For Sale

Parma Lodge and Stables

$22,500,000 Parma, ID 450± Deeded Acres

Executive Summary

Featuring 450± acres and over a mile of frontage on the lower Boise River, Parma Lodge and Stables is among the Northwest’s premier equestrian, sporting, and lifestyle properties. The ranch is conveniently located 45 minutes west of Idaho’s capital city of Boise and 20 minutes from Treasure Valley Executive Airport in Caldwell. Building improvements are of impeccable quality and highlighted by a 9,000± square foot owner’s lodge overlooking a series of interconnected, year-round lakes, and an 18-stall horse barn that is the centerpiece for one of the west coast’s most successful thoroughbred breeding operations. Other improvements include a four-bedroom manager’s residence, a custom-built wooden training/breaking pin, equipment storage buildings, and a large shop building that supports various land management operations and hunting activities on the property. The ranch holds excellent senior surface water rights from the Boise Riverand Sand Hollow Creek to irrigate approximately 320 acres of cropland, horse pasture, and wildlife food plots. The Parma area is a coveted destination for waterfowl and upland bird hunters from around the region. Utilizing multiple wildlife water rights, the owners have developed extensive habitat on the ranch that attracts and holds a multitude of ducks and geese through the season, as well as quail, pheasants, and wild turkeys. The property is not covered by a conservation easement at the present time. However, because of its size, location near Boise, and potential for development, it is a prime candidate for one.

Just the Facts

  • Reputation lifestyle, equestrian, and duck hunting ranch with 450± acres and over a mile of frontage on the lower Boise River 
  • Home to one of the west coast’s most successful thoroughbred breeding operations and programs
  • A combination of river frontage, habitat areas, and a strong forage base provides optimal conditions for remarkable waterfowl and upland hunting
  • Excellent year-round water rights for a variety of purposes, including irrigated cropland and habitat areas
  • Improvements represent the highest degree of quality and luxury and feature a 9,000± square foot, four-bedroom owners’ lodge and an 18-stall horse barn situated in a park-like setting
  • Meticulously managed and maintained
  • No conservation easement, although an excellent candidate for one
  • 45 minutes from Boise and 20 minutes from the general aviation airport in Caldwell

General Description

Home to one of the most successful thoroughbred breeding operations in the western United States, Parma Lodge and Stables is a reputation equestrian, farming, and wildlife property that reflects the very best of what this region has to offer. A remarkable set of residential and equestrian improvements that combine elements of a classic Kentucky horse farm with western sensibilities are the centerpiece of the property. The beautifully landscaped and manicured lodge compound encompasses approximately 20 acres and features a magnificent main residence with four bedrooms and almost 9,000 square feet of living space, as well as an elegant 18-stall horse barn. A series of interconnected, year-round lakes separate the lodge from the barn and add to the beauty and serenity of the setting. The Boise River, lined with cottonwood trees and home to abundant wildlife, courses along the ranch’s south and west boundaries on its way to the Snake River six miles downstream. The majority of the ranch consists of sprinkler-irrigated horse pastures and flood-irrigated cropland used to raise grain corn. The ranch is located in the heart of Idaho’s finest waterfowl and upland bird hunting, and numerous habitat areas on the property that include shallow ponds, wetlands, food plots, and extensive brushy cover offer premier hunting opportunities for ducks, geese, quail, pheasants, and wild turkey. The property is bordered by other agricultural holdings and serviced by US Highway 95, which runs north-south along the property’s east border. Approximately 60 acres of additional cropland, pasture, and hunting land lie along the east side of the highway directly across from the main portion of the property. The property features painted, wood board fencing that is maintained in top-notch condition. An internal network of paved and gravel roads offer convenient access to all parts of the ranch. Home to one of the most successful thoroughbred breeding operations in the western United States, Parma Lodge and Stables is a reputation equestrian, farming, and wildlife property that reflects the very best of what this region has to offer. A remarkable set of residential and equestrian improvements that combine elements of a classic Kentucky horse farm with western sensibilities are the centerpiece of the property. The beautifully landscaped and manicured lodge compound encompasses approximately 20 acres and features a magnificent main residence with four bedrooms and almost 9,000 square feet of living space, as well as an elegant 18-stall horse barn. A series of interconnected, year-round lakes separate the lodge from the barn and add to the beauty and serenity of the setting. The Boise River, lined with cottonwood trees and home to abundant wildlife, courses along the ranch’s south and west boundaries on its way to the Snake River six miles downstream. The majority of the ranch consists of sprinkler-irrigated horse pastures and flood-irrigated cropland used to raise grain corn. The ranch is located in the heart of Idaho’s finest waterfowl and upland bird hunting and numerous habitat areas on the property that include shallow ponds, wetlands, food plots, and extensive brushy cover offer premier hunting opportunities for ducks, geese, quail, pheasants, and wild turkey. The property is bordered by other agricultural holdings and serviced by US Highway 95, which runs north-south along the property’s east border. The property features painted, wood board fencing that is maintained in top-notch condition. Internal paved and gravel roads provide convenient access to all parts of the ranch.

Broker's Comments

One of Idaho’s landmark properties, Parma Lodge and Stables offers an extraordinary combination of lifestyle, equestrian, agricultural, and recreational features that is rarely found in a single real estate holding. The property’s location in western Idaho and proximity to the popular and fast-growing city of Boise also makes the ranch highly desirable. At its core, Parma Lodge and Stables is a luxury retreat designed to be used and enjoyed by the owner and an owner’s family, friends, and guests. However, the ranch offers considerable management flexibility and can be used and operated in a variety of ways to best suit the goals and interests of an owner. 

Learn about the locale

Location

Parma Lodge and Stables is located in western Idaho, five minutes southeast of the agricultural community of Parma and 40 miles west of the state capital of Boise and its commercial airport. The city of Caldwell is 20 minutes southeast of the ranch and home to Treasure Valley Executive Airport, which is capable of handling all sizes of private aircraft. The property is accessed directly from US Highway 95, a north-south, all-season highway bordering the farm’s east side.

Locale

Located in western Idaho near the confluence of the Boise River and Snake River along US Highway 20/26 and the route of the Oregon Trail, Parma (pop. 2,000) was named by Albert Fouche for the Roman colony in 1884. Fouche was an Idaho pioneer who owned ferries and bridges along the Snake and moved to the area from nearby Fort Boise, a Hudson’s Bay Company outpost, to open the first store. Agriculture is the backbone of the local economy, and with a mild, four-season climate and an abundance of irrigation water, the area supports a variety of farming, orchard, and livestock enterprises. Only 45 minutes east of the property on Interstate 84, Boise (pop. 225,000) is Idaho’s largest city and the fourth largest in the Northwest. Boise is a vibrant, fast-growing city with a bustling downtown core and recognized for its high-tech industry, excellent hospitals, parks and trails, and Boise State University, among the Intermountain West’s most respected academic institutions. 

Climate

The elevation of the property is approximately 2,240 feet. This part of western Idaho enjoys four distinct seasons, and the climate for the area is best described as semi-arid, with a total annual rainfall of approximately 10 inches. Daytime highs from November through February (the coldest months of the year) are in the low to mid-40s. Summers are warm, with temperatures consistently reaching the low 90s during July and August.

Learn more about the property

Acreage (Deeded & Leased)

Parma Lodge and Stables consists of 450 deeded acres, more or less. The lodge compound encompasses approximately 20 acres and features the lodge and horse barn. In general terms, approximately two-thirds of the property are comprised of irrigated cropland and individually fenced irrigated pastures, while the remaining portion of the ranch is made up of the Boise River corridor, associated riparian and wetland areas, wildlife habitat, and irrigated food plots. 

Deeded Acres: 450±
Total Leased Acres:
Total Acres: 450±

Improvements

Lodge

Located in a meticulously maintained, park-like setting overlooking a series of interconnected, year-round lakes, this beautifully crafted residence is the focal point of the lodge compound and has been an important gathering point for the owners and their family, friends, and guests since it was built in 2001. The lodge consists of two stories and approximately 9,000 square feet of living space. Adding to its aesthetic charm is a third floor viewing area encompassed by a large, circular cupola that offers 360-degree views of the ranch. The lodge represents the highest quality design and construction and is accentuated by various types of natural wood used throughout the interior. 

The main floor of the lodge features a formal living room with a vaulted ceiling, large windows, and a wood-burning fireplace. This lovely, light-filled space transitions seamlessly to other parts of the residence. On the east side of the living room is a gourmet kitchen with breakfast nook, formal dining room, large den/family room with a wood-burning fireplace, and mudroom/hunting room with a full bathroom. A large entertainment room is located on the west side of the living room and includes a wooden bar and media viewing area. The main floor opens onto a large patio and outdoor entertainment area that overlooks the series of lakes and features a hot tub/spa, fire pit, and built-in barbeque.  

The second floor of the lodge is accessed by two individual stairwells (one from the living room and the other from the kitchen) and features a master bedroom with a gas fireplace, the master bathroom with a separate steam shower and bathtub, three guest bedrooms with en suite bathrooms, an office, sitting room, exercise room, and laundry room. Rooms on the second floor open onto individual porches that provide sweeping views of the lodge compound.  

The lodge also features a two-car garage that is connected via a large porte-cochère. Surrounding the lodge is well-tended landscaping, in-ground sprinkler systems, and underground electrical service.

Manager’s Home

Built in 1998, this comfortable, single-story residence features 2,475± square feet, four bedrooms, three bathrooms, and an attached two-car garage. The manager’s home is located south of the lodge near the main entrance to the property. 

Horse Barn

The other major feature of the lodge compound is the nearly 12,000 square-foot horse barn located north of the lodge on the opposite side of the lakes. Built in 2000, the horse barn is modeled after the finest barns in Kentucky with a style and design consistent with that of the lodge. The barn features 18 large stalls, a foaling stall, wash rack, vet room, feed room, break room with bathroom, show room, manager’s office, and a large reception area that includes an office and bathroom. A porte-cochère is located at the entrance to the reception area, and double doors on the east and west sides of the barn allow easy access to the stalls and working areas. On the west side of the barn is a custom-designed, wooden, round breaking/training pin. Adjacent to the main entrance to the barn is shaded outdoor entertainment area with a built-in barbeque ideal for large gatherings. 

Operational Improvements

The ranch offers an excellent set of operational improvements that support farming, equestrian, and hunting activities. Northwest of the lodge compound is a large shop building, an open-sided equipment storage building, and an enclosed structure that houses the ranch’s fuel tanks and pumps. The shop building includes a small apartment with a bathroom, a bird cleaning room, attached dog kennels, and a large space used to store hunting equipment. A second open-sided equipment storage building and materials storage site is located toward the northwest corner of the property close. The ranch features a network of interior paved and gravel roads, excellent wood panel fencing, buried utilities, cellular and internet service, and well-maintained irrigation infrastructure that includes open ditches, buried mainline, two Zimmatic center pivots, and an extensive buried, “pop-up” sprinkler system.

Water Resources

Parma Lodge and Stables is defined in large part by the quality and extent of its water resources. The ranch holds six irrigation rights originating from the Boise River and one irrigation right from Sand Hollow Creek that cover a combined place of use of 350± acres. An additional groundwater irrigation right covers two acres within the lodge compound. The ranch also holds four wildlife and wildlife storage rights for late-season use to develop and enhance wildlife habitat, as well as additional domestic and stock water rights. 

Mineral Rights

All mineral and subsurface rights owned by the sellers will transfer to the new owner at closing.

Taxes

Annual property taxes are approximately $12,000.

Learn about the recreational amenities

Wildlife Resources

The area around Parma and the lower Boise River offers some of the region’s premier waterfowl and upland bird hunting and Parma Lodge and Stables is in the center of it. With over a mile of frontage on the Boise River plus extensive habitat areas that encompass shallow ponds, wetlands, food plots, and extensive brushy cover, the property offers exceptional hunting opportunities for ducks, geese, quail, pheasants, and wild turkeys. The river corridor, with its abundance of cottonwood trees and riparian vegetation, is home to a diverse array of other wildlife species, including deer, eagles, hawks, ospreys, shorebirds, and songbirds. Between the residence and barn is a series of interconnected, year-round lakes that are stocked with bass and easily fished from shore or a float tube or other small inflatable craft.

Recreational Considerations

One can enjoy an array of outdoor recreational opportunities near the ranch. There is excellent boating, fishing, and duck hunting on the Snake River, with developed boat ramps just a short drive from the property. Elk and mule deer are found in good numbers in the surrounding foothills, mountains, and canyons of western Idaho, while pheasants, partridge, and quail thrive in the area’s diverse habitat and mild climate. Fort Boise Wildlife Management Area, managed by the Idaho Department of Fish and Game, is located nearby at the confluence of the Boise and Snake Rivers and provides excellent wingshooting and birdwatching opportunities. Winter sports, including downhill skiing, cross-country skiing, and snowmobiling, are abundant in the mountains of west-central Idaho north of the ranch.

Learn about the general operations

General Operations

The current owners acquired the property over 25 years ago as a private retreat and ultimately developed it into the site of one of the most successful thoroughbred breeding operations on the west coast. Focused on raising horses for the California-bred program, Parma Lodge and Stables has been home to some of the country’s finest thoroughbreds, with horses having produced millions of dollars in total winnings and competed in two Kentucky Derbies. In addition to their horse operations, the owners raise grain corn on approximately 180 acres of the property and sell each year’s crop to a local livestock feedlot.

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