Archive for the ‘Mountain Land’ Category

Fay Ranches Client Acquires Three Sites on Historic Jackson Hole Property

Monday, July 16th, 2012

Jackson Hole, WY, July 12, 2012 – Ranch Estate sites 11, 13 &14 at the
Bar BC Ranch in Jackson Hole, Wyoming have been acquired by a
client of Fay Ranches. Brokers Chuck Davison and Mike Jorgenson
represented the buyer—a longtime Fay Ranches client—in these
transactions. The combined asking price for the three ranches was
$23.5 million. With 53 acres, Site 14 is the largest among the
designated parcels that were drawn for solitude, vistas, and minimal
impact on wildlife habitat.

The Bar BC Ranch is a historic 1400-acre property with 17 ranch sites
located near Jackson Hole at the confluence of the Snake and Gros
Ventre Rivers. The original owners created the first guest dude ranch
in 1912 and also became conservation advocates for the Grand
Teton and Yellowstone areas.

“This is among the highest per acre real estate in the West,” observes
Jorgenson, based full time at the Fay Ranches office in Jackson Hole.
(more)“Bar BC is the most dramatic and unique property in the West,” Davison

Only three ranch parcels remain for sale. Bar BC Ranch is a Hillwood
Communities development owned by Ross Perot, Jr.

Juli Miller
208-788-4177 office
916-717-4118 mobile

The Basics of Easements

Saturday, March 24th, 2012

When buying farms, ranches or land something that you must be aware of and run into frequently is easements. An easement is an irrevocable right to the use of another person’s property. Easements are often misunderstood and this misunderstanding of easements can lead to significant headaches later down the road after closing on a property.

One of the first basic things to determine about the easement in question is, is it appurtenant or in gross. An in gross easement is an easement for the benefit of a person whether they own property or not and does not pass with the land. For example if an in gross easement was granted by a neighbor to fish on their property to Joe and Joe sells his property, Joe’s easement does not pass to the new owner. Joe would still have the easement to fish on the neighbor’s property. However, if an appurtenant easement was granted for Joe to fish on the neighbor’s property then the easement would pass with the land at the time of sale to the new owner. As you can see, it is very important to determine what type of easement it is before you purchase a property.

Something else that you will want to be aware of is there are times where there may not be a written easement but there may be an implied easement or a case for a prescriptive easement. These are easements to research more if you are purchasing property where others are using the property on a regular basis without a written easement. Even though there is not an easement in writing they may be able to establish an easement if they can meet and prove certain criteria. In which case, you would have to continue to grant the easement.

Easements are something that you will run into often when purchasing property. They may be utility easements, rights-of-ways, oil and gas easements, easements for access to property, etc. You will want to understand them and how they will impact your use and enjoyment of a property.

There are many other types of easements and far too many details to discuss in this short article. If you would like to know more about easements, consult your broker or attorney.

Why you Should Exchange Under IRC 1031

Monday, November 2nd, 2009

There are several reasons that you as a property owner should participate in a 1031 exchange. For those of you who are not familiar with 1031 exchanges, 1031s are a way to defer taxes on the capital gains from a sale of investment property.  1031s can be very complicated and you will also need the help of a 1031 qualified intermediary. There are 5 main advantages to exchanging property.

  1. Preservation of Equity – 1031 exchanges allow owners to defer taxes on the capital gains from a sale indefinitely. This allows the owner to roll the gains into a new property over and over rather than pay the taxes. Keep in mind that if you do 1031 exchanges and then at some time in the future decide not to exchange you will owe taxes going all the way back to your original basis.
  2. Leverage – You can exchange from a property that you have a high amount of equity or one that you own “free and clear”  into a property of much more value and has a higher cash flow.
  3. Diversification – Exchangers can diversify by exchanging out of one property into two or more properties. There are time considerations that must be taken into account. Consult with an attorney prior to engaging in an exchange involving multiple properties.
  4. Management Relief – If you as an owner have accumulated several single family rentals that require intensive management you can exchange them for one single investment property that requires substantially less management.
  5. Estate Planning – In many cases, several members of a family inherent a single property jointly and cannot agree on what they want to do with it. The family members can exchange the property for several different properties that suit the needs of all family members.

Always consult with an attorney who is familiar with 1031 exchanges.

To find your replacement 1031 ranch for sale, farm for sale, mountain land for sale, equestrian property for sale, or land for sale visit

What to look for in a Mountain Trail Horse

Saturday, October 17th, 2009

Over the last several years, trail riding has become very popular. Trail riding can be very different from region to region and the horse required to safely trail ride in those regions is different. Riding at lower elevation and flat open country is not as demanding on the horse and riders can get buy with horses that have had very little trail experience. When riding in the high country, it becomes increasingly more important for the rider to have a very well broke, gentle, bomb proof, sound horse especially if the rider is not very experienced. Safety is paramount as most times emergency services are not nearby. For this reason, riders should always use the best horse available to them.

Good mountain horses are generally older horses (13 years old or older) that have seen it all. They have been over the mountain. Below is  a list of tasks that any good mountain horse is comfortable doing or having done on them as well as tasks the rider should be able to do.

1. Rider can mount and dismount from either side without assistance.

2. Horse will cross streams, step over logs, step onto ledges etc. without balking.

3. Horse should not spook at the site of rain slickers, jackets, tarps, or other gear.

4. Horse should not spook at the sound of rain slickers or jackets being put on.

5. Horse should be able to trail with other horses without conflict.

6. Rider should be able to maintain complete control of horse at all times.

7. Horse should have no buck in them.

8. Horse should have good feet free of cracks in the hoof wall.

9. Horse should be comfortable with having ropes wrapped around his feet.

10. Rider should be able to easily bridle and saddle horse.

11. Horse should not shy away from rider especially when dismounting.

The gentler the horse the safer the rider will be and the more a  horse has seen the gentler they will be. It is also good while not a necessity if the horse can be packed on. Generally if a horse is a good pack horse he has seen and heard just about everything from tarps to rattling pans. For this reason good pack horses also make excellent trail horses. An experienced rider can spend time working with a horse to get them comfortable with different obstacles and objects that will help make them a safer mountain trail horse.

If you are looking for mountain land or equestrian property where you can trail ride, visit

Pine beetle and the Rocky Mountains

Wednesday, September 9th, 2009

It is important to understand that there are different beetles affecting the forests of the Rocky Mountains. The primary beetle impacting Colorado Mountain Land is the Mountain Pine Beetle (Dendroctonus Ponderosae). The Mountain Pine Beetle commonly attacks Ponderosa, lodgepole, Scotch, and Limber pine while Bristlecone Pine, Pinyon Pine, firs and spruces are less susceptible. Things to consider when looking for Colorado Mountain land for sale, New Mexico Mountain land for sale, or Wyoming Mountain land for sale:

1. What species of pine are present on the property?
2.. Are any of the pines infected by pine beetle?
3. What type of beetle is infecting the trees?
4. If there is an infestation present how much of the forest has been affected?
5. What are the remedies available to mitigate any infestation?
– Spraying
– Logging
– Chipping

In the Northern Rocky Mountains, Montana Mountain Land and Wyoming Mountain land are also being ravaged by beetles. in Montana it is primarily a bark beetle that is killing trees and to a limited extent in Wyoming. Montana Mountain Land for sale will most likely have at least some pine beetle infestation however do not let this discourage you. There are many uses for the timber and many alternatives for mitigation.

– Firewood
– Furniture
– Pellet Production
– Construction lumber
– Wood chips

Also remember, that once the dead falls have been removed and cleaned up the forest will be more diverse and healthier.