Beautiful Ranch With Weiser River Frontage in Council, IdahoJOHN P. KNIPE, ALC • KNIPE LAND NORTH, LLC

LAND BROKER IN IDAHO • NEVADA • OREGON • WASHINGTON • MONTANA

A River Runs Through It

LocationThis ranch is located off of Hwy 95 just outside of Council, Idaho, about two hours from Boise, Idaho, and a short flight to McCall, Idaho. A paved and lighted public airport is within a few hundred feet for easy access to the ranch.

Acreage484 ± deeded acres.

Water The property offers frontage on both sides of the Weiser River. There are 200± acres of irrigation on the ranch. Water is conveyed via buried main line and put on by gated pipe. The owner’s water rights and water shares are through Farmers Canal Water Users and Lost Valley Reservoir Company, some of the water rights date back as far as 1891. This information was obtained from the Idaho Department of Water Resources. BTVAD.

ImprovementsThe home is an older five bedroom two bathroom house tucked under large trees providing great shade in the summer months.There is a 34 x 96± sq. ft. barn as well as machine shed, newer pole barn, and other outbuildings.

RecreationThe availability of the Weiser River, as well as the tree cover, makes this an ideal ranch for outdoor enthusiasts. The area has large deer and elk populations and the ranch and surrounding area has exceptional hunting for deer, elk, bear, goose, duck, and pheasant. Rainbow Trout along with other fish can be found in the river. If you ever decide to put down your gun, bow, or fly rod, horseback riding, atving, snowshoeing, cross-country skiing, hiking, mountain biking, and outdoor activities are waiting. Otherwise you may just enjoy a beautiful day with a picnic by the river or perhaps an outdoor barbecue with family and friends.

Paved & Lighted RunwayWith the Council Municipal Airport just a few hundred feet from the property, this is a great opportunity for a buyer who owns his own aircraft that wants the ultimate hunting ranch. See the airport website at www.airnav.com/airport/u82 for more information. Some of the airport features include:

• Maintained all year around• Life flight accessible• 100 LL fuel, maintenance, hangars, and telephone are available• Rotating beacon • Wind indicator lights• Runway has low intensity lighting• All lights are pilot controlled• Runway is 3600 ft. long x 60 ft. wide and has a parking apron• Paved runway with newer preservation coating and markings

Surrounding AreaThe local and nearby areas abound with recreation and entertainment.

• Council Mountain Golf Course is located in Council, Idaho.

• The Weiser River Trail is just a hop, skip and a jump from the property and offers 84 miles of recreational trail use, along with 1,400 acres of wildlife habitat, and access to 16,000 acres of BLM and State of Idaho Lands.

• Idaho is renowned for its snowmobiling, you will find more groomed trails here than in any other western state and the trails pass through some spectacular scenery. The nearby communities of Cascade, Garden Valley, and McCall are well known snowmobiling areas. Cascade offers over 500 miles of trails in the West Mountain area.

• Many undeveloped hot springs are found throughout the surrounding area, as well as three developed hot springs: Burgdorf Hot Springs which is North McCall, Golf Fork Hot Springs, East of Donnelly, Zimm’s Hot Springs north of New Meadows.

• The Payette National Forest has some striking and dramatic landscapes featuring alpine flowered meadows, crystal blue lakes, plummeting river canyons, and majestic stands of timber. Big game hunting such as Big Horn Sheep, Bear, Elk, Deer, Moose, Mountain Lion, and Bobcat are all found nearby in the Payette National Forest. The Payette National Forest contains about 400 lakes and reservoirs and over 4,000 miles of fish-bearing streams. There are approximately 46 different species of fish to include warm water bass, crappie, catfish, salmonoids, northern pike minnow, mountain whitefish, and white sturgeon. Other recreational activities include miles of mountain bike trails, horseback riding, atving, backpacking, hiking, camping, snowshoeing, cross-country skiing, back country skiing, snowmobiling, boating, jet skiing, waterskiing, kayaking, rafting, swimming, wildlife viewing, and foraging.

• Brundage Ski Resort just northwest of McCall is known for its powder stuffed glades and luxuriously wide groomed runs. There are 46 named runs as well as numerous unnamed runs. Elevation is 7,640 ft. and there is a vertical drop of 1,800 ft. There is 1,500 acres of lift served terrain and 19,000 acres of backcountry SnoCat terrain. The normal season runs from Thanksgiving to mid-April.

• The nearby Snake and Salmon Rivers offer jet boating, white water rafting, kayaking, swimming, and great fishing for steelhead, chinook salmon, sturgeon, bull, cutthroat, and rainbow trout, whitefish, & bass.

• McCall, Idaho is a nearby resort town that offers fine dining, lodging, music, entertainment, ice skating rink, and numerous festivals and events throughout the year.

Photo of Nearby Public Lands

OperationThe owner runs a commercial cow operation. Under current management, he runs about 120 pairs, growing the necessary feed. The owner feels that if a buyer wanted to run a yearling operation in the spring and summer they could run about 250 head. A new owner may wish to convert the ranch into a hay production ranch. The seller feels such an operation could grow 600 to 1,000 ton of hay, depending on mother nature and management.

Price$2,999,000 REDUCED TO $2,699,000

TaxesTaxes were $2,360± in 2010 according to the Adams County Tax Assessor.

TermsOwner prefers cash, but may consider a partial trade for a small ranch closer to Boise. all offers will be considered.

CommentsThis is a beautiful ranch with privacy and plenty of room to roam, yet close to town. The ranch may work well for someone wanting to continue to ranch, or for a family or corporate retreat. With frontage on both sides of the Weiser River and the mountains close at hand the opportunities on this ranch are endless.

*more land may be purchased with this ranch

KNIPE LAND NORTH, LLCWWW.KNIPELAND.COM

PO BOX 1031 BOISE, IDAHO 83701P: (208) 345-3163 • F: (208) 344-0936

Knipe Publishing, LLC, publishes THE RANGE WRITER, Land Resources Magazine. This publication not only includes descriptions of pristine farms and ranches, timber land, and recreation properties, but articles or guest editorials on various concerns ranging from current agricultural land values, issues affecting private property rights, water rights, tax strategies, and legal concerns associated with buying and selling real estate. The Range Writer Magazine has been published for 30 years. This exclusive real estate magazine offers sellers and buyers one of the largest real estate publications in circulation.

DISCLAIMERThis information is for the exclusive use of those individuals to whom this brochure is delivered by Knipe Land Company. and/or Knipe Land Oregon, LLC, and/or Knipe Land North, LLC. Pictures are merely intended to be representative and may include other property not included in this offering. Possession of this brochure does not carry with it the right to publication, reproduction, or transmittal to anyone without first obtaining the consent of the author. Each company is owned individually and operated independently of each other. Copyright © 2010 Knipe Land Company, Boise, Idaho, and Vancouver, WA; Knipe Land Oregon, LLC, Richland, Oregon; Knipe Land North, LLC, Boise, Idaho. This information was obtained from sources deemed reliable but is not guaranteed by the broker. Prospective buyers should check data to their satisfaction. Listing agent suggests that all buyers of all types of real estate complete a level 1 environmental study as well as other professional inspections as this or any property may have a Brownfield, wetland, mold, historical values, or other issues that a professional inspection may reveal. Listing agent and broker are not professional property inspectors. This property is offered subject to prior sale, price change, correction, or withdrawal. Broker expressly disclaims making any representations concerning the physical condition of, the value of, or title to any real property, personal property, or water rights, or any government entitlements (e.g. zoning) relating thereto. A portion of any property with live water/waterfront may have been acquired or lost by accretion or avulsion in the change of the mean high water line. By making an offer on any property with live water/waterfront, it is agreed that buyer shall hold broker harmless of any title to the avulsion follows that of the abutting property and liability thereon is accepted by the buyer. The buyer accepts that claim arising from the difference in the mean high water line and the meander line as shown by the Government Survey. Mold may link to serious illness and respira-tory problems. Some properties have or had above and below ground fuel tanks which may leak. The broker assumes no liability in these matters and suggest buyer perform appropriate environmental study of property before purchasing. You are strongly encouraged to make your own independent investigation of such matters. Without limiting the foregoing, Broker advises you of the following risks for which the Broker assumes no liability: Water Boundaries. If the property is bounded by water, the boundary of the property may have shifted and title to the offered property may be adversely affected thereby. Lead Based Paint: Homes built prior to 1978 may present exposure to lead from lead based paint. A risk assessment or inspection for possible lead based hazards is recommended as is a complete home - building inspection from a qualified home inspector. RS2477: Seller and Sellers agent(s) make no representations regarding RS2477. Buyer shall investigate RS2477 to determine if subject property is affected by RS2477 prior to making any offer. Radon: Radon gas may present a health risk and radon testing is suggested. Noxious Weeds: Properties may contain noxious weeds. Government agencies may require owners to control or even eradicate noxious weeds. Land may contain or be inhabited by endangered species, rodents, bugs, or other organisms that buyer should consult an expert on - prior to making an offer. Meagan’s Law: Certain sexual and violent offenders and other individuals may be required to register their addresses with government agencies from whom you may obtain such information. Buyers and sellers are advised to hire competent surveyors, lenders, 1031 exchange companies, appraisers, title companies, accountants, inspectors, and legal professionals and not rely on the Broker or any real estate agent for professional advice in these matters. Please see our full disclaimer at www.knipeland.com. Some photos may be representative of the romance or lifestyle only, associated with owning such a property.

65 Years Experience.Each company is owned individually and operated independently of each other.

KNIPE

KNIPE LAND NORTH, LLCWWW.KNIPELAND.COM

PO BOX 1031 BOISE, IDAHO 83701P: (208) 345-3163 • F: (208) 344-0936