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THE RANCH AT CAMPBELL CROSSING

Kimberly, Oregon

$2,250,000

405.81± Acres

INTRODUCTION

The Ranch at Campbell Crossing, consisting of 405.81± deeded acres across two separately saleable parcels, presents a rare opportunity to acquire an improved irrigated ranch in the heart of Oregon’s scenic John Day River country. The primary parcel of 365± acres contains productive irrigated cropland and associated agricultural infrastructure, 0.5± miles of Rudio Creek flowing through, and 1.8± miles of North Fork John Day River frontage, which adds outstanding recreational appeal and riparian habitat.

The nearby residence parcel of 40.81± acres provides privacy, views, and additional flexibility. Located between Kimberly, Oregon, and Monument, Oregon, this productive agricultural property combines certified water rights, established irrigation infrastructure, productive cropland, and exceptional natural beauty into a manageable, efficient landholding.

A custom-built 1,822± square foot, 2-bedroom, 1.5-bath residence built in 2010 provides comfortable accommodation in a scenic setting, with sweeping views of the North Fork John Day and Rudio Creek Canyons below and the surrounding hills. Designed to complement the surrounding landscape, the home offers an ideal base for agricultural operations, recreation, or seasonal retreats.

The Campbell Family ownership emphasized stewardship, irrigation efficiency, and habitat enhancement. Significant investments were made in irrigation infrastructure, including diversions, a distribution pond, pumps, buried pipelines, wheel lines, hand lines, and center pivot systems, to support efficient irrigated crop production. Collaborative conservation projects along Rudio Creek improved summer stream flows, enhanced riparian habitat, and contributed to the return of beaver and native fisheries to the drainage.

Whether utilized as a productive ranch, recreational retreat, or long-term legacy holding, the property offers a compelling blend of agriculture, conservation, scenery, and lifestyle within one of Eastern Oregon’s most desirable river corridors.

1 The Ranch at Campbell Crossing | Kimberly, Oregon

QUICK FACTS

• Approximately 405.81± total deeded acres across two separately saleable parcels: 365± farm parcel and 40.81± acre residence parcel located in close proximity to the farm

• Productive irrigated farmland, cross-fenced to aid in crop and pasture management

• 295.9± acres of certified water rights with priority dates dating back to 1885

• Irrigation distribution pond, buried pipelines, wheel lines, hand lines, and pivot irrigation systems

• 1.8± miles North Fork John Day River frontage, and 0.5± miles Rudio Creek flowing through the property

• Custom-built 2-story home in a scenic setting with sweeping views of the Canyons below and the surrounding hills

• Conservation-focused improvements supporting irrigation efficiency and habitat enhancement

• Existing CREP acreage along Rudio Creek and the North Fork John Day River supports riparian habitat enhancement

• Excellent fishing opportunities for smallmouth bass and seasonal steelhead

• Strong wildlife presence, including mule deer, elk, upland birds, and waterfowl

• Located within the scenic John Day River recreation corridor near Kimberly, Oregon

The Ranch at Campbell Crossing | Kimberly, Oregon

ACREAGE

The Ranch at Campbell Crossing consists of two separate parcels that lie near each other and are each separately saleable. Per the Grant County Assessor Reference Number 5503, Map and Tax Lot number 09S26 2400, recently partitioned and containing the irrigated cropland, consists of approximately 365.00 acres, while Reference Number 38904 Map and Tax Lot number 09S26 4200, with the residence, consists of approximately 40.81 acres. The two parcels total approximately 405.81 acres.

The property consists primarily of productive irrigated cropland, associated upland ground, riparian corridors, and scenic canyon terrain located along Rudio Creek and the North Fork John Day River. The irrigated acreage is supported by established infrastructure designed to improve irrigation efficiency and agricultural productivity.

According to available soil information, the property includes Drybed silt loam, Kimberly loam, McCoin cobbly loam, Powder silt loam, Drinkwater gravelly loam, and Sorf-Barbermill-Badland complex soils. Several of these soils support productive irrigated agriculture, while additional acreage contributes to wildlife habitat, open space, and scenic value.

Additional acreage includes riparian habitat areas enrolled in the United States Department of Agriculture’s (USDA) Conservation Reserve Program (CREP), which is managed by Harney County’s Farm Service Agency (FSA). CREP supports streambank stabilization, fish habitat enhancement, and improved water quality along portions of Rudio Creek and the North Fork John Day River.

The Ranch at Campbell Crossing | Kimberly, Oregon

IMPROVEMENTS

The Ranch at Campbell Crossing benefits from established agricultural infrastructure developed to support efficient irrigation and farming operations. Existing agricultural improvements associated with irrigated crop production include irrigation diversions, distribution pond, pumps, buried pipeline infrastructure, center pivot, wheel line, and handline irrigation systems.

The custom-built residence, constructed in 2010, offers approximately 1,822 square feet with 2 bedrooms and 1.5 baths. The home features an open floor plan, natural wood finishes, a mud room, bonus rooms, and expansive windows that capture views of the surrounding canyon and agricultural areas. Outdoor living spaces include a deck designed to take advantage of the scenic landscape.

Located near the residence is a combination dog kennel and storage building that supports both operational and recreational use of the property. The residence parcel provides privacy and separation from the primary agricultural operations while remaining conveniently close to the farm ground.

Conservation and irrigation improvements completed over the years significantly enhanced irrigation efficiency and riparian conditions. Investments in buried pipeline systems and water-delivery infrastructure reduced water loss from evaporation and leakage while improving water management across the irrigated acreage.

The Ranch at Campbell Crossing | Kimberly, Oregon

RECREATION

Grant County, Oregon, is a hotbed of recreation, offering many options for outdoor enthusiasts. The John Day River and its tributaries are popular among water sports enthusiasts for rafting, kayaking, boating, swimming, paddleboarding, canoeing, fishing, and hunting. The Ranch at Campbell Crossing offers a highly appealing combination of agricultural productivity and outdoor recreation within the renowned John Day River corridor. Rudio Creek, or the North Fork John Day River, offers opportunities for fishing, wildlife viewing, rafting, kayaking, and seasonal recreation. The area supports healthy populations of mule deer, elk, upland birds, waterfowl, and other native wildlife. Riparian restoration efforts and conservation-focused management practices have enhanced fish and wildlife habitat throughout portions of the property. The scenic setting, irrigated fields, canyon views, and nearby public recreation resources create an attractive environment for both full-time living and seasonal retreat use.

HUNTING | WILDLIFE

The Ranch at Campbell Crossing lies within the Oregon Department of Fish and Wildlife (ODFW) Northside Unit No. 47, which offers the following hunts: buck deer, elk (bull, cow, or either sex hunts), pronghorn, bighorn sheep, antlerless deer, spring black bear, and Rocky Mountain goat. Bird hunters will also enjoy chukar, quail, turkey, and waterfowl hunting. The Ranch at Campbell Crossing should be eligible for two Landowner Preference (LOP) tags for the 365± acre parcel and 2 tags for antlerless deer and elk for the 40.81± acre parcel. However, there are management variations, as determined from time to time by the ODFW. More information can be found at the department’s website: AVD or by calling the department at 503-947-6000. A prospective purchaser should conduct due diligence on available hunts, current regulations, and the number of LOP tags available.

FISHING

The North Fork John Day River in Northeast Oregon is renowned for its large populations of anadromous fish, including smallmouth bass and steelhead trout. The ranch’s northern boundary runs along this river, offering exceptional fishing opportunities. The Rudio Hole, where Rudio Creek meets the river, is a prime spot for steelhead fishing right on the property. Anglers consider the John Day River one of the best smallmouth bass fisheries in the world, with peak fishing from March to mid-May. Steelhead fishing is excellent below Kimberly, peaking in mid-November.

Photo not taken on property

The Ranch at Campbell Crossing | Kimberly, Oregon

INCOME OPPORTUNITY

The Ranch at Campbell Crossing provides income opportunities for a purchaser, including farming hay, grain, pasture, and other crops common to the area, as well as livestock grazing. An owner can operate the farm or lease it out for crop or cattle production. The residence could be rented out or operated as a vacation rental.

AGRICULTURE

Four center pivots, two-wheel lines, and some handlines distribute irrigation water to historically produce alfalfa, grass, and grain hay for winter feed and irrigated pasture for the ranch’s livestock. Earlyseason irrigation water is diverted from Rudio Creek and transported via a buried pipeline to the ranch irrigation pond until around June 1 or July 1 each year, depending on creek flow. Then, irrigation water is pumped from the North Fork John Day River. The ranch has two pump stations and points of diversion at the river: one 125-horsepower pump and one additional 30-horsepower pump can be used if needed. One 3-tower pivot, one 6-tower pivot, and a wheel line are operated off gravity flow, while a 30-horsepower booster pump supplies the 8-tower pivot, and a 10horsepower booster pump supplies a 3-tower pivot.

CREP

The 365± acre farm parcel has a CREP and a portion of an additional CREP Contract covering approximately 24.92 fenced acres along the North Fork John Day Riverbank and Rudio Creek, with annual income of approximately $2,478.00, to be assumed by the buyer at Closing, subject to the buyer qualifying and FSA approval. The term of the contracts runs to 2037.

17 The Ranch at Campbell Crossing | Kimberly, Oregon

NEARBY ATTRACTIONS & ACTIVITIES

• John Day Fossil Beds National Monument: Home to volcanic lahars, fossilized horses, rhinolike brontotherids, and diverse plant life

• Sutton Mountain: Offers hiking trails popular with fossil hunters and hikers

• Kam Wah Chung & Co. Museum: A historical site from the 1800s, crucial during the region’s gold rush

• Spray Rodeo: Held annually at Spray Rodeo Grounds, triple-sanctioned and popular with families

• Local Events: Including Buckin’ in the Boonies (July), Grant County Fair (August), and Junior Rodeo (September) in nearby John Day

John Day Fossil Beds National Monument

Photo not taken on property

CLIMATE

The farming parcel elevation ranges from 1,880± to 2,200±, while the elevation of the homesite parcel ranges from 2,080± to 2,360± feet above sea level. Kimberly, Oregon, experiences a semi-arid climate characterized by warm, dry summers and cool winters. Annual precipitation averages approximately 16.6 inches of rainfall and 30.2 inches of snowfall, supporting both productive agriculture and year-round recreation.

Climate charts for nearby Fossil, Oregon, courtesy of https://www.city-data.com/city/Fossil-Oregon.html

The Ranch at Campbell Crossing | Kimberly, Oregon

LOCATION

The Ranch at Campbell Crossing, located in Grant County, Oregon, is centrally situated in Eastern Oregon, just south of Long Creek-Kimberly Highway 402 between Kimberly and Monument. The County Seat, John Day, is located about 1 hour and 15 minutes SE of the property. It’s approximately 2.5 hours from Bend, less than 4 hours from Portland, and 4.5 hours from Boise, Idaho. Named after US President Ulysses S. Grant, Grant County has a population of 7,189 according to the 2019 census and is renowned for its rugged landscapes and the scenic John Day River. Originating in the Blue Mountains, the North Fork of the John Day River runs 107 miles to Kimberly, where it joins the main stem. Just 5 miles from the ranch, Kimberly is home to Thomas Orchards, famous for organic fruits and products available at their onsite store.

Redmond Municipal Airport (RDM), also known as Roberts Field, is located approximately 2 hours and 15 minutes southwest of the ranch and offers 14 daily flights to major cities, including Denver, Los Angeles, Portland, Salt Lake City, San Francisco, and Seattle, ensuring convenient travel connections.

Private pilots can opt for Grant County Regional Airport (GCD), just 1 hour and 15 minutes away, featuring two asphalt runways.

Alternatively, Monument Municipal Airport (12S) offers another option with a single asphalt runway. Detailed information is available at AirNav.com, https://www.airnav.com/airport/ KGCD.

The Ranch at Campbell Crossing | Kimberly, Oregon

WATER RIGHTS

The Ranch at Campbell Crossing benefits from substantial certified water rights associated with irrigated agricultural production along the North Fork John Day River and Rudio Creek, including approximately 295.9± acres of certified primary irrigation water rights and 108.9 acres of supplemental irrigation rights with priority dates ranging from 1885 to 1979. Water rights are associated with irrigation from both the North Fork John Day River and Rudio Creek and support the property’s established agricultural operations.

• Certificate #89428 – 16.4 acres – Priority Date 1885

• Certificate #89429 – 110.8 acres – Priority Date 1891

• Certificate #89430 – 83.2 acres – Priority Date 1979

• Certificate #38700 – 109.1 acres – Priority Date 1970

Existing irrigation infrastructure includes irrigation diversions, distribution pond, pumps, buried pipeline infrastructure, center pivot, wheel line, and handline irrigation systems.

Domestic water for the residence is supplied by springs.

For further clarification of the ranch’s water rights, it is recommended that a prospective purchaser engage a certified water rights examiner.

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.

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

A conservation easement does not currently encumber The Ranch at Campbell Crossing, but it does include a very specific easement for The Freshwater Trust (formerly Oregon Water Trust) to access specific areas of Rudio Creek to monitor fish populations and spawning activity. This easement resulted from an agreement with Oregon Water Trust to permanently restore summer flows to the lower two miles of Rudio Creek in the John Day Basin. The Campbell family worked with Oregon Water Trust and the Oregon Department of Water Resources to complete water rights transfers and changes in irrigation points of diversion to allow the drawing of irrigation water from below the mouth of Rudio Creek. This enabled Rudio Creek water to first flow through the creek before being used to irrigate the land, restoring creek flow and enhancing riparian vegetation, thereby improving water quality. A significant investment in the ranch’s irrigation infrastructure reduced water loss from leakage and evaporation, improving irrigation efficiency. The Campbell family also worked with the Monument Soil and Water Conservation District to protect riparian habitat by building fencing to keep cattle out of the creek and planting vegetation to stabilize banks and increase shade. Beavers returned to making their home in Rudio Creek, which resulted in raising the Rudio Creek riparian water table. This highly successful, collaborative project provided a win-win for all stakeholders: improved fish spawning habitat, wildlife habitat, and irrigation efficiency.

Each of us at Fay 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 has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay 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. 27

The Ranch at Campbell Crossing presents a unique opportunity to own an improved irrigated farm and scenic recreational retreat within Oregon’s renowned John Day River corridor. Combining productive irrigated acreage, established water rights, irrigation infrastructure, custom-built residence, and conservationfocused stewardship, the property offers an exceptional balance of agricultural productivity and lifestyle appeal. With Rudio Creek flowing through portions of the property, access to the North Fork John Day River, abundant wildlife, and sweeping canyon views, the ranch delivers both operational capability and outstanding natural beauty. The separately saleable residence parcel further enhances the flexibility and long-term value of this Eastern Oregon offering. You don’t want to miss this opportunity!

The Ranch at Campbell Crossing | Kimberly, Oregon

$2,250,000 Cash

Conventional Financing 1031 Exchange

Please contact Scott Hawes at (541) 419-0770 | shawes@fayranches. com or Alex Robertson at (541) 420-2394 | arobertson@fayranches. com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. 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.

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.