The 640± acre Double Springs Ranch is one of central Idaho’s premier properties. Located in the upper Pahsimeroi Valley 65 miles northeast of Sun Valley, the ranch is encircled by the majestic peaks of the Lemhi and Lost River ranges and surrounded by federal lands managed by the Bureau of Land Management (BLM).
The ranch features a restored three bedroom, two bath ranch house tucked against the adjoining hillside and overlooking the property’s four interconnected trout ponds. The covered porch frames an extraordinary view and is a perfect spot to relax and watch the day begin and end. Additional improvements include a restored one bedroom, one bath guest cabin, six stall horse barn with tack room and ranch office on the first floor and four bedroom, two bath caretaker’s apartment on the second story, 7,500± sq. ft. shop and machine shed with bunk room, four bay equipment storage building, and four raised and covered big game blinds along the southern property boundary. Buried utilities service the ranch compound.
The property features 537± acres of decreed surface water rights that are delivered via gravity flow from the spring source and applied using four center pivot sprinklers. The owner currently raises hay and leases the irrigated fields for summer cattle grazing.
The ranch lies in the heart of some of Idaho’s best big game hunting with a large elk herd residing in the hills next to the ranch and qualifies for landowner preference tags for controlled hunts in unit 37. With high-quality public lands in every direction, the ranch is an excellent base from which to explore the area’s unspoiled backcountry and offers excellent hiking and trail riding right from the gate.
The ranch is accessible all year and situated between Sun Valley and Jackson Hole, Wyoming, within easy reach of either community. Idaho Falls and its commercial airport lie approximately two hours southeast of the property, while Salt Lake City is located just over four hours to the south.
Just the Facts
- Premier lifestyle, sporting, and agricultural property with 640± acres surrounded by federal lands
- Private setting with huge views and outstanding big game hunting and trout fishing
- Located between Sun Valley and Jackson Hole and accessible all year on maintained roads
- Improved ranch compound with a restored ranch house, guest cabin, horse barn with caretaker’s apartment, machine shop, and equipment storage
- 537± acres of decreed surface water rights delivered via gravity flow to four center pivots
- Operated as a seasonal pasture and hay ranch with significant management flexibility
- Conservation easement covers the property allowing for continued residential, agricultural and recreational uses
- Annual Custer County property taxes are approximately $2,900
Double Springs Ranch lies within the upper Salmon River basin, an area renowned for its rugged mountain scenery, abundant fish and wildlife, exceptional public lands, and almost endless outdoor recreation opportunities. Three of Idaho’s high country landmarks are within striking distance of the ranch – the 2.3 million-acre Frank Church River of No Return Wilderness (the largest federally designated wilderness in the lower 48 states), the 756,000-acre Sawtooth National Recreation Area (considered by many as the “crown jewel of the USFS’s National Recreation Area system), and the recently created 275,000-acre Boulder-White Cloud Wilderness complex. Not to be outdone, the two mountain ranges flanking the Pahsimeroi Valley and dominating the views from the ranch – the Lemhi and Lost River Ranges – are Idaho’s highest and among the state’s most visually stunning. The Pahsimeroi River is one of the upper Salmon’s principle tributaries and home to some of the region’s most important spawning grounds for wild salmon and steelhead. The Pahsimeroi also provides vital irrigation water for the valley’s farms and ranches, many of which have been under family ownership for generations.
The ranch lies in Custer County, which is among the state’s largest counties totaling nearly 5,000 square miles. Over 95 percent of the county is in federal and state ownership. Despite its size, Custer County is one of Idaho’s least populated counties with a current population of just over 4,200 residents. 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 the General Custer mine, Custer County was established in 1881. The county’s principle 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 rich recreational resources.
The climate for the Pahsimeroi Valley can be best described as semi-arid with an average humidity of only 30 percent and annual precipitation of less than 15 inches. Summers are warm with the temperatures occasionally reaching into the low 90s and cooling to the 50s at night. Winters are generally cold, with an average maximum daily temperature from November through March of 38 degrees and an average minimum temperature during the same period of 13 degrees.
Acreage (Deeded & Leased)
In 2005, the current owner donated a conservation easement to Wood River Land Trust over the property. The purpose of the easement is to protect habitat for elk, deer, pronghorn, sage grouse, raptors, wading birds, and waterfowl while offering flexibility to carry out agricultural activities and build additional dwellings and infrastructure improvements. A copy of the easement, along with a complete list of permitted and prohibited uses of the property, is available from Hall and Hall upon request.
The ranch is wonderfully improved and set up for year-round mountain living. A restored three bedroom, two bath ranch house is tucked against the adjoining hillside and overlooks the property’s four interconnected trout ponds. The covered porch frames an extraordinary view and is a perfect spot to relax and watch the day begin and end. Additional improvements include a restored one bedroom, one bath guest cabin, six stall horse barn with tack room and ranch office on the first floor and four bedroom, two bath caretaker’s apartment on the second story, 7,500+/- sq. ft. shop and machine shed with bunk room, four bay equipment storage building, and four raised and covered big game blinds along the southern property boundary. Buried utilities service the ranch compound.
One of the ranch’s strongest attributes is the quality and quantity of its water rights. The ranch holds five exclusive irrigation rights from Double Springs Creek, a year-round spring system located on BLM lands approximately one mile west of the property, to irrigate up to 557 acres. Water is fed by gravity and delivered to the property by a buried mainline. A single booster pump assists with pressurizing water for the southwest center pivot which operates at the ranch’s high point. The ranch also holds exclusive recreational water rights from Double Springs Creek for the purpose of filling and maintaining the four ponds on the property. A complete list of associated water rights is available from the Broker upon request.
All mineral and subsurface rights owned by the Seller will transfer to the new owner at closing.
Annual Custer County property taxes are approximately $2,900.
Double Springs Ranch offers significant management flexibility and can be operated in a variety of ways based on one’s goals and objectives. The ranch features 557± acres of decreed surface water rights that are delivered to the property by gravity through a buried mainline from Double Springs, a year-round spring system located on adjacent BLM land. Irrigation water is applied using four Valley center pivot sprinklers. Hand lines are also used to irrigate pivot corners. The owner currently raises hay and leases the irrigated fields for summer cattle grazing. The property is perimeter fenced as well as configured into multiple fenced pastures, each with stock water.
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Our Hall and Hall broker, Randy Shelton, kept us in the loop as though it were. Our sale hinged on that of larger surrounding parcels, and when an initial offer fell through, Randy went back to the drawing board and found a suitable buyer who shared our values. That meant a lot to us, as our property had been in the family for more than 100 years.
From the first time I walked through the door, I sensed Hall and Hall’s highest goals were to understand who I was and build a relationship, to understand what made my property special, and to find the buyer. Their discipline and focus was apparent. Throughout the entire process, their approach towards reality was different from the experiences I have had previously. Genuine would be the word I would use to describe everyone at Hall and Hall.
I interviewed 4 agents and selected Hall and Hall because of the agency’s reputation for expertise in high end ranch property and global marketing. I had the pleasure of working with Tim Murphy on the sale of a family property in the Paradise Valley, Montana. We believe he represented our family interests well and contributed to the integrity of the property by joining together buyer and seller and a shared love for this special place in our lives.
Bill McDavid was an outstanding and very patient partner in this sale. His expertise in the market and marketing of the property was excellent. I would use him again in a heartbeat to either buy or sell a ranch property.
“Guns, bear spray and handsaws: These aren’t the tools of your average luxury real-estate agent. But ranch brokers like Mr. Murphy, a Bozeman-based partner at Hall & Hall, occupy a unique and increasingly challenging niche in the world of multimillion-dollar property.”
“When it was time to invest in a ranch for our family, we knew we needed to work with Hall and Hall. The expertise is unsurpassed.”
In 1988, Joel Leadbetter became a partner at Hall and Hall where he has been instrumental in completing complicated, high-profile deals such as the recent sale of Texas’ historic 512,000-acre Waggoner Ranch.
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I had been looking for the right property for several years and Elliott Davenport’s insight into the quail plantation market and his ability to think strategically was instrumental in helping me find our new place. Elliott was helpful on all technical aspects of contracting and due diligence. His post closing help with hiring and contractors made the process much easier as well.
I have purchased 4 ranches through Hall and Hall over the past 20 years, and there is simply no other team in the world like them. They have navigated complexity, professionally attended to every detail, operated with fairness and integrity, and demonstrated an unwavering commitment to me– whether representing me or the person on the other side of the deal.
Having been in our family for 70 years, selling Loveridge was a big decision for our family and we needed the right person to walk us through this process. Elliott Davenport has exceeded our expectations and represented our family very well through this sale. His depth of knowledge for the Red Hills, his critical thinking, intimate understanding of the market, and honest approach has made this process very pleasant and rewarding for us. Simply, he gets it and that has served us very well.
Positioning a high-end Luxury Farm in the market to maximize Seller value requires a special set of skills along with a true understanding of the audience. Having a National presence and the knowledge of how to market into that audience is key to executing a successful transaction. Elliott Davenport of Hall & Hall and his team of seasoned professionals are uniquely qualified to deliver these results. They exceeded our expectations! We could not be more thrilled with their performance.
“Having spent the last 18 months immersed in the process of (successfully) selling a large family sporting property, I can’t imagine going through it without Elliott Davenport. His incredible knowledge of the market, deep understanding of and appreciation for our land, thoughtful and resourceful guidance throughout the process, tenacious attention to detail, and his collaborative approach with our on-site land management staff was nothing short of invaluable. He came to us highly recommended by fellow landowner friends, and now it is easy to see why. I and my family would not hesitate to recommend him in a heartbeat to anyone.”
Have never experienced in my 50 year real estate career the level of complete professionalism that Bill McDavid performed through the entire sale process beginning at the listing all the way through the sale. Communication was excellent.
Bill walked me through the difference of what my dream ranch’s value was to me verses the market value. He sold my ranch in less than a year because it was priced in the market at a great value. My listing agent before Bill priced my ranch at a level of my expectation and no buyers showed up. Bill nailed the right price and we had buyers looking every month until the closing 9 months later.