is 140 miles northwest. Tulsa is 120 miles north. These three large metro areas are an easy drive by high-speed freeways.
Southeastern Oklahoma is known for its 12 state parks with sparkling lakes, glorious mountains, and nearly a million acres of wilderness and wildlife management areas. Forests of pine trees and hardwood species cover the hills and overlook the valleys with rock-bottom creeks flowing through them. The fertile soils along with a generous climate provide for good commercial timber on the hillsides but also highly productive native grass meadows in the valleys. Prolific grass production in this area allows for intensive seasonal grazing along with additional hay production to carry over the cow herds when the grass is dormant.
This region is highly regarded as a hunting mecca not only for whitetail deer hunting, but also wild turkey, wild hogs and black bear. Antlers, located just 30 miles south of the ranch, bills itself as the "Deer Capital of the World".
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.
Pleasant Valley Ranch (west division): 22,558± acres
Ti Valley Ranch (east division): 22,130± acres
Total: 44,688± acres
Pleasant Valley Ranch (West Division):
Two sets of headquarters. The east set is known as PVR and is located on the east flank of the ranch. The west set is known as BDR and is located in the northwest part of the ranch.
PVR headquarters has a very good set of working pens, an office building, a large hay shed and a cattle barn that houses livestock mineral, tack and vet supplies. There is a very nice ranch mangerâ€™s home consisting of three bedrooms and two bathrooms, and a good updated ranch-hand house that is a four bedroom, two bath edition. All of the buildings at this headquarters area are supplied by the rural water district for domestic use. Livestock water is supplied by McGee Creek through a pump and piping system.
BDR headquarters is also well enhanced with a good set of working pens, a large hay shed, a four-bay shop/equipment building, and two horse barns along with several other functional outbuildings. There is an updated ranch managerâ€™s home with four bedrooms and three bathrooms, and a remodeled pre-manufactured ranch-hand house with three bedrooms and two bathrooms. All of the domestic water used in these buildings is pumped and treated from a nearby large lake.
Ti Valley Ranch (East Division):
There is a very good set of working pens, along with a 3,000-foot grass airstrip. The ranch managerâ€™s home is a nicely remodeled three bedroom, three bathroom model. The ranch-hand house is a remodeled three bedroom, one bathroom house with cedar siding. Both of these homes are supplied by lake water (treated) on the ranch.
A gorgeous hunting lodge of around 11,000 sq. feet overall, can sleep up to 30 people. It includes three bedroom suites, dormitory, game room and a large shop/garage area with a walk-in cooler. It sits next to a large lake with excellent fishing that is the source of water (treated) for the lodge.
Kiamichi Electric Cooperative provides the electricity to both ranches.
Average annual precipitation for this area of southeastern Oklahoma is 45 inches. Growing season will typically run around 220 days per year. Average wind speed is six mph. Average number of days 90's or higher is 74 and the average number of days 20 and lower is 15.
There are over 40 ponds and lakes, including a large, well-stocked watershed lake in the northeast part of the ranch, along with 4 rock-bottom creeks that help to provide water throughout the ranch. The ranch holds state-issued permits for McGee Creek, a large year-round creek that meanders throughout the ranch, to provide additional livestock water. This water is pumped through a delivery system of lifts and pipelines to increase the number of water resources around the ranch.
There are four creeks on Ti Valley that criss-cross the ranch: Bolin Creek, Rock Creek, Elm Creek and Hog Eye Creek. These creeks are mostly rock-bottom and provide fresh sources of water. There are around 55 ponds and lakes, including four watershed lakes, one of which is over 5 aces in surface area.
The ranch has a good population of commercial quality short leaf pine timber and merchantable hardwoods. An ongoing timber management program produces an auxiliary income for the ranching operations, while at the same time opening additional acreage for grazing and thereby increasing the agricultural component of this offering.
A timber management program is ongoing on both ranches. While the current owner has never conducted a timber cruise, a timber cruise reported to have been taken prior to the purchase by the current owner is said to indicate a harvestable timber value of nearly $2,000,000.
Hunting includes whitetail deer, giving this ranch a reputation for trophy-class deer. The previous owner put in numerous food plots to improve the deer population. The current owner has not allowed any commercial hunting in the last five years, and allowed very restricted private hunting.
In addition to the whitetail deer, wild turkey and wild hogs are prevalent all over these ranches. The Oklahoma Department of Wildlife Conservation in the last two years has issued a limited amount of permits for black bear hunting in southeastern Oklahoma.
There is a beautiful hunting lodge on this ranch, which is large enough to sleep around 30 people. This attractive asset is enhanced by its setting next to a large lake with good fishing, which also provides a consistent water supply for the lodge.
Hunting and fishing are the two primary recreational activities on the ranch. With all of the large lakes on these ranches the fishing is fantastic. The town of Antlers, 30 miles to the south, is the self-proclaimed "Deer Capital of the World".
Winding Stair Ranch is in the heart of outdoor recreation for southeastern Oklahoma, whether it is fishing, boating, hunting, hiking or a gorgeous fall foliage tour. Recreational areas very near to the ranch are:
McGee Creek State Park, which includes a 3,000 acre lake, a natural scenic recreation area and a wildlife management area, is only 4 miles south of Pleasant Valley Ranch Lake Eufaula, Oklahoma's largest body of water, is 35 miles north (just northeast of McAlester) Sardis Lake is 10 miles east of Ti Valley Ranch Atoka Wildlife Management Area joins the west boundary of Pleasant Valley Ranch Gary Sherrer Wildlife Management Area joins the east boundary of Ti Valley Ranch Atoka Reservoir is 14 miles west of Pleasant Valley Ranch Pushmataha Wildlife Management Area is 10 miles south of Ti Valley Ranch Eufaula Wildlife Management Area is 12 miles north of Ti Valley Ranch Stringtown Wildlife Management Area is 5 miles south of Pleasant Valley Ranch Honobia Wildlife Management Area is 15 miles south of Ti Valley Ranch James Collins Wildlife Management Area is 17 miles north of Ti Valley Ranch Robbers Cave Wildlife Management Area is 20 miles northeast of Ti Valley Ranch.
Annual property taxes are estimated to be:
Atoka County: $8,787
Pittsburg County: $19,551
Precise ownership of the mineral rights on the property is unknown, but the current owner does not believe it owns mineral rights of any substance. The owner does not receive royalties from the three small gas-producing wells on the 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.
Hall and Hall would like to acknowledge the outstanding professional photography of David Vinson. (Contact information is available upon request.)
This working ranch of 44,688± acres is set in the scenic Ouachita Mountains of southeast Oklahoma.
- Good soils along with generous precipitation help this ranch to have a strong cattle carrying rating on an annual basis.
- Excellent cattle ranch improvements including several working facilities, perimeter and interior fences, ranch roads and employee homes.
- There are 48 pastures and traps along with eight hay meadows. - 45 inches of average annual precipitation along with an average of 220 days of growing season.
- There are around 8 rock-bottom creeks running through the ranch, including McGee Creek, that help provide fresh water.
- Exceptional white tail deer and wild hog hunting, along with turkey and occasionally black bear.
- Over 100 ponds and lakes, with several in excess of 5 acres in surface area.
- Elevation runs from around to 660 feet to nearly 1,320 feet above sea level.
- Large modern hunting lodge capable of sleeping up to 30 people that has been barely used.
- Timber management plan in place to harvest commercial quantities of short leaf pine and hardwoods.
- The ranch is by the Indian Nation Turnpike which divides the property in half.
- Dallas, Oklahoma City, and Tulsa are within 140 miles or less of the ranch.
- There are over 12 state run parks, large lakes and wildlife management areas within 35 miles of the ranch.
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
BROKERAGE DISCLOSURE TO BUYER
In Oklahoma, Buyers should be aware of real estate brokerage relationships.
“Transaction broker” means a broker who provides services by assisting a party in a transaction without being an advocate for the benefit of that party. Please contact one of the Hall and Hall brokers for a complete discussion of potential working relationships for this property. A written relationship disclosure will be provided to a prospective buyer prior to engaging in brokerage activities as defined by the Oklahoma Real Estate Commission.
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.