Wet Creek Ranch Mackay, Idaho

WET CREEK RANCH MACKAY, IDAHO

$1,520,000 | 121± ACRES

LISTING AGENT: TRENT JONES

560 2ND AVENUE NORTH KETCHUM, IDAHO 83340 P: 208.622.4133 M: 208.720.2871 [email protected] WET CREEK RANCH MACKAY, IDAHO

$1,520,000 | 121± ACRES

LISTING AGENT: TRENT JONES

560 2ND AVENUE NORTH KETCHUM, IDAHO 83340 P: 208.622.4133 M: 208.720.2871 [email protected] Land… that’s where it all begins. Whether it is ranch land or family retreats, working cattle ranches, plantations, farms, estancias, timber or recreational ranches for sale, it all starts with the land.

Since 1946, Hall and Hall has specialized in serving the owners and prospective owners of quality rural real estate by providing mortgage loans, appraisals, land management, auction and brokerage services within a unique, integrated partnership structure.

Our business began by cultivating long-term relationships built upon personal service and expert counsel. We have continued to grow today by being client-focused and results-oriented—because while it all starts with the land, we know it ends with you.

WITH OFFICES IN:

DENVER, COLORADO BOZEMAN, MONTANA EATON, COLORADO MISSOULA, MONTANA STEAMBOAT SPRINGS, COLORADO VALENTINE, NEBRASKA SUN VALLEY, IDAHO COLLEGE STATION, TEXAS TETON VALLEY, IDAHO LAREDO, TEXAS HUTCHINSON, KANSAS LUBBOCK, TEXAS BUFFALO, WYOMING MELISSA, TEXAS BILLINGS, MONTANA SOUTHEASTERN US

SALES | AUCTIONS | FINANCE | APPRAISALS | MANAGEMENT

Tucked away in its own canyon surrounded by the granite peaks of Idaho’s highest mountain range, Wet Creek Ranch is an extremely private alpine retreat consisting of 121± deeded acres surrounded by the Salmon-Challis National Forest. Wet Creek meanders through the property for over a mile and provides refuge for wild trout, including native bull trout, and elk, deer, and moose that take advantage of the stream’s lush bottomlands and riparian corridor. A beautiful two-story, cabin-style log residence is perched above Wet Creek and features three bedrooms, three full bathrooms, and 2,500± square feet of living area. The cabin is highlighted by over 900 square feet of decks and porches, one of which is screened. The views from the porches beckon one to be outside. An easy-to-operate, solar-powered electrical system with back-up generator provides reliable power, while a satellite internet system ensures ease of communication. Furnishings are included in the offering. The adjacent national forest lands provide miles of hiking, horseback riding, big game hunting, ATV riding, snowmobiling, ski touring, and other backcountry pursuits. In addition to deer and elk, wildlife in the area includes moose, antelope, mountain goats, bighorn sheep, black bears, mountain lions, grouse, and chukar partridge. The ranch is situated between Sun Valley, Idaho 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 four hours to the south.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 3 – LOCATION Wet Creek Ranch is located in central Idaho’s Lost River Mountain Range 20 miles northeast of the small farming and ranching community of Mackay. The ranch is situated between Sun Valley, Idaho and Jackson Hole, Wyoming, within easy reach of either community. Idaho Falls and its commercial airport lie less than two hours southeast of the property, while Salt Lake City is four hours to the south. Access to the property is from scenic Pass Creek Road, a seasonal gravel mountain road that links Mackay and the Big Lost Valley with the Little Lost Valley to the east. The ranch entrance and main gate are conveniently located just off of Pass Creek Road. As mountain snowfall begins to accumulate at year’s end, Pass Creek Road closes until spring and access to the property is by snow machine and tracked vehicle.

Friedman Memorial Airport in Hailey, 15 miles south of Sun Valley, offers regular commercial air service on Delta, United, and Alaska Airlines, while Idaho Falls provides alternate commercial air service out of Idaho Falls Regional Airport on Delta and United. Mackay offers a runway capable of handling larger twin-engine aircraft, while the community of Arco, 35 miles southwest of the property, is home to a lighted runway suitable for most jet aircraft. Given the configuration of the ranch, there is excellent potential to develop a private, onsite runway that would provide convenient air access to the property. The owner has expert verification for the design and cost of a 3,000± foot, hard-packed landing field that could accommodate a variety of high performance, backcountry aircraft including a nine passenger Pilatus PC-12 NGX.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 4 – LOCALE Wet Creek Ranch lies within a secluded canyon in the heart of the massive Lost River Range in central Idaho’s upper Little Lost Valley. This is an area renowned for its rugged mountain scenery, abundant fish and wildlife, exceptional public lands, and endless outdoor recreation opportunities. Originating on the northern Snake River Plain near Arco, the Lost River Range runs for over 75 miles before ending near the Salmon River to the north. They boast seven of Idaho’s ten peaks over 12,000 feet, including Mt. Borah, the state’s highest at 12,662 feet.

Wet Creek is a year-round tributary to the Little Lost River and joins the Little Lost approximately 15 miles downstream of the property near the old townsite of Clyde. The Little Lost River flows the length of the Little Lost Valley and provides irrigation water for the valley’s many farms and ranches, along with wildlife habitat and trout fishing opportunities, before disappearing into the basalt lava flows further south on the Snake River Plain. The majority of the land base in the Little Lost Valley is in federal and state ownership with the largest percentage of private lands situated around the small agricultural hamlet of Howe, 45 miles south of the ranch. Although the Little Lost Valley is not widely known outside of Idaho, it is interesting to note that Ernest Hemingway and Gary Cooper hunted together in the area in the late 1930s and early 1940s. In fact, one of Hemingway's most noted short stories, The Shot, was based on the true events of a hunting trip he made to the Little Lost Valley.

The property is located at the southern end of Custer County, which is among Idaho’s largest counties covering an area of nearly 5,000 square miles. Despite its size, Custer County is one of the state’s least populated counties with a population of approximately 4,500 residents. The recorded history of the area begins with fur traders and pathfinders traveling through the region as early as 1824, and prospectors and miners arriving in the 1860s and 1870s. The principle industry is cattle ranching with livestock operations often stretching back multiple generations. The mining and timber industries have also played important roles over time. The remnants of a gravity driven sawmill with a unique history exists at the upper end of Wet Creek Ranch and is a testament to the importance of traditional land uses in the development of the area. More recently, tourism and outdoor recreation have emerged as important components to the local economy by capitalizing on the area’s natural beauty, diverse recreation resources, and low-key lifestyle.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 5 – GENERAL DESCRIPTION Originally homesteaded by Herbert Hilts in 1922, Wet Creek Ranch is the only developed private parcel within the core of the Lost River Range. The balance of the Lost Rivers is in federal ownership and managed almost entirely by the Salmon-Challis National Forest. The ranch lies on the eastern side of the Lost Rivers at the base of awe-inspiring Wet Peak and Castle Peak, which at elevations of 11,350 feet and 11,550 feet, respectively, are literally right outside the cabin’s front door. The stunning face of Bell Mountain and the other peaks of the Lemhi Range, Idaho’s second highest mountain range, offer dramatic views to the east.

Year-round Wet Creek meanders through the property for over a mile and provides a refuge for wild trout, including native bull trout, and other wildlife that take advantage of the stream’s lush bottomlands and riparian corridor. Wet Creek continues past the ranch on its way to the Little Lost River offering small stream trout fishing along its length and in its many associated beaver ponds. Hilts Creek is a small tributary that flows through the ranch on its way to joining Wet Creek just below the owner’s residence. A wonderful and protected campsite lies beneath the fir trees along Hilts Creek at the edge of the Wet Creek meadows. This site is ideal for family and group cookouts and the telling of many tall tales under the stars.

The property features an appealing mix of forested areas and open meadows and grasslands. Because of its elevation and associated precipitation, the ranch supports a robust population of Douglas fir (some of which are 200 years old) in addition to numerous aspen and alder trees. The ranch is perimeter fenced and suitable for pasturing horses and cattle.

CLIMATE The elevation of the property is approximately 7,500 feet. Summer temperatures at this altitude are idyllic with highs rarely reaching above the mid- 80's, even on the hottest days, and then cooling to the mid-40s at night. Winters are cold with snowfall varying depending on annual moisture patterns.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 7 – IMPROVEMENTS Representing remarkable vision and skilled craftsmanship, the two-story, cabin-style log home on Wet Creek Ranch is unparalleled among Idaho backcountry properties in terms of quality, comfort, and design. The home is perched above Wet Creek in an extremely secluded setting toward the west end the ranch and offers amazing views of the surrounding peaks. Sunrises and sunsets are nothing less than spectacular from here. In addition, the home is situated so that it cannot be seen from Pass Creek Road nor from any other jeep or other vehicular trail in the area. Because of the surrounding terrain, vehicles are unable to access the property except through the main entrance.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 8 – The home consists of 2,500± square feet of living area along with extensive decks and porches (the largest of which is screened and covered) and features three bedrooms, three full bathrooms, abundant living space, a large kitchen with imported Peruvian granite countertops, bar area, mud room with washer/ dryer, and a large custom stone fireplace. An easy-to-operate, solar-powered electrical system with back-up generator provides reliable power, while a satellite internet system ensures ease of communication. Furnishings are included in the offering.

The property offers numerous opportunities to construct additional improvements to complement the existing residence, and the contractor who built the home is prepared to assist in effectuating a new owner’s vision. The contractor has produced a sketch and price estimate for a 1,200 square-foot barn and storage building located adjacent to the residence that will be made available to the purchaser.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 9 – RECREATION AND WILDLIFE The Salmon-Challis National Forest surrounds short drive from the ranch and is a regional the property and provides miles of hiking, destination for those seeking blue ribbon horseback riding, big game hunting, ATV trout fishing. In addition to stream fishing, riding, and other backcountry recreation the area offers over 100 alpine lakes, many activities. Wildlife in this part of central Idaho of which are home to wild trout. Most of is varied and abundant and includes elk, these mountain lakes are found at elevations mule deer, mountain goats, moose, bighorn between 9,000 and 11,000 feet and provide sheep, antelope, black bears, mountain lions, exceptional views as well as hiking and horse upland game birds, raptors, and sandhill packing opportunities. The ranch is located cranes. The ranch is a haven for animals that in Idaho hunt unit 51 and the Lemhi elk use the creek bottom as a secluded refuge. zone. The Big Lost River near Mackay is only a

TAXES Annual property taxes are approximately $2,500.

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

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 10 – BROKER’S COMMENTS Wet Creek Ranch is an exceptional end-of-the-road property with unparalleled privacy in an alpine setting. The ranch is highlighted by its jaw-dropping mountain views and over a mile of a year-round mountain stream that supports native trout. A tastefully designed and fully appointed three-bedroom log home provides the ultimate in comfortable, secluded, off-the-grid living.

PRICE

$1,520,000

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, building measurements, 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.

1. 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, Jerome Chvilicek, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

2. 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, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

3. 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.

4. 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. Stacy Jackson at (903) 820-8499 is available to describe and discuss these services in detail and welcome your call.

5. 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 Tina Hamm or Scott Moran • (406) 656-7500 Adam Deakin • (970) 716-2120 Monte Lyons • (806) 698-6882 J.T. Holt • (806) 698-6884

The law requires all real estate licensees to perform certain basic duties when dealing with any real estate buyer or seller. You can expect any real estate licensee you deal with to provide the following “customer-level” services:

• To perform necessary and customary acts to assist you in the purchase or sale of real estate;

• To perform these acts in good faith and with reasonable care;

• To properly account for money or other property you place in his or her care; and

• To disclose “adverse material facts” which are, or should be, within that licensee’s knowledge. These include facts that would significantly affect the desirability or value of the property to a reasonable person, and facts that would indicate to a reasonable person that one of the parties cannot, or will not, complete his obligations under the contract. (Note: Idaho law exempts “psychological” impacts from this disclosure requirement. See Section 55-2701, Idaho Code)

Unless or until you enter a written agreement with the brokerage for agency representation, you are considered a “Customer” of the brokerage, and the brokerage will not act as your agent. As a Customer, you should not expect the brokerage or its licensees to promote your best interest, or to keep your bargaining information confidential.

Whenever you speak to a licensee who represents a party on the other side of the transaction, (e.g., you are seeking to buy the property, and the licensee represents the seller), you should assume that any information you provide will be shared with the other party.

If offered by the real estate brokerage, you may enter a written agreement for “Agency Representation,” requiring that the brokerage and its licensees act as an “Agent” on your behalf and promote your best interests as their “Client.” Idaho law authorizes three types of Agency Representation.

Single Agency:

If you enter a written agreement for Agency Representation, you, as a Client, can expect the real estate brokerage to provide the following services, in addition to the basic duties and obligations required of all licensees:

• To perform the terms of your written agreement with skill and care;

• To promote your best interest, in good faith, honest and fair dealing;

• If you are the seller, this includes seeking a buyer to purchase your property at a price and under terms and conditions acceptable to you, and assisting in the negotiation thereof; and, upon your written request, asking for reasonable proof of a prospective buyer’s financial ability to purchase your property;

• If you are the buyer, this includes seeking a property to purchase at an acceptable price, terms and conditions, and assisting in the negotiation thereof; and, when appropriate, advising you to obtain professional inspections of the property, or to seek appropriate tax, legal and other professional advice or counsel.

• To maintain the confidentiality of specific client information, including bargaining information, even after the representation has ended.

Limited Dual Agency:

At a time you enter an agreement for Agency Representation, you may be asked to give written consent allowing the brokerage to represent both you and the other party in a transaction. This “dual agency” situation can arise when, for example, the brokerage that represents you, the seller, also represents buyers who may be interested in purchasing your property. When this occurs, it is necessary that the brokerage’s representation duties be “limited” because a buyer and seller have built-in conflicts of interest. Most significantly, the buyer typically wants the property at the lowest price, while the seller wants top dollar. As a “limited dual agent,” the brokerage and its licensees cannot advocate on behalf of one client over the other, and cannot disclose confidential client information concerning price negotiations, terms or factors motivation the client/buyer to buy or the client/seller to sell. However, the brokerage must otherwise promote the best interests of both parties, perform the terms of the

Buyers and sellers alike often find it desirable to consent to limited dual agency: buyers do not want the brokerage to be restricted in the search for suitable properties, and sellers do not want the brokerage to be restricted in the search for suitable buyers. Thus, when all parties agree in writing, a brokerage may legally represent both the buyer and the seller in the same transaction, but only as a “limited dual agent.”

Limited Dual Agency with Assigned Agents:

In some situations, a brokerage that has obtained consent to represent both parties as a limited dual agent may assign individual licensees (“sales associates”) to act soley on behalf of each party. (The brokerage must have an office policy that ensures client confidences are protected.) Where this is the case, the sales associate, or “assigned agent,” is not limited by the brokerage’s agency relationship with the other party, but instead has a duty to promote the best interest of the client that he or she is assigned to represent, including negotiating a price. The designated broker (the licensee who supervises the sales associates in the brokerage firm) remains a limited dual agent for both clients, and ensures the assigned agents fulfill their duties to their respective clients.

What to Look For in Any Agreement for Agency Representation:

Whatever type of representation you choose, your written Agency Representation Agreement should answer these questions:

• How will the brokerage be paid?

• When will this Agreement expire?

• What happens when a transaction is completed?

• Can I cancel the Agreement, and if so, how?

• Can I work with other brokerages during the time of the Agreement? And what happens if I sell or buy on my own?

• Am I willing to allow this brokerage to represent me and the other party in the same transaction?

Real Estate Licensees Are Not Inspectors:

Even if you have a written agreement for agency representation, you should not expect the brokerage or its licensees to conduct an independent inspection of the property, or to independently verify any statement or representation made by any party to the transaction or other reasonably reliable sources (such as a licensed appraiser, home inspector, or the county assessor’s office). Real estate licensees are entitled to reasonably rely on the statements of their clients and other third-party sources. If the condition of the property is important to you, you should hire an appropriate professional, such as a home inspector, surveyor, or engineer.

Idaho Real Estate Brokerage Representation Act:

The specific duties owed by the real estate brokerage and its licensees to a customer or client are defined by the “Idaho Real Estate Brokerage Representation Act,” located at Idaho Code Section 54-2052, et seq.

When you sign a real estate Purchase and Sale Agreement as a buyer or seller, you will be asked to confirm:

1. that this disclosure was given to you and that you have read and understand its contents; and

2. the agency relationship, if any, between you and the brokerage working with you.

Trent Jones of Hall and Hall is the exclusive agent of the Seller.

Dedicated to Land and Landowners Since 1946