GEYSER, MT
$12,750,000
3,630± TOTAL ACRES | 3,508± DEEDED ACRES
PROPERTY OVERVIEW
The Highwood Mountain Cattle Ranch is a well-managed operation offering cattle and recreational opportunities. Spanning 21 pastures, it supports 375 cow-calf pairs year-round and includes 320+ acres of productive alfalfa-barley mix producing 800-900 tons per year. Additional income streams include wind energy and a hunting lease. Bordering the Lewis and Clark National Forest in Hunting District 447, the property offers exceptional trophy elk hunting, along with mule deer, whitetail, grouse, black bear, and more. Water is abundant, with creeks, ponds, and strategically placed tanks throughout. Backed by the Highwood Mountains and averaging 16–20 inches of annual precipitation, the ranch offers both natural beauty and reliable productivity. Located under an hour from Great Falls, it provides rare seclusion with convenient access to major amenities. The current owner’s commitment to stewardship is evident in the ranch’s infrastructure, pasture management, and overall care.
> Diverse topography ranging from rolling grasslands to timbered foothills
> Well-watered grazing ranch with 16–20 inches of average annual precipitation
> Meticulously run cattle ranch with a hay base producing 800–900 tons of hay per year
> Multiple year-round streams, several seasonal springs, and reservoirs
> Owner-rated 375± AU carrying capacity, year-round
> 12 operational wind turbines with projected income growth over the next five years
> Abundant elk, mule deer, white-tailed deer, grouse, and other game
> Borders Lewis and Clark National Forest in limiteddraw trophy elk district (HD 447
> Excellent management with rotational grazing programs through 21 pastures
> New cross-fencing, improved barns, and main home
> Multiple outbuildings and functional infrastructure supporting ranch operations
> Under an hour’s drive to Great Falls and Lewistown
> Soil is tested every year or every other year, and fertilizer is applied based on results.
> All corrals are piped. Two working facilities are set up for efficient AI, with multiple pastures leading directly into them.
PROPERTY OVERVIEW
Highwood Mountain Cattle Ranch is positioned along the Highwood Mountain front in central Montana. Covering 3,630 total acres, the ranch offers a strong combination of productive grazing land, practical infrastructure, and direct access to public lands—making it well-suited for both a production-focused operator and a buyer who values recreation and longterm land stewardship.
The terrain transitions from rolling native grasslands to timbered foothills, providing diverse grazing environments and natural protection throughout the seasons. This variation supports healthy livestock movement, pasture rotation, and year-round usability. Water is well-distributed across the ranch, supporting both cattle and wildlife.
The ranch is well-outfitted for intensive cattle operations, particularly artificial insemination (AI). Multiple pastures are strategically connected to two separate sets of working facilities, streamlining livestock movement and reducing handling stress. All corrals are constructed with pipe for durability, and the layout has been designed for efficient flow during breeding and general herd management. This infrastructure allows the current owners to execute a high level of AI work with minimal disruption to daily operations.
Improvements have been developed with long-term function in mind. A well-established network of internal roads and trails provides reliable access to all major pastures and infrastructure. Outbuildings serve a range of operational needs, from equipment storage to feed management, and are positioned for convenience without disrupting the landscape.
The ranch borders the Lewis and Clark National Forest, providing direct access to expansive public ground. This boundary adds both privacy and recreational depth, with consistent elk and mule deer movement through the property. For those who value hunting or simply quiet access to the backcountry, this property is ideal.
Land management practices reflect a commitment to long-term viability. Grazing has been handled responsibly, with a focus on maintaining soil health, supporting riparian zones, and encouraging the regrowth of native grasses. The elevation and location provide favorable growing conditions and help buffer extreme weather. Highwood Mountain Cattle Ranch represents a rare opportunity to acquire a proven, well-balanced ranch in a tightly held region of Montana. It offers scale, functionality, and recreational upside—with the infrastructure and land quality to support continued success.
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SET AGAINST THE BACKDROP OF THE HIGHWOOD MOUNTAINS, THE HIGHWOOD MOUNTAIN CATTLE RANCH OFFERS THE QUINTESSENTIAL MONTANA EXPERIENCE - WHERE BREATHTAKING VIEWS MEET THE POTENTIAL FOR A HIGH CAPACITY CATTLE OPERATION, ELK HUNTING, AND PRODUCTIVE ENERGY INCOME, ALL WITHIN 45 MINUTES OF GREAT FALLS.
JIM TOTH
LOCATION & ACCESS
HIGHWOOD MOUNTAIN CATTLE RANCH
BIG TIMBER, MT
BOZEMAN, MT
WHITE SULPHUR SPRINGS, MT
HELENA, MT
GREAT FALLS, MT
LEWISTOWN, MT
BILLINGS, MT
LOCATION
The Highwood Mountain Cattle Ranch is ideally located just 5.4 miles from Geyser and under an hour from both Great Falls and Lewistown, offering the perfect balance of privacy and convenience. Nestled between the Highwood and Little Belt Mountains, the ranch provides easy access to a wide range of year-round recreational opportunities.
Bozeman is just over two hours away, expanding access to additional services, dining, and cultural amenities—all while preserving the quiet, open-space lifestyle that defines this exceptional Montana property.
NEARBY CITIES & TOWNS
GEYSER,
MT
GREAT FALLS, MT
LEWISTOWN, MT
BOZEMAN, MT
AIRPORTS
GREAT FALLS INTERNATIONAL AIRPORT
GREAT FALLS, MT
LEWISTOWN MUNICIPAL AIRPORT
LEWISTOWN, MT
CLIMATE
AVERAGE ELEVATION
AVERAGE RAIN PER YEAR
AVERAGE SNOW PER YEAR
AVERAGE SUMMER HIGH
AVERAGE WINTER LOW
AVERAGE SUNNY DAYS PER YEAR
AVERAGE DAYS OF PRECIPITATION PER YEAR
4,187 FT 20 IN 71 IN JUL, 80° JAN, 16° 185 94
THE AREA
GREAT FALLS
Less than an hour’s drive from the Highwood Mountain Cattle Ranch, Great Falls is the largest city in north-central Montana and a key regional hub for commerce, healthcare, education, and travel. With a population of just over 60,000, Great Falls offers the perfect blend of small-town hospitality and big-city amenities—making it an essential resource for rural communities across the region. The city is home to a robust healthcare network, including Benefits Health System, one of the largest hospitals in Montana, and Great Falls Clinic Hospital, both providing comprehensive care and specialized medical services. Retail options range from national chains to local boutiques, with grocery stores, farm and ranch supply outlets, home improvement centers, and more available throughout the city. Great Falls is also well-known for its strong educational offerings. The Great Falls Public Schools system serves approximately 10,000 students across 15 elementary schools, two middle schools, and two high schools—both of which are known for their academic programs, athletics, and extracurricular opportunities. In addition to the public system, the city offers several private school options, For higher education, Great Falls College – Montana State University provides two-year degrees, workforce training, and continuing education programs. The college serves as a vital bridge for local students pursuing careers in healthcare, trades, business, and more.
Culturally, Great Falls is rich with history and outdoor beauty. Attractions include the C.M. Russell Museum, Lewis and Clark Interpretive Center, and the scenic River’s Edge Trail along the Missouri River, which offers miles of walking, biking, and wildlife viewing. The city hosts several annual events and rodeos, creating a strong sense of community and regional pride. With its accessible size, wide range of services, and welcoming atmosphere, Great Falls complements the rural lifestyle of the Highwood Mountain Cattle Ranch—offering all the essentials of modern living within easy reach of wide-open spaces.
Photo courtesy: Visit Great Falls Montana
THE AREA
GEYSER
Tucked along Highway 87 in Judith Basin County, Geyser is a small, tight-knit ranching community with deep agricultural roots and big Montana charm. Geyser is surrounded by sweeping prairie grasslands and views of the Highwood and Little Belt Mountains—offering an authentic rural lifestyle defined by quiet living, strong community ties, and a connection to the land. At the heart of the community is Geyser School, part of the Geyser School District, which serves students from kindergarten through 12th grade. Known for its small class sizes, personalized attention, and active participation in regional sports and academic competitions, the school is a cornerstone of life in Geyser.
The town also features a post office, volunteer fire department, and several community churches, supporting the day-today needs of residents and neighboring ranchers. Local traditions run deep here, with seasonal events, youth rodeos, and gatherings that bring together families from across the county. While Geyser retains its peaceful, remote character, it’s conveniently located just 40 minutes from Great Falls, offering access to an international airport, healthcare facilities, shopping, and entertainment. Lewistown is also just over an hour away, providing additional amenities in a historic western setting. Whether you’re looking to live, work, or invest in the heart of ranch country, Geyser offers a unique sense of place—where the land matters, neighbors know each other by name, and the Montana way of life is alive and well.
BELT
Tucked into the scenic valleys of Cascade County, Belt, Montana is a historic ranching and former mining town that blends small-town charm with big-sky beauty. Belt offers a peaceful, close-knit community surrounded by open land, dramatic coulees, and the winding Belt Creek—perfect for fishing, floating, and enjoying the outdoors.
Despite its small size, Belt is well-equipped with everyday amenities and community staples. The town features a K–12 public school system all housed on a single, well-maintained campus, with small class sizes and strong community support. Belt Public Schools are known for their academic programs, athletic teams, and safe, supportive environment.
Belt also includes a post office, grocery store, gas station, volunteer fire department, several churches, and the beloved Belt Creek Brew Pub—Montana’s first craft brewery. Just 25 miles from Great Falls, residents enjoy convenient access to healthcare, shopping, restaurants, and an airport.
All photos taken on Highwood Mountain Cattle Ranch.
HUNTING
BIG GAME HUNTING
Highwood Mountain Cattle Ranch offers exceptional big game hunting in one of Montana’s most tightly managed and desirable areas. Located in Hunting District 447, a limited-entry unit known for producing high-quality elk, the ranch shares a boundary with the Lewis and Clark National Forest—giving hunters direct access to expansive public land while maintaining the privacy and control of deeded ground.
The terrain—timbered ridges, open parks, and protected coulees—creates natural movement corridors that consistently hold game throughout the fall season. Elk travel frequently between the forest and the ranch, and HD 447 is known for producing mature bulls. Typical bulls in the area range from 300”–330”, with trophy potential exceeding 350”. The ranch’s layout allows for quiet access and stand placement without over pressuring the property, making it ideal for both archery and rifle seasons.
In addition to elk, the ranch supports healthy populations of mule deer and whitetail deer, often found along timber edges and near water. Mule deer in the area typically range from 120” to 140”, with the potential for larger bucks in the right conditions. Whitetail are also frequent across the property, contributing to consistent hunting opportunity. Black bear are present during the fall season, adding to the ranch’s overall big game diversity.
Whether used for private hunting or selective outfitting, Highwood Mountain Cattle Ranch offers a combination of proven habitat and direct access to public land in one of central Montana’s most respected trophy units. It’s a rare opportunity for buyers who prioritize both high-quality hunting and long-term land value.
BIRD HUNTING
While the Highwood Mountain Cattle Ranch is widely recognized for its big game opportunities, it also offers exceptional upland bird hunting across its diverse terrain. The ranch’s blend of native grasslands, grain fields, brushy coulees, and lightly grazed pastures creates ideal habitat for a variety of upland species, making it a well-rounded destination for hunters.
Sharp-tailed grouse are commonly found in the open prairie areas of the ranch, especially near alfalfa and barley fields where they feed in the early morning and evening hours. Hungarian partridge, known for their explosive flushes and fast flight, thrive along field edges, old fence lines, and rocky outcrops. In the higher elevations near the timbered foothills of the Highwood and Little Belt Mountains, hunters can also encounter dusky (blue) grouse, particularly in late summer and early fall.
RANCH OPERATIONS
The Highwood Mountain Cattle Ranch has been thoughtfully developed into a well-balanced, sustainable cattle operation with a strong foundation in land stewardship and production efficiency. Currently supporting 375 cow-calf pairs year-round, the ranch is divided into 21 well-managed pastures, allowing for a rotational grazing system that promotes healthy forage regrowth, reduces pressure on native grasses, and improves long-term soil health. More than 320 acres are seeded to a nutrient-rich alfalfa-barley mix, producing 800–900 tons of hay annually. This dependable hay base ensures highquality winter and shoulder-season feed while reducing reliance on outside sources. The integrated forage program
enhances operational self-sufficiency and supports the ranch’s year-round grazing capacity. Water availability across the property is excellent, with two year-round creeks, seasonal springs, ponds, and strategically placed water tanks ensuring consistent, low-maintenance livestock hydration. Infrastructure has been designed for both functionality and ease of use. Two well-equipped sets of working facilities and piped corrals support efficient herd management, especially during branding, weaning, and AI (artificial insemination) efforts. Pasture layouts connect directly to handling facilities, streamlining movement and reducing stress during breeding cycles and routine operations.
Well-maintained internal roads connect all corners of the ranch, allowing for efficient livestock movement and year-round access to pastures, facilities, and feed storage areas. Updated cross-fencing, dependable water systems, and versatile outbuildings further support dayto-day operations. The ranch’s current stocking numbers reflect a careful balance between carrying capacity and conservation, ensuring both profitability and resilience. With a focus on low-stress handling and solid herd genetics, the operation is set up for continued success or expansion under new ownership.
In addition to its core cattle operation, the ranch benefits from diverse income streams, including wind turbine leases and a well-established hunting outfitting lease. Bordering the Lewis and Clark National Forest and situated within a coveted trophy elk hunting district, the ranch is uniquely positioned for both production and recreation—providing financial versatility in a changing market. The current owners have invested in long-term improvements that protect riparian areas, encourage native grass regrowth, and preserve the integrity of the land. Their commitment to stewardship has created a rare operation—one that is not only productive and profitable but also rooted in Montana ranching tradition.
NEARBY ATTRACTIONS
THE HIGHWOOD AND LITTLE BELT MOUNTAINS
The Highwood Mountain Cattle Ranch is ideally located between two of central Montana’s most scenic and adventurefilled mountain ranges—the Highwood Mountains and the Little Belt Mountains—making it a gateway to some of the region’s best outdoor attractions.
Just west of the ranch, the Highwood Mountains offer a more secluded and off-the-beaten-path experience. Known for their striking peaks, rugged terrain, and sweeping views, the Highwoods are a favorite for hikers, horseback riders, and wildlife enthusiasts. A network of old trails and two-tracks winds through the range, leading to quiet mountain valleys, hidden springs, and excellent spots for elk and mule deer viewing. With few developed roads and little traffic, this mountain range provides the kind of peaceful, immersive outdoor experience that’s increasingly rare.
To the south and east, the Little Belt Mountains offer a more expansive playground for recreation, stretching across the Helena-Lewis and Clark National Forest. This range is home to Showdown Ski Area a classic Montana ski hill known for its friendly atmosphere and reliable snow. In the warmer months, the Little Belts are popular for hiking, mountain biking, off-road riding, and fly fishing in cool, clear streams like Belt Creek and the North Fork Judith River. Numerous campgrounds and scenic drives make this range a go-to destination for weekend getaways and year-round exploration.
SHOWDOWN MONTANA SKI AREA
Just an hour from both Geyser and Belt, Showdown Montana is tucked into the heart of the Little Belt Mountains and remains one of the state’s best-kept secrets for winter recreation. This independently owned ski area offers an experience that feels both authentic and refreshingly unhurried—no long lift lines, no crowds, just reliable Montana snow and wideopen alpine terrain.
With over 640 acres of skiable terrain, 34 named runs, and a summit elevation of 8,200 feet, Showdown has something for every level of skier or snowboarder. Beginners can ease into the sport on gentle greens, while more experienced riders can head for steeper runs, tree skiing, and untouched powder tucked away in glades. The area averages more than 200 inches of natural snowfall annually, offering consistent conditions throughout the season.
At the base, a welcoming lodge serves as a central hub with gear rentals, a cozy fireplace, casual dining, and a full-service bar. Locals appreciate not only the mountain’s accessibility, but also the laid-back culture and strong sense of community that define the Showdown experience.
Its simplicity is part of the appeal: close enough for a spontaneous ski day, yet just remote enough to feel like a true escape. For property owners in the region, it adds year-round value—a straightforward, low-key way to embrace the Montana winter.
WATER RIGHTS
All water rights owned by the Seller will convey by the Buyer at closing, and all required filings with the Department of Natural resources and Conservation (DNRC) will transfer the current water rights as they exist – with no warranty of the future viability. Water rights in the Sate of Montana are subject to re-adjudication by the DNRC and may be determined by the court to be modified in validity, amount, priority, date and place of use. All mineral rights owned by the Seller for the subject property will convey to the Buyer at closing.
WATER RIGHTS
The Highwood Mountain Cattle Ranch is well-equipped with dependable water rights that support its agricultural operations and overall productivity. These rights provide access to a diverse range of water sources, including two yearround creeks, seasonal spring creeks, ponds, and a thoughtfully designed system of stock tanks that ensure consistent water distribution across the property. This reliable water infrastructure plays a vital role in irrigation, livestock care, and the ranch’s ongoing success, even during periods of limited precipitation.
CLAIM STOCK
12/31/1905 SPRING, UNNAMED TRIBUTARY OF WILLIAMS CREEK
201689 STATEMENT OF CLAIM STOCK 10/11/1902 SPRING, UNNAMED TRIBUTARY OF GOVERNMENT COULEE
201680 STATEMENT OF CLAIM STOCK
12/31/1905 BYRNE CREEK; UNNAMED TRIBUTARY OF BYRNE CREEK
201668 STATEMENT OF CLAIM DOMESTIC 12/31/1941 GROUNDWATER
201677 STATEMENT OF CLAIM STOCK 12/31/1905 UNNAMED TRIBUTARY OF BYRNE CREEK
201682 STATEMENT OF CLAIM STOCK
5771 STATEMENT
12/31/1915 HAY CREEK; UNNAMED TRIBUTARY OF HAY CREEK
MAIN HOUSE
The main home on the ranch was built in 1994 and includes approximately 2,200 square feet of living space with four bedrooms. It offers practical, functional housing suitable for an owner, manager, or family. The home is positioned to provide easy access to the rest of the ranch while still offering a sense of space and separation from daily operations.
OUTBUILDINGS & BARN
The ranch is equipped with a wide range of functional outbuildings designed to support daily operations. These include:
• 42’ x 144’ fully enclosed metal pole-frame building
• 30’ x 70’ fully enclosed metal pole-frame building
• 30’ x 40’ prefab vertical-walled building
• 30’ x 30’ metal pole-frame building
• 30’ x 56’ metal pole-frame building
• 24’ x 30’ enclosed wood-frame barn
These structures are used for equipment storage, hay handling, livestock shelter, and general operational needs. The layout and condition of the buildings support a high level of functionality across seasons. All corrals on the ranch are constructed with pipe for durability and low maintenance. Two separate sets of working facilities are in place, with multiple pastures feeding directly into them. This setup supports intensive AI (artificial insemination) efforts, streamlining livestock movement and improving operational efficiency during breeding and handling.
INFRASTRUCTURE AND FENCING
The ranch has seen several practical operational improvements that enhance daily efficiency and land management. New cross-fencing has been installed across much of the property, allowing for rotational grazing and better pasture utilization. Numerous stock tanks, fed by natural springs, creeks, or gravity systems, are strategically placed throughout the ranch to provide consistent water access for livestock. An internal road system connects key areas of the property, ensuring reliable access to pastures, water sources, and working facilities throughout the year.
WIND ENERGY INCOME
A standout feature of the Highwood Mountain Cattle Ranch is its established wind energy component, which provides a reliable and low-impact source of additional income. Located along the upper ridges of the property, 12 operational wind turbines are currently in place and actively generating electricity. These turbines are part of a long-term lease agreement with a wind energy developer, and the current owner receives regular payments as part of that arrangement.
This lease offers a consistent and passive revenue stream that requires no daily management or labor from the landowner. The turbines are situated in areas that do not interfere with cattle operations, grazing patterns, or recreational use of the land. With infrastructure already in place and energy production underway, the wind component adds meaningful financial value to the ranch without disrupting its core function as a working and recreational property.
Notably, lease payments are expected to increase significantly, with projections indicating that income from the turbines could quadruple within the next five years as the project expands and power purchase agreements evolve. For a buyer seeking a diversified operation with steady income potential, this renewable energy feature adds a strong layer of long-term financial security.
GEYSER, MT
$12,750,000 | $11,250,000 WITHOUT WIND POWER LEASE
3,630± TOTAL ACRES | 3,508± DEEDED ACRES
SUMMARY
Highwood Mountain Cattle Ranch is a well-balanced and highly functional operation located in the heart of central Montana. With a year-round cattle program, historic water rights, income-generating wind turbines, and direct access to premier hunting and public lands, this ranch offers a rare blend of production, recreation, and investment potential. Positioned along the base of the Highwood Mountains and bordering the Lewis and Clark National Forest, it combines privacy, beauty, and convenience—just an hour from Great Falls and within reach of Bozeman.
• 3,630 ± total acres, 3,508 deeded acres
• Runs 375 cow-calf pairs year-round across 21 pastures
• 320+ acres seeded to alfalfa-barley mix
• Two year-round creeks, seasonal springs, ponds, and stock tanks
• 12 operational wind turbines with projected income growth
• Trophy elk, mule deer, whitetail, black bear, and upland bird hunting
• Borders Lewis and Clark National Forest in Hunting District 447
• Comfortable 4-bedroom main home and multiple functional outbuildings
• Located 5 miles from Geyser, under 1 hour to Great Falls, and 2 hours to Bozeman
CONDITIONS OF SALE
• All purchase offers must be in writing and specify an earnest money amount equal to no less than 5.00% of the Buyer’s offering price. Earnest monies shall be deposited in escrow within 5 business days of acceptance of the offer by both parties.
• All Buyers must provide the contact information of the Buyer’s banker or financial institution that can assist the Sellers and their agents in validating the Buyer’s financial ability to execute the transaction. All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the property.
• The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at the Buyer’s expense. Title to the real property will be conveyed by warranty deed.
• All of the Ranch’s water rights will be transferred to the Buyer and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing.
TERMS
The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Seller may acquire. This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., is intended only as generic guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Western Ranch Brokers. Prospective Buyers should verify all information to their sole and complete satisfaction.
OUR TEAM
LET OUR EXPERIENCE LEAD THE WAY
The team at Western Ranch Brokers brings a level of expertise and hands-on ranch experience you won’t find anywhere else. We are here to ensure you have a reliable, trustworthy, hardworking advisor when buying or selling a ranch. Our handshake is backed by a team of tireless professionals committed to your interests.
JIM TOTH
Broker (Licensed in MT) (406) 539-2550
jim@westernranchbrokers.com
For the last 40 years, Jim’s experiences in Montana ranch brokerage, ag businesses and outfitting have given him the opportunity to develop a diverse clientele from homestead ranch families to equity fund investors and passionate outdoorsmen to production-oriented ag operators. Jim’s ability to gauge a property’s value, highlight its best assets and understand a buyer’s interests are a large part of his success as a ranch broker — along with his personable approach.
RYAN THOMPSON
Commecial Land Development Specialist (Licensed in MT) (406) 600-6530
ryan@westernranchbrokers.com
Focusing on investment and development properties, Ryan has built a large network of connections and gained an impressive knowledge of the commercial real estate market in just a few short years. He guides his clients through every step of the purchase process, working hard to represent their interests and to create a seamless transaction experience. An avid fisherman, hunter, and skier, Ryan understands the unique aspects of recreation-driven real estate.
RELATIONSHIPS IN REAL ESTATE
MONTANA
Montana law requires real estate licensees who are acting as agents of sellers or buyers of real property to advise the potential sellers or buyers with whom they work of the nature of their agency relationship.
SELLERS AGENTS
A seller’s agent, under a listing agreement with the seller, acts solely on behalf of the seller. A seller can authorize a seller’s agent to work with subagents, buyer’s agents and/or transaction coordinators. A subagent of the seller is one who has agreed to work with the listing agent, and who, like the listing agent, acts solely on behalf of the seller. Seller’s agents and their subagents will disclose to the seller known information about the buyer which may be used to the benefit of the seller. Individual services may be waived by the seller through execution of a limited service agreement.
BUYERS AGENTS
A buyer’s agent, under a buyer’s agency agreement with the buyer, acts solely on behalf of the buyer. A subagent of the buyer is one who has agreed to work with the buyer’s agent with who, like the buyer’s agent, acts solely on behalf of the buyer. Buyer’s agents and their subagents will disclose to the buyer known information about the seller which may be used to benefit the buyer. Individual services may be waived by the buyer through execution of a limited service agreement.
DUAL AGENTS
A real estate licensee can be the agent of both the seller and the buyer in a transaction, but only with the knowledge and informed consent, in writing, of both the seller and the buyer. In such a dual agency situation, the licensee will not be able to disclose all known information to either the seller or the buyer. As a dual agent, the licensee will not be able to provide the full range of fiduciary duties to the seller or buyer. The obligations of a dual agent are subject to any specific provisions set forth in any agreement between the dual agent, the seller and the buyer.