Duck Bar Ranch Valentine, Nebraska

DUCK BAR RANCH VALENTINE, NEBRASKA

$6,450,000 | 7,005± ACRES

LISTING AGENT: MARK JOHNSON

234 N. CHERRY STREET VALENTINE, NE 69201 M: 402.322.1991 [email protected] DUCK BAR RANCH VALENTINE, NEBRASKA

$6,450,000 | 7,005± ACRES

LISTING AGENT: MARK JOHNSON

234 N. CHERRY STREET VALENTINE, NE 69201 M: 402.322.1991 [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 HUTCHINSON, KANSAS LAREDO, TEXAS BUFFALO, WYOMING LUBBOCK, TEXAS BILLINGS, MONTANA MELISSA, TEXAS SOUTHEASTERN US

SALES | AUCTIONS | FINANCE | APPRAISALS | MANAGEMENT

The historic Duck Bar Ranch consists of 7,005± acres located 35 miles southwest of Valentine in the heart of the Nebraska Sandhills. The ranch is all contiguous, supporting sub-irrigated meadows and rolling Sandhills with Gordon Creek meandering over six- miles through the property. Duck Bar Ranch is a solid year-round cow-calf operation with many recent updates to buildings, corrals, fences, and water resources. Recreational and hunting opportunities are abounding on the ranch and surrounding area. The current owners rate the ranch as a comfortable 400 cow-calf year-round operation with all the supporting livestock.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 3 – LOCATION Duck Bar Ranch is located near Valentine, which is the major hub for Cherry County. From Valentine, travel 16 miles south on Highway 83, then west on 16B, which turns into Kennedy Road, for 19 miles. Valentine Airport supports a 4,700 foot runway capable of jet service. Valentine, with a population near 3,000, is the major hub for the Northern Sandhills and offers all major amenities.

LOCALE The area is comprised of large ranching heritage due to the major attributions the Sandhills have to offer: grass, hay and water. The Sandhills are noted for

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 4 – the finest cattle producing region in the United States, with one of the top sale barns, Valentine Livestock, only minutes away. The Sandhills cover over 13 million acres and are situated atop the Ogallala Aquifer with depths reaching up to 2,500 feet deep. Valentine is a popular tourist destination and known for its recreational opportunities, such as canoeing, hunting, fishing, and world-class golf courses. The ranch overlooks Merritt Reservoir, which is over 3,000 acres with sand beaches. Merritt is home to the state’s best walleye and muskie fishing, along with panfish, bass, pike, and catfish. Duck Bar Ranch is situated between McKelvie National Forest and Valentine National Wildlife Refuge. The two public areas cover over 190,000 acres and provide ample opportunity for hunting, fishing, and recreation. Nearby is Prairie Club Golf Resort, which is a private/public award-winning golf course overlooking the Snake River Valley.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 5 – ACREAGE BREAKDOWN Deeded: 6,365.64± Acres Sub-irrigated Meadow: 800± Acres Rangeland: 5,565.64± Acres BELF Lease (good until 2029): 640± Acres

Total Acres: 7,005.64± Acres

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 6 – CLIMATE Average annual precipitation is 18-22 inches, which the majority of comes during the spring and summer months. Average high temperature ranges from 85 degrees in July to 36 degrees during January. For the most part, the area is noted for low humidity, allowing comfortable evenings and mornings.

RESIDENCES: Main Home 1,972 square feet IMPROVEMENTS Guest Home 779 square feet Bunkhouse 1,236 square feet Duck Bar Ranch consists of an owner’s home, two bunkhouses, and numerous outbuildings. There have SUPPORT FACILITIES: been many recent improvements Machine Shed (2015) 40’X64’X15’ made with existing buildings and Car Port (2017) 24’X24’ new buildings added. You can see the pride in ownership by Vet Room* (2015) 16’X32’ the well-kept headquarters and Pole Shed 21’X69’ tight fences. The majority of the North Calving Barn 50’X35’X12’ corrals and cattle loadout, with South Calving Barn 51’X26’X8’ concrete floors, have been built in the last few years along with Horse Barn 26’X48’X12’ many miles of new fence. New Pole Shed 30’X80’X10’ automatic waterers, hydrants, 15 Two Calf Shelters tanks, electrical, sewer, and creek crossings are just a few of the Welker Cake Bin recent improvements made. Numerous Additional Outbuildings *(Insulated with water and heat)

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 8 – © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 9 – GENERAL OPERATION Duck Bar Ranch is currently running as a cow-calf operation of 400 head mother cows and all supporting livestock, including bulls and replacement heifers. Calves are born in April and go to summer-range in May. The hay meadows are utilized for early grazing while the hills are getting a jump on grass. As the spring rains come and grass grows, cows are moved to the hills for summer-range. Then again, cattle are brought back to the meadows following haying and graze the meadow regrowth in the fall. The ranch raises about 1,000 tons of hay yearly on the sub-irrigated meadows. A good share of the winter months cattle graze and are supplemented with protein range cake. Calves are weaned in the fall and sold throughout the winter months. Additional income is earned from leasing out the hunting and utilizing the guest home as an Airbnb. The guest home has generated $12,000-$15,000 additional income per year. Traditionally, this is cow-calf country but could also be utilized as a yearling operation as well.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 10 – © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 11 – WATER RESOURCES Duck Bar Ranch sets atop the Ogallala Aquifer, which is the largest freshwater aquifer in the U.S. with depths reach up to 2,500’ and range between 400-600 under the ranch, with very shallow static water table. Gordon Creek meanders through the heart of the ranch over 6-miles with year-round flows providing abundant water for livestock and wildlife. Unique to the Sandhills are the sub-irrigated meadows. The meadows provide grazing and haying even during times of drought due to the high- water tables.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 12 – A bonus to the ranch water amenities is a stocked lake for fishing. The ranch consists of 22 windmills and three solar wells along with a pipeline feeding five tanks. Cattle will always have a short walk to a water resource. There is an old surface water permit for Gordon Creek to flood irrigate approximately 80 acres and high-capacity groundwater permit to center pivot irrigate approximately 90 acres. Neither water permits are being utilized by the current owners but remain active permits.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 13 – WILDLIFE RESOURCES Duck Bar Ranch has become a wildlife mecca. The current stewardship of the owners has benefitted a wide range of wildlife, including whitetail and mule deer, upland game birds, waterfowl, and a nesting pair of bald eagles. The eagles return each year and successfully hatch a nest of eaglets. There have been many trophy deer taken off the property in recent years. Upland birds include pheasants, sharp-tail grouse, prairie chickens, and dove. Geese and ducks utilize the ponds, creek and meadows. Mother Nature is at her best from the front porch of the Duck Bar Ranch.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 14 – HISTORY In 1907, L.C. Beel, set out from Illinois to discover a new place to settle and raise cattle. L.C. found the Duck Bar Ranch, which covered more than 90,000 acres at its prime. The current homesite became known as the town of “Kennedy.” The town provided a post office as well as a gas stop for the locals passing through. Some remnants of the town can still be seen today. The horse barn was moved to the ranch in the early 1900s from Fort Niobrara, which was located on the Niobrara River just east of Valentine to provide protection for early settlers. The current Duck Bar Ranch is the heart of the early L.C. Beel ranch.

TAXES MINERAL RIGHTS Annual taxes are approximately $28,576. All current owners’ mineral and water rights will be transferred.

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 15 – BROKER’S COMMENT The historic Duck Bar Ranch is uniquely situated in one of the most highly sought- after areas of the Nebraska Sandhills. The Sandhills have provided many a good life with raw beauty mostly untouched since its creation. The area has just about everything to offer. The ranch shows a very strong pride of ownership with many new updates and excellent range conditions. The condition of the range and meadows show how comfortable the ranch handles 400 head of mother cows. Fences are all tight with good corners and is ready for someone to move in without any improvements needed. As I toured the ranch, I couldn’t help but notice how good the topography laid for a Sandhills Ranch. Truly a cow haven, Duck Bar Ranch has big valleys with ample water and grass.

PRICE

$6,450,000

TERMS Cash Only

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

© 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 18 – BROKERAGE DISCLOSURE TO BUYER Nebraska licensed real estate brokers and their associate brokers and salespersons are required by law to disclose the type of brokerage relationship they have with the buyers, tenants, sellers, or landlords to whom they are providing services in a real estate transaction. The buyers, tenants, sellers, or landlords may be either clients or customers of a licensee. A client of a licensee is a person or entity who has a brokerage relationship with that licensee. A customer of a licensee involved in a real estate transaction is a person or entity who does not have a brokerage relationship with that licensee, and who is not represented by any other licensee. There are several types of brokerage relationships that are possible, and you, whether a client or a customer, should understand them at the time a licensee begins to provide brokerage services to you in a real estate transaction. They are: 1) Limited Buyer Agency; 2) Limited Tenant Agency; 3) Limited Seller Agency; 4) Limited Landlord Agency; and with written consent 5) Limited Dual Agency. Hall and Hall does not offer common law agency. The licensee who is offering brokerage services to you, or who is providing brokerage services for a particular property, must make certain disclosures regarding his/her brokerage relationship in the transaction. These disclosures must be made at the earliest practicable opportunity during or following the first substantial contact with a buyer, tenant, seller, or landlord who does not have a written agreement for brokerage services with another licensee. All real estate licensees providing brokerage services to a buyer are the buyer’s limited agent unless: 1) The licensee has entered into a written agreement with a seller (a listing agreement) to represent the seller as their limited agent. 2) The licensee is providing brokerage services as a subagent of another broker who has an agency relationship with a client. 3) The licensee is providing brokerage services under a written consent to limited dual agency. Agency disclosure information for Buyers and Sellers is on the following page.

Mark Johnson of Hall and Hall is the exclusive agent of the Seller.

Dedicated to Land and Landowners Since 1946