River Run Ranch | Fay Ranches

R IV E R R U N R ANC H Bliss, Idaho $7,650,000 | 530± Acres

River Run Ranch | Bliss, Idaho

INTRODUCTION River Run Ranch: A Premier Organic Investment Opportunity to Support America's Resilience for Food Security Situated on 530± deeded acres within the dramatic Snake River Canyon in southern Idaho, the River Run Ranch blends certified organic agriculture with bespoke Western-style living. The ranch estate features two elegant, custom-built residences—each thoughtfully designed to echo authentic Old‑West character with modern comfort—and robust outdoor infrastructures ready to scale for both productivity and lifestyle pursuits. Ideally located between the growing hubs of Boise and Twin Falls, this property presents a compelling opportunity for investors, agripreneurs, and multigenerational families to join, expand, or diversify into America’s food security.

Key Investment Highlights • • • • •

Certified Organic Operation: Fully certified organic farm and ranch, providing immediate access to the expanding organic market.

Established Infrastructure: Includes two custom-built residences, a 1,300± square foot barn with office studios and workshop, and a 3,000± square foot hangar.

Water Rights and Irrigation: Approximately 280± acres irrigated by pivots, wheel-lines, and handlines, with surface water rights ensuring reliable crop production.

Recreational Amenities: One mile of Snake River frontage with a boat launch and duck blind offers water-based recreation opportunities. Adjacent to BLM land as well.

Multi-Use Potential: Suitable for organic agriculture, multigeneration family farm & ranch, guest ranch, regenerative ranching, agri-tourism, private retreat development, or wellness enterprise.

Strategic Location The ranch is located in a stable and desirable rural investment corridor in the Mountain West. It has strong upside in both land value and income-producing potential.

Investment Opportunity River Run Ranch is more than just a lifestyle asset—it’s a high-value, income-generating property with the flexibility to support multiple investment strategies. Whether your goals include expanding an agricultural portfolio, building a sustainable legacy asset, or spending time with family at the farm-totable, this offering is a sound investment. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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QUICK FACTS • • • • • • • • • • • • •

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530± deeded acres 1± mile of Snake River frontage with boat launch and duck blind Main Home | 2,528± square foot | 3 bed, 2.5 bath | large patio with built-in BBQ | Riverfront | Canyon and waterfall views Secondary Home | 2,000± square foot | 2 bed, 2.5 bath | garage | Custom built by Migration Studios Barn | 1,300± square foot | workshop area | 2 office studios | Bathroom | 1 stall with pasture turnout Hangar | 3,000± square foot Currently operating as a certified organic farm and family compound Room to build more improvements to fit your personal/professional needs and goals, like an arena, event, or horse barn Private gated entrance | tree-lined driveway | fully fenced | crossed fenced A buyer would also have the opportunity to purchase farm and ranch equipment on a separate contract. A list of items available upon request The only house on the Bliss reservoir, it’s like having your own private lake out your door Adjacent to BLM lands, allowing for more room to roam 20 minutes from Bliss, with an exit off Interstate 84, easy access on and off going eastbound towards Twin Falls or westbound towards Boise

River Run Ranch | Bliss, Idaho

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River Run Ranch | Bliss, Idaho

ACREAGE •

530.675± total acres

The ranch is currently operating as a certified organic farm. About 275± acres are irrigated by seven pivots and wheel lines. The rest of the acreage comprises dryland grazing with working corrals, a feed/ dry lot area, and a covered working chute. About 24± acres are of river frontage littoral land, and 10± acres are dedicated to the homesites. The River Run Ranch has unique access to thousands of acres of BLM lands right out of the gate for a person to blaze a saddle horseback riding or blaze a trail hiking, biking, or ATVing.

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IMPROVEMENTS M ain R esidence A custom ranch-style estancia is dramatically perched on a mature landscaped rim overlooking the Snake River Canyon. The open floor plan is highlighted with natural elements and custom features that welcome you to the view. The bright, airy windows make this Western patina come to life with panoramic views of the canyon and farmland. Watch the sky upside down as you cook supper on the pergola-covered outdoor patio with the built-in BBQ. • • • • • •

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2,529± square feet with custom-built features Snake River Canyon and waterfall views 3 bed | 2.5 bath Entertaining patio with built-in BBQ Rock hearth fireplace Energy-efficient windows offering panoramic views

River Run Ranch | Bliss, Idaho

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River Run Ranch | Bliss, Idaho

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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T he U rban C owgirl Migration Studios transformed the ranch’s 1800s bunkhouse by refurbishing the wood planks into a living western work of art, a masterpiece fit for that contemporary chic cowgirl where country charm goes vogue. It’s like the 1880s on the outside and the 2020s on the inside.

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2,000± square feet plus garage 2 bed, 2.5 bath Sustainably designed by Migration Studios Custom kitchen appliances and built-ins Panoramic window views Large walk-in closet with built-ins Glamour cowgirl bathroom

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River Run Ranch | Bliss, Idaho

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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River Run Ranch | Bliss, Idaho

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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B arn • • • • • •

1,300± square feet Workshop Two office studios Bathroom One stall with turnout pasture Spacious lawn area to coordinate a barn event

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River Run Ranch | Bliss, Idaho

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPROVEMENTS H angar •

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3,000± square feet

River Run Ranch | Bliss, Idaho

E quipment S hed •

400± square feet www.fayranches.com | (800) 238.8616 | info@fayranches.com

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RECREATION The owners have enjoyed the recreational pursuits this ranch has offered them, from water sports, boating, horseback riding, hunting, and fishing. This ranch has been a gathering place for making memories.

Living in the Bliss Reservoir area offers the unique experience of having an exclusive private lake right outside your doorstep. With only one house situated on the blissful reservoir, you can relish the feeling of serenity and enjoy the remarkable privilege of calling this breathtaking body of water your own.

• Outdoor Exploration: Bliss is located near the stunning Snake River Canyon, which provides opportunities for hiking, biking, and birdwatching. There are several trails in the area, including the Snake River Canyon Rim Trail and the Billingsley Creek Trail, offering beautiful views and chances to observe local wildlife.

• Fishing: The Snake River is renowned for its fishing opportunities. Anglers can try their luck catching trout, bass, catfish, and other species. There are public access points along the river, and fishing licenses are required. The Hagerman Area is known for its sturgeon fishing opportunities, particularly on the Snake River. The Snake River in this region is home to a healthy population of white sturgeon, which can grow to impressive sizes. Sturgeon fishing in Hagerman offers anglers the chance to catch these prehistoric fish known for their strength and size.

• Boating and Water Sports: The nearby Snake River and its reservoirs, such as the CJ Strike Reservoir, are ideal for boating, water skiing, jet skiing, and kayaking. Visitors can rent boats or bring their own to enjoy water-based activities.

• Hunting: The region around Bliss offers hunting opportunities for various game species, including deer, elk, waterfowl, and upland birds. Hunters must comply with Idaho’s hunting regulations and obtain the necessary licenses and permits.

• Camping: There are several campgrounds and RV parks in the area where visitors can enjoy the natural beauty of the region. Examples include the Bliss Rest Area, which provides overnight camping facilities, and the nearby Miracle Hot Springs Campground.

• Rock Climbing: The Snake River Canyon features numerous cliffs and rock formations that attract rock climbers. Experienced climbers can find challenging routes along the canyon walls, providing a thrilling adventure.

• Wildlife Viewing: The diverse landscape around Bliss supports a variety of wildlife. Visitors can enjoy observing animals such as mule deer, pronghorn antelope, coyotes, eagles, and a range of bird species.

Wildlife viewing is particularly rewarding in the surrounding public lands and nature preserves.

• Winter Activities: During the winter months, nearby ski resorts, such as Soldier Mountain and Magic Mountain, offer opportunities for skiing, snow-boarding, and snowshoeing. Cross-country skiing and snowmobiling are also popular winter activities in the area.

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H unting & W ildlife The owners have enjoyed hunting upland game birds, such as pheasant and quail, on the ranch.

There is also a duck blind for waterfowl hunting.

Unit 46 in Idaho offers hunting opportunities for various game species. Here are some of the species you can hunt in Unit 46: • Elk: Unit 46 is known for its elk population.

Hunters can pursue Rocky Mountain elk in this unit during the designated elk hunting seasons. It’s important to check the specific regulations and season dates set by the Idaho Department of Fish and Game for the most up-to-date information.

• Mule Deer: Unit 46 also provides hunting opportunities for mule deer. Mule deer populations can be found throughout the unit, and hunters can pursue them during the designated deer hunting seasons.

• Upland Birds: Unit 46 offers hunting opportunities for upland game birds such as Hungarian partridge, chukar, pheasant, and quail. These game birds can be found in certain areas within the unit, particularly in suitable habitats such as agricultural fields and shrublands.

• Predators: Unit 46 allows the hunting of predators such as coyotes and mountain lions. Hunting these species generally follows specific regulations and seasons set by the Idaho Department of Fish and Game.

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River Run Ranch | Bliss, Idaho

F ishing Bliss, Idaho, is located near various bodies of water that offer fishing opportunities. Here are some of the fish species that can be found in the vicinity of Bliss: • Snake River Cutthroat Trout: The Snake River, which runs near Bliss, is home to Snake River cutthroat trout. These native trout species can be found in certain sections of the river, offering anglers a chance to catch them.

• Rainbow Trout: Rainbow trout are commonly stocked in rivers, streams, and reservoirs in the area.

Anglers can find opportunities to catch rainbow trout in the Snake River, local creeks, and nearby reservoirs like Bliss Reservoir and CJ Strike Reservoir.

• Brown Trout: Brown trout can also be found in the Snake River and some of its tributaries near Bliss. These fish are known for their wariness and challenging behavior, making them a sought-after catch for fly fishermen.

• Smallmouth Bass: Bliss is located near bodies of water that support populations of smallmouth bass. Reservoirs such as Bliss Reservoir, Magic Reservoir, and CJ Strike Reservoir are known to have smallmouth bass. These fish provide an exciting angling experience, especially during the warmer months.

• Catfish: Various species of catfish, including channel catfish, can be found in reservoirs like Bliss Reservoir and CJ Strike Reservoir.

Anglers can target catfish using different techniques, such as bait fishing or bottom fishing.

• Panfish: Bliss and the surrounding area offer fishing for panfish species such as bluegill, crappie, and perch. These fish can be found in local reservoirs, ponds, and smaller bodies of water. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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AREA HISTORY Both Bliss and Hagerman have maintained their agricultural heritage, and farming remains a significant part of their local economies. Additionally, the stunning natural landscapes, including the Snake River Canyon and the Thousand Springs area, continue to attract visitors who appreciate the historical and natural beauty of the region.

Bliss and Hagerman, both located in Gooding County, Idaho, have unique historical backgrounds. Here’s a brief overview of the area’s history:

B liss • • •

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Native American Influence: Before European settlers arrived, the area around Bliss was inhabited

by Native American tribes, including the Shoshone and Bannock peoples. These tribes relied on the abundant natural resources in the region for their livelihoods.

Oregon Trail: Bliss was established as a stagecoach station along the Oregon Trail in the mid-1800s.

The Oregon Trail served as a vital route for pioneers and gold seekers traveling to the western territories.

Agriculture and Irrigation: Agriculture played a significant role in Bliss’s history. The fertile soil and access to water from the Snake River facilitated the growth of crops such as potatoes, sugar beets, and alfalfa. The establishment of irrigation systems, including the development of canals and ditches, helped transform the area into an agricultural hub.

Railroad and Economic Growth: The arrival of the Oregon Short Line Railroad in 1903 further spurred economic growth in Bliss. The railroad improved transportation and provided a link to larger markets, boosting agricultural production and trade.

River Run Ranch | Bliss, Idaho

Milner Dam and Main Canal Twin Falls Canal Company on t he Snake River

H agerman • •

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Native American Presence: Similar to Bliss, Hagerman's history also includes Native American presence. Native American tribes such as the Shoshone and Bannock inhabited the area, utilizing the resources of the Snake River and its surroundings.

Hagerman Horse Fossil Discovery: Hagerman gained international recognition with the discovery of significant fossil finds in the early 20th century. In 1928, the Hagerman horse fossil, now known as Equus simplicidens, was discovered in the region. These fossils provided valuable insights into the evolutionary history of horses.

Hagerman Valley and Agriculture: Hagerman is situated in the fertile Hagerman Valley, which became known for its agricultural productivity. Farmers in the area cultivated crops such as alfalfa, wheat, and potatoes, taking advantage of the fertile soil and access to water resources.

Hydroelectric Power and Milner Dam: The construction of the Milner Dam on the Snake River in the early 20th century brought hydroelectric power to the Hagerman area. This development provided electricity to the region and helped support agricultural activities.

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NEARBY ATTRACTIONS & ACTIVITIES Hagerman, Idaho, is a small town located in Gooding County, known for its attractive natural features and historic significance. Here are some things that make Hagerman an appealing destination: •

Local Vineyards and Wineries: The ranch is located within the Snake River Valley American Viticultural Area (AVA), a designated wine region. The Snake River Valley AVA encompasses an area in southwestern Idaho, including parts of Hagerman and the surrounding region.

The Snake River Valley AVA is known for its vineyards and wineries, with a growing reputation for producing quality wines. The region benefits from a unique climate characterized by warm days and cool nights, conducive to grape cultivation and wine production. Within the Snake River Valley AVA, you can find several vineyards and wineries that allow visitors to taste and experience local wines. These wineries often have tasting rooms where you can sample various wines, learn about the winemaking process, and even take tours of the vineyards. When visiting Hagerman, you can explore the wineries in the surrounding area, enjoy scenic views of the Snake River and nearby landscapes, and discover the wines produced in this particular wine region of Idaho. Visit https:// www.coldspringswinery.com, https://yknotwinery.com, or https://www.holesinsky.com.

Hagerman Fossil Beds National Monument: One of the main attractions in Hagerman is the Hagerman Fossil Beds National Monument. This unique site preserves an extensive collection of fossils from the late Pliocene epoch, including the remains of ancient horses, mastodons, camels, and other prehistoric creatures. Visitors can explore the monument’s exhibits, join guided tours, and even participate in fossil excavation programs.

Snake River: Hagerman is situated near the majestic Snake River, which offers various recreational

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The Snake River

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River Run Ranch | Bliss, Idaho

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opportunities. The river provides opportunities for boating, fishing, and water sports, such as kayaking and paddleboarding. Anglers can try their luck catching various fish species, including trout, bass, and catfish.

Thousand Springs Scenic Byway: Hagerman is located along the picturesque Thousand Springs Scenic Byway. This scenic route winds through beautiful landscapes, showcasing numerous natural springs, waterfalls, and rugged canyons. The byway offers breathtaking views, opportunities for photography, and access to outdoor activities like hiking and wildlife viewing.

Malad Gorge State Park: Just a short drive from Hagerman, Malad Gorge State Park is a stunning natural area that features deep canyons, dramatic cliffs, and the picturesque Malad River. The park offers hiking trails, picnic areas, and opportunities for rock climbing and rappelling, attracting outdoor enthusiasts.

Hot Springs: The Hagerman area is known for its hot springs, offering a relaxing and rejuvenating experience. Miracle Hot Springs, located near Hagerman, provides natural mineral hot springs pools and private tubs for visitors to enjoy.

Agricultural Heritage: Hagerman and Bliss is surrounded by fertile farmland and agricultural fields, which contribute to the town’s rich agricultural heritage. The area is known for its production of crops like potatoes, sugar beets, alfalfa, and various fruits. Visitors can explore local farm stands, experience rural life, and even participate in farm activities and events. The kids can get hands-on involved through FFA and 4-H programs through the schools. The Y Knot Winery is a 22-mile scenic route drive through the country and is a favorite local restaurant.

Community and Small-Town Charm: Hagerman embodies a friendly and welcoming small-town atmosphere. The town’s close-knit community, local festivals, and historic downtown area create a charming and nostalgic ambiance for residents and visitors alike.

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INCOME OPPORTUNITY River Run Ranch has evolved from a tree farm and Angus cattle operation into a certified organic dairy and family compound. Currently leased to a local dairy farmer, the property offers a rare turnkey opportunity for organic producers, with existing certification already in place—eliminating the typical three-year transition period required for organic status.

River Run Ranch: A Food Security Catalyst 1. Organic & Regenerative Production Platform River Run Ranch is a certified organic operation on 530± acres, with 280± irrigated acres primed for sustainable output. Practices like crop rotation, cover cropping, and livestock integration foster soil health, nutrient cycling, and long-term fertility—pillars of a resilient food system.

2. Supply Chain Integration & Local Food Resilience Ideally located between Boise and Twin Falls, the ranch serves southern Idaho’s markets, restaurants, and CSAs, strengthening urban-rural food networks and local access.

3. Climate Resilience & Water Stewardship With over a mile of Snake River frontage and secure water rights, the ranch supports drought-adaptive irrigation—critical as Idaho faces warming trends and shifting snowmelt patterns.

4. Biodiversity & Ecosystem Services Through organic methods and crop-livestock diversity, the ranch promotes pest resilience, ecological balance, and watershed stability—key to sustainable, reliable production.

5. Value-Added & Community Engagement With two homes, a barn with office space, and a hangar, the ranch supports ventures like farm-to-table events, educational retreats, branded goods, and outreach—enriching local food culture.

6. Food Sovereignty & Economic Impact River Run Ranch reflects statewide efforts in regenerative agriculture and local control, contributing to Idaho’s resilient, producer-driven food systems.

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River Run Ranch | Bliss, Idaho

CLIMATE

http://www.city-data.com/city/Bliss-Idaho.html

The climate in Bliss, Idaho, is dry and sunny most of the year. Summers are hot and dry, while winters tend to be mild and relatively short. The average summer temperature is around 78°F, while winter temperatures rarely drop below 20°F. Rainfall is scarce and mostly limited to the months of April through June, with annual precipitation rates between 9 and 13 inches. The area enjoys almost 300 days of sunshine throughout the year, making it a great place for outdoor activities such as hiking, camping, fishing, and mountain biking. ~ Courtesy of https://www.bestplaces.net/climate/city/idaho/bliss

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WATER SOURCES | WATER RIGHTS The ranch has 1± miles of Snake River frontage and 279.6± acres of water rights through the King Hill Irrigation District delivered by a combination of seven pivots and wheel lines.

MINERAL RIGHTS All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.

CONSERVATION | STEWARDSHIP Each of us at Fay Ranches loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.

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River Run Ranch | Bliss, Idaho

LOCATION The ranch resides off the beaten path along the south side of the Snake River in a rural agriculture community between Bliss and Glenn’s Ferry. Although it feels a world away from it all, it’s only 15 minutes from the town of Bliss and 25 minutes to Hagerman. It’s easily accessible from I-84 off the Bliss exit; Boise is 1.5 hours west, and Twin Falls is about an hour east. The ranch is situated in both Elmore and Twin Falls counties, with the closest amenities in Bliss, Hagerman, and Glenn’s Ferry, all within a 20-mile radius. The Y Knot Winery, a local restaurant, bar, and golf course, is a 30-minute drive.

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River Run Ranch | Bliss, Idaho

AIRPORT SERVICES The River Run Ranch has a 3,000-square-foot hangar and, at one time, a grass landing airstrip. The airstrip has since been planted into a hay field but could easily be reconverted to enjoy a quick getaway off the ranch. A few airports are in the vicinity: • Magic Valley Regional Airport (TWF): Located in Twin Falls, approximately 45 miles southwest of Bliss, Magic Valley Regional Airport is the closest commercial airport serving the region. It offers domestic flights and is served by major airlines. The airport provides passenger services, including rental car facilities, parking, and ground transportation options.

• Friedman Memorial Airport (SUN): Located in Hailey, approximately 75 miles northeast of Bliss, Friedman Memorial Airport is another option for air travel. It primarily serves the Sun Valley area and offers domestic flights. The airport provides passenger services, including rental car facilities, parking, and ground transportation options.

• Boise Airport (BOI): Although located further away, Boise Airport is the largest airport in Idaho and offers a wider range of flights and services. It is approximately 110 miles northwest of Bliss. Boise Airport provides domestic and international flights, and it offers various passenger amenities and ground transportation options. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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SUMMARY The River Run Ranch stands at the ready with 530± organic acres along the Snake River, tucked away in the canyon between the bustling cities of Boise and Twin Falls. There’s a mile of riverfrontage, and miles more to the peace of mind that speaks to folks who value family, freedom, and food security.

The River Run Ranch is an Organic Sanctuary and FARMACY ready to work for you, your family, and/or your business. It has two homes that open up to big canyon sky views, a barn outfitted with office space and a workshop, a hangar for your equipment or aircraft, and room for livestock to handle throughout the seasons.

River Run Ranch isn’t just real estate—it’s an organic food security asset, built to steward soil, empower growers, engage communities, and deliver measurable resilience. It’s where sustainable agriculture meets legacy stewardship.

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River Run Ranch | Bliss, Idaho

For individuals who want more than a balance sheet, here’s the actual cost of return: • A turnkey organic farm and ranch operation that builds resilience in America’s food system.

The organic sector is experiencing significant growth, driven by increasing consumer demand for organic products, government support, and the need for sustainable farming practices to combat climate change and ensure a reliable food supply.

• Secure water rights; the currency of the West.

• A riverfront picturesque canvas with accommodating infrastructures that’s ready to become the next family legacy ranch or agribusiness venture. Think five-star guest ranch host for retreats, agri-tourism, or ranch-style hospitality.

• A legacy estate grounded in fundamental values: self-reliance, conservation, and community. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $7,650,000

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact Dixie Barry at (208) 606-6494 | dbarry@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties, fly fishing properties, and sporting ranches that we have listed, please visit our web page at www.fayranches.com.

NOTICE 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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River Run Ranch | Bliss, Idaho

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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AGENCY DISCLOSURE BROCHURE

This form was prepared by David Halgerson | Fay Ranches - Idaho | dhalgerson@fayranches.com | 208-869-8807

Still have questions? Scan the QR code or visit the website below for consumer resources & common FAQs!

Fay Ranches - Idaho 208-869-8807

This form was prepared by David Halgerson | Fay Ranches - Idaho | dhalgerson@fayranches.com | 208-869-8807

DIXIE BARRY Farm and Ranch Sales Licensed in: ID, OR c. 208-606-6494 dbarry@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com