MOUNTAIN
VIEW LIVESTOCK FARM
Culver, Oregon
$2,400,000
107.72± Acres
INTRODUCTION
For those passionate about livestock husbandry, Mountain View Livestock Farm offers an exceptional opportunity to own a meticulously developed property designed for both animal care and operational efficiency. Located just outside the agricultural town of Culver in Central Oregon, this 107.72± acre irrigated farm is set against the scenic backdrop of the Cascade Mountains and less than an hour from Bend, with Portland just two hours away. The region is well known for its productive farmland, particularly seed crops, and draws thousands of visitors each year for its recreational access to Lake Billy Chinook.
The farm is currently used to raise and market high-quality alpacas but was designed with the flexibility to accommodate a wide variety of livestock, including horses, sheep, goats, and cattle. Improvements include a 3,400± square foot metalframed home, a large multi-use barn with feed storage, indoor corrals, a dedicated vet room, and an apartment with an upstairs office offering expansive mountain views. A second barn features eight stalls with runs, while a smaller five-stall horse barn provides additional shelter. The property also includes 13 livestock shade shelters and over 30 automatic, heated waterers.
Mountain View Livestock Farm has been engineered with efficiency in mind. There are 29 fenced paddocks, 24 of which are double-fenced, allowing the six-tower pivot irrigation system to pass through without disrupting rotation or containment. This setup allows livestock breeders to isolate select animals for breeding or implement a structured rotational grazing program without compromising irrigation access.
From its excellent condition and thoughtful design to its incredible setting and utility, this farm offers everything a serious livestock producer could ask for. At the end of each day, take in the sunset from the office deck—overlooking your animals, your land, and the snowcapped Cascades beyond.
Mountain View Livestock Farm | Culver, Oregon
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QUICK FACTS
• 107.72± acres with 106.4± acres of NUID water rights
• 3,400± square foot, 3-bedroom, 2-bathroom, steel frame and sided home
• Large livestock barn with tool room, vet room, apartment, laundry room, bonus/showroom, and office overlooking farm and mountains
• Large hay barn with 360 to 400-ton compacity and attached wing with 8 stalls with large runs
• 5-stall horse barn with vet/tack room and Noble stall fronts
• 29 different paddocks with 13 livestock shelters and 30 automatic livestock waterers
• Irrigation applied by 6 tower Valley Pivot, underground sprinklers, and wheel line for limited labor
• Located in a quiet, small farm town of Culver, Oregon, less than an hour away from Bend and about 2 hours from Portland
• Some of the most impactful Cascade Mountain views in Central Oregon
• Minutes away from Lake Billy Chinook and endless recreation
Mountain View Livestock Farm | Culver, Oregon
ACREAGE
• 107.72± deeded acres
The deeded ground of Mountain View Livestock Farm is comprised of one parcel, APN 5348, and Map and Tax lot 131211-00-00100. Property taxes were $7,791.67 in 2024, and 2025 Tax assessments will be provided on November 1, 2025.
The parcel has an elevation of 2,850± to 2,870±, with the lowest point towards Green Drive and the highest towards the center of the pivot. The soils are Madras sandy loam, typical for the area. They provide excellent drainage for forage and have an excellent track record of climate for seed crops.
5 Mountain View Livestock Farm | Culver, Oregon
As the name suggests, the property has impressive views of the Cascade Mountains facing due west. You will see Mount Jefferson, Three Fingered Jack, Mount Washington, Three Sisters, and Broken Top.
7 Mountain View Livestock Farm | Culver, Oregon
IMPROVEMENTS HOME
The Mountain View Livestock Farm home is a steel frame structure with metal siding and roof for low maintenance. The three-bedroom and three-bath home is framed inside with drywall and an open layout. The windows from the large great room/ kitchen open to the fields and mountains. There is a spacious garage and extra storage room for most domestic needs.
Mountain View Livestock Farm | Culver, Oregon
MAIN BARN
All gates on the property will eventually lead into the main barn, as it currently has indoor equipment to process alpacas (but room for any equipment for any livestock), paneled stalls to house animals in need of extra care, toolroom, storage for commodities and feed, a vet room with builtin cabinets, and a break room for employees. The lower floor of the barn is heated via propane and all floors are on concrete unless improved upon the slab. There is an apartment on the lower floor with a bedroom on the upstairs floor. The living space has a full bathroom, kitchen, large bedroom upstairs, and a lower room that can be used for multiple purposes. The county approves this living space as a Farm Help Dwelling. The buyer is encouraged to verify the use of this dwelling with Jefferson County Planning.
The upstairs, not encumbered by the apartment, is comprised of a large open room with plentiful windows and natural light. It is large enough to serve as a large meeting or entertaining venue. The office is directly adjacent to the large bonus room and is fully finished with a sliding glass door out to the patio, showing an epic view of the fields and mountains.
Mountain View Livestock Farm | Culver, Oregon
HAY BARN & STALLS
The hay barn is 40’ x 140’ and has siding on two sides. It can hold 400± tons, depending on hay density. Off the west side of the hay barn is a wing that includes 8 animal stalls with pipe frame and steel hog panel sides. All stalls have openings for the animals to stretch their legs.
HORSE BARN
Sharing part of a wall with the hay/stall barn, this 5-stall barn with a tack room has quality Noble panel sliding doors and a tack room with electricity.
LIVESTOCK INFRASTRUCTURE
Thirty fenced paddocks lie on the property, not counting an additional field watered by a wheel line at the back. The paddocks all have gates that eventually lead to an alley to the barn and facilities. There are Nelson automatic and heated waterers for all paddocks, and 14 of those have shelters. The majority of these paddocks are irrigated via a six tower Valley pivot. The tracks are fenced out for convenience and provide buffers for breeding groups. Inground pop-up sprinklers irrigate the rest of the paddocks.
Mountain View Livestock Farm | Culver, Oregon
RECREATION
Jefferson County is rich in recreation and attractions. The naturalists will enjoy the rivers, lakes, buttes, mountains, and wild areas of the county. You can rent a houseboat from Cove Palisades on Lake Billy Chinook, view Native American artifacts at the Warm Springs Museum, or hike to Steelhead Falls. These are just the tip of the iceberg of the recreational opportunities in Jefferson County.
FISHING
Lake Billy Chinook is a reservoir just north of Mountain View Livestock Farm. This great lake is where the Deschutes, Crooked, and Metolius Rivers converge. It is stocked with largemouth bass, rainbow trout, brown trout, bull trout, and whitefish. However, the reservoir is known for kokane salmon and smallmouth bass, which are plentiful and easy to catch.
Lake Billy Chinook
Steelhead Falls
CLIMATE
Culver has a pleasant climate that is relatively mild for Central Oregon. Sunny for much of the year, Culver receives 11± inches of rain a year, not including snow. Even at its hottest in the summer, Culver is still pleasant due to its lack of humidity. A typical growing season in Culver is 133± days, making it one of the longest in Central Oregon. Winters are mild and very manageable, with rare large snow events.
Climate charts courtesy of https://www.city-data.com/city/Culver-Oregon.html
AREA HISTORY
Central Oregon has a rich history, starting as the home of the Northern Paiute and Southern Sahaptin Tribes before European settlement. Fur trappers were the first Europeans to explore the region, and by the 1870s, settlements had developed; Jefferson County was created in 1914 from part of neighboring Crook County to the east. The area’s agricultural prosperity was due to the railroad development in 1911 and, later, 1930s irrigation projects that led to the creation of the North Unit Irrigation District. Throughout much of the 20th century, the area was known for its lumber industry due to its proximity to the Cascade Mountain forests.
Jefferson County has kept its agricultural roots, but in recent years, its small towns have become bedroom communities of the larger cities in the area, providing homes for remote workers who want to improve their lifestyle with small-town living and recreation.
NEARBY ATTRACTIONS & ACTIVITIES
Short drives from Mountain View Livestock Farm can take you to many fun and exciting attractions. Head north less than 100 miles to ski at Mount Hood (Oregon’s tallest mountain) or south 60± miles to the Mount Bachelor Ski Area. Downtown Bend, known for its shopping, dining, and microbrews, is an easy 45± minute drive. Greater Central Oregon is also blessed with many high-class resorts, including Sunriver, Eagle Crest, Pronghorn, Black Butte Ranch, and more. Central Oregon’s largest music venue, Hayden Homes Amphitheater, previously named Les Schwab Amphitheater, hosts many big-name artists, including Bob Dylan, Dave Mathews Band, and Willie Nelson, just to name a few.
Central Oregon’s event list is extensive and includes:
• Oregon Winterfest (February)
• The Pole, Peddle, Paddle (May)
• Sisters’ Rodeo and Crooked River Round-up (June)
• Sisters’ Quilt Show (July)
• Culver Crawdad Festival (July)
• The Airshow of the Cascades (August)
• Deschutes and Jefferson County Fairs (August)
• Pumpkin Patches at Smith Rock and DD Ranches in Terrebonne (September/October)
• And many more events
Photo not taken on property
Mount Bachelor - photo not taken on property
17 Mountain View Livestock Farm | Culver, Oregon
LOCATION
The Mountain View Livestock Farm is 2.7± miles from the small farming town of Culver, in Jefferson County. The county seed of Jefferson County is Madras, with a population of around 7000±, 12 miles from Culver. Jefferson County is named after Mount Jefferson, the second-highest mountain in Oregon, of which views are prevalent throughout the county. The county is renowned for its seed farming due to its proximity to the median line (between the equator and the pole) and favorable climate. The county’s beautiful landscape transitions from the amazing ponderosa pines to the Great Basin high desert plateau with junipers and sagebrush.
GETTING THERE
From Portland, Oregon: 2.5 hours±
Take Highway 26 for 129± miles to Highway 97 at Madras. Once in Madras, head South on Highway 97. Take a right on SW D St/OR-36. In 9± miles, you will reach Culver.
From Bend, OR: 45 minutes±
Head north on Highway 97 for 33± miles until the slight left onto SW Culver Highway/OR-361. In 2.5± miles, you will arrive in Culver.
From Culver: Please contact the listing agent.
AIRPORT SERVICES
Closest Major Airport: Bend-Redmond (RDM)
Just 30± minutes away, The Roberts Field Airport in Redmond, Oregon (RDM) is the fourth largest commercial airport in Oregon. Direct flights are available to and from Denver, Los Angeles, Portland, Salt Lake City, San Francisco, Las Vegas, Phoenix, and Seattle. It is served by Alaska, United, Delta, and American Airlines.
Closest International Airport: Portland International (PDX)
Portland International Airport is only 2.5± hours from the Mountain View Livestock Farm. It is served by Air Canada, Alaska, American Airlines, Boutique Air, Condor, Delta, Frontier, Hawaiian Airlines, Icelandair, JetBlue, PenAir, Southwest, Spirit, Sun Country Airlines, United, Virgin America, Volaris and WestJet.
Local Airport: Madras
The Madras Airport is considered a “heavy” airport, capable of handling any class of aircraft. Formerly a World War II training base for B-17 pilots, it is now the site for the annual Airshow of the Cascades, the Erickson Aircraft Collection, and the Erickson Aero Tanker that provides support for wildland fire suppression. (https:// www.ci.madras.or.us/community/page/welcome-madras)
19 Mountain View Livestock Farm | Culver, Oregon
View Livestock Farm | Culver, Oregon
WATER RIGHTS
Mountain View Livestock Farm has 106.4± acres of water rights serviced through the North Unit Irrigation District (NUID). Of those water rights, 70.5 acres are Deschutes Water Rights, and 35.9 acres are Crooked River water rights. In 2025, NUID is planning on delivering 2 acre-feet for Deschutes rights and 1 acre-foot for Crooked River rights. Assessment charges for the delivery of the water through the district are $9,200.47 in 2025. For more information about NUID, please visit their website at https://www.northunitid.com.
Of the irrigated acreage, the pivot spreads 68± acres, 14 ± via wheel line, 3.1 ± via underground sprinklers, and 3.61± acres using handlines. Any acreage not watered is applied to the acreage with water systems and is allowed by the district. Domestic and stock water is provided by a community system in the county, Deschutes Valley Water District. For more information on Deschutes Valley Water District, please visit: https://dvwd.org/
Under Oregon law, all water is publicly owned. With some exceptions, cities, farmers, factory owners, and other users must obtain a permit or water right from the Water Resources Department to use water from any source, whether it is underground or from lakes or streams. Landowners with water flowing past, through, or under their property do not automatically have the right to use that water without a permit from the Department; the waters of Oregon are administered by the State of Oregon under a “prior-appropriation” doctrine, first in time, first in right.
Mountain View Livestock Farm | Culver, Oregon
SUMMARY
Mountain View Livestock Farm is currently a premier alpaca farm, but this property could be easily used for many livestock species. The multiple paddocks, barns, facilities, ADU, and office lend to raising livestock and marketing. Central Oregon’s location, climate, and economy have been a proven area for many purebred, seed stock, and niche livestock operators, and when you see this property, you will see why. If you are passionate about raising farm animals as a lifestyle, this could be the dream property you have always wanted.
Mountain View Livestock Farm | Culver, Oregon
Mountain View Livestock Farm | Culver, Oregon
PRICE
$2,400,000 Cash
TAXES
$7,791.67
Please contact Alex Robertson at (541) 420-2394 | arobertson@fayranches. com or Scott Hawes at (541) 419-0770 | shawes@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www.fayranches.com.
Conventional Financing 1031 Exchange
* The seller requests a 120day leaseback after closing the property to market and deliver current livestock.
Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.
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