BURTON RANCH Gordon, Cherry County, Nebraska

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1 Specializing in Farm, Ranch, Recreational & Auction Properties Proudly Presents BURTON RANCH Gordon, Cherry County, Nebraska The Burton Ranch consists of 3,198.5 deeded acres and 640 State of Nebraska lease acres and offers and abundance of grass and water for year around livestock production.

2 LOCATION & ACCESS The Burton Ranch is located approximately 21 miles southeast of Gordon, Nebraska or approximately 23 miles southwest of Merriman, Nebraska. There is year-round access from paved highway and county roads leading to a private driveway. To access the ranch from Gordon, travel east on US Highway 20 for 12.2 miles; turn right onto Lyons Road traveling south for approximately 5.8 miles; turn left onto Pioneer Schools Road traveling east for 2.5 miles to the private road that leads to the ranch headquarters. Several towns and cities in proximity to the ranch include: o Gordon, NE (pop. 1,542) 31 miles northwest o Merriman, NE (pop. 129) 23 miles northeast o Rushville, NE (pop. 858) 36 miles west o Chadron, NE (pop. 5,767) 68 miles west o Valentine, NE (pop. 2,785) 84 miles east o Scottsbluff, NE (pop. 14,875) 146 miles southwest o Rapid City, SD (pop. 72,638) 145 miles northwest o Cheyenne, Wyoming (pop. 62,845) 256 miles southwest o Denver, CO (pop. 663,862) 355 miles southwest o Lincoln, NE (pop. 272,996) 388 miles southeast The owners have historically marketed their livestock through either the sale barn in Gordon or at Rushville. Sales at the Gordon Livestock Market are scheduled every Tuesday and for more information, please visit the Gordon Livestock Market website at The Sheridan Livestock Auction Market in Rushville, Nebraska holds sales every Wednesday during the summer. The website for the Sheridan Livestock Auction Market is SIZE & DESCRIPTION 3,198.5± deeded acres 640± State lease acres 3,838.5± total acres The Burton Ranch is in the heart of cattle country with high protein, short grass. It is 3,838.5 contiguous acres of which 640 are state lease acres. The ranch is fenced with four strands of barbed wire with mostly wood posts. It is cross fenced into approximately eight pastures for rotational grazing. The ranch dates back to Within the past sixty plus years, the owners of the Burton Ranch have been great stewards of the land, not overgrazing the grass by rotating the livestock throughout the eight pastures. Burton Ranch Page 2

3 The elevation of the ranch is from 3,300 to 3,440 ft. above sea level. The ranch consists of heavily-sodded grass pastures, flat meadows and rolling hills along with many draws that are covered in native grasses. The Niobrara River runs year-round water along the northern edge of the ranch for approximately one mile. The banks of the river are lined with mature cedar, ash and cottonwood trees which provide shade and protection for livestock and wildlife. Due to the mild winters, the need to feed hay is a rare occurrence; however, severe winter conditions with prolonged snow cover, an additional one-half of a ton of hay could be required to winter each cow. Approximately 400 acres of the ranch have historically been harvested for dryland native grass hay. Depending upon precipitation received, the owners have harvested ¾ to 1 ton of hay per acre. The owners have invested extensively into water improvements. Five windmills, one solar well along with approximately one mile of the Niobrara River provide ample water for livestock and wildlife. Burton Ranch Page 3

4 LEASE INFORMATION The 640± acres of the State of Nebraska lease, number , located in Section 16, T32N, R38W, expires in December 31, The lengths of state leases vary and are determined by the Board of Educational Lands and Funds as are the costs per acre of each lease. The 2017 lease payment is $9, as the Burton Ranch is currently assessed at $16.20/acre on 207 acres of the lease with the remaining 433 of the lease being assessed at $14.75/acre. A grazing lease is currently in place on the ranch for 2017 summer grazing. A copy of the lease will be provided to prospective buyers to review during the due diligence period set out in a purchase contract. CARRYING CAPACITY / RANCH OPERATIONS According to the owners, the Burton Ranch has historically run 125 cow/calf pairs year-round or 240 pairs during the summer grazing season. The grass is high quality, hard grass species, rich in protein content. In the fall of the year when calves are weaned, historically the steers weighed approximately 575 pounds and heifer at 540 pounds, on average. The ranch is cross-fenced for flexible management and efficient grazing rotation. Most fences have at least four strands of barbed wire with wood posts. NOTE: Carrying capacity can vary due to weather conditions and management practices. Interested parties should conduct their own analysis. Burton Ranch Page 4

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6 WATER RESOURCES Ample water is located throughout the Burton Ranch for livestock and wildlife. There are five windmills, one solar well along with approximately one mile of year-round live water from the Niobrara River along the northern edge of the ranch. There is an abundance of water available in the area with the majority of the windmills having two to three joints of pipe to water. IMPROVEMENTS The Burton Ranch includes an older 1,410 sq. ft. home with two bedrooms and 1-3/4 bathrooms along with detached garage, barns, shop and smaller outbuildings. UTILITIES Electricity Northwest Rural Public Power District, Hay Springs, Nebraska Gas/Propane local providers Communications Cell coverage is available on the ranch Telephone TV/Internet - satellite Water Private well Sewer Private septic system Burton Ranch Page 6

7 REAL ESTATE TAXES According to the Cherry County Treasurer s office, the real estate taxes for the Burton Ranch are approximately $18,140 annually. MINERAL RIGHTS Seller will retain fifty percent (50%) of what Seller owns of the mineral estate with fifty percent (50%) of what the Seller owns of the mineral estate being transferred to Buyer at day of closing. Burton Ranch Page 7

8 CLIMATE According to the High Plains Regional Climate Center at the University of Nebraska, the average annual precipitation for the Gordon, Nebraska area is approximately inches including 39.9 inches of snow fall. The average high temperature in January is 37 degrees, while the low is 13 degrees. The average high temperature in July is 88 degrees, while the low is 56 degrees. The charts to the right are courtesy of STATE OF NEBRASKA Nebraska is a state that lies in both the Great Plains and the Midwestern United States. Its state capital is Lincoln and its largest city is Omaha, which is on the Missouri River. The state is crossed by many historic trails, and was explored by the Lewis and Clark Expedition. The California Gold Rush brought the first large numbers of non-indigenous settlers to the area. Nebraska became a state in The climate has wide variations between winter and summer temperatures, and violent thunderstorms can be commonplace. The state is ideal for cattle grazing and is a major producer of beef, as well as pork, corn, and soybeans. Nebraska has a progressive income tax. Nebraska has a state sales and use tax of 5.5%. Some Nebraska cities assess a city sale and use tax, in 0.5% increments, up to a maximum of 1.5%. All real property within the state of Nebraska is taxable unless specifically exempted by statute. Since 1992, only depreciable personal property is subject to tax and all other personal property is exempt from tax. Inheritance tax is collected at the county level. According to the BLS current population survey (CPS), the unemployment rate for Nebraska in December 2014 was 3.1%. The state unemployment rate was 2.5 percentage points lower than the national rate for the month. According to the United States Census Bureau QuickFacts, the State Of Nebraska median household income, was $51,672 compared to the national average of $53,046. Burton Ranch Page 8

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10 COMMUNITY AMENITIES Gordon, Nebraska, population 1,542, is located approximately 21 miles west of the Burton Ranch. Gordon has all the desirable amenities of a traditional rural town. It has an excellent school system, banks, churches, restaurants, retail stores, library, an incredible nine-hole golf course, and, wonderful city parks. Valentine, Nebraska is the county seat of Cherry County and is located approximately 84 miles east of the Burton Ranch. This historic city features several amenities including schools, shopping, medical facilities, banks, restaurants, golf courses, several museums, libraries, and much more. The area offers several opportunities for the outdoor enthusiast which includes the following: Canoe and kayak trips on the Niobrara River Arthur Bowring Ranch State Historical Park Cowboy Trail rails to trails that runs almost 200 miles from Valentine to Omaha Fort Niobrara National Wildlife Refuge Valentine National Wildlife Refuge Samuel R. McKelvie National Forest, Merritt Reservoir Smith Falls State Park, Niobrara Valley Vineyards Cherry County Fair and Rodeo For more information about Valentine, Cherry County and the Sandhills, please go to the website Located approximately 68 miles west of the Burton Ranch is Chadron, Nebraska, population 5,767. Chadron is the county seat of Dawes County and home to Chadron State College. This historic city features several amenities including schools, shopping, medical facilities, banks, restaurants, golf course, several museums, libraries, Mari Sandoz High Plains Heritage Center, and several historical sites such: Chadron State Park, Nebraska s oldest state park Toadstool Park which is known for its unusual geological formations The Hudson-Meng Bison Kill, a modern archeological excavation in progress Agate Fossil Beds National Monument, a 3,050 acre National Monument located on the Niobrara River Chadron hosts annual events such as Fur Trader Days held every July and the Dawes County Fair usually held the last week of July into the first week of August each year. Burton Ranch Page 10

11 Fort Robinson, located approximately 100 miles west of the Burton Ranch, is considered western Nebraska s premier state park. According to the State of Nebraska website, this historical outpost served from the days of the Indian wars until after World War II. Fort Robinson was the site of the 1879 Cheyenne Outbreak and the surrender and eventual death of the famous Sioux war chief, Crazy Horse. Over the years, the fort served as the Red Cloud Indian Agency, as a cavalry remount station, K-9 training center, POW camp, and a beef research station. Currently the park and its many well-preserved attractions serve as the region s largest tourist attraction. AIRPORT INFORMATION Chadron, Nebraska, Scottsbluff, Nebraska, and Rapid City, South Dakota all have airports which make both commercial and private air travel in the area very convenient. The following is information on each of these airports: Chadron, Nebraska: The Chadron Airport is located four miles west of the city. Additional information and data: Hard Surface Runway is 100' X 6,001 Field Elevation 3,297 ILS GPS VOR Approaches Fuel Available: AVGAS JET For more information, visit Scottsbluff, Nebraska: Great Lakes Airlines provides flights to and from Denver, Colorado from the Western Nebraska Regional Airport. Valley Airways, fixed base operator for the airport, provides charter flights, in-transit charter refueling, airplane maintenance and repair, and flight training. For more information, please visit Complete aeronautical information for the Western Nebraska Regional Airport can be found at Rapid City, South Dakota: The Rapid City Regional Airport is located eight miles southeast of Rapid City, South Dakota. This is a commercial airport offering daily flights from Allegiant Air, Delta, United, and Northwest Airlines. For specific information about the airport, flight schedules, amenities as well as relevant links about Rapid City and the surrounding area, visit RECREATION & WILDLIFE The Burton Ranch offers excellent hunting opportunities for mule deer, whitetail deer, antelope, turkeys and upland game birds. Fishermen are also in luck; the Niobrara River, Valentine National Wildlife Refuge Lakes, and Merritt Reservoir provide first-rate angling for panfish, walleye, catfish, and northern pike. The area also provides the ideal setting for camping and hiking. To cool off, many visitors take advantage of the excellent tubing and rafting opportunities along the Niobrara River. Burton Ranch Page 11

12 OFFERING PRICE Price Reduced to $2,100,000 $700/acre The Seller shall require an all cash sale. The Seller reserves the right to effectuate a tax-deferred real estate exchange for all or part of the sales price, pursuant to Section 1031 of the Internal Revenue Code and the Treasury Regulations promulgated thereunder with no liability or expense to be incurred by the Buyer (in connection with the Seller s tax-deferred exchange). Should a Buyer also desire to use an exchange in order to acquire the ranch, the Seller will cooperate as long as they do not risk incurring any additional liability or expense. CONDITIONS OF SALE I. All offers shall be: a. in writing; b. accompanied by an earnest money deposit check in the minimum amount of $100,000 (One Hundred Thousand Dollars); and c. be accompanied with the name, telephone number, and address of the Buyer s personal banker in order to determine financial capability to consummate a purchase. II. All earnest money deposits will be deposited in the listing broker s trust account. III. The Seller shall provide and pay for an owner s title insurance policy in full satisfaction of the negotiated purchase price. IV. Both Buyer and Seller shall be responsible for their own attorney fees. FENCES AND BOUNDARY LINES The seller is making known to all potential purchasers that there may be variations between the deeded property lines and the location of the existing fence boundary lines on the subject property. Seller makes no warranties with regard to location of the fence lines in relationship to the deeded property lines, nor does the seller make any warranties or representations with regard to specific acreage within the fenced property lines. Seller is selling the property in an as is condition which includes the location of the fences as they exist. Boundaries shown on accompanying maps are approximate based on the legal description and may not indicate a survey. Maps are not to scale and are for visual aid only. Their accuracy is not guaranteed. Burton Ranch Page 12

13 NEBRASKA LOCATION MAP Clark & Associates Land Brokers, LLC is pleased to have been selected as the Exclusive Agent for the Seller of this outstanding offering. All information has been obtained from sources deemed reliable by Clark & Associates Land Brokers, LLC; however, the accuracy of this information is not guaranteed or warranted by either Clark & Associates Land Brokers, LLC, or the Sellers, and prospective buyers are charged with making and are expected to conduct their own independent investigation of the information contained herein. This offering is subject to prior sale, price change, correction or withdrawal without notice. Notice to Buyers: Nebraska Real Estate Law requires that the listing Broker and all licensees with the listing Broker make a full disclosure, in all real estate transactions, of whom they are agents and represent in that transaction. All prospective buyers must read, review and sign a Real Estate Brokerage Disclosure form prior to any showings. Clark & Associates Land Brokers, LLC with its sales staff is an agent of the seller in this listing. NOTES Burton Ranch Page 13

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16 For additional information or to schedule a showing, please contact: Cory Clark Broker /Owner REALTOR Mobile: (307) Office: (307) Logan Schliinz Associate Broker REALTOR Mobile: (307) clark@clarklandbrokers.com Licensed in WY, SD, MT, CO, NE & ND logan@clarklandbrokers.com Licensed in CO, NE & WY Clark & Associates Land Brokers, LLC Specializing in Farm, Ranch, Recreational & Auction Properties Lusk, WY Office 736 South Main Street PO Box 47 Lusk, WY Hulett, WY Office 16 Strawberry Hill Road PO Box 159 Hulett, WY Billings & Miles City, MT Offices 6806 Alexander Road Billings, MT Buffalo, WY Office 37 North Main Street Buffalo, WY Belle Fourche, SD Office 515 National Street PO Box 307 Belle Fourche, SD Torrington, WY Office 2210 Main St T Torrington, WY Douglas, WY Office PO Box 1395, Douglas, WY N Glendo Hwy, Glendo, WY Greybull, WY Office 3625 Greybull River Rd PO Box 806 Greybull, WY Cory G. Clark - Broker / Owner (307) ~ clark@clarklandbrokers.com Licensed in WY, MT, SD, ND, NE & CO Mark McNamee - Associate Broker/Auctioneer/Owner (307) ~ mcnamee@clarklandbrokers.com Licensed in WY, MT, SD & NE Denver Gilbert - Associate Broker / Owner (406) ~ denver@clarklandbrokers.com Licensed in WY, MT, SD & ND Jon Keil - Associate Broker (307) ~ jon@keil.land Licensed in WY Ronald L. Ensz - Associate Broker (605) ~ emsz@rushmore.com Licensed in SD, WY, MT & NE Logan Schliinz - Associate Broker (307) ~ logan@clarklandbrokers.com Licensed in WY, NE & CO Scott Leach - Associate Broker (307) ~ scott@clarklandbrokers.com Licensed in WY, SD, & NE Ken Weekes Sales Associate (307) ~ farmview@tctwest.com Licensed in WY Burton Ranch Page 16

17 Agency Disclosure Information for Buyers and Sellers Company Agent Name Nebraska law requires all real estate licensees provide this information outlining the types of real estate services being offered. For additional information on Agency Disclosure and more go to: The agency relationship offered is (initial one of the boxes below, all parties initial if applicable): Limited Seller s Agent Works for the seller Shall not disclose any confidential information about the seller unless required by law May be required to disclose to a buyer otherwise undisclosed adverse material facts about the property Must present all written offers to and from the seller in a timely manner Must exercise reasonable skill and care for the seller and promote the seller s interests A written agreement is required to create a seller s agency relationship Limited Dual Agent Works for both the buyer and seller May not disclose to seller that buyer is willing to pay more than the price offered May not disclose to buyer that seller is willing to accept less than the asking price May not disclose the motivating factors of any client Must exercise reasonable skill and care for both buyer and seller A written disclosure and consent to dual agency required for all parties to the transaction Limited Buyer s Agent Works for the buyer Shall not disclose any confidential information about the buyer unless required by law May be required to disclose to a seller adverse material facts including facts related to buyer s ability to financially perform the transaction Must present all written offers to and from the buyer in a timely manner Must exercise reasonable skill and care for the buyer and promote the buyer s interests A written agreement is not required to create a buyer s agency relationship Customer Only (list of services provided to a customer, if any, on reverse side) Agent does not work for you, agent works for another party or potential party to the transaction as: Limited Buyer s Agent Limited Seller s Agent Common Law Agent (attach addendum) Agent may disclose confidential information that you provide agent to his or her client Agent must disclose otherwise undisclosed adverse material facts: - about a property to you as a buyer/customer - about buyer s ability to financially perform the transaction to you as a seller/customer Agent may not make substantial misrepresentations Common Law Agent for Buyer Seller (complete and attach Common Law Agency addendum) THIS IS NOT A CONTRACT AND DOES NOT CREATE ANY FINANCIAL OBLIGATIONS. By signing below, I acknowledge that I have received the information contained in this agency disclosure and that it was given to me at the earliest practicable opportunity during or following the first substantial contact with me and, further, if applicable, as a customer, the licensee indicated on this form has provided me with a list of tasks the licensee may perform for me. Acknowledgement of Disclosure (Including Information on back of form) (Client or Customer Signature) (Date) (Client or Customer Signature) (Date) (Print Client or Customer Name) (Print Client or Customer Name) Nebraska Real Estate Commission/Agency Disclosure Form Page 1 of 2 7/1/2017