UpcomingSealed Bid Southern Oregon Cattle Ranch With Water Rights - 3559.94 Acres

Auction Date1July

3559.94 Acres / Lake County, OR

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Auction Location:96195 Old Wells Ln, Lakeview, OR 97630

Auction Type:Reserve

Auction starts in:00 months, 01 days 23 hours 46 minutes

Auction Date:

Offered by one chance Sealed Bid Auction only. Bids will be accepted by email, online bidding thru the confidential and secure portal on the Bid Now button, or by fax. Bids shall be for the total amount and not by the acre.

Bids will be accepted thru 5:00 pm MDT on July 1, 2022. Use the bid form at the bottom of the page or use the bid now button to submit you bids.

This Magnificent Southern Oregon Lake County ranch borders the northern side of Goose Lake and is 8 miles South of Lakeview. Thomas Creek, the largest tributary of Goose Lake, flows north to south for over 2 miles through the property and provides the primary water to the flood irrigation system. With generous help from Ducks Unlimited, an efficient use of the water was made possible through a main diversion dam, secondary diversion points, drains, and an elaborate system of dikes, ditches, and head gates. With great diversity, this land offers grazing on over 3,500 deeded acres, and the cross fencing allows for cattle rotation on aerated meadows. 7 artesian wells are strategically placed around the property to provide stock water. This expansive pasture ranch has the ability to carry 600+/- pair of cattle and the current owner was awarded the prestigious 2020 Landowner of the Year by the Lake County Watershed Council.

Native forage includes fescue and meadow fox grass which thrive on over 800 acres of flood irrigated pastureland. Historically, 200+/- acres has been cultivated and put in triticale under sprinkler irrigation and an additional 95+/- acres was dry-farmed in triticale and clover. 195+/- acres was recently cleared for dry-farm production. A high-water table ensures strong pasture grasses on the non-irrigated shoreline near Goose Lake and moveable electric fencing allows riparian grazing as the water level recedes, exposing additional acreage throughout the year. A BLM lease allows grazing on a fenced 40+/- acre parcel located within the boundary of this ranch and there are two parcels of land in CRP; one is 16.96+/- acres, and the other is 54.17+/- acres.

The construction of an improved bridge for the main diversion dam is set to begin soon. The new bridge will be wide enough to accommodate passenger vehicles allowing quick and easy access to both sides of Thomas Creek on the northern end of the ranch. Two large water storage areas draw in impressive numbers of ducks and geese and this fertile land could be further developed with hunting stands to suit the needs of waterfowl enthusiasts ranging from the recreational to the hunting club level.

Some of the substantial improvements include: a 40’x60’ shop with multiple overhead doors, concrete floor, standard power, and the original wooden 30’x200’ lambing shed with a nearby set of basic corrals. A well-positioned home site near the entrance of the property has a domestic well, power, a septic system, and 3 hydrants to provide water in the shed, corrals, and at the shop. This working ranch allows you to begin operations immediately affording you the time to design and build your southern Oregon dream home.


Capable of producing approximately 1,200 tons of hay

Ability to carry 600+/- pair of cattle

The well positioned home site has a domestic well, power, electric and a septic in place

40’x60’ metal shop with overhead doors, concrete floors and power

30’x200’ wooden lambing shed with metal roof and a basic set of working corrals

Large numbers of ducks and geese use this land as a stopover during spring and fall migrations

Located 8 miles south of the town of Lakeview with nearby access to high-desert lakes and the stunning Warner Mountains.

3,559.45+/- deeded acres across 10 tax lots

1,337+/- acres of primary water rights

7 stock water wells (artesian seasonally)

2,231+/- ac native & sub-irrigated pasture

200+/- historically under sprinkler irrigation (triticale and barley)

195+/- acres recently cleared for production

71.13+/- acres in CRP - Program was recently renewed and is set to expire in 2033 -$5,477+/- annually

40+/- ac of BLM located within the property boundary. $200 annual grazing fee.

500+/- ac Riparian land located on the north end of goose lake. Provides additional grazing as the shoreline recedes in the spring and summer.

  • Bidders may participate in the auction by filling out the sealed bid from below or online at Ranchandfarmauctions.com

  • 10% down payment immediately after auction - cash, personal, or business checks accepted

  • If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign

  • High bidder has 30 days to close unless otherwise noted

  • Announcements on auction day will take precedence over any prior announcements

  • This is a no contingency sale and is not subject to financing or additional inspections

  • Possession at closing, subject to tenant’s rights, if any

  • If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres

  • All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

Auction Documents

Real Estate Auction Terms and Conditions

Terms Of Sale

Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!

Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card or paddle number and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder.

All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The broker and Auction Company represent the seller only and do not inspect properties on bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(s). By bidding you agree to all disclosures.

Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in the Disclosures). Current year's taxes are prorated through the day of closing as is customary. Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.

The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.

Tracts sold by the acre - The contract will indicate the current acreage , bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that results in a change to acreage, the contract will be adjusted to that acreage prior to closing and purchase price will reflect that change in acreage.

If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine final sales price at closing. The purchase agreement and sales day announcements will identify the party responsible for survey cost.

Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit immediately following auction to the Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits. Wire instructions will be sent with the Purchase Agreement thru DocuSign. The balance of the purchase price and all closing costs are due within 30 days.

Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.

For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an account and sign in early so you do not miss the opportunity to bid. You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid. If you cannot log in, feel free to call (217)-922-0811 to reach customer service to register and bid by phone.

Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.

All auctions are subject to court or seller approval unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until Closing and filing of the deed, at which time the property should be re-keyed if required. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.

If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are out bid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.

Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.

The information contained within is believed to be accurate but seller and Auction Company do not warrant any information contained within the description. All lines on maps are approximate and buyers should verify the information. All sale day announcements will take precedence over any prior advertising or announcements.

Broker Participation

Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details. Be advised, not all auctions offer a Buyer Broker Participation Fee.

Auction Type


One chance Sealed Bid Auction only. Bid your best offer. Place your bid as a whole dollar amount not as a per acre bid.


In cooperation with Whitetail Properties Real Estate, LLC

Aaron Milliken, Broker, License # 201232683

Brandon Hutchison, Land Specialist #201233734

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