For Sale

Willow Creek Farms

$9,950,000 Roland, OK 800± Deeded Acres

Executive Summary

Willow Creek Farms is in the easternmost portion of Oklahoma, consisting of 800± deeded acres lying in the foothills of the Ouachita Mountains. The well-balanced property and surroundings are breathtaking and include productive hay ground and pasture for grazing, with the remainder managed as a wildlife sanctuary. The well-maintained improvements define the level of class this property carries. The home is centrally located, with complete privacy from neighboring properties. A clear day brings pause when gazing at the 70-mile distant views. Geothermal heating and cooling systems are among the many significant and well-planned investments in infrastructure. The equestrian facilities include all necessary components, office space, and guest quarters. Multiple cross-fences partition pastures for rotational grazing and supporting hay production. Large shops and barns for storage and repairing equipment in conjunction with numerous outbuildings and improvements, which include a lake cabin and bunkhouse.

There are major water features, including a large private lake, shoreline frontage on Remy Hollow Lake (locally known as Roland Lake), and several other ponds on the property that provide fishing and water resources. Domestic water is provided by co-op water meters, and a system of pumps and water lines supply fresh water from the spring-fed ponds to the livestock troughs around the ranch.

Willow Creek Farms is ideally located near the Fort Smith metro area and Interstate 40. The luxurious improvements, location, and natural landscape provide sustainable agricultural production, hunting, recreation, and a resort-like experience.

Just the Facts

  • 800± deeded acres with improvements to be surveyed in Sequoyah County, Oklahoma
  • Three stories, 12,336± square feet under one roof with 7,287± square feet of living space, which includes three bedrooms, six bathrooms, a walkout basement, and a safe room or storm shelter
  • A geothermal heating and cooling system
  • Horse barn with five 12’x12’ stalls and covered turnouts, feed and tack room, wash bay, and rubber floor mats throughout the entire barn
  • Two-bedroom, one-bath barn apartment
  • 7,000± square foot insulated, drive-thru equipment shop
  • Secluded 750± square feet one bedroom, one bath lake cabin
  • Deer hunters bunk house with outdoor shower and finished outhouse
  • Underground electrical run to all the improvements
  • Tree cover on approximately 40% of the property, with native or improved pastures encompassing approximately 60% of the property
  • Produces approximately 500 bales per cutting (2-3 cuttings per year)
  • Historically supports 90-120 head of cattle depending on management and rainfall
  • Pipe fence around improvements and entrance with five and six strands of barbed wire for perimeter and cross-fencing
  • Four access points to the ranch from chipseal paved roads
  • Located one mile from Liberty Elementary School, five miles from Roland Jr. High and High School
  • Large acreage ranches to the east, smaller neighbors along the west boundary
  • Commercial air service at Fort Smith, Arkansas, approximately a 15-minute drive, and Tulsa, Oklahoma, about an 80-minute drive
  • No existing surface leases or oil and gas production
  • No wind farms on the property or visible from the property

General Description

Meticulously maintained and built with the utmost quality is the best description of Willow Creek Farms. The property highlights the richest natural characteristics this region of the Ouachita mountains offers, with a park-like settings, drastic elevation changes, and views that strike authentic emotions. Dense timber along the boundaries and the placement of the improvements provides privacy and seclusion from the outside world. The ranch's variety of trees and vegetation provides a remarkable illustration of elaborate changes in the seasons. All the improvements are well maintained, and the quality is immediately evident in every structure on the property. A private lake, multiple ponds for fishing, a natural flowing spring, and water frontage on Remy Hollow Lake (locally known as Roland Lake) create a wide diversity in access to water. An ideal system of roads gives year-round access to every area on the property, and most can be traveled in a truck or SUV. The area enjoys a desirable climate year-round and ample rainfall, which gives this area its abundance of life. In its current state, Willow Creek Farms has taken a generation of dedication, planning, preparation, and timing to create. The property is not only a desirable piece of real estate but equity in the investment of time made to create a ranch like this. 

Broker's Comments

Highly improved properties like Willow Creek Farms are extremely hard to find without the presence of deferred maintenance. From the major improvements to the simplest of structures on the property everything shows quality and is well maintained. Buying a property like this goes beyond the acquisition of a piece of land, you are buying the equity of the immense amount of time invested to create a place like this. It is hard to quantitatively measure the equity gained and to be able to step in and focus on maintaining and enjoying your investment rather than struggling to create it. 

Learn about the locale


Sequoyah County is located in the far eastern portion of the state between the Ozark Plateau and the Ouachita Mountains, which is part of the Cherokee nation and named after Sequoyah George Gist, who created the native Cherokee written language and syllabary. Situated just west of the Arkansas border, the county population is around 39,281 people and is directly adjacent to the Fort Smith Metropolitan Area along Interstate 40, with Sallisaw serving as the county seat.

The region is characterized by productive bottomland and dense timber covering the Ouachita Mountains, with the mighty Arkansas River defining the county's southern border. The Illinois River and Robert S. Kerr Reservoir are other notable waterways in this region. The county has several parks and natural areas, including Fort Smith National Historic Site, Sequoyah National Wildlife Refuge, Tenkiller State Park, and Brushy Lake State Park, where visitors enjoy hiking, fishing, ATV trails, and camping. In addition, numerous historic sites and museums are in the surrounding areas, including the US Marshal Museum in Fort Smith 188th Training Center, which showcases the rich history of the county and its residents.

The local economy is primarily based on agriculture, with cattle, timber, and grain production being the mainstays. Closely located to the Arkansas River and Fort Smith, the area is also home to several industrial manufacturing and distribution facilities providing employment opportunities for residents in Fort Smith and surrounding areas.


Sequoyah County experiences moderate climate characteristics. The area is known for its warm to mild summers, mild winters, and abundant yearly rainfall.

Summers in Sequoyah County are generally warm, with temperatures exceeding 90°F (32°C) during the day. Thunderstorms are common in the spring and summer months, providing relief from the heat and contributing to the average annual rainfall of 47 inches. 

Winters in Sequoyah County are generally mild, with average temperatures ranging from the mid-30s°F (1-4°C) to the mid-50s°F (10-13°C). Frost and occasional snowfall may occur, but significant snowfall is rare.

Spring and autumn are generally apparent and bring pleasant and mild weather to the region, with comfortable temperatures and lower humidity accompanied by moderate rainfall. These transitional seasons offer a desirable climate, making them popular times for outdoor activities and showcasing the vivid spring and fall colors.

Eastern Oklahoma, including Sequoyah County, is susceptible to severe thunderstorms, tornadoes, and occasional winter storms. The ranch has the necessary shelter to protect residents and livestock from such weather.  


The ranch has been put together over the last 50+ years and owned by the same family. They have raised their family here and have made every improvement to the property over the years. With a large family and thoughts of estate planning the current owners have made the decision to offer the property for sale on the public market in its entirety for the first time in over 50 years. 

Learn more about the property

Acreage (Deeded & Leased)

800± deeded acres to be surveyed prior to closing and funding. The property contains 225.52± acres of improved pasture for hay production, 53.4± acres of native pasture, 501.02± acres of moderate to thick timber, and 20.06± acres of cumulative surface water (lakes and ponds).

Deeded Acres: 800±
Total Leased Acres:
Total Acres: 800±

Additional Information

Some equipment may be available for purchase in a separate agreement. To be determined and negotiated with the sale of the property. 

Currently there are two hired hands that help maintain the ranch and are full time employees of the seller. They have expressed interest in continuing to operate the ranch with their current agreements. 


The ranch features an impressive primary residence with two offices, two living rooms, a formal dining area, four bedrooms, and six bathrooms, providing roughly 7,287± square feet of living area. Stone fireplaces, heavy wood accents, floor-to-ceiling windows, and large rooms emit a bold character with a warm, welcoming feeling. 

Climate-controlled by a geothermal heating and air system, the home has a multi-story floor plan spanning three levels, with all the bedrooms, living, and kitchen areas on the ground-level main floor. A clear day brings pause when gazing at the 70-mile views from the third-story observation tower overlooking the entirety of the property and the Ouachita Mountains. 

The master bedroom contains a storm shelter, two en-suite bathrooms, and a secondary washer-dryer inside the master closet. The laundry room has a large sink, a half bath, and ample storage. A walk-out basement below the three-car garage encompasses the entire downstairs, providing an area for gunsmithing, exercise, and recreation. Designed to reduce noise, a kid’s bunk room and play area are located above the garage. 

The home was specifically designed with floor-to-ceiling windows, private terraces outside each bedroom, a well-equipped barbecue and outdoor kitchen area, a walk-out basement, and an oversized garage to highlight outdoor living. 

The horse barn has five 12’x12’ stalls and covered turnouts, exterior lighting, tack and feed room, wash bay, office, and a two-bedroom, two-bath apartment with quality finishes. 

A deer hunters camp has a custom frame on concrete slab bunk house, outhouse, cook shack, and campsites with electrical for RV’s. There is a floating boat dock, swim platform, and pontoon for fishing on the lake adjacent to the deer camp.

Situated above the private lake and deer camp area is an architecturally designed one-bedroom, one-bath cabin with modern conveniences, a porch overlooking the lake, and a large stone fireplace. It is a fully functional residence used for visiting guests in all seasons.

There are multiple deer stands and feeders in designated areas for hunting around the ranch, with food plots planted annually in wheat, oats, and various types of clover.

A water system of pumps and lines distributes water from the lakes around the property to each pasture, supplying fresh water to stock tanks for livestock and wildlife. This water system that delivers to the troughs helps maintain the integrity of the ponds and lakes by preventing livestock from eroding the shoreline or contaminating the water.

The property is fenced around the entire perimeter, with several miles of cross-fencing, making it versatile for rotating livestock and separating the hay production. 

All the utilities for the main improvements are run underground to have unobstructed natural views from every structure. 

Water Resources

The primary source for consumption is co-op water that serves the residential improvements, barns, and shops. Secondary sources of water are over half a mile of water frontage on Roland Lake, as well as a large private ten-acre lake, two other lakes impounding another five plus surface acres of water, and a system of ten water troughs that are fed by pumps and supply lines from the lakes. No water rights have been severed from the property. 

Water Rights

100% owned and 100% convey with the sale of the property.

Mineral Rights

Seller believes to own 80% of the mineral estate. 100% of the mineral estate owned by the seller with an acceptable offer to the seller. 

There are currently no active oil and gas wells located on the property and no active leases on the property. 


Total property taxes are estimated at $7,798 based upon past years.

Learn about the recreational amenities

Wildlife Resources

The abundance of private ponds and lakes, along with the frontage on Roland Lake, provides easy access to fishing and boating activities. Huntable populations of native species in this area include whitetail deer, turkey, feral hogs, and an array of waterfowl and migratory game birds. The ranch is designed to accommodate both agricultural and outdoor enthusiasts, balancing ranching operations and the enjoyment of hunting and water activities in the picturesque setting of the Ozark Mountains.

Recreational Considerations

The Ozark Mountains and this region offer various recreational pursuits beyond hunting and fishing. The property is near the Arkansas River, Canadian River, Robert S. Kerr Reservoir, and Lake Tenkiller for boating and camping opportunities. Other parks and notable attractions in the area include natural hot springs, Crystal Bridges, Big Cedar Lodge, 188th Training Center, United States Marshal Museum, Cherokee Casino, and Chickasaw Casino.

Learn about the general operations

General Operations

The ranch currently is a productive hay operation and horse farm. The owners breed and raise champion bloodline-cutting horses and now have 70 head of show horses. Under normal conditions, the property produces approximately 500 bales per cutting and generally sees three to four cuttings per season for 1,500-2,000 bales per year. In addition to the hay production, the property offers hunting opportunities for whitetail deer, dove, and waterfowl hunting on the lakes and ponds. 

Leases and Permits

No current leases or permits apply to the property.

Grazing Resources

Approximately 400 acres of improved pastures for grazing and hay production with a carrying capacity of 75-100AU (animal units) and hay production of around 1,500-2,000 bales annually.

Back to Overview

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