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Houston Creek Ranch, borders government land and consisting of 464 acres deeded located just 12 miles west of Sundance, Wyoming. Elk hunter’s paradise. This bull was taken on October 25, 2017. The Inyan Kara area is known as the beauty spot of Northeast Wyoming. Only $1,375,000.00. Call Pat Donahue
LIVE WATER & 300 +/- acres joining highway 85 only four miles NE of Four Corners, Wyo. Soldier Creek runs thru the entire property. Trout ponds, elk deer and turkey hunting at its best. Two cabins, commercial opportunities, snowmobiling, campsites and unmatched beauty. Priced to sell at $1,125,000.00. Call Pat Donahue office or cell 605-390-0104.
111.71 acres of hay land and pasture bordering highway 116 just 14 miles SW of Sundance, Wy. Across the highway from Inyan Kara Mountain. Underground electricity, great access and priced at only $229,000.00
Miller Creek Place. Only five and one-half miles NW of Sundance, Wy. 325 acres. Unbelievable views, great roads for access to all parts of the ranch. Presently surveyed into 40 acre tracts with access to each tract. A stone’s throw from thousands of acres of United States Forest Service. Exceptional grass, outstanding building sites and would make a horseman or cattleman’s dream.
160.29 acres located southwest of Sundance, Wyo. Views of the entire northeastern Wyoming. Only two miles NW of Highway 116. Wooded with electricity to the property. Loaded with wildlife and an end of the road setting. If you want the perfect secluded spot for your dream property, do not pass on this listing. Call Pat Donahue for a personal showing. Only $3,220.00 per acre.
Picturesque Southern Hills Custer County Ranch. 540 acres located on Highway 89. This property has a water well, electricity, red canyon walls, privacy, great hunting and 360 degree views of the entire southern Black Hills. This property is ready to be sold at a reasonable price. Call Pat Donahue at the office or cell: 605-390-0104.
We have these and many other listings throughout Wyoming and South Dakota. We have several ranch buyers for big and small properties. If you are thinking of selling make sure you contact Western Properties, 304 Cleveland St., Sundance, Wyoming or call 888-283-1901 or 605-390-0104. 189.8 acres with trees, meadows and unobstructed views of Warren Peak, Inyan Kara Mountain and only one mile to state highway 116. The perfect small ranch. Make a point to see this property. Buy all or part at just $2,750.00 per acre.
serving south dakota and wyoming for over 35 years
Patrick L. Donahue, Broker • 605-390-0104 or 307-283-1901 Shannon LaPlaunt 307-299-0099 • Jeb Hughes 605-645-9090 304 Cleveland St. • Sundance, WY 82729 • patdmndx@aol.com • www.westernpropertiesonline.com TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
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2D Farm
Amerada Divide Ranch
Behl Ranch
Butte County, SD
Casper, WY
Custer Co, SD
PRICE REDUCED
Irrigated farmland in western South Dakota between Belle Fourche and Newell. 161 acres which includes 119 acres of flood-irrigated land with both class three and four soils. Irrigation water is provided by the Belle Fourche Irrigation Dist. Has an electrical drop for RV, Butte-Meade Water line runs along the county road and it has a livestock reservoir. $300,000
NEW LISTING
Hard-grass ranch with 17,147± acres, including 15,540± deeded acres, and a 1,607± acre BLM Permit. Trophy mule deer in the 190+ class range, also excellent antelope habitat. Numerous water sources including 14 wells, several reservoirs, windmills & springs throughout the property. Two sets of corrals and a certified livestock scale. $7,700,000.
NEW LISTING
402 acres with timbered ridges and open pastures. The ranch is situated in the valley east of Elk Mountain. The headquarters includes a three-bedroom double-wide home with recent updates, a detached two-car garage, RV hook-up, corrals, two openfront sheds, and a deep-water well. Convenient location close to Black Hills recreation. $585,000.
Rocky Elk Ranch
Gose Property
Carlson Pasture
Newcastle, Wyoming
Upton, WY
Newcastle, WY
NEW LISTING
In the heart of elk country with 300+ class bull elk. 7,361 deeded acres plus 440 acres of State & BLM. Terrain ranges from creek bottoms to mountain tops with awesome views. Major improvements include new fences, new water tanks, new corrals, and much more after a wildfire in 2012. Black Hills recreational location with trophy elk & live water! $8,100,000.
Private location at the edge of Upton. 6 acres in a wooded setting with mature pine and cedar trees. Three-bedroom ranch-style home with attached one-car garage. Nice fenced yard with a variety of trees. A 30’x40’ shop building is close to the home. Also included is a Grazing Lease on a nearby State section that has been used for horse pasture. $350,000.
NEW LISTING
400 acres of pastureland in hard-grass country between Newcastle and Wright. The terrain consists of rolling prairie pasture with long range views of the surrounding countryside. The property is on a gravel road about 1.2 miles from Highway 450. Here’s an affordable country setting located in the middle of working ranches. $198,000.
Wallace Draw
Rusty Hill Retreat
Kara Creek Divide Ranch
Hulett, WY
Newcastle, WY
Sundance, WY
Secluded ranch in the foothills near Hulett. 1,439 acres including 629 deeded acres, 640-acre State Lease and 170-acre BLM Permit. Cow camp with a well, electricity, shop & corrals. A picturesque landscape with awesome views and privacy. Has Mule Deer and Whitetail. A prime Black Hills recreational holding, hunting camp or private retreat. $1,200,000.
Deluxe horse accommodations and a custom home on 45 acres in the western Black Hills. The one-level home has an open design with 3 bedrooms, 2.5 baths, gas fireplace, jetted tub, and covered patio. Horse barn with box stalls, tack room, wash stall, hay storage and attached guest apartment. Llama shed & horse shelter. $545,000. More land available.
Picturesque Black Hills ranch along Inyan Kara Creek. 2,019 deeded acres and 80 acres BLM lease. The striking combination of topographical features provide spectacular scenery and an excellent environment for wildlife. Creek bottoms, hidden meadows, rugged wooded hills and high plateaus with wide ranging views. Premier setting with live water. $3,450,000
Phone: 307-746-2083 Box 98, Newcastle, WY 82701 Print brochures at ArnoldRealty.com Licensed in WY, SD & MT
Sign up for email property updates at ArnoldRealty.com 2
Homeland FALL 2017
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
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of approximately 1,400 acres currently in cultivation, an additional 1,900 ac. tillable in grass/ hay production and 400 ac. enrolled in the Conservation Reserve Program with the balance in well sodded native pasture. Pipeline water, two sets of improvements, with 3± miles of creek bottom and 460 AUMs grazing lease. This all contiguous ranch is loaded with production potential and priced to sell. A REAL VALUE ON TODAY’S MARKET!
605-791-2300 HewittLandCompany.com 13467 Arapahoe Dr. 13167 Arapahoe Drive 1205 N Harrison #202 Piedmont, SD 57769 Piedmont, Pierre, SD SD 5750157769 605-791-2300 605-494-0205 Hewittlandcompany.com JD Hewitt 605-347-1100
Tyson Hewitt 605-206-0034
194th St. Grass & Hayland St. Orange, Lawrence County, SD 180 acres $595,000
NEW LISTING
SALE PENDING
Nelson Farm Newell, SD 3,620 acres (3,224 tillable with 354 irrigated) $3,610,000
Tanner Hewitt 605-490-7952
NEW LISTING
SALE PENDING
Dan Todd 605-280-9214
Hefner North Unit, Sturgis/Whitewood, SD 405 acres $1,090,250 ($2,690/ac)
Belle Fourche River Irrigated Farmland Belle Fourche, Butte County, SD 116 acres $508,250
Butte County Grassland Newell, Butte County, SD 782 acres $566,950
Tres Crosses Ranch Spearfish, Lawrence County, SD 130 acres $2,150,000
Moreau River Ranch Mud Butte, Perkins County, SD 2,229 acres $1,400,000
77 Ranch Wintering Facility Nisland, SD 38 acres $419,000
NEW LISTING
Because it’s more than just a deal. For more information on these and other properties go to: www.HewittLandCompany.com .
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Homeland FALL 2017
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
THE FLAG RANCH | EAST UNIT 15,300 Deeded Acres in 25 pastures // Updated Improvements
Sioux County, NE - Sandhills Grass Ranch
Thompson Ranch | Sioux Co. NE Near Scottsbluff - Prime Sioux County Nebraska Ranch consisting of 4004.7 acres of Deeded Land. There are Three Large pastures for easy rotation with 3 Windmills and stock tank/one per pasture. Fences are 4 strand Barbed Wire. Easy access all year round. The shallow windmills are approximately 125' deep. Grazing history - tenant ran over 400 head of yearlings during the summer of 2017 with plenty of Grass left over. Listing Price: $2,500,000.00
Strecker Ranch | Morrill NE
Farm/Ranch combination 610.97 acres. 2010 Zimmatic Pivot System with electricity from the Village of Morrill. The farm includes 56+/- acres of farm land under pivot and 4+/- acres of flood irrigated lands. There is 65 acres of water from the Pathfinder Irrigation District. Large seasonal pond and submersible well, with stock tank, provides water for livestock. The land is fenced with both barbed wire and a solar electric fence, which stays with the property. The property has easy year round access and abundant wild game for the hunting enthusiast. Listing Price: $555,000.00
The East Unit of the Flag Ranch is being offered for sale. This 15,300 Acre Sioux County, Nebraska ranch is blocked into one unit located approximately 20 miles North of Scottsbluff, NE. The North and South fork of the Snake Creek headwaters are located on this ranch providing approximately 1,100 Acres of Sub-irrigated meadows. The cattle working and calving facilities are second to none and designed to handle cattle in a stress free environment with a minimum of help. The centrally located headquarters has housing for the ranch manager as well as housing for the employees. A second set of improvements with living quarters are located near the East boundary of the ranch. The ranch is fenced into 25 various sized pastures to provide for easy pasture rotation. A shallow water table allows for watering sites to be placed in desired locations. The Flag Ranch East Unit is located in the heart of Sioux County’s rolling pasture land that is long known for being some of the nation’s best -
All Deeded in 1 Block
25 Pastures
“Cattle Country”
Stocker, Cow/Calf, Bred Heifer, Livestock Enterprises
Premier Properties 1942 East D Street - Torrington, Wyoming
www.wyo-realestate.com 307.532.4447 - Toll Free: 1.888.532.4447
Bob Van Newkirk Listing Agent
307.532.1596
bob@wyo-realestate.com
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
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SERVING THE LIVESTOCK INDUSTRY FOR FIVE DECADES 1501 5TH AVENUE, SUITE 101, BELLE FOURCHE, SOUTH DAKOTA 57717
1 (877) 347-9100 | (605) 723-7001 | (877) 347-9126 (FAX)
SUBSCRIPTIONS:
1 (877) 347-9100 Publisher: SABRINA “BREE” POPPE Cell (605) 639-0356 | Office (877) 347-9104 spoppe@tsln-fre.com GM of Sales & Marketing & Fieldman: DENNIS GINKENS Cell (406) 670-9839 | dginkens@tsln-fre.com Editor: CARRIE STADHEIM cstadheim@tsln-fre.com Digital & Sections Editor: MARIA TIBBETTS mtibbetts@tsln-fre.com AG DIVISION Audience Engagement Coordinator: LIZ BANMAN: (970) 371-9073 lbanman@tsln-fre.com Fence Post Editor: RONA JOHNSON rjohnson@thefencepost.com Graphic Designer: CHRISTA VANDYKE Cattle Marketing Assistant & Nebraska Territory Account Manager: CARISSA LEE: (877) 347-9114 | clee@tsln-fre.com Special Projects Coordinator & Account Manager: DIANNA PALMER: SD–N. of I-90 West of the River (605) 423-6045 | (877) 347-9112 dpalmer@tsln-fre.com Account Manager: SUSAN CABLE: SD–S. of I-90 Rosebud East Territory (605) 840-1986 | (888) 648-4449 scable@tsln-fre.com Major Accounts Manager: SARAH SWENSON: Wyoming & Montana (303) 710-9254 | (855)370-0539 sswenson@tsln-fre.com Nebraska Account Manager: GAYDAWN ROGERS (970) 301-2190 | grogers@thefencepost.com Greeley/Fort Collins Account Manager: MARY ROBERTS (970) 301-2192 | mroberts@thefencepost.com Southeastern & Western Colorado: CHRISTINE MCGEE (970) 301-2191 | cmcgee@thefencepost.com
Contents 8
18 Restrictive Covenants BY KATHY PARKER
26 More than a Pest: Noxious Weed Control BY CURTIS DOUBET
32 Death & Taxes: Nebraska’s Property
Taxes Affect Property Sales
BY RUTH NICOLAUS
40 A Rancher’s Dream Mudroom BY AMANDA RADKE
46 On the Market: Buyer-Friendly Homes BY MARIA TIBBETTS
63 Advertiser Index
CLASSIFIEDS: CLASSIFIEDS@TSLN-FRE.COM
MAINLINE: (877) 347-9122
COPYRIGHT 2017. ALL RIGHTS RESERVED. ERRORS: The Tri-State Livestock News & The Fence Post shall be responsible for errors or omission in connection with an advertisement only to the extent of the space covered by the error. Opinions stated in letters or signed columns do not necessarily reflect the official opinion of Tri-State News.
Homeland FALL 2017
What Happens When Cows Go Away?
BY MONICA GOKEY
Foothills-West Colorado: DEANNA LEVINE (970) 590-0412 | dlevine@thefencepost.com
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FALL 2017
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
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*For complete warranty, safety and product information, consult your local Kubota www.kubota.com dealer and the product operator’s manual. Power (HP/KW) and other specifications *Forbased complete warranty, safety or andrecommended product information, consult your local Kubota are on various standards practices. **BX2370 and BX2670 dealeronly. and Optional the product operator’s manual. Power and other specifications models equipment may be shown. © (HP/KW) Kubota Tractor Cooperation, 2016. are based on various standards or recommended practices. **BX2370 and BX2670 modelsAND only.BUSINESS Optional equipment may be shown. © Kubota Tractor Cooperation, 2016. PHOTO COURTESY OF MONTANA OFFICE OF TOURISM DEVELOPMENT. TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
What happens when cows
GO AWAY?
By Monica Gokey
T
he reasons to buy a ranch are as varied as the selection of properties up for sale. But for many buyers, the beauty and aesthetics of a piece of property are key selling points.
Maintaining the integrity of a landscape over time can be a tricky job, that many land buyers don’t fully understand, and that has far-reaching consequences. As land use changes, so does the land. Removing cows (or sheep) from a landscape kickstarts a set of ecological changes. Tall, lush grasslands gradually give way to shrubs and trees. It’s a natural transition that takes decades. When working ranches become leisure properties or subdivisions, the process is put in motion. Fourth-generation rancher Beth Robinette of the Lazy R Ranch in eastern Washington has watched this change — called
“ecological succession” by biologists — play out on a neighboring piece of land. If you stare down the fence-line separating the Robinettes’ working cattle ranch and a neighboring subdivision, the differences are stark. Robinette guesses the subdivision next door has been cattle-free for at least 50 years. On Lazy R side, you see an open forest with tall grass (see photo). “That’s where we’ve been managing with grazing,” she adds. On the other side of of the fence there are fewer trees, “but the notable thing there is pretty solid brush. It’s maybe 3-4 feet high
Viewing cattle as not just a consumer of a resource, but as a management tool can diversify management options for landowners with non-agricultural goals.
PHOTO BY BETH ROBINETTE, LAZY R RANCH.
PHOTO BY BETH ROBINETTE, LAZY R. RANCH
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
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and you can’t walk through it.” Shrubs like nootka rose, teasel and snowberry dominate the subdivision side. Over time, those plants occluded the grasses. In other words, the relationship between grazers and grasses is intimate: you need one to have the other. And to truly understand this relationship, it helps to rewind a couple million years. North America’s grasslands evolved alongside a series of dominant grazers — first, mastodons and mammoths. In more recent history, bison roamed the prairie in massive herds, chomping up grass in what modern pasture gurus call a high-density grazing pattern.
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North Dakota State University professor and grassland ecologist Dr. Kathryn Yurkonis points to disturbance as a key element of grassland health. “Grazing is one flavor of disturbance,” she explains. “You need to have biomass removal pretty regularly,” which is a service cows and sheep offer when they graze. “Fire is another flavor of disturbance,” Yurkonis adds. She points to the southern Plains, where ranchers have eagerly embraced fire as a pastureenhancement tool. (That management strategy is called patch-burn grazing. It, too, has roots in bison-era times.) “Fire helps release nutrients and get rid of some of the standing stuff maybe a cow doesn’t want. When you have that fire, you suddenly have a clean
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
slate,” Yurkonis says. “The fresh new grass that comes up is the candy — or the Snickers bar. That fresh new regrowth attracts a lot of things to come eat it.” Zoom forward to the present: Fire plays less of a regenerative role across North America than it once did. And since the continent’s massive herds of bison were hunted to near extinction, cows and sheep have become the surrogate grazers, albeit in smaller numbers. “Grasslands are substantially different than in the bison era,” Yurkonis says. The changes that’ve taken place across North America on a large scale since the settling of the West are emblematic of changes that take place on a micro scale when working ranches become nonworking leisure properties or subdivisions.
A fenceline splits the Lazy R Ranch in eastern Washington from a neighboring subdivision. Grass dominates the left side of the photo, a working cattle ranch. Shrubbery dominates the right side of the photo, the subdivision.
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
PHOTO BY MATT VINCENT
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AN ABUNDANCE OF GRASS IS THE RESULT OF DELIBERATE MANAGEMENT DECISIONS. PHOTO BY BETH ROBINETTE, LAZY R RANCH.
In realtor Tate Jarry’s experience, buyers on today’s market for ranch real estate are looking to keep a foot in the best of both worlds. The associate broker for Live Water Properties in Jackson, Wyo., says most buyers he works with intend to keep some aspect of a working property working. “The main focus for our buyers isn’t straight recreation,” Jarry explains. “There needs to be some ag component, or a tax break, something that lets [a landowner] generate income.” Many of today’s buyers are interested in expanding their land holdings — especially in irrigated land, or property adjacent to public land. Jarry guesses about 95 percent of the ranch properties he sees are cash sales — and the average sale is well into the seven figures. “There’s an old adage, ‘these ranches don’t wash their face,’” Jarry says. “Back in the day we had
PHOTO BY MATT VINCENT
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
these huge cattle ranches because you could buy land with cattle. That doesn’t happen anymore.” Jarry finds it’s rare anymore to find buyers who want to move to rural America and live there yearround. But a remote home for six months of the year with some income-generation potential? That has good value in today’s ranch realty market. One of the first things Jarry does after a sale is introduce the buyer to the local NRCS office. The National Resources Conservation Service, under the wing of the USDA, helps landowners (including farmers and ranchers) with on-the-ground technical assistance. The agency also oversees a handful of programs that incentivize habitat conservation. Grassland ecologist Dr. Yurkonis is also quick to point landowners to public agencies like NRCS. “It’s especially important for people who aren’t tuned into production,” Yurkonis says. “People are buying a property because they appreciate the beauty and aesthetics of the landscape. What needs to happen with that kind of a purchase is maybe an extra effort to be a steward of the land. There are a lot of resources for those people.”
terminated. With no grazing, haying, or burning, those sites are changing, noticeably with more shrub and tree growth. Yurkonis’ enthusiasm is palpable when she talks about reintroducing grazing and fire to the Oakville Prairie. The research site is a grassland scientist’s dream — it’s virgin in the sense that it’s never been plowed or been put under heavy agricultural use. But without grazers or fire, the Oakville Prairie, too, is slowly changing. Restoring it to tall grass prairie is an incredible research opportunity, she says. At the Lazy R in eastern Washington, rancher Beth Robinette doubles as a certified field professional in holistic management — a ranching philosophy that capitalizes on the unique ecological relationship grazers and grasslands. She can visualize restoring the property next door.
Yurkonis herself has her hands on a particularly exciting piece of property to steward. The Oakville Prairie is a 1,000acre research site owned by North Dakota State University. “Faculty realized it needed some kind of management to maintain its ecological integrity,” Yurkonis explains. The Oakville Prairie has remained relatively untouched since the 1960s. Yurkonis points to grasslands across the West that’ve sat idle since bison were exTRI-STATE LIVESTOCK NEWS | THE FENCE POST
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g n i c Ba&lanCattle Elk
H
unters want more elk. Ranchers want fewer elk. It’s a standoff that’s battered wildlife managers across the West. “Elk currently reside in ecologically incomplete parts of their historical range,” says North Dakota State University wildlife biologist Dr. Jay Boulanger. Despite a reduction of their historical habitat, elk are successfully carving out their own little niches in a modern West. Some populations of elk are finding safe harbor where there once was none. A rancher might want elk numbers kept in check, while a leisure property owner next door may enjoy hosting elk for aesthetic reasons. That has conflicts between elk and ranchers are on the rise in many parts of the country. It comes at a time when wildlife managers are increasingly unable to rely on hunting pressure to control elk numbers. A 2017 U.S. Fish and Wildlife survey shows a 20 percent decline in big-game hunters over the past five years. On the flip side, wildlife watching and photography is the fastest growing wildlife-related activity.
“We know that elk and cattle can co-graze where they overlap. Research shows that relationship is good for elk,” Dr. Boulanger says. “The cattle are the ones creating the nutrition. If there were no cattle around, elk might not be able to keep up with their nutritional needs -- habitat [succession] would catch up to the elk. Cattle have taken over for the bison in today’s modern world.” “Ranchers are in a tough situation. If cattle ranching improves habitat, you might have more fit elk. Then you might have more elk,” Boulanger says. The downside for cattle producers is two-fold: elk are carriers of bovine brucellosis, and they’re increasingly competing with cows for winter feed. A study published over the summer showed that female elk learned to dodge hunters -- a skill that improved with age. Wildlife biologists like Dr. Boulanger wonder whether that type of behavioral learning is also at play when elk develop regional savvy about where to find food, or where to hide out during hunting season.
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Homeland FALL 2017
“And then you really time your grazing with the health of the species you want to encourage. Want more grass? Plan grazing so as not to put too much pressure on it.” The take-away here is that new landowners should plan to manage for what they want. Visualizing a property 10, 20, or even 30 years into the future can help inform the on-the-ground decisions of today — decisions like whether or not to lease ground to a local rancher to keep pastures open, to manage for timber, or any other desired qualities on a landscape.
915 Main St ▪ PO Box 100 Bridgeport, NE 69336 1-888-400-1150 Kraupie@farmauction.net
We understand that you only have ONE CHANCE to sell property that has been an IMPORTANT PART OF YOUR LIFE.
Check out our current listings and learn more at The Website that Says It All... 14
“If I was going to transition that brushy area back to grassland, I’d start with goats to knock that brush back, then high-density cattle to trample that brush and open the canopy for grasses to come up,” Robinette explains.
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5 Sections Issue 7 Volume 53 •
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25TH ANNUAL
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ANGUS ASSOCIATION
Organization names Texa s native its new leader
C1 AG Pride 2016
HORSE ROUNDUP 2016
AG Pride 2016
G YEARLIN BULLS
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ANGUS
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TEACHING OF THE HORSES
UW equine program seek s to expand opportunities
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OUTSIDE CIRCLE Sad news come s as Wyoming horse breeder passes away
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Veteran Salute: Richard Palczewski
The only one of four brothe “see action” rs to in ard Palczewski,World War II, Richbackground gave91, said his ranch in the U.S. Navy. him an advantage “I got to run and I only had this landing craft ucation.” Palczean eighth grade edwski said whenhe menti oned his limited education to one of his superiors, the respo nse was “I know, but you have common sense.” Palczewski One brother, Carl, also served the second Worldin the Navy during left home soil, War but he never chanic station working as a meed in Palczewski spent Florida. his young years helping his family on the ranch west of Haley, North farmin the extrem Dakot e southwest corner a the state. of At the age of to herd sheep twelve, he was hired for of Ralph, South a big outfit south Dakota. “I was suppo sed ling ewes away to keep the yearfrom the lambi ewes. I didn’t ng have a horse or a dog, just my feet.” lar per day plusThe job paid a dolMeals, Palcze “room and board.” wski said, consis ted
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15 • 1:00 pm February 12,• 20 605-645-9569
Selling
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WE REMEMBER
l soon. Lako ta Triba The Oglal a June 11, 2013, Council voted ance 13-21, that to adopt Ordin 1,000 head of uce the would introd South Unit of buffalo to the nal park, part of By Amanda Radke Badlands natio Indian Reserfor Tri-State Livest A quick snapsh ock News ot of current the Pine Ridge Unit is manScott says 400 pound steers prices at press time, the vation. The South cwt; 500 pound are bringing ership with $260-275/ lose to 3,500 steers are $220-2 aged in partnService (NPS). pound steers 40/cwt; and 600 are $205-220, moved throu calves the National Park respectively. ted “We are just direc gh the That ordinance Affairs to nosale ring at at the sale barn,getting started on our fall n calf run Herr and India our peak will eid and Decem grazBureau of Live stock be in November ber,” he said. who held the Auct ion the cow-ca “Things are pretty (HLA) on Octo tify ranchers lf guy
FARM MINUTE
RANCHING LEGACIES
ock News
Saturday, Novem .com and www ber 7, 2015 .facebook.com /tsln.fre
Volume 53 • Issue 44
g By Maria Tussin r Assistant Edito the South Unit Ranchers in are National Park of Badlands . Their sigh of relief by breathing a be replaced e not cattle will buffalo anytim tribally-owned
S WEEK
INSIDE THI PASTOR IN E THE PASTUR
Tri-State Livest
ne: www.tsln
ber 7, 2015
rs Tribal ranche regain South Unit leases on Badlands
Progr dent of Beef
ROUNDUP IN THE SKY
Enjoy us onli
Saturday, Novem
aude Hamilton-M By Heather ock News for Tri-State Livest cers, states produ ® For western Stock Show Hills are the Black chance to compnew (BHSS) is a bly buy a chute s, possi and price bulls. ng geldi ranch that typically It’s a social eventess transaction includes a busin for those on the ver, , or two. Howe the vendor table other side of show stick, it is or saddle horn to engage with an opportunity while community the ranching eting in one comp or in attending ier stock shows of the prem is the country. ing customer “The ranch and of the BHSS, the foundation I’m involved in it’s the only deal that kind of meet can I r where horse traine customer,” said mers custo r. “The evJamie Stove your rancher, at BHSS are types who have oy eryday cowb they breed each 10 or so mares horse pick a stud to year. If they it’s mares, to use on thoses a really nice raise themselve
tion to give es new evalua lls Genex launch fertility of bu on ta da s er produc heim, Editor . migh havoc on “Open!” unced open little more oftenis. the mostWhen prono ultrasound doing it a bull, that It is perhaps -lett er or Blaming the is by the vet him, dedrea ded fouruage of technician, often the cowShe Or maybe thanking dual. was thin. on the indivi word in the lang e pending blamed. “She x recently decalving. Mayb t In fact Gene had trouble ranching. program didn’ rch up she t resea a and veloped much Ran king righ sale she’s racist mine just how bull bull like that bull.” were bred to deter t the there with blame or credi When cows ping day, day and ship her preg- using artificial inseminad take. le al- shoul ex is pleas ed to the day a ranc can be tion, the list of possib “Gen heck, the first even longer. nancy tests ibis becomes was bad that launch PregC most evaluation in ’s ity er year fertil “The weath on sire one of the said Brad she slipped beef industry,” day. I think was loud the on, the company’s Beef stressful. e profit ice. The help Johns A ranch’s entir on the the spooked the cattle. I Product Development Mans and of potential relie cows to think we got a bad batchwas ager. put a lot of “Genex has ability of the raise a semen. The techn” ician to 18 The list the last 12 and ced... in erien uce effort prod r fertility back inexp be endless. hs to gathe could calf, then come times do mont get pregBut how many ity of the into heat and a short fertil in we blame the nant again . bull? Genex on Page A2 Presi See time of Vice d perio Asso ciate e but any ams with
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Homeland FALL 2017
15
Co n Se sid Ca llin eri ll U g? ng s!
New
For tL
Ray m
er
nesb
urg
• Totally remodeled and as nice as can be!
n
14211 CR 22
9447 CR 26
• A variety of grasses including Buffalo, Gramma, Crested Wheat, and others
• 5 bd/6 ba, complete w/courtyard, saloon, &professionally landscaped.
• 12 stall barn w/2 tack rooms, wash area, office & foaling stalls
• Very conservatively grazed, Seller has run 125 pair year round
• Barn w/ stalls, pipe runs, lg tack rm, apartment, feed rm, auto waterers
• Pipe runs w/automatic waterers
• 100x48 shop (40x48 w/concrete floor and heated), 100x40 loafing shed, 100x40 calving barn
• 100ft shed w/ feed ally pipe runs, multiple sheds
• 2 homes, including 2008 2500sf home on basement and second home for hired help
7648 CR 65
upto
n
62250 CR 130
• 1920 ac grass ranch w/120ac irrigated under pivot
Kee
For tL
upto
• 75 units in the Pawnee Grazing Assoc. and a 640 ac State Lease
• Amazing mountain views from Executive CUSTOM home, situated on 50 +/- acres.
• 150’x300’ outdoor arena w/ return ally & cattle pens
• Exceptional equine facility situated on 57+/- acres
• 150x300 arena, return alley and cattle pens • Bring your horses & toys and build your dream home!
Lar ami
• Must see property in a great location just off Hwy 85, I-25 & I-76!
e, W
• 3 bdrm home on 3+/- acres • Hardwood flr, tile, stainless appliances and open floor plan, with all new everything!
Plat
Y
tevil
• Nice barn with pipe runs and a shed
le
• A park like setting with mature trees and views that are unbelievable!
Rocker A Arena
• Complete 44-acre equestrian property
Ker sey
• Beautiful 4,044 sq. ft. 4 bd/4 ba Brick Home
17688 CR 29
• Secluded setting with mature landscaping and pipe fencing • Open living area w/ 4 bd & 2 offices, Granite throughout • 30x14 Trex deck, 2-car oversized garage
32291 HWY 14, Ault
• Over 2000 sf home with 3bd/2bath
• 140’x220’ indoor arena w/office, ba, kitchen, stalls, runs, lots of extras!
• Large garage/mud room
• Lg shop/garage w/overhang & runs
• 4.8 acres with outbuildings
• Ideal equestrian operation, boarding/ training facility & priced to sell!
• Easy commute to Greeley/Ft. CO
• 38x40 shop, 24x48 hay shed w/tackroom
20634 CR 53
• 3 bd/2 ba newer home on 5+/- Acres • 36’x48’ Shop/Barn
• Co-listed with John Stratman, Mason & Morse
• 3-12x24 concrete & metal sheds w/6 pipe runs & auto waterers • Excellent grass pasture for horse or 4-H projects
• Pipe pens & 2 pastures • Extremely clean & move in ready!
Ker sey
Aul t
LAND COMPANY
(970) 351-8777 • 1813 61st Ave. #200, Greeley, CO 80634
Specializing in Farms, Ranches & Rural Properties. TBD CR 53 TBD Hwy 14
• 34+/- acre parcel with a domestic well included • Electricity/access road both along the entire West boundary
• Hard to find building site in the Kersey school district minutes from town
LARIMER WELD AND WINDSOR RESERVOIR WATER SHARES
• Parcel is located in a neighborhood surrounded by nice homes
• This building site is fully fenced
• Access is from paved road which has a power & water line allowing for minimal off site utilities
• Potential to build house with a walkout basement
• The West side of the lot has place for a West facing walk out.
We currently have a buyer for both Larimer Weld water and Windsor Reservoir water. If you are considering selling, please call Trevor at 970.978.0800
• Has excellent grass cover
www.orrland.com Tammy Ellerman: (970) 539-8778 16
Tomm Owens: (970) 381-9909
Homeland FALL 2017
Trevor Thiel: (970) 978-0800
Chad Wahlert: (970) 380-3496
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Greg Smith: (970) 443-5527
Sarah Woodland: (619) 890-8101
Spencer Keirnes: (970) 539-2123
Hud
Gill
son
LAND COMPANY
(970) 351-8777 • 1813 61st Ave. #200, Greeley, CO 80634
4402 CR 49
• 40 fenced acres with great views & pond • Horse barn, tack room, feed room, custom stalls, & wash rack
Gre
LaS
• EXCELLENT HUNTING in the most convenient location
• 1893 sf Finished • 951 sf Garage
• An abundance of Turkey, Grouse, Ducks, Geese, Deer and other wildlife
• 3.60+/- Acres
• This property controls both sides of the South Platte River for over 1/4 mile
Gre
eley
Wig
gins
• Sets 1/2 mile off of public road and very secluded.
TBD
• SWC of Hwy 392 & WCR 35
Hud
son 4828 CR K
• True MUST SEE in Morgan County • Beautiful 5bed, 3ba Ranch Style on 10 acres
• Beautiful 10 acre building site to build your Dream Home! • Great views located off of paved roads with walkout basement capability. • No HOA or covenants! Easy access to Denver and DIA • Electric to corner of property and existing Domestic Well Permit.
• Immaculate and ready for all of your toys! Hay production to boot!
eley
• Ranch Style Custom Home
• Only minutes from Greeley and La Salle
TBD CR 45
• A place to Build your dream home!
Gre
COMING SOON- 13006 CR 66
• 48 X 84 Shop with 2 14 foot overhead doors 16 foot sidewalls and covered patio.
• Rough in in loft area for additional bath, and bedroom.
• Too many custom features to list – A MUST SEE!
TBD CR 394
• Located on 10+ acres off paved road a car lovers dream!
• Includes an apartment (man cave) with partial kitchen, wood stove, 1/2 bath, living room and bar.
• Shop, multiple sheds, pipe 150 X 300 arena, pipe runs, multiple turnouts & pastures
eley
alle
26641 OWL CREEK LANE
• Stunning 5 bdrm/4ba CUSTOM home
Specializing in Farms, Ranches & Rural Properties.
• Top shelf shop large enough for RVs, semi, animals, horses or your toys
• Eagle View Farms at Seeley Lake, 24 approved lots/63 acre PUD ready for development
16490/16510/16502 HWY 392
• 1.75 +/- acre lots are situated east of Seeley Creek greenbelt & north of Seeley Lake
• 3 Lots available in Eagle Ranch at Seeley Lake
• Vast open space and majestic Rocky Mountain views to the west
• Horses allowed
• Where luxury meets country!
• Private gated estates
• Eagle View Farms is truly a refreshing country escape.
• Co-listed with Charles Keirnes, Keirnes Land LLC
• Co-listed with Charles Keirnes, Keirnes Land LLC
• MANY CUSTOM FEATURES • Mature landscaping, trees, sprinkler system, southern exposure, fenced in pasture, loafing shed
• Lots of 2.28 to 6.70 acres +/-
Gill
Gre
• Shop includes active Veterinary Clinic, office space and kennel
eley
Hud
son
LaS
alle TBD CR 55
13008/13010/13012 CR 66
• Mountain view properties starting at 2.5+ Acres • 3 Lots available
TBD CR 2 TBD CR 40
• GREAT LOCATION off paved roads to build your dream home!
• Private/Secluded with convenient access to city amenities • Residential/Ag Zoned
• Fully Fenced
• 67+/- acres located just minutes from Downtown Denver and DIA
• Windsor School District
• Incredible views and room to enjoy your lifestyle!
• Bring your own builder or we can suggest our preferred custom builder
• 9+/- Acres
• Sub-Irrigated Pasture • Easy Access to Hwy 34 & I-76
• Great opportunity to own this 17+ acres planted in new alfalfa. • Includes 2 shares of Owl creek, 1 share Nazarene and 1 share West Cut carrying rights. • Production is high on this farm with room to build your dream home off of paved road.
www.orrland.com Tammy Ellerman: (970) 539-8778
Tomm Owens: (970) 381-9909
Trevor Thiel: (970) 978-0800
Chad Wahlert: (970) 380-3496
Greg Smith: (970) 443-5527
Sarah Woodland: (619) 890-8101
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Spencer Keirnes: (970) 539-2123
Homeland FALL 2017
17
Restrictive
Covenants 18
Homeland FALL 2017
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Understanding and protecting your investment: Restrictive covenants and conservation easements By Kathy Parker
C
ovenants on a piece of property can prevent the owner from having the chickens they’d like, but it can also keep one from having to deal with a neighbor’s junkyard. It all depends on the covenants and how they’re written. Making sure you know exactly what covenants govern a piece of property before you buy it can prevent heartache and misunderstanding down the road. Deed restrictions, also known as restrictive covenants, are restrictions contained in a deed that limit property use and what can be built there, according to www.definitions.uslegal.com. Deed restrictions usually can’t be removed without the express consent of anyone who benefits from the obligation. For instance, if a piece of property has a deed restriction that no chicken houses, hog houses or mobile homes can be placed on it, everyone with adjoining property would have to agree to get it removed. Deed restrictions usually stay with the property, no matter how many times it changes ownership, according to www.bsmlawpc.com.
Generally, deed restrictions are not permanent unless “appurtenant” to nearby land, which means they must benefit nearby land and run with the title to both properties. Otherwise, those restrictions are only enforceable during the lifetime of the grantor (seller) of a piece of land. A land trust cannot transfer a simple deed restriction to another land trust or public agency. The biggest weakness of deed restrictions is if there is no third party that can be designated to monitor and enforce the restriction. The law limits who can enforce the restriction and the length of time it may be enforced. Deed restrictions are impacted by common law as interpreted by court decisions, according to www. landchoices.org. Those decisions have resulted in significant drawbacks for deed restrictions. The
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
19
When considering buying or selling a piece of property, the covenants can be both a pro and a con, depending on how they’re written and the goals of the buyers. case law of most states requires the courts to resolve any ambiguity in the interpretation of a common law deed restriction in favor of the less restricted use, but restrictions can be terminated by a court based on economic hardship or impracticality without regard to public benefit. Deed restrictions typically attempt to ensure a particular level of land use. Enforcement of restrictive covenants for rural land generally depends on legal action by individuals rather than government enforcement. Problems arise from restrictive covenants when a land buyer is uninformed, so find out first. An abstract (title) company can—and should—perform a title search anytime a title changes hands, ferreting out any issues and covenants attached to the title. They are licensed and bonded, so if the company makes a mistake, it is their job—and expense—to fix it. It’s much cheaper in the long run to pay for a title search so a buyer can be sure of any restrictions that are attached to a piece of land that will follow it no matter who is the owner. “It (deed restriction enforcement) will depend on the terms of the restriction,” said Scott Odenbach, a real estate and business attorney in Spearfish, South Dakota. He is also the managing broker for Library Tree Properties in Spearfish.
Conservation Easements Conservation easements will also dictate land use and have an effect on the land’s value. Government agencies or nonprofit organizations pay landowners for the easement, according to www.nrcs.usda.gov. A conservation easement is a type of deed restriction voluntarily placed on land to protect resources such as
20
Homeland FALL 2017
agricultural land, ground and surface water, wildlife habitat, historic sites or scenic views. Deed restrictions are easier to create than conservation easements, but are not as enforceable and may not offer long-term protection. Conservation easements are generally enforced by government agencies. Many are meant to last forever. For example, landowners near the edge of a large metro area can get an agriculture easement on land before selling, to restrict current and future use of the land to agriculture. This potentially lowers the purchase price as the easement reduces the market value of land, but it prevents the land ever being developed for residential or commercial purposes. The easement can specify the types of agriculture practices allowed to be used on the land, according to the government website. “Ramifications for buyers and sellers vary when a conservation easement is in place,” says Odenbach. “It depends on the terms of the easement. If it is a perpetual easement that runs with the land, then the terms will govern the allowable uses of the buyer. “Essentially, there are no tax ramifications for the fact that your land has an easement on it,” Odenbach said. “That will be reflected in the purchase price, which will be your basis in it, establishing the amount of capital gains taxes you’ll owe when you resell it in the future. On the other hand, if you buy a piece of land subject to a lease, then you as the buyer would have to claim the lease payments you receive as income.” If easements devalue the land, buyers can negotiate that in the price. “The buyer would make his beliefs about the land’s value known to the seller,” Odenbach said. “Everything is always negotiable until you have a signed purchase agreement.” Dusti Crace is the Conservation Programs Manager at Oklahoma Land Legacy, a division of the Natural Resources Conservation Service.
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
“A perpetual conservation easement stays with the property for eternity,” Crace said. “Term conservation easements have an expiration date. Most federally-funded programs are term CEs and are 15 years per contract. There is a significant difference in dollar amount per acre for each type.
“Ramifications for buyers and sellers vary when a conservation easement is in place,” says Odenbach. “It depends on the terms of the easement.”
One type of government-held easement is a riparian easement, which takes in 150 feet on each side of a waterway. If these programs are established, the new owner gets the payments, but there are pitfalls to watch for, including that livestock might not be able to drink from a live water source if there is a perpetual riparian conservation easement on the water.
“The new owner will have to abide by those restrictions until expired or in perpetuity, which is forever. There are really two types of people who utilize the CE process, for monetary reasons or the tax deduction angle. “Sprinkled among these are landowners who want
FA TONGUE RIVER RANCH
Rosebud & Custer Counties, Montana
14,250± deeded acres 700± State lease acres, 1,830± BLM lease acres 16,780± total acres
$14,000,000
Contact Denver Gilbert at (406) 697-3961, Mark McNamee at (307) 760-9510, or Cory Clark at (307) 334-2025
to use the CE as a tool in their toolbox for keeping their land together for future generations or for the presentation avenue. There are also those who use the CE process to put more land together as a method of buying land ‘discounted,’ in a sense.”
CRACKER BOX CREEK RANCH
Glendive, Dawson County, Montana
DAWSON IRRIGATED FARM
Glendive, Dawson County, Montana
538± irrigated acres 440± pasture acres 35± pasture acres 443± total deeded acres
290± pivot irrigated acres 60± pipe-irrigated acres, 53± pasture acres 403± total deeded acres
Contact Denver Gilbert at (406) 697-3961 or Mark McNamee at (307) 760-9510
Contact Denver Gilbert at (406) 697-3961 or Mark McNamee at (307) 760-9510
$3,377,000
$1,335,000
SPRING BENCH IRRIGATED FARM
Glendive, Dawson County, Montana
189±flood-irrigated acres 40± pasture acres 228± total deeded acres
$950,000
Contact Denver Gilbert at (406) 697-3961 or Mark McNamee at (307) 760-9510
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
21
1904 1st Avenue Scottsbluff, NE. 69361
308.633.4669
THE TIGHE RANCH Highlights: The scenic Tighe Ranch has 7,845 acres (m/l) located in the Nebraska Panhandle approximately 17 miles north of Henry, Nebraska on Henry Road, and ¾ of a mile from the Wyoming state line in Sioux County. The Property has good hard grass cover along with one center pivot irrigated field to provide winter feed. The ranch is the headwaters for Sheep Creek, which traverses most of the west edge of the ranch, and is the reason for shallow wells at the buildings, feedlot, and abundant and quality livestock water sources throughout the property. This ranch is now a showcase of quality rangeland, water, wildlife, and natural beauty! The current owner has updated this property in a short amount of time, at no small cost, initially lowering stocking rates substantially; updating over 9 miles of livestock water pipeline; updating and adding new livestock wells; building miles of new fencing; adding a new 60’x48’ Morton shop with insulation and metal lined walls and ceiling, includes wood stove, and built in office with bathroom; A second 60’x48’ Morton open front pole shed; updated back-grounding lot; and other projects. Mr. Tighe would consider a cash lease back option on this property, with details available to potential buyers. The property has a CSP(Conservation Stewardship Program) that is paying $40,000 per year through 2020; 80 acres of CRP land paying $55.10 per acre, or $4,408.00 annually through 2025; 11 acres in corners for wildlife paying $1,120.00 annually; Contract details are available to potential buyers. $4,700,000.00.
More information and listings at www ChampionFarmandRanch.com John Molko: 308.641.2352 | Logan Woodward: 308.672.3210
615 East Platte Ave. Fort Morgan, CO 80701
970.867.3250 pr-mllc@hotmail.com www.plainsrealtyllc.com
Meeting all your real estate needs. Residential. Commercial. Land. Farm & Ranch.
Donald Neb
Chris Ley
Christine Betz
Jerry Tripp
Sharon Wardell
John Clatworthy
John Nichols
Leandra Marymee
Broker 970.380.3250
Broker Associate 970.768.2138
Broker Associate 970.556.2845
Broker Associate 970.768.0428
Broker Associate 719.740.1320
Broker Associate 970.768.1771
Broker Associate 970.768.7500
Broker Associate 970.380.4285
CALL A PLAINS REALTY BROKER TODAY! 22
Homeland FALL 2017
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Perpetual easements are paid to the landowner in a lump sum, so a buyer who gets a piece of land with one in place won’t get any payments, but will always have to maintain the easement. “Most of the land would be at a significant decrease (in value) as the development rights are stripped, other than agricultural use,” Crace said. Conservation easements have none of the enforcement issues associated with deed restrictions, and most are enforced by the federal government. In fact, some state laws instruct the courts not to consider financial hardship in evaluating whether to terminate or modify an easement for “changed circumstances,” because the CE serves public benefit, according to www.landtrustalliance.org. Government agencies provide matching funds for eligible entities to buy conservation easements. In general, the NRCS may pay up to 50 percent of the appraised fair market value of an easement, according to the USDA guidelines. Dave Sands is the executive director for the Nebraska Land Trust, which currently holds 34 easements protecting 15,000 acres in 16 Nebraska counties from Sarpy County to the Wyoming Border. “Most of our funding for purchased easements has come from either the Agricultural Land Easement program of the Nebraska Environmental Trust, which gets 44.5 percent of the state lottery proceeds to use for environmental grants,” Sands said. “And we’ve received some funding from wind power companies who intend to mitigate harm to wildlife. “Every landowner should work with an organization whose mission is in line with their intent,” Sands said. “For example, farmers and ranchers would be wise to work with an agricultural land trust with a mission to protect working farms and ranches. Every landowner should play an active role in designing his own easement. Once the easement is drafted, all landowners should read it very carefully and obtain their own legal and financial advice to assure that the easement is in line with their intent.” Sands said the value of a conservation easement is established by a qualified appraisal and depends greatly on
One of the most common covenants on rural acreages prevents landowners from keeping pigs.
location. If a conservation easement is placed on a piece of property near, for example, Fort Collins, Colorado, it could potentially devalue that land by 40 percent. In western Nebraska, where development potential isn’t as great, easement values are in the 20-25 percent range. “Of course land is really worth whatever someone is willing to pay, not what it’s appraised at,” Sands said. “Some people will pay more for land if it adjoins protected land, because they are assured their view will never be intruded upon by development.” Under Nebraska law, a conservation easement could potentially lower property tax as the county assessor is supposed to take it into account when determining the value of land. “In practice we have not seen a lowering of property tax because valuations in Nebraska have to be based on comparable sales and there are very few when it comes to eased properties,” Sands said. “Most assessors won’t lower the value unless they can substantiate it with a comparable sale in the area. Conservation easements do not remove land from the tax rolls in most cases, if the land is being taxed as a ranch before the easement, it will likely be taxed the same after the easement.” There are some attractive federal income tax deductions for landowners who donate all or part of a conservation easement.
“Conservation easements can also lower the value of land in an estate,” Sands said. “Nebraska does not offer state tax credits for donated easements like Colorado and a few other states. Where land prices are driven by agriculture use, easements won’t necessarily lower the price or value. Easements granted by non-profit organizations and government agencies are not spread evenly across the country and not all land will qualify. There are few situations in which a landowner can have the conservation easement removed. “Conservation easements run with the land and can only be dissolved through a legal process if the conservation values that were originally protected are not longer present. For example, if a ponderosa pine forest were the sole reason for protection and that forest burns down, a judge could conceivably dissolve the easement. Easements can be condemned through eminent domain by a government entity. They can also be amended through a legal process to enhance protection, correct errors or address unforeseen circumstances,” Sands said. An agriculture easement should be written so it may be interpreted and implemented over time, regardless of social or environmental changes. It should not be too specific. It is an owner’s vision in fairly general terms that allows future owners to use new knowledge and technologies, according to www.nrcs.usda.gov.
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Homeland FALL 2017
23
NIOBRARA RIVER RANCH VEO IRRIGATED FARM
PONDEROSA RANCH
NIOBRARA NIOBRARA NIOBRARA RIVER RIVER RANCH RIVER RANCH RANCH VEO VEO IRRIGATED IRRIGATED VEO IRRIGATED FARM FARM FARM PONDEROSA PONDEROSA PONDEROSA RANCH RANCH RANCH
Located in Carr, Colorado 319+ acre ranch 960+/- acres located near Kimball, 133-acre equestrian facility features a with home, corrals, stock tanks, loafing Nebraska with a combination crop and new 60’x100’ indoor arena, 125’x280’ sheds and the entire property is fenced livestock operation. Four pivots producing outdoor arena, custom home with two and cross fenced. Twoacres permitted wells, cashquality cropsquality and quality three small pivots planted master suitesacre and gourmet kitchen, six3,480 3,480 +/- acres +/3,480 located acres +/- located near located Valentine, near Valentine, near Valentine, High High High irrigated irrigated operation irrigated operation with operation with 3,400+/with 3,400+/acre 3,400+/working acre working cattleworking and cattlepremier and cattle premier and premier Nebraska Nebraska excellent Nebraska excellent recreation excellent recreation andrecreation ranching and ranching andexcellent ranching excellent location inalong location northwestern inwithnorthwestern in northwestern huntinghunting ranch hunting ranch located ranch located in Northwestern located in Northwestern in Northwestern zoned AGDeer with healthy grazing ground to excellent grasslocation and used the+/-980 pasture bay heated shop/garage, hotwalker, three aspects.aspects. aspects. and Deerelkand Deer areelk present and are elk present onarethe present on the Wyoming on Wyoming the near Wyoming Cody, near Cody, Wyoming. near Wyoming. Cody, 980 Wyoming. Nebraska. +/-980 Nebraska. +/- The Nebraska. ranch The ranch consists The ranch consists of 1,457 consists of 1,457 of 1,457 pineyour tree pinecattle hills tree pine along hills treethe along hills Niobrara the along Niobrara the River. Niobrara River. acres River. featuring acres acres irrigated featuring irrigated landirrigated and land and and acres custom of acres deeded ofacres deeded lands ofoutdoor deeded and landstheand lands remainder theand remainder the remainder for and/or horses. $775,000. land andfeaturing backgrounding lotcustom forlandcustom stocker paddocks, stalls nestled in the Historically Historically has Historically runhas 300run pairs has 300and run pairs has 300 and apairs full hasand a full owners has a full owners homeowners home along with along homeawith along stateagrazing with state agrazing state state, grazing federal state, federal state, and private federal and private lease and private land leaseand land leaseand land and Contact livestock program. $2,400,000. Contact pine excellent hills of grassland Musselshell MT. set of buildings setKaren of buildings setMikkelson. including of buildings including a modern including a modern brick a modern brick lease brick lease and agricultural and lease agricultural and agricultural improvements. improvements. improvements. offers offers excellent offers grassland excellent with grassland scattered with County, scattered with scattered home that homecould that home also could that bealso could usedbeas also used a lodge. beasused a lodge. as$2,400,000. a lodge. Contact $2,400,000. Contact Kebi Contact Smith. Kebi Smith. Kebi Smith.Ponderosa Ponderosa Pine Ponderosa Tree Pineforests. Tree Pineforests. Tree $1,550,000. forests. $1,550,000. $1,550,000. John$2,400,000. Stratman. $729,000. Contact Kebi Smith. $6,500,000. $6,500,000. Contact $6,500,000. Contact John Contact Stratman. John Stratman. John Stratman. Contact Contact John Contact Stratman. John Stratman. John Stratman. FRANKLIN FRANKLIN FRANKLIN CARRCARR RANCH CARR RANCH RANCH GREGORY GREGORY GREGORY IRRIGATED IRRIGATED IRRIGATEDEQUESTRIAN EQUESTRIAN EQUESTRIAN PARADISE PARADISE PARADISE
Z LAZY THREE RANCH
V & L RANCH
COBB CREEK RANCH
3,480 +/- acres located near Valentine, High quality irrigated operation with 3,400+/- acre working cattle and premier Nebraska excellent recreation and ranching excellent location in northwestern hunting ranch located in Northwestern Located in Deer Carr, Located inColorado Carr,in Carr, 319+ Colorado acre 319+ ranch acre ranch 960+/ranch 960+/acres960+/acres located acres located nearlocated near Kimball, Kimball, near Kimball, equestrian 133-acre equestrian facility equestrian facility features facility features a features aspects.Located and elkColorado aretanks, present on319+ theacre Wyoming near Cody, Wyoming. 980133-acre +/- 133-acre Nebraska. The ranch consists ofa 1,457a with home, with home, corrals, with home, corrals, stockcorrals, stock tanks, loafing stock tanks, loafing Nebraska loafing Nebraska with Nebraska awith combination a with combination a combination crop and crop and new crop 60’x100’ new and 60’x100’ new indoor 60’x100’ indoor arena,indoor arena, 125’x280’ arena, 125’x280’ 125’x280’ sheds sheds and the and sheds entire theand entire property the property entire is fenced property is fenced livestock is fenced livestock operation. livestock operation. Four operation. pivots Four producing pivots Fourproducing pivots outdoor producing outdoor arena, arena, arena, custom homecustom home with two with hometwo with two pinecross treefenced. hills along the River. acres featuring irrigated land and custom acresoutdoor ofcustom deeded lands and thekitchen, remainder and and cross and fenced. cross Two fenced. permitted TwoNiobrara permitted Twowells, permitted wells, cashwells, crops cash and crops cash three and crops small three andpivots small three pivots planted small planted pivots master planted master suites master suites and gourmet and suitesgourmet and kitchen, gourmet kitchen, sixsix- sixzoned zoned AG with zoned AG healthy with AGhealthy with grazing healthy grazing ground grazing ground to ground grass to and grassused toand grass along used andwith along usedthe with along pasture the with pasture the baypasture heated bay heated shop/garage, bay heated shop/garage, hotwalker, shop/garage, hotwalker, three hotwalker, three three for your for cattle your for and/or cattle your and/or cattle horses. and/or horses. $775,000. horses. $775,000. land $775,000. and landbackgrounding and land backgrounding andalong backgrounding lotwith forlot stocker for lot stocker for paddocks, stocker paddocks, outdoor paddocks, outdoor stallsoutdoor nestled stalls nestled stalls in the nestled in the the Historically has run 300 pairs and has a full owners home a state grazing state, federal and private lease landin and Contact Contact KarenContact Karen Mikkelson. Mikkelson. Karen Mikkelson. livestock livestock program. livestock program. $2,400,000. program. $2,400,000. Contact $2,400,000. Contact pine Contact hills pine ofhills pine Musselshell ofhills Musselshell of County, Musselshell County, MT.County, MT. MT. John Stratman. John Stratman. $729,000. $729,000. Contact $729,000. Contact Kebi Contact Smith. Kebi Smith. Kebi Smith. set of buildings including a modern brickJohn Stratman. lease and agricultural improvements. offers excellent grassland with scattered Near Cody, Wyoming and located In the NW corner of Nebraska, the 1,800+/- Consisting of 2,890+/- contiguous acres Z LAZY Z LAZY THREE Z LAZY THREE THREE LV RANCH & LV RANCH & L RANCH COBBCOBB CREEK COBB CREEK RANCH CREEK RANCH RANCH$1,550,000. home that could also RANCH beMountain, usedRANCH as aRANCH lodge. V &$2,400,000. Contact Kebi Smith. Tree forests. just north of Heart 122+/acres is a natural habitat comprised of Ponderosa located inPine southeastern Park County $6,500,000. ContactwithJohna newly Stratman. productive acres remodeled cultivated dryland enrolled in CRP with Contact about 43John milesStratman. SW of Colorado Springs.
ranch style home. This diversified income, high nutrient native grass pasture, Historically it has been used for hay operation can be utilized as irrigated Ponderosa Pine, rolling hills and deep production and livestock grazing. Some of hay farm or livestock operation with canyons that provide excellent habitat the best elk and deer hunting in the area an intensive grazing system. $795,000. wildlife. $1,689,700. Contact John $4,750,000. Contact Robbacres Van Pelt. Near Near Cody, Near Cody, Wyoming Cody, Wyoming and Wyoming located and located andIn located thefor NW In the corner NW In the corner of NW Nebraska, of corner Nebraska, the of Nebraska, 1,800+/the 1,800+/the Consisting 1,800+/Consisting ofConsisting 2,890+/of 2,890+/contiguous of 2,890+/contiguous contiguous acres acres just north just north ofjust Heart north of Heart Mountain, of Heart Mountain, 122+/Mountain, 122+/acres 122+/is acres a natural isacres a natural is habitat a natural habitat comprised habitat comprised ofcomprised located of located of in southeastern located in southeastern in southeastern Park County Park County Park County Contact Kebi Smith. Stratman. productive productive acres productive with acresa with newly acresa with newly remodeled a remodeled newly remodeled cultivated cultivated dryland cultivated dryland enrolled dryland enrolled in CRP enrolled in with CRPinwith about CRP with 43 about miles 43 about SW miles 43 of SW Colorado miles of SW Colorado Springs. of Colorado Springs.Springs.
FRANKLIN CARR RANCH
GREGORY IRRIGATED
EQUESTRIAN PARADISE
ranch ranch style ranch style home. style home. This home. This diversified diversified This diversified income,income, high nutrient income, high nutrient high nativenutrient grass nativepasture, grass nativepasture, grass Historically pasture, Historically itHistorically has itbeen has itused been has for used been hay for usedhayfor hay operation operation can operation becanutilized becan utilized as be irrigated utilized as irrigated as Ponderosa irrigated Ponderosa Pine, Ponderosa rolling Pine, rolling Pine, hills rolling and hills deep and hillsdeep production and deep production and production livestock and livestock grazing. and livestock grazing. Somegrazing. of Some ofSome of hay farm hay or farm haylivestock or farmlivestock oroperation livestock operation with operation with canyons with canyons thatcanyons provide that provide that excellent provide excellent habitat excellent habitat the habitat best theelkbest and the elk deer best andhunting elk deer andhunting deer in thehunting in area the area in the area an intensive an intensive an grazing intensive grazing system. grazing system. $795,000. system. $795,000. for $795,000. wildlife. for wildlife. for $1,689,700. wildlife. $1,689,700. Contact $1,689,700. Contact JohnContact John $4,750,000. John $4,750,000. Contact $4,750,000. Contact RobbContact Van Robb Pelt. Van Robb Pelt. Van Pelt. Contact Contact Kebi Contact Smith. Kebi Smith. Kebi Smith. Stratman. Stratman. Stratman.
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More than a pest: Noxious weeds require control
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
By Curtis Doubet
F
or farmers and ranchers across the country, weeds can be literally a thorn in one’s side. But noxious weeds are more than an annoyance—they can be a real threat to profitability.
Paul Johnson, extension weed science coordinator at South Dakota State University, has over 20 years of experience with noxious weeds. The weeds that require the most attention, and which landowners are required by law to control, are determined by the state. Counties are also allowed to choose eight locally noxious weeds that don’t fit the criteria for state-wide listing, but that pose issues on a smaller scale. Those listings are published on county extension websites and also require landowners to control them. Landowners provide the foundation of noxious weed control—whether they like it or not. If a landowner is found to be neglecting their responsibility regarding noxious weeds, the state can step in, Johnson said. “You will get notified in writing to have them controlled by a certain date if you are not controlling them properly. The state does try and work with a person first, but the Department of Agriculture does have the authority to enforce the noxious weed laws and come spray at cost to the landowner if necessary.”
It is in the landowner’s best interest to control noxious weeds early and to stay on the task, not only because of the expense of paying for the control if conducted by the state, but because it can affect land values—and it’s easiest to control in the early stages of an infestation. “The noxious weed problem is not as bad as it was years ago with better and more control, but if the weed problem gets bad enough on a property, it can go on a deed and have a big effect on land value,” said Johnson. When it comes to neighbors and noxious weeds, good fences don’t have much of an effect. If civil conversation about a neighbor’s noxious weeds doesn’t prompt a response, Johnson suggests filing a detailed report with a local weed and pest supervisor. They will ask for your name in the report, but they will be responsible for enforcement. When leasing land, make sure responsibility for noxious weed control is clearly spelled out. Ultimately the landowner is responsible, but some leases are written to require the leasee to
As of 2013, in North Dakota, leafy spurge infested nearly 1 million acres. It costs North Dakota farmers and ranchers $27 million in direct impacts every year. Total economic impact to the state is estimated at $86 million. PHOTO COURTESY NATIONAL PARK SERVICE.
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Intensive management of noxious weeds is necessary and is Theodore Roosevelt National Park’s highest priority in resource management, according to the National Park Service website. Control efforts focus on leafy spurge, spotted knapweed, Russian knapweed, Canada thistle, black henbane, absinth wormwood and salt cedar. PHOTO COURTESY
NATIONAL PARK SERVICE.
shoulder the labor and expense, Johnson said. If that’s the case the lease rate should reflect that, as control can be costly. The cost of controlling noxious weeds varies by the type of weed, preferred method of control, extent of the problem and labor source. Johnson said, “Cost comes down to type of treatment and can be as low as $5 or $6 an acre all the way up to $40 to $50 an acre. What you need to understand is that the more they grow and the bigger the problem, the more expensive the treatment is going to be.” Noxious weed control may seem like something that can take a back seat to other more pressing expenses, but if the problem gets too big, there can be costly repercussions. Luckily for producers,
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
new innovations are being developed to help with the cost and application time of noxious weed control. “The advancements currently in noxious weed control are primarily centered on application method. Most of the work is being done coming up with applications to prevent drift of the spray so that the chemical ends up where it is supposed to be,” said Johnson. That goes back to the “good neighbor” code— neighbors need to control their noxious weeds, but landowners need to be responsible for their spray affecting their neighbors’ property. The Department of Agriculture for South Dakota and the SDSU Extension website published a guide that recom-
mends methods of control for noxious weeds, which breaks down the cost and best practices for herbicide application, Johnson said. Some herbicides are limited to purchase only by licensed private or commercial herbicide applicators. The course to get a license is available online and at testing sites across the state. There is no cost for a private license, and the commercial applicator license costs $25 and a dealer license costs $50. One of the most commonly asked questions regarding noxious weeds is when to spray. “The best time of the year for control depends on each noxious weed however, fall is a pretty good time, ideally right after the first frost,” said Johnson. But things do not always work out like planned. “It can become a problem if there is never a frost and the weather goes right to a freeze,” said Johnson. The time of year to contain each of these noxious weeds have been carefully studied as well. Johnson said, “There has been a lot of research done to determine the best time period to control each of these noxious weeds and we’ve published that information on the state website,” Johnson said. “Sprays are the most common method to control noxious weeds, but other options do exist,” said Johnson. Landowners must take into account the amount of time, energy, and resources they have available to put towards a controlling the noxious weed problem. “Alternative methods to spraying are often more costly and time-consuming than spraying. For example, landowners can simply
A Canada thistle infestation at Theodore Roosevelt National Park in North Dakota. Managing entities are required to follow the same rules for controlling noxious weeds as private landowners, but the methods of control are subject to more scrutiny and criticism. PHOTO COURTESY NATIONAL PARK SERVICE.
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Leafy spurge has been in the United States since 1827, spreading its way across the nation from Massachussetts, where it was introduced from Eurasia. It has been established in the West for more than 100 years. GETTY IMAGES PHOTO.
mow over a path of noxious weeds prior to them flowering, but you have to do that significantly more often and mowing does not usually have the same long term effects,” said Johnson. The primary purpose of noxious weed control is to prevent invasive weeds from overtaking beneficial crops and rangeland. “The basic goal of noxious weed control is to keep the weeds from going to seed. Therefore, acceptable control is to keep the problem from spreading,” said Johnson.
While private landowners are free to control their noxious weeds as they see fit, noxious weed control on public lands is less straightforward, and can ultimately affect private landowner neighbors.
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South Dakota has seen some success with using biological control agents, like flea beetles, to control leafy spurge. Beetles are available for collection and re-distribution in May and June from existing sites. Check with your county weed and pest supervisor to learn more about the program.
Homeland FALL 2017
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TRIVIA: “Weed management on public rangelands does involve some additional considerations than what folks deal with on private land,” said Paul Meiman, an associate professor of rangeland ecology and management with extension range specialist duties for Colorado State University. “In short, any activities that are planned not only need to be appropriate for the targeted weed and site conditions, but be consistent with land use plans and protocols specific to the public land management agency. “A consideration here is that on public lands, more individuals and groups have a say in what should and should not happen.” Herbicide application is the most common method in terms of area treated on public lands. Biological methods such as insects and managed herbivory using livestock as well as cultural methods like mowing and cleaning equipment also have a role, though much less of an impact than herbicides, said Meiman.
Only two noxious weeds are on the noxious weed list for all seven states in the coverage area for Tri-State Livestock News and The Fence Post— Wyoming, Montana, North Dakota, South Dakota, Nebraska, Colorado and Kansas.
What are the two plants? ANSWER ON PAGE 63.
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South Dakota and Kansas base agricultural property taxes on productivity; Nebraska’s are based on market value. Because of the cost of land, Nebraska farmers and ranchers are paying considerably higher property taxes than their neighbors in adjoining states.
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
PHOTO BY GETTY IMAGES
Landowners in Nebraska are hoping the legislature will provide some real, meaningful relief for those who pay property taxes.
DEATH & TAXES
Nebraska's property taxes affect land sales
“A By Ruth Nicolaus
nother difference between death and taxes is that death doesn’t get worse every time the legislature meets,” Robert Quillen is quoted as saying in the Lincoln (Neb.) Star in 1931.
PHOTO BY GETTY IMAGES
When the legislature met in 2017, a lot of landowners were hoping that quote wouldn’t hold true 86 years later, and their property taxes would get better. Now they’re hoping that for 2018. Unlike its neighbors to the north and south, Nebraska’s property taxes are based on a three-year average of market value, not productivity. South Dakota uses a productivity formula based on soil ratings, and in Kansas, ag land values are set by the state for each soil type. As land values skyrocketed several years ago, property taxes in Nebraska followed suit.
Property taxes vary across Nebraska, depending on market value, but a quick study shows them, for irrigated farm ground, ranging from $96 to $27 per acre in Madison County (the northeastern part of the state), from $105 to $43 in Seward County (east central Nebraska), from $47-$32 per acre in Frontier County (southwest Nebraska), and from $48-$22 in Box Butte County (in Nebraska’s Panhandle.) Added to the problem is that public education in Nebraska is over-reliant on property taxes. According to the website for the York, Neb. public school,
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Nebraska K-12 schools receive 49 percent of their funding from local property taxes while the national average is 29 percent. Dr. Mike Lucas, superintendent of York Public School, said that many school districts the same size as York (with a K-12 student population of 1,350) receive over 70 percent of their revenue from local property taxes. Property tax revenue for York Public School is at 74 percent.
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PHOTO BY GETTY IMAGES
That overreliance is part of the property tax quagmire that might discourage the sale of Nebraska farm and ranch land to outsiders. There is no data to quantify the effects, says Travis Augustin, broker, auctioneer and co-owner of Ruhter Auction and Realty in Hastings, Neb., but “the main thing we’re seeing is investors outside the state of Nebraska, in our experience, shy away” from buying property in the state. “When there’s an investor looking to buy good farm land, with our (property) taxes so high, they don’t buy here.”
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It’s generally accepted that in Nebraska, the public education system is over-reliant on funding from property taxes. Many public schools in the state do not receive any funding from the state.
“We see a lot of Nebraskans coming to Iowa to buy ground. It’s a selling point,” said Al Hughes of Jim Hughes Real Estate and Al Hughes Auction Service in Glenwood, IA.
Hughes does some of the figuring: “If you own a farm in Nebraska, your property taxes are between $70 and $90 an acre. You can come to Iowa and rent the farm for the same amount, with property taxes between $28 and $38 (per acre). It’s just a no brainer.”
McKissick Island is 5,000 acres that at one time was part of Nebraska, along the Missouri River in Nemaha County. But in July of 1867, four months after Nebraska became a state, a flood avulsion made that area into an island, separating McKissick Island (also known as McKissick’s Island) from Nebraska and making it accessible only from the Missouri side. “It’s on the east side of the Missouri River,” Hughes said, “and (Nebraska) taxes are between $68-$75 an acre. But when you cross the gravel road, you’re back in Missouri, where taxes are between $5 and $10 an acre. It’s Nebraska ground, within the state of Missouri, and within three miles of the state of Iowa. It’s not prime real estate, but the tax scenario on it is similar. And the same piece of property will raise the identical amount of corn or soybeans.”
A few months ago, he had a piece of Nebraska property that was the perfect example of how property taxes differ from Nebraska to its neighboring states.
Hughes’ wife Korrina grew up around the Utica, Neb. area, where her dad and brothers farm. “Personally, I’d have an interest in owning ground where
For real estate agent Al Hughes of Jim Hughes Real Estate and Al Hughes Auction Service, in Glenwood, Iowa, twenty miles southeast of Omaha, high property taxes in Nebraska are a boon to his business. “We see a lot of Nebraskans coming to Iowa to buy ground. It’s a selling point,” he said. “We’ve done a lot of business with Nebraska investors and even retired farmers who want to invest in Iowa, and their main reason is they don’t want to pay the high Nebraska property taxes.”
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While the majority of Nebraka’s population is centered around a few cities, much of the tax burden is on rural landowners.
Korrina’s from,” Hughes said. “But the tax rate has kept me from wanting to invest there.” He owns farm ground in Iowa, where his taxes are $17 an acre. “I can’t go to Nebraska, at $80 or $90 (taxes per acre).” The high property taxes “affect land values in Nebraska, for sure, especially the counties along the (Missouri) river. Because when (buyers) can cross the river, (property taxes) will be half-price.” In his experiences, Hughes says high property taxes affect the sale
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of land to the tune of between $1,000 and $1,500 an acre. A bill was introduced during the 2017 legislative year in Nebraska for property tax relief, but it did not pass. It would not have provided the relief, said Mark Haynes, a farmer in Dawes Co., Nebraska. “It was more smoke and mirrors because it wasn’t totally tied to production.” It would have used capitalization rates, but the rates weren’t going to be competitive, Haynes said.
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
“It was something the legislature does: try to fix a huge problem with a band-aid,” Haynes said. Changes in the way property taxes are assessed in Nebraska won’t come easily. In the 1930s, about 75 percent of Nebraskans lived on farms and 25 percent were city dwellers. Now that has switched, and as the population has changed from rural to city, the tax code has not changed. “It would make sense that the tax code keeps up with the demographics of the state,” Haynes said. Figures show
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that about 5.5 to 6 percent of PROOF O.K. BY:___________________________ O.K. WITH CORRECTIONS BY:________ the population is ag landownHOME, RANCH, COMMERCIAL AND AUTO INSURANCE ers, but they carryPLEASE 33 percent READ CAREFULLY • SUBMIT CORRECTIONS ONLINE of the tax load. PROOF O.K. BY:___________________________ O.K. WITH CORRECTIONS BY:________ SD-296701-1 (100%)
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PLEASE READFISCHER, CAREFULLY • SUBMIT CORRECTIONS ONLINE As Augustin ofADVERTISER: Hastings ROUNDS & ASSOCI PROOF 8/31/2017 9:41:44 AM Seeking out theCREATED best AT: company at a fair price pointed out, “the SALES minority of PERSON: SDAB0017 NEXT RUN DATE: 09/08/17 SD-296701-1 (100%) people are payingSIZE: the major4.887X4 PROOF DUE: 09/05/17 08:59:55 ROUNDS & ASSOCI PROOF CREATED AT: 8/31/2017 9:41:44 AM ity of the taxes, soADVERTISER: why would FISCHER, PUBLICATION: SD-FARM FORUM PERSON: SDAB0017 NEXT RUN DATE: 09/08/17 the majority wantSALES to change SIZE: 4.887X4 PROOF DUE: 09/05/17 08:59:55 it? That’s a great challenge in Call and put us to work on an insurance plan PUBLICATION: SD-FARM FORUM our area.”
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With the state of Nebraska having a shortfall of $34 million in tax revenue, changing the property tax system legislatively will not be easy.
the key to getting something done in the Unicameral,” Haynes said.
education being blamed for the high property taxes in Nebraska.
Dr. Lucas, superintendent of York Public Schools, was one of the founding members of Nebraskans United. A fifteen-year superintendent, he grew tired of K-12 public
“I’ve used the word “addicted” before,” Lucas said. “The state of Nebraska is simply addicted to property taxes.” The goal of Nebraskans United is public education of the
PHOTO BY GETTY IMAGES
citizens to form an organization to look into the problem and recommend changes. Nebraskans United for Property Tax Reform and Education was formed about a year ago and involves about eighteen groups, from the Center for Rural Affairs to the state wide organizations for corn growers, pork producers, cattlemen, wheat growers, and even education organizations like the Nebraska State Education Association and the Nebraska Rural Community Schools Association. It’s made up of both ag and education groups, not always common bedfellows, but united to create change. “The best way to get property tax relief is to alter the way you fund it. Getting support from Omaha and Lincoln and other urban areas is
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dilemmas faced by property taxes and public education, and legislative prescriptions, to make property taxes more equitable. Nebraska Farm Bureau was one of the first organizations to join Nebraskans United, and Bruce Rieker, vice-president of governmental relations, says the legislative prescriptions Nebraskans United will work towards is expanding the tax base, not increasing taxes, so the responsibility is spread out over more people, with the intent to reduce the burden on property owners.
But with the state of Nebraska closing out its 2016 fiscal year with $34 million less in tax revenue than expected, changes won’t come easily. Several senators were quick to say there was no political will in the legislature to make relief for property taxes, Rieker said. That’s a problem, Rieker believes, and he sees one of three things happening: change happening legislatively, putting it on a ballot measure, or a lawsuit. Nebraskans United hopes change will come through the legislature. A
ballot measure would be very expensive and would involve a “huge educational component that has to be able to rise above whatever the fear campaign is,” Rieker said. And a lawsuit is not ideal; if a lawsuit is brought to the courts, the court system does not have the authority to make changes, “it only has the ability to say you’re doing it wrong. That’s why we want it to be legislatively,” Rieker said. “I think the pressure is growing,” Rieker said.
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A Rancher’s Dream
Mudroom By Amanda Radke
A
lot of homeowners dream about kitchen renovations, or creating a master bedroom retreat. Ask anyone who cleans a house on a farm or ranch what they dream about and the likely answer is a bigger/better/more efficient mudroom. While there may be no sure fire way to keep the muck out of the house, a functional mudroom is a critical component to confining the mess to one area.
We asked several experienced managers of muck and mess to share their existing, or in-your-dreamsmudrooms and came up with these key considerations.
Layout Direct access from the garage, with a separate entrance, is key. Having easy access to a bathroom and laundry facilities is at the top of the list. Another emerging trend is double mudrooms.
This mudroom has it all—functionality, storage, washer and dryer— and a kitchen sink. PHOTOS BY JENNY DEWEY ROHRICH
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“I have two mudrooms,” said Leah Beyer, of Onarga, Illinois. “The first mudroom has the ability to be hosed out. The second mudroom is inside the house and has cubbies, drawers and power outlets. The bathroom is right off the second mudroom. We added the attached garage and second
Give a lot of thought to flooring when planning your dream mudroom. Whether building a new house or revamping the ranch house, selections should be made based on durability, functionality and ease of cleaning—you might also want something that’s nice to look at. PHOTO BY JENNY DEWEY ROHRICH
mudroom to our home. I redesigned the indoor mudroom to accommodate our lifestyle. The key is containing the dirt and junk where you can hose it out and then to have a second place where you can easily find the stuff you need.” “I have two mudrooms, as well — one for the farm and one for all other entrances,” said Ashley Werning, of Emery, S.D. “The farm mudroom entrance goes down the garage steps into the basement and has a heated concrete floor to warm baby calves and a drain that makes it easy to clean. The walls are a waterproof material that can be hosed down. It has a washing machine and dryer for ‘farm’ laundry and a utility sink for calf bottles and syringes, and a fridge for all our medicine and immunization storage. It also has a toilet and storage that holds out-of-season boots and clothes. The other mudroom has a locker bench and closet for storage. So far it has worked really well in containing the manure, dust, dirt and smell that comes with ranch life. I can easily shut the door in the basement and am not constantly harping on my husband and kids to wipe their shoes before they come in the house.”
“We also have a two-stage mudroom,” said Holly Spangler, of Albion, Illinois. “The first stop is in the garage. We have a row of hooks for coveralls, bibs and really dirty stuff, and mud boots are lined up on the floor. Up four steps into the house, there’s a small half-bath and a mudroom with a pocket door. In there, we have a set of lockers, a closet for off-season stuff, another row of hooks, a washer/dryer and utility sink. I also had a cabinet built to hold four laundry baskets. We sort laundry straight into those, and I wash a load when it’s full.”
Flooring Easy to clean, durable, attractive and practical— these are the key components to flooring in any mudroom. Spangler chose vinyl flooring that camouflages dirt in her mudroom. “I sweep it, and I am appalled!” she said.
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“Our entire main floor, including the mudroom, in our new home has a solid surface flooring,” said Jenny Dewey Rohrich, of Ashley, N.D. “It’s a plank vinyl that looks like wood floor. It hides dirt and crumbs so well!” “My dream mudroom would have a concrete floor, sloping inward with a drain in the center,” said Patty Maze, a rancher from Medicine Lodge, Kansas. “Our mudroom is right off the garage and has a ceramic tile floor, so it’s super easy to clean,” said Jessi Grote, of Harrison, Nebraska. “It’s a
great place for calves needing warmed up or dirty dogs to dry off, too.” “I love our Core-Tech Plus flooring,” said Shari Konkel, of Walhalla, Mich. “It’s waterproof with a cork underlayment, so it’s warmer than tile and gives a little.” “My mom has a heated cement floor and galvanized tin wainscoting in her mud room,” said Heather Maude, of Rapid City, S.D. “I love both of those features. Wet boots and cold calves warm up fast on the floor, and the tin is easy to clean and hard to damage.”
Leah Beyer of Onarga, Illinois has two mudrooms, one of which can be literally hosed out, and one that provides storage and a place to put on shoes. PHOTO BY LEAH BEYER.
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Hog farmer Shane Odegaard wants to bring the ingenuity of keeping a hog barn clean into his future mudroom design. He said, “I would add slatted floors to a dream mudroom. Use a hunk of flooring from the little pig nursery. That way the floor stays dry, and you can remove the slat and wash underneath.”
Storage Boots, gloves, hats, coats, calving supplies, vaccines, dirty laundry — the list goes on and on for what ranching families have to contend with and
keep organized within the confines of a mudroom. That’s why storage is important to many. “We have a mudroom with benches and cubbies for each person to hang their coats and backpacks,” said Angela Gurney, of Salina, Utah. “Shoes are stored underneath the benches. Hats are on shelves above. I also have a big closet where we keep the extra coats because you can only have so many out at one time. The closet has separate bins for gloves, scarves and hats. I’ve found that keeping each different kind of item in its own bin makes it so my husband and kids make less of a mess!”
It’s difficult to have too much storage, but if you’re designing a new mudroom you might as well try—you’ll never be sorry to have an empty cupboard. PHOTO BY LEAH BEYER.
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“When we built a new house, we took the old metal sink and its base with cabinets and drawers and put in along the wall,” said Tom Davis, of Elkton, S.D. “I built shelves to store my everyday farm clothes. It is inside the garage just a few steps from the house entrance. I have baseboard heat mounted above where I hang my farm jackets and clothes for the day to dry, if needed. I also installed some closet organizers to keep gloves and hats organized for winter and summer storage.” “Inside our mud room, right inside the door we’ve got a popular built-in locker-type cabinet with hooks for coats,” added Dewey Rohrich. “It has cabinets above for hats and gloves and storage for shoes underneath. I also have a small catchall table in there that has storage bins underneath. The closet has two walls of rod and shelf and one wall of floor to ceiling shelves. It is a blessing to have that space. It houses all of our coats, hats, gloves, boots, and other winter essentials.”
Amenities Every dream mudroom calls for a washer and dryer, a deep utility sink, a half-bath, a spot for warming calves or welcoming pets into the home and a refrigerator. “We have a really small mudroom, but having a fridge in it is great — no walking across main house floors to grab a pop or water,” said Crystal Blin, from Independence, Iowa. “We also keep a small refrigerator in our mudroom for quick lunches, snacks and water for the busy days when there’s no time to sit down to eat,” said Alli Heine, of Vermillion, S.D. “My dream mudroom/laundry/bathroom has a walk-in shower that has heat lamp lights,” said Riata Little, of Casper, Wyo. “It would be easy to bring in a cold calf and warm it up without hav-
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ing to take off your boots or traipse through the rest of the house.” “Be careful with today’s new fancy ‘water saver’ washers,” warned Gregg Doud, of Edgewater, Maryland. “They won’t get your clothes wet, let alone clean.”
A refrigerator is on most mudroom musthave lists. It no only provides refreshment without traipsing through the house, it keeps non-food items, like vaccines and medicine, out of the kitchen refrigerator. PHOTO BY LEAH BEYER.
“After looking into washers and dryers for our new mudroom, we will be getting a Speed Queen set,” said Allison Bardella Beichner, of Shippenville, Penn. “Yes, like the ones at the laundromat. They sell them for personal use, but they are built for commercial use.”
“In our mudroom, we have a pebble stone shower sunken area that doubles as a place to hose off boots and set dirty shoes,” said Nicky Wallravin Henderson, of Woodlake, Calif. While no two dream mudrooms are quite the same, for ranching families, ease of maintenance, organization, high-quality equipment and quick access from the outside are all critical components of practical mudroom design.
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On the market:
PHOTOS COURTESY OF LISA DORSEY
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Simple tips for making your home buyer-friendly
O
By Maria Tibbetts
n rural acreages the appeal usually lies in what’s outside of the house, rather than what’s inside. But if you’re looking to quickly sell your home, what’s inside counts too.
Keeping surfaces and spare rooms free of clutter help potential buyers visualize themselves in a home.
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Skylar Massie, a broker associate with Tri-State Realty in Belle Fourche, South Dakota said most people who are looking for acreage or “horse property” are willing to compromise on the house, if they can have their horse and other animals, preferably without covenants. However, a few simple improvements on the inside of a house can make your house sell quicker and for closer to asking price. Lisa Dorsey, a realtor with RE/ MAX in Rapid City, South Dakota, said if you’re looking at updating your house and plan to sell within the next five years, your money is best spent updating kitchens and bathrooms—but you can’t neglect regular home maintenance. “People sometimes forget that your house increases in value based on what the market is,” Dorsey said. “In Rapid City that generally is about 3 percent per year. But if you don’t continue to maintain your home, you’re not going to get that increase.” She also said to not expect a dollarfor-dollar return on your renovation investment. She estimates most home sellers get about 75 to 80 percent of their renovation costs back. She said to also keep in mind the price point you want to be at when you sell your house. If you’re selling a $75,000 house, you don’t want to put in high-end appliances and expensive flooring and countertops. Similarly, if you’re looking at marketing a $400,000
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house, buyers expect top-ofthe-line appliances and solidsurface countertops. “Lots of times people start doing these big remodels and do them specifically to their taste, then they have a hard time selling the house because it’s too taste-specific. If you’re going to be there for 20 years, go ahead and customize. If not, keep it neutral.” She said it’s generally best to go with medium wood tones in kitchen and bathroom cabinets, and with any wood or woodlook flooring.
For older homes, new windows are a worthwhile investment, while a new roof is considered just maintenance. However, if your house needs a new roof, you may want to consider upgrading to metal (depending on the area you’re in) or high-impact shingles. Dorsey said some insurance companies are now requiring high-impact shingles in order to insure a home, so that’s important to check when considering a new roof. In our area, she also said cement-board siding is usually worth the investment, whether
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A neutral color palette with pops of color helps show off a home to best advantage.
you’re planning to sell or not. There are numerous drawbacks to vinyl in an area with high winds and frequent hail storms, so when you figure the cost of regular repair and the fading inherent in most vinyl sidings, the low maintenance and durability of cement board is appealing to buyers. If you’re planning to market your house in the next year, Dorsey suggests foregoing more expensive kitchen and bathroom renovations and doing some simple updates, like new paint, floor coverings and light fixtures. But, she still cautions,
keep it neutral and avoid trends. The trend has been for dark wood and gray tones in cabinetry and flooring, but that trend is starting to fade. White cabinets have also been popular, but she said, most people either love white cabinets or hate them, so by going with white you’re automatically limiting your pool of buyers. When it comes to flooring Dorsey said that for properties in the country, especially on ranches, hard-surface flooring that’s durable and easy to maintain is a definite plus.
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Buyers are evaluating the home from the time they pull up to the front, so making sure the entryway is attractive and inviting is important.
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
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Massie also emphasized keeping color choice neutral if you’re freshening the look for selling a home. “People want to be able to visualize themselves in a home,” he said. “Don’t get crazy with accent walls.” He also suggests limiting the number of family photos on display, and removing visual clutter. “Cleaning is pretty important, but clutter is a major issue for a lot of people,” Massie said. Even outbuildings that are full of stuff can make a property less appealing. Both Dorsey and Massie emphasized the importance of curb appeal. Massie deals with both rural and city real estate and said that’s something many homeowners need to take care of before they put their property on the market. “I really encourage people to remove visible junk from the property. Prune trees and overgrown shrubs, maintain perimeter fences. Remove old, non-functioning storage tanks.”
On rural properties Massie also said the status of wells is of particular interest. Buyers want to know if wells are functional and if not, why not and what it would take to make them functional. Another fairly inexpensive way to improve the appeal of a rural home with a gravel driveway is to add some gravel and fill in holes. Simple, clean landscaping and an updated front door can make it easier for potential buyers to envision themselves in a home. Massie said he’s been selling a lot of small to mid-sized acreages to buyers from California and Colorado, and most of them don’t want to put a lot of work into a place before they move in with their horses. Having a shed or shelter, corrals and solid perimeter fencing can make it easier to sell a property, and can add to the value of it.
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6200 West 10th Street | Greeley, CO 80634 Telephone: 970 353-0982 | www.terrawestusa.com TRI-STATE LIVESTOCK NEWS | THE FENCE POST
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
If you’re planning to market your house in the next year, Dorsey suggests foregoing more expensive kitchen and bathroom renovations and doing some simple updates, like new paint, floor coverings and light fixtures. TRI-STATE LIVESTOCK NEWS | THE FENCE POST
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Pros and cons of converting
cropland
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TRI-STATE LIVESTOCK NEWS | THE FENCE POST
Today’s farmers are discovering that not all land that previous generations deemed worth farming is profitable as farmland. In some cases, farmers are finding out it’s better for the land and the pocketbook to revert marginal farmland to grass. PHOTOS BY KELLIE GREGORICH.
N
By Kellie Gregorich
ot all land is appropriate for growing c rop s — e v ery farmer knows that. New technology and research can help farmers find out if part of their cropland isn’t worth the input costs, and would be better off reverting to grassland. With the rise in pasture rental rates and the swings in crop prices, there has been an increase in interest in reverting cropland to grassland, said Daren Redfearn, Phd., from
the University of Nebraska-Lincoln. Farmers and ranchers are also seeing that marginal farmland could produce more revenue for less cost if it’s not being used for cropland. It all comes down to economics, he said. The first step is to figure out how much it will cost to take it out of production and seed it to grassland. The costs will be unique to each situation, and will vary by production objectives, Redfearn said, so the pencil-pushing is perhaps the most important step. It is important to note that grass establishment can be expensive. However, these stands can persist for years. Typical economic analysis
to grassland TRI-STATE LIVESTOCK NEWS | THE FENCE POST
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suggests it takes six to 10 years to recover all establishment costs.
Whether or not to return farmed land to grassland may depend on your goals for your business as well as the economics of it.
Keep in mind, also, the change in value of the land by switching from cropland to grassland. Grassland is scarce, but not scarce enough to make it more valuable than crop ground. Troy Louwagie, Accredited Land Consultant for Hertz Real Estate said, “With how much commodity prices have risen in the last few years, crop land is still more valuable. But, some cow guys need pasture and will do what they need to, to make things work.”
After you’ve figured out if you can afford to do the transition there are some important points to know about the planning and planting process for the perennial grasses and legumes, Redfearn said. First, cheap seed may not be a bargain. Buy the best-quality seed you can afford. In this case you absolutely get
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plantings.
what you pay for. Second, it is critical to have a firm seedbed prior to planting. Third, pay special attention to seeding depth. A calibrated drill that will place the seed between ¼- to ½-inch into a wellpacked seedbed is essential. Lastly, early weed control is critical to the long-term success of perennial grass
When it comes to what kind of grass to plant, it all depends on your goals. Redfearn said, “For grazing and hay, improved cultivars of species adapted to the region work best and offer the greatest chance for success. Choice of
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
forage species is another critical decision; while total yield potential is important, seasonality of production is also a factor; principle use is as well. For example, alfalfa often is the clear choice as a hay crop, but a pure stand may not be the best choice. Alfalfa mixed with grasses like orchardgrass or endophyte-free tall fescue usually is a better option if the hay will be used on-farm for beef cattle, both for wintering cows as well as growing yearlings. Mixed hay dries more rapidly after cutting, bales shed water more effectively, animal diets have a better energy-protein balance, and weeds invade hay fields less rapidly. Tonnage remains about the same. Nonetheless, if the forage is destined to be used by lactating dairy cows, pure alfalfa usually is best.” The transition is relatively quick, but still takes time. Redfearn pointed out that the transition actually begins about a year prior. The previous crop, especially the herbicide
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An increase in cattle numbers has increased the demand—and the cost—for pasture. Returning marginal land to grassland has the potential to bring in more income than ever before. program, could be an overriding factor and restrict grass establishment. Crop residue can also play a factor in ease of establishment. Soybean fields are the easiest to work with, while other crop fields tend to be more difficult. Early weed control is also extremely important and may be the most important factor of all. The next thing to consider in transition time is if you plant cool or warm season grasses. The best case for cool-season grasses is a short period of light grazing in the spring after successful fall establishment. For a successful spring seeding of cool-season grasses, some light fall grazing may be possible with full
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production during the second year. For native warmseason grasses like big bluestem, indiangrass, and switchgrass taking three years to get a usable stand was the general rule 25 years ago, but it is not true today. New herbicides and improved cultivars make it possible to seed native warm-season grasses in the spring, harvest for hay after a killing frost, and begin grazing at 75 to 100 percent of full production the following spring. Check with your local extension office for more, localized information about the transition from cropland to grassland.
TRI-STATE LIVESTOCK NEWS | THE FENCE POST
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Dashing
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THE WYOMING FLOOD: A YEAR LATER
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Mane Event Art in the Park Select Sale Mustang Days Come Back Challenge Colt Starting Happy Trails Give Away Cow Horse Classes Extreme Trail Competition Packing Clinic Horse Experience Polocrosse Tradeshow Clinics Contests Competitions Presentations Working Equitation Cowboy Dressage Colorado Most Want Thoroughbred 35+ Clinicians Build an Amazing Horse Costume Emergency Clinics Vaulting Western Riding English Riding
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Homeland SPRING 2017
SUMMER EVENTS 2017
H
omeland FARM, RANCH & HOME REALTY
SPRING 2017
Rocky Mountain
Horse Expo
schedule & guide
March 10th to 13th, 2016
2017
PERIODICAL
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National Western Complex, Denver, Colorado www.rockymountainhorseexpo.com
March 10-13, National Western Complex www.RockyMountainH
Since 1980, The Fence Post has been revered as a trusted source for ag news and information. We don’t cover a certain city, county or geography. Rather we celebrate the farming and ranching culture, our western way of life, and the great folks within it. Our unique content spans from livestock production and grain farming to ag legislation and water policies, to stories about the region’s ranchers, farmers, and events in our ag community. You’ll also find regular comics, columnists, obituaries and the auction and event calendars in March 10-13, 2016 every issue. So, grab a cup of coffee and settle in to enjoy this week’s issue. And thanks for reading us! National Western Complex, Denver, Colorado www.RockyMountainHorseExpo.com
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ANSWER FROM PAGE 31:
Advertiser Index AGRI-ENTERPRISES, INC. ...........................................Back Cover ARNOLD REALTY ................................................................................2 B & G EQUIPMENT, INC ...................................................................7 BIG SPRINGS EQUIPMENT ..........................................................45 BRIDGER STEEL ..................................................................................3 CHAMPION REAL ESTATE ........................................................... 22 CLARK & ASSOCIATES LAND ...................................................... 21 FARM CREDIT OF SOUTHERN COLORADO ........................31 FARM CREDIT SERVICES -RC ....................................................34 FARMERS NATIONAL COMPANY ..............................................13 FISCHER ROUNDS ASSOC ........................................................ 37 GATEWAY REALTY, LLC/WIGGINS .......................................... 52 GOODMAN REALTY CO., INC .....................................................34 HALL & HALL MT ............................................................................. 25 HEWITT LAND COMPANY ..............................................................4 HIGH PLAINS ALCORN REALTY ................................................29 KRAUPIES AUCTION SERVICE ...................................................14 LEWIS AGENCY ................................................................................ 37 LIFESTYLE CHIROPRACTIC .........................................................39 MASON & MORSE ........................................................................... 24 MORGAN COUNTY REALTY ...................................................... 30
CANADA THISTLE AND LEAFY SPURGE.
MORTON BUILDINGS/FT MORGAN ...................................... 42 NEBRASKA LAND BROKERS .......................................................51 ORR LAND COMPANY .......................................................... 16 & 17 PEARSON REAL ESTATE CO., INC ............................................59 PENNINGTON, CEVEY ...................................................................43 PLAINS REALTY ................................................................................ 22 PREMIER FARM CREDIT - YUMA ............................................. 50 PREMIER PROPERTIES/TORRINGTON ....................................5 SCHROEDER’S ALL AMERICAN HOMES .Inside Back Cover SEARS REAL ESTATE/GREELEY ...............................................39 SEARS REAL ESTATE/GREELEY ...............................................39 SHIPPY REALTY ................................................................................63 SILVER SPUR TRAILERS ................................................................61 STAHLA MOBILE HOMES ............................................................64 TERRA WEST REAL ESTATE SERVICE ....................................53 THE FENCE POST.............................................................................62 TRI-STATE LIVESTOCK NEWS.....................................................15 TRI STATE REALTY ...........................................................................44 VAP CONSTRUCTION ...................................................................59 WARDCRAFT HOMES ...................................Inside Front Cover WESTERN PROPERTIES, INC .........................................................1
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970-842-3600 1-844-990-7400 28685 Hwy 34 • Brush, CO
2016 Endura, 8x26, 3x7K Ax, 3 Compartment w/Sliders, FVList $25,900.....Sale $19,750 2006 Endura 7x28, 2x8K axl...........................$10,900 1998 Endura 7x20 GN .................. $8,500 2017 Endura 7.5x26, 2 Fix Gates, 52” Escp Door, 7k Axl .......................................... $19,200
2017 Circle D Stock 6.8x24 GN 2 Gates, 3 Compartments, Front Vent Cover, 1- Silver & 1- White..................$9,995
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Several models available 24’ Hayfeeder, feeds 65 head free choice...List $6,300....$5,650
www.silverspurtrailers.net • Email: silverspurtrailers@kci.net 64
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Modular/Manufactured Homes & Land/Home Packages 2,030 Sq. Ft.
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Les Gelvin 970-214-6139 – Greg Feit 970-218-5911 Justin Story 970-217-3163 – Craig Carpenter 303-906-8199
50 UNITS OF CBT WATER on +/- 78 acres. Milliken, Colorado. Also 1.5 SHARES OF HILLSBOROUGH DITCH COMPANY AND ASSOCIATED LATERAL AND/ OR RUNNING RIGHTS. North of WCR 46 - South of WCR 46½. Annexed to the Town of Milliken. $2,785,000
130 UNITS OF CBT WATER on +/- 111 acres. 6037 Highway 60, Johnstown, Colorado. Also 11 SHARES OF HOME SUPPLY, AND ASSOCIATED LATERAL AND/OR RUNNING RIGHTS. Annexed to the Town of Johnstown. Modest improvements including 2 homes. $6,700,000
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