Seldom has a ranch of this quality been available to the public and perhaps never at absolute auction.
40,520± Acres with 12,020± Deeded Acres
The ranch controls approximately 7 miles of the Niobrara River on both sides! Includes 1,100 irrigated acres, 4 houses, Morton Cattle and equipment Buildings.
Auction Date: December 2, 2011 - 10:00 a.m. Central Time at the Cedar Canyon Steakhouse, Valentine, Nebraska
Friday, November 4th & 18th: 9-11 a.m. Central Time
We invite you to meet a Hall and Hall representative at Valentine's Niobrara Lodge and pick up additional information. Showings of the property are available at any time by appointment. Contact a Hall and Hall representative to schedule a showing.
Nestled in the beautiful Sandhills region of Northwestern Nebraska, tucked against the Niobrara National Scenic River, lies the spectacular 40,520 ± Acre Circle Cross Ranch.
The Circle Cross Ranch is located about 20 minutes southwest of Valentine, Nebraska, and is serviced by Miller Field, a public airport with runways 3,700 and 4,700 feet in length.
Making up this property are rugged hills and gently rolling plains creating a place of solitude and scenic vistas, where deer and wild turkey roam freely, and the peaceful flowing river runs past your doorstep. The land use permits on the adjacent Samuel R. McKelvie National Forest add a recreational paradise wooded with eastern red cedar, scotch, jack and ponderosa pine.
Driving through the ranch you’ll find open plains, rugged terrain and scenic trails following the river and through it’s many wooded areas.
This is the ideal ranch for operating cattle, crop production, or for a country gentleman’s ranch and getaway. It is truly a special place for friends and family to come and get away from the hustle and bustle of city life.
12,020± Deeded Acres
12,020 ± Deeded Acres 16,500 ± Samuel R. McKelvie National Forest Permit 3,400 ± Private and State Leases 8,600 ± Additional Private Lease may be available. 40,520 ± Total Acres
Tract 1: 6,880 ± deeded acres in addition to 1,350 ± acres of private lease, 1,280 ± State Lease, and 13,940 ± acres of Samuel R. McKelvie National Forest Permit.
Tract 2: 4,580 ± deeded acres in addition to 160 ± acres of private lease, 160 ± acres of Nebraska Game and Parks lease, 320 ± acres of State lease, and 2,560 ± acres of Samuel R. McKelvie National Forest Permit.
Tract 3: 160 ± acres pivot irrigated land.
Tract 4: 400 ± acres pivot irrigated land.
Main House- 2 bedrooms, 2 full baths and a half bath, 2 car garage, an office area and an open and spacious family room and kitchen.
3 Ranch Employee and Staff Homes- One of the homes is a manufactured double wide with an exceptional hilltop view. A second frame home and Morton garage is located near the machine shop, fire truck garage, calving sheds and pens. The third home sits uphill from the machinery shed overlooking a grove of trees and the flowing river.
4 Additional Homes- One getaway cabin is perched on an overlook offering a spectacular view of the river. The other three guest houses are clustered together in another area of the ranch, and are a gambrel barn style design, perfect for visiting families or friends.
Making the operation of the ranch more efficient are top quality facilities and buildings by Morton. These include a machinery shed for storing farm equipment, two large calving sheds and holding pen, a fire truck garage, and a very large machine shop for working on all kinds of farm equipment.
“The property is income producing with plentiful grazing for cattle from it’s vast grasslands and prairies. Hay, corn and other crop production is generated from the pivots and native meadows that are part of this property.”
More details coming soon.
Taxes for 2010 were $61,906.48.
The Seller is currently scheduling an auction for the equipment and livestock. However, the buyer of the ranch will have an opportunity to purchase the livestock and equipment at the time of closing.
The Circle Cross brand will sell with the property. In the event the ranch sells as a whole to one buyer, that buyer will be given the Circle Cross Brand. If the ranch is sold to multiple buyers the Circle Cross brand will be sold at auction immediately following the sale of the real estate.
Lodging: Valentine’s Niobrara Lodge has agreed to a special auction rate for bidders coming from out of town. For room reservations contact Valentine’s Niobrara Lodge directly at 877-376-3003 and mention Hall and Hall Auctions.
Directions to the Auction: From Highway 20 and Highway 83 in Valentine, NE travel north to 1st street. The Cedar Canyon Steakhouse is located at 112 N. Main Street.
Directions to the Property: From Valentine, NE travel west on Highway 20 approximately 16 miles to German Settlement Road. Travel south approximately 8 miles to the property. From Kilgore, NE travel south approximately 5.5 miles to the north side of the property. Watch for auction signs.
AUCTION TERMS AND CONDITIONS PROCEDURE: The property will be offered in 4 individual parcels, any combination or as a total unit. The property will be sold in the manner resulting in the highest total sale price. DOWN PAYMENT: A 10% down payment of the total contract purchase price will be due immediately after being declared the buyer. The down payment may be paid in the form of personal check, business check, or cashier’s check made to Hall and Hall Partners, LLP Real Estate Trust Account. The balance of the contract purchase price is due in cash at closing. ACCEPTANCE OF BID PRICES: All successful bidders will sign a sale contract at the auction site immediately following the close of bidding. The property will be sold to the high bidder(s). There will be no financing contingencies. BROKER PARTICIPATION: A commission will be paid to any properly licensed Broker who registers a successful buyer according to the broker participation guidelines. Broker registration forms are available from Hall and Hall. Forms must be completed and returned no later than Thursday, December 1st at 5pm. CLOSING: At Seller’s discretion, closing date shall be on or before January 5, 2012. Possession of the property will be given on or before March 1st, 2012. The seller may wish to complete a 1031 tax exchange. TITLE: Seller shall furnish the buyer(s), at Seller’s expense, an updated title commitment for the property and agrees to provide and execute a warranty deed conveying merchantable title to the real estate to the buyer(s). REAL ESTATE TAXES: The 2011 calendar year taxes shall be paid by the Seller. Buyer will be responsible for all subsequent taxes. RANCH LEASES: The property will be sold subject to terms of existing leases. Lease terms are available for review. LIVESTOCK AND EQUIPMENT: Auction of the livestock, machinery and equipment is being scheduled to take place at a later date following the ranch auction. If the successful bidder on the ranch wishes to purchase the ranch turn-key that option will be offered to him immediately following the ranch auction. MINERAL RIGHTS: The sale of the property shall include any mineral rights owned by seller. AGENCY: Hall and Hall Partners, LLP and its representatives are Exclusive Agents of the Seller. DISCLAIMER AND ABSENCE OF WARRANTIES: All information contained in this brochure and all related materials are subject to the terms and conditions outlined in the sale contract. Announcements made by the auctioneer at the auction podium during the time of the sale will take precedence over any previously printed material or any other oral statements made. The property is being sold on an “AS IS, WHERE IS” basis, and no warranty or representation, either express or implied, concerning the property is made by the Seller or the auction company. Each potential bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence concerning the property. The information contained in this brochure is believed to be accurate but is subject to verification by all parties relying on it. No liability for its accuracy, errors or omissions is assumed by the Seller or the auction company. All sketches and dimensions in this brochure are approximate. All acreages are approximate and have been estimated based on legal descriptions or aerial photographs. Conduct at the auction and increments of bidding are at the direction and discretion of the auctioneer. The Seller and Auction Company reserve the right to preclude any person from bidding if there is any question as to the person’s credentials, fitness, etc. All decisions of the auctioneer are final. SELLERS: Circle Cross Ranch – Jack Bond
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 and Jerome Chvilicek at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.
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 or Dan Bergstrom at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.
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.
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. For more information contact our appraisal team at (406) 656-7500.
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 • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884
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) Buyer Limited Agency; 2) Tenant Limited Agency; 3) Seller Limited Agency; 4) Landlord Limited Agency; 5) Dual Limited Agency; and 6) 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 are buyer’s or tenant’s limited agents (NO WRITTEN AGREEMENT IS NECESSARY) unless:
- The licensee has entered into a written agreement with a seller (a listing agreement) or a landlord (a management or leasing agreement) to represent the seller or landlord as their limited agent;
- The licensee is providing brokerage services as a subagent of another broker who has an agency relationship with a client;
- The licensee is providing brokerage services under a written consent to dual agency;
- The licensee is operating under a written common law agency agreement with a client.
At the end of each of the four sections in this brochure, brokers were given space to include information specifying those brokerage relationships their firms offer, and identifying the services they can provide within each relationship. Broker supplements to this brochure are distinguished by print type, and are in addition to the language prepared and approved by the Nebraska Real Estate Commission.
A buyer’s limited agent is an agent who represents a buyer. A real estate licensee is a buyer’s limited agent unless one of the written agreements or consents described in this brochure is in place. A buyer’s agency may also be created by written agreement between you and a real estate broker. A buyer’s limited agent, in addition to performing under the terms of any written agreement made with the buyer, exercises reasonable skill and care for the buyer and promotes the interests of the buyer with the utmost good faith, loyalty, and fidelity. A buyer’s limited agent seeks a price and terms which are acceptable to the buyer; presents all written offers to and from the buyer in a timely manner; discloses, in writing, to the buyer all adverse material facts actually known by the limited agent; and advises the buyer to obtain expert advice on known matters beyond the limited agent’s expertise. A buyer’s limited agent must account for all money and property received, and must comply with all applicable federal, state, and local statutes, rules, and ordinances.
A buyer’s limited agent shall not disclose any confidential information about the buyer unless required by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.
A buyer’s limited agent may retain and compensate other brokers as subagents only with the written agreement of the buyer. (Subagents have the same duties and obligations as the buyer’s limited agents.)
A buyer’s limited agent may show the same property to competing buyers, and assist competing buyers in attempting to purchase said property, without breaching any duty or obligation to their client.
A buyer’s limited agent owes no duty or obligation to a customer (seller) except to disclose, in writing, all adverse material facts actually known by the licensee. Adverse material facts may include adverse material facts concerning the buyer’s financial ability to perform the terms of the transaction.
A buyer’s limited agent must also act honestly and fairly in their dealings with a seller.
A buyer’s limited agent owes no duty to conduct an independent investigation of the buyer’s financial condition for the benefit of the seller, or to independently verify the accuracy or completeness of statements made by the buyer or any independent inspector.
A buyer’s limited agent must, if the seller is not represented by another licensee, provide a list of tasks that the buyer’s limited agent may perform for the seller (customer).
Hall and Hall Partners, LLP offers buyer agency. As a buyer’s agent we will perform the following tasks for you as a seller-customer:
- Explain the farm and ranch selling process.
- Review and explain clause in the purchase agreement.
- Present all buyer offers to the seller and seller counter offers to the buyer.
- Provide, if requested , an estimate of closing costs bases on the proposed terms of the purchase agreement.
- Assist in the transaction until closing.
Hall and Hall, LLP does not offer tenant agency.
A seller’s limited agent is an agent who has entered into a written agreement to represent a seller. A seller’s limited agent performs under the terms of the written agreement; exercises reasonable skill and care for the seller; and promotes the interests of the seller with the utmost good faith, loyalty, and fidelity. A seller’s limited agent seeks a price and terms which are acceptable to the seller; presents all written offers to and from the seller in a timely manner; discloses, in writing, to the seller all adverse material facts actually known by the limited agent; and advises the seller to obtain any necessary expert advice on known matters beyond the limited agent’s expertise. A seller’s limited agent must account for all money and property received, and must comply with all applicable federal, state, and local statutes, rules, and ordinances.
A seller’s limited agent shall not disclose any confidential information about the seller unless required to do so by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.
A seller’s limited agent may retain and compensate other brokers as subagents only with the written agreement of the seller. (Subagents have the same duties and obligations as the seller’s limited agent.)
A sellers limited agent may show and list alternative or competing properties without breaching any duty or obligation to the seller.
A seller’s limited agent owes no duty or obligation to a customer (buyer) except to disclose, in writing, all adverse material facts actually known by the seller’s limited agent. An adverse material fact may include:
- Environmental hazards affecting the property required by law to be disclosed;
- Physical condition of the property;
- Material defects in the property;
- Material defects in the title to the property;
- Material limitations on the seller’s ability to perform under a contract.
A seller’s limited agent must also act honestly and fairly in his or her dealings with a buyer.
A seller’s limited agent owes no duty to conduct an independent inspection of the property for the benefit of the buyer, or to independently verify the accuracy or completeness of any statement made by the seller or an independent inspector.
A seller’s limited agent must, if the buyer is not represented by another licensee, provide a list of tasks that the seller’s limited agent may perform for the buyer (customer).
Hall and Hall Partners, LLP, offers seller agency. As a seller’s agent, we will perform the following tasks for you as a buyer-customer:
- Explain the farm or ranch buying process.
- Review and explain clauses in the purchase agreement.
- Provide information on available financing.
- Provide, if requested, an estimate of closing costs at the time of completing the offer to purchase.
- Present all offers to the Seller, counteroffers from the seller and assist in the transaction until closing.
Hall and Hall Partners, LLP, offers landlord agency. As a landlord’s agent, we will perform the following tasks for you as a tenant-customer:
- Explain the leasing process. Assess your wants and needs to lease a farm or ranch.
- Show you the properties Hall and Hall Partners, LLP has available for lease.
- Present proposals to the landlord/owner.
- Review and explain the proposed lease.
Limited Dual Agency
A limited dual agency is an agent who, with the written, informed consent of all parties to a contemplated real estate transaction, represents both the seller and the buyer. Both parties are clients of the licensee.
A limited dual agent has the same duties and obligations of a limited agent to a seller and the same duties and responsibilities of a limited agent to a buyer except as set out below.
A limited dual agent may disclose any information to one client that is gained from the other, if the information is relevant to the transaction or the client, except that a limited dual agent cannot disclose the following without the informed written consent of the client to whom the information pertains:
- The buyer is willing to pay more than the purchase price offered;
- The seller is willing to accept less than the asking price;
- The motivating factors for any client;
- A client will agree to financing terms other than those offered.
The limited dual agent cannot disclose to one client any confidential information about the other unless required by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.
Hall and Hall Partners, LLP offers dual agency when working with sellers and buyers in connection with the sale of real property but does not offer dual agency when working with landlords and tenants in connection with the leasing and managing of real property.
Common Law Agency
The duties and obligations of an agent under a common law agency agreement exceed the duties and obligations of a limited agent as described in this pamphlet and in Nebraska Statutes, Neb. Rev. Stat. § 76-2401 through 76-2430. For example, a licensee who is authorized by the principal to bind the principal to terms or conditions in a real estate transaction would be a common law agent. A buyer or seller and the real estate broker must enter into this type of agency through a written agreement which specifies the agent’s duties and responsibilities, including the duty of confidentiality and the terms of compensation. An agreement such as this will be subject to the common law requirements of agency applicable to real estate licensees.
Hall and Hall Partners, LLP, does not offer common law agency in connection with the listing of property but does offer common law agency when acting as a landlord’s agent, when duty authorized by the landlord.
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, 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.