Pfister Land Company

What is Organic Farming? - eXtension

2010-03-10T15:44:00.000-08:00

What is Organic Farming? - eXtension Great question and great answer... "Organic farming refers to ecologically-based production systems used to produce food and fiber. Organic farming may be most widely known for what it is not; however, it is more important to define organic farming by what it is. Organic farming can be defined by the proactive, ecological management strategies that maintain and enhance soil fertility, prevent soil erosion, promote and enhance biological diversity, and minimize risk to human and animal health and natural resources. Many kinds of farm products are produced organically including vegetables, fruit, herbs, grains, meat, dairy, eggs, fibers, and flowers."

To find out more about the national organic certification requirements and organic program, visit the USDA NOP website http://www.ams.usda.gov/nop.

Visit www.pfisterlandco.com for all your ranch real estate needs.

Real Estate Lawyers

2010-03-08T14:07:00.000-08:00

What does a buyer want his real-estate lawyer to do? This is a great article published on Land Think. In the article author Curtis Seltzer encourages "buyers to find --and get comfortable with -- a lawyer as one of their first steps in looking for property in a particular county. " He also lists a few ways a lawyer can help a buyer before a contract is signed:
1. Reasonableness of asking price: Don't expect a lawyer to do a comp analysis or an appraisal. But local lawyers who have been doing real-estate work for a number of years should have an accurate feel for prices, price trends, volatility and current market conditions. Buyers often get a better bead on the reasonableness of a seller's asking price from their lawyer than from an agent representing the seller who may be their first and only source of local market information.
2. Local insight into seller's motivations: Lawyers know their communities, and usually know personally, or know of, individual sellers. Buyers are enormously advantaged when they can learn why a buyer is selling and how intense the motivation is.
3. Problems and issues with particular properties: An experienced local lawyer is likely to know first-hand, or have acquaintance with, many properties in a county, particularly those that have been sold during his years of practice. The more years of practice, the more likely it is that he will know about problems and issues that may or may not be of a strictly legal nature.
4. Lenders and vendors. The buyer's lawyer will also have opinions about local lenders, brokers, agents, title companies, surveyors, excavators, local officials (building inspector, zoning office), appraisers and contractors. If this advice is sound, it's worth
a small fortune to a buyer who will be directed to the best local options for each service.
It can save a buyer money, time, aggravation and mistakes.
5. Contract terms. Most buyers are shown property by an agent representing the seller and given a standard purchase-offer contract that, in my opinion, is skewed in favor of sellers. A buyer's lawyer should be asked to go over either the standard agent's contract or one the lawyer uses well in advance of a buyer having to read and understand contract terms under pressure. Previous columns have discussed many of these boiler-plate terms and their implications.
6. Local idiosyncrasies: The buyer's lawyer should know something about local politics; local folks and neighborhoods to avoid; and local ground conditions (such as, which areas of the county have dirt that rarely passes a perc test, routinely flood, get lightning strikes, are situated over karst, go dry in August and so on). (To read the complete article click here.)

Pfister Land Company, LLC is an all in one Real-estate company offering buyers and sellers representation as well as having a lawyer in house. Our practice areas include but are not limited to:
Real Estate Law
Land Acquisitions
Easement Origination and Negotiation
Lease Origination and Negotiation
Conservation Easements
Subdivision and Development of Properties
Land Use and Planning
Private Road Disputes
Sales, Purchases and Related Matters
Adverse Possession
Agricultural Law
Business Law
Structuring, Choice of Entity and Tax Planning
Filing
Environmental Law
Compliance
Reclamation and Abatement
Expert Witness
Construction Litigation
Real Estate Transactions and Contracts
Easements
Encroachments
Principal/Agent Relationships
Construction Contracts and Litigation
Oil, Gas and Mineral Law
Wind Energy
Water Rights
IRC 1031 Tax Deferred Exchange

For more information contact our office at http://www.pfisterlandco.com/

MAJOR PRICE REDUCTION OUTSIDE OF BOZEMAN

2010-02-23T12:40:00.000-08:00

The Journey's End Ranch has been dramatically reduced to $4,950,000 or just over $1,000 per acre. Just recently, the property was appraised at $5,400,000. This exceptional property hasn't had any cattle on it for 4.5 years. This property has substantial mineral rights to transfer. Seller's are extremely motivated. To view a brochure click here or visit our website at www.pfisterlandco.com

Hometown America Kaycee, Wyoming

2010-02-18T07:38:00.000-08:00

"Kaycee, Wyoming is a dusty little town with only 250 residents that lies in the high plains fairly close to the Big Horn Mountains." In 2004 Elisabeth Raff won the Hometown America Junior Scholastic competition for her article about Kaycee, Wyoming. Elisabeth goes on to say "Kaycee is 40 miles from the city of Buffalo and the nearest McDonald's, It is also 60 miles from Casper and the nearest Wal-Mart. It doesn't even have a stoplight! You might miss it if you blink as you drive down Interstate 25--but you would miss a lot of American culture and history here in this little town. " We thought this was a great article and linked it to our community info page on our website click here to download the article or visit our website at www.pfisterlandco.com

We have some great ranches for sale in the Kaycee area, to see these ranches or any other Wyoming Ranches for sale visit our website or give our office a call to speak directly with one of our brokers. (307)684-5201

New Listing in Buffalo, Wyoming

2010-02-17T12:36:00.000-08:00

Acreage on Turkey Lane is a recreation lover's paradise. Located at the end of Turkey Lane, nestled up directly at the base of the Big Horn Mountains, and is only 3 miles from Downtown Buffalo. This acreage has multiple building sites, live water, and is extremely rich with wildlife; deer, pheasants, turkey, numerous ducks and geese, and the occasional lion. This property is within close proximity of Clear Creek trail, which leads to unlimited recreational opportunities. Turkey Lane is one of the most unique areas in and around the Buffalo area. Don't miss out on this rare offering of 37.94 raw deeded acres that may not become available again in our lifetime. Offered for $585,000

2010-02-11T08:54:00.000-08:00

We read in the High Plains Journal about a Rangeland monitoring class happengin on Feb. 17th and thought we should share the info:
Key aspects about rangeland monitoring will be presented at the Rangeland Management School 201 offered by the Wyoming section of the Society for Range Management.
The session is Feb. 17, at the Dry Creek Hall in Bill and hosted by the Converse County Conservation District. Instructors will be University of Wyoming Cooperative Extension Service educators and specialists and USDA Forest Service personnel.
The Rangeland Management School 201 is a follow-up to the 101 School and is a one-day event at which participants learn key aspects about rangeland monitoring to assist them in designing and using a monitoring program. Presentations cover how to develop monitoring objectives, tools and methods available, application of the data and what ecological sites are and their importance to monitoring and grazing management.
In addition, there will be presentations on matching the animal to the resource and low-stress animal handling and how to apply it to grazing management.
The $20 cost for the course covers the notebook of handouts from all the presentations and other pertinent information. Attendees will also receive the newest version of the Wyoming Rangeland Monitoring Guide. Lunch will be provided by the Converse County Conservation District at no extra charge.
For more information or to obtain a registration brochure, contact UW CES educator Blaine Horn at 307-684-7522 or bhorn@uwyo.edu, or Michelle Huntington at 307-358-3050, ext. 4, or michelle.huntington@wy.nacdnet.net.

Visit www.pfisterlandco.com for all your ranch real estate needs.

New Listing, Saloon for sale in Wyoming

2010-02-05T08:54:00.000-08:00

TEN SLEEP SALOON AND RESTAURANT
Make an offer!!! Owner is ready to sell this turn-key saloon & restaurant in Ten Sleep, Wyoming. Sales price includes nearly everything: liquor license, food & beverage inventory at the time of closing, tables, stools, plates, silverware, and everything else that is currently on the premises with the exception of a few personal items and taxidermy mounts. Also included is the real property, which includes a 2,750 square foot building on a 9,000 square foot lot that is located in the heart of downtown Ten Sleep. Offered for $350,000

More information available online at http://www.pfisterlandco.com/

Successful Ranch Management

2010-02-01T08:00:00.000-08:00

Ranch ownership is different than ownership of most types of real estate. It requires knowledge of the current operations, an understanding of the resources available on the ranch and a grasp of the financial and budgeting processes. Successful ranch management requires a balance of wildlife and resource management with that of productive agricultural operations. Even the most seasoned ranch manager can struggle with these challenges.

Education, knowledge, and ability to change with the times are a few key factors in running a successful business. A great source for farm and ranch owners/operators is the Ranch Management Consultant's website. The philosophy of Ranch Management Consultants, according to their website, is:
The emphasis in conventional agriculture has been to increase production using fossil fuel technology. Much of the energy used, personal stress and costs in farming and ranching come from fighting nature. We have found that economic and financial stability are seldom associated with maximum production. Working with nature results in fundamental improvements to the economic and biological health of the business and can dramatically improve the lifestyle of the people on the ranch.

To find additional resources for management visit our website at www.pfisterlandco.com or click here.

Gas Production

2010-01-15T09:23:00.000-08:00

According to a recent article published on Casper Star Tribune's website, national gas production in the Rocky Mountain region's top gas-producing state declined in 2009 for the first time since 1997. However last year was the second-biggest year for Wyoming gas volume on record. Because of Wyoming heavily leans on the gas industry the decline has had a ripple effect and State revenue is down. The article also notes that unemployment is up -- almost double the rate this time last year. And communities in gas-rich areas are struggling. To read this complete article click here.

www.pfisterlandco.com

Accredited Land Consultant

2010-01-14T15:55:00.000-08:00

Robert E. Pfister II, Pfister Land Company, LLC, Buffalo, Wyoming, has been selected as an Accredited Land Consultant (ALC) member of the REALTORS® Land Institute (RLI). The announcement was made by RLI, which is headquartered in Chicago, IL, and is an affiliate of the NATIONAL ASSOCIATION OF REALTORS®.

A real estate professional with the Accredited Land Consultant (ALC) designation has studied the intricacies of land transactions and can help buyers and sellers alike make informed real estate decisions. For instance, compared to buying property with a building on it, purchasing a parcel of land might seem like a simple transaction. But buyers must weigh many complex issues, such as water rights, projected yield and income of farmable tracts and 1031 Tax Exchanges, all of which can present both opportunities and complications to any land purchase. Accredited Land Consultants may market their clients' properties in marketing sessions sponsored by local RLI Chapters or at RLI national meetings.

Robert E. Pfister II joins an elite group of land specialists who have attained an expert level of knowledge and experience. Recognized throughout North America as the pinnacle of achievement for land real estate specialists, the Accredited Land Consultant (ALC) designation is awarded to RLI members who meet rigorous knowledge and experience requirements.

Visit our website at http://www.pfisterlandco.com/ or call our office at 307-684-5201

Amazing Commercial Building for sale in Buffalo, Wyoming

2010-01-12T14:04:00.000-08:00

7 South Main, Buffalo, Wyoming

Located at 7 North Main Street this commercial building is located in the heart of Downtown Buffalo, Wyoming. Built in the 1930's, this building originally housed Buffalo's first modern theater, the Bison Theater, and was also included in the designation of the Buffalo's Downtown historic district, because of its architectural contributions. The building is constructed of red brick with a tan brick facade, floor to ceiling windows that flood light into the entry way, and is accessible through multiple entrances. This building is not only unique because of its historical value, but also because of the interior design work. Don't miss out on this amazing opportunity, visit our website at http://www.pfisterlandco.com/ to download a complete brochure or call our office at 307-884-5201

New Listing in Montana

2010-01-07T14:02:00.000-08:00

Excellent recreational property new to the market.

The Mahoney Creek Hunting Property, consisting of 480 +/- deeded acres and 160 acres +/- of BLM lease, is situated deep in the heart of Mule Deer country, just across the Wyoming/Montana border near Biddle, MT. The property offers a diversity of open slopes, timbered ridges and significant changes of elevation. The pine ridges offer superb mule deer habitation and the grassy plains provide abundant forage for deer and other types of wildlife. For more information on this property click here or call our office at (307) 684-5201

Market Overview

2010-01-05T13:09:00.000-08:00

The stock market has been hovering around 10,000 for about four weeks showing signs of stability, but the overwhelming majority on my roster of advisors, clients, and principals are anticipating an immediate decline in the stock market. The obviousness of impending super- inflation has some, if not most, that have recovered significantly in the stock market, heading toward raw land investments with excess liquidity. Watching their money erode in a 3% CD is not going to be tolerated by investors who kept their powder dry through the recent storm. The commercial real estate playbook looks sketchy according to most investors, but the raw land market is ripening on the vine and some deals are ready for picking. Many of the sellers, who did not sell prior to the decline in the market, are still attempting to field offers. We are seeing major pricing corrections on older listings and more realistic asking prices on new listings. The banks have been given money they are now loaning at sub-five percent interest rates on long-term loans to credit-worthy buyers. Who would have known gold would be this high? Oil appears to be stabilized in the mid-70's to mid-80s. These interest rates won't stay low forever so the time to buy is now. There are buyers pulling out of the stock market and making offers on land, but they are being deliberate and selective.

The time is now, but where? Wyoming more than other neighboring states in the west, has had a recent surge of investor interest in the late fall of 2009. Wyoming has always been one of the best places to live in this country. According to a recent article in Forbes Magazine, Wyoming is the third best state to live in preceded only by Utah and Hawaii. The state has a surplus of cash due to its coal, oil and gas reserves. We have solid infrastructure and new schools in our smallest ranching communities. Wyoming does not tax personal income so if you have a profit center in a company with high income tax, this is the state to take residency. There is no state corporate income tax. Retirement is not taxed. Wyoming is a fractional assessment state which means property tax applies to only a fraction of the full market value of the property. The average property tax on three large ranches we have listed in Wyoming is approximately 32 cents per acre. There also are several property tax relief programs available in Wyoming. The average price per deeded acre in Wyoming is still dramatically lower than in our neighboring states. Wyoming has a lower sales tax than Colorado. Wyoming also has lower property tax than Montana, and while Montana does not have a sales tax, it taxes income.

The western real estate markets are always the last to feel the effects of an economic recession, but they are also some of the first to come out of the recession. Why? As soon as buyers recover and regain confidence, they buy out west for long term investment and lifestyle. People steadily show interest in living and retiring in Wyoming. We're solid out here folks. Most of us would do anything to be able to live and raise our families here and we've been here six generations. What does that tell you? Take control of your investment, before it's too late. The time is now!

New Listing--The Boner Ranch

2009-12-28T09:08:00.000-08:00

The Boner Ranch is one of the last legacy ranching operations of its size on the hard grasses of Niobrara County, Wyoming. This crown jewel consists of 32,878 deeded acres, 3,360.56 State of Wyoming lease acres and 3,000 BLM lease acres. The boundaries contain a contiguous block of hard grass prairies most of which are serviced by new pipeline infrastructure or windmills, and reservoirs. The vast majority of what is known as the Seamen Hills break up the skyline of the Southern boundary of the property. There are approximately 25 pastures each having reliable stock water supply. Historically the ranch has been stocked with between 4,000 and 7,500 yearlings for 4 months usually beginning in late May until October 1 and also has supported 800-900 sheep annually. There is an adequate set of working corrals for sorting, weighing and shipping. A 5-bedroom home that was built in 1918 has been remodeled, maintained and occupied since its construction. The improvements are modest but adequate and comfortable. This property offers excellent recreational opportunities; the Pronghorn Antelope and Mule Deer hunting is exceptional and a bass pond is located near the house. Click here to download a complete brochure. Or visit our website at www.pfisterlandco.com

New Listing in Natrona County, Wyoming

2009-12-15T13:54:00.000-08:00

The Reimler Ranch is a contiguous block of Wyoming range that is well suited for yearling cattle, cow/calf pairs, or a sheep grazing operation. Currently the ranch is being leased to a large horse operation that is utilizing the ranch for winter pasture. The Reimler Ranch is located in western Natrona County near Hell's Half Acre, approximately 30 miles west of Casper on Wyoming Highway 20-26. What sets this ranch apart from many in the area is its good distribution of livestock water. There are approximately 15 reservoirs on the ranch, one solar well and a windmill providing ample water to the livestock and wildlife. In addition Powder River Draw has spring fed, open water. There is a host of wildlife occupying the Reimler Ranch, including good populations of Pronghorn Antelope, Mule Deer, Sage Grouse, Hungarian Partridge, and Chukar.
Contact Mike Fraley at 307-684-5201 or visit our website at http://www.pfisterlandco.com/ to download a complete brochure.

Price Reduction

2009-12-01T13:10:00.000-08:00

The Gibbs Place Orginally listed at $1,925,00 The Gibbs place is now priced at $1,650,000.
513 deeded acres
1.7 miles of the Powder River
10,800 sq. ft. multipurpose stell barn
Roping arena
2 great homes
All around ranch and recreational paradise.

visit www.pfisterlandco.com to download a complete brochure.

Now is the Time: For Investing in Land

2009-11-24T13:42:00.000-08:00

The rampant land rush in the west has screeched to a halt, the stock market dropped 8,000 points and subprime lending hit the skids. So why invest in land now? Cash is king again, and creditworthy buyers can secure long-term funding at sub-five percent interest rates.

Now is the time to take advantage of this market. In 2009 we saw our company sales plod along in the half million to million dollar range. However, more recently we have seen a property closing at $12 million and we are aware of a confirmed pending contract at $14 million. We also currently have cash buyers in the $2-$15 million range. Everyday we are fielding bona fide inquiries and this is in sharp contrast to what little activity we saw in the previous 12 months.

Motivated seller's now have to compete in a market with a surplus inventory of quality land, an inventory that is continually growing. We are seeing land that is priced at 2001-2003 prices, a dramatic change from what we saw in 2008. Sellers are also concerned the current administration is going to hike capital gains tax back to 30% eroding seller's realizable gains by another 15%, and ultimately effecting seller's pricing and expectations. So now is the time to take advantage of the current market prices and realistic seller's expectations.

Every property has a price, and all marketed offerings are for sale, it simply takes action and ability on behalf of the buyer. Create a checklist before beginning your investment search. Know your budget and comfort zone, and become prequalified for this type and size of loan. Determine the area or region, desired land type and acreage.

Contact Pfister Land Company; we are active in 10 western states. (307) 684-5201
Or visit our website at www.pfisterlandco.com to view our new listings and recent price reductions.

USDA Value Added Producer Grant

2009-11-09T07:29:00.000-08:00

USDA Rural Development is still accepting applications for the Value Added Producer Grant Program. According to the USDA website Grants may be used for planning activities and for working capital for marketing value-added agricultural products and for farm-based renewable energy. Eligible applicants are independent producers, farmer and rancher cooperatives, agricultural producer groups, and majority-controlled producer-based business ventures.

For Value-Added Producer Grant Application Requirements click here. For more information about the program, contact your State Rural Development Office to obtain additional information and assistance.

Visit www.pfisterlandco.com to learn more about buying or selling a ranch.

Water Rights in the West

2009-10-30T07:57:00.000-07:00

Water rights are simply the legal right to use water. The land you purchase or own, may or may not have water rights attached to it. In the west there are primarily three systems of water law: 1) Riparian, 2) Prior Appropriation, and 3) Hybrid. The system used in each state varies and as a result, so does the actual usage included in water rights. As a landowner it is important to understand what water rights, if any, transfer in ownership and what those rights include. For more information on water rights, please see the following links:

General Water Rights InformationBLM Water Laws
Wyoming Water RightsWyoming Water Law: A Summary Report Wyoming State Engineers Office
Montana Water Law InformationMontana Water Rights Information Montana Department of Natural Resources & Conservation
South Dakota Water Law InformationSummary of South Dakota Water Laws & Rules SD Department of Environmental & Natural Resources
Colorado Water RightsColorado Division of Water Resources

Visit our website at www.pfisterlandco.com for more information on land for sale in Wyoming and other western states. If you are ready to list your property and have questions about your water rights give one of our brokers a call at (307) 684-5201

Hunting Property as an Investment

2009-10-22T13:05:00.000-07:00

If you are thinking about buying hunting property then buying a ranch may be your best investment. You can develop your ranch property as a perfect setting for hunting while still enjoying the economic benefits of owning land in Wyoming. When beginning the search for ranches for sale in Wyoming, start by determining what areas of the state are ideal hunting areas for the game you are interested in. The next step is to contact a ranch broker. Utilizing the expertise of a ranch broker saves you time and also gains you access to an individual who is very knowledgeable about the area and what projected price should be. At Pfister Land Company our brokers are experts in their fields and can help you find the right property at the best price anywhere in the west.

Now is the time to buy, so give one of our brokers a call at 307-684-5201 or visit our website at http://www.pfisterlandco.com/.

Big Horn Mountain Property for Sale in Wyoming

2009-10-22T12:52:00.000-07:00

Take moment and look at the below video of some amazing Big Horn Mountain property for sale here in Wyoming. These mountains are a haven for wildlife and provide an awesome opportunity for hunting, fishing, camping, hiking, horseback riding, and photography. This maybe your chance to buy mountain property as an investment and use it for a recreational getaway as well.

To view a complete brochure of this property click here. Or for more information on Wyoming Ranches for sale and land for sale in Wyoming visit our website at www.pfisterlandco.com

Low-cost Producers Are High-return Ranchers

2009-10-08T13:36:00.000-07:00

Low-cost producers are high-return ranches, seems like a no-brainer, but how to achieve this may go beyond just hard work. Continuing education on how and what is effective may prove to be a helpful tool for some producers.

A one-day course developed by the founders of the High Plains Ranch Practicum School will be offered at the following locations this fall:
Oct 27 - Crawford, NE
Oct 29 - Laramie, WY
Nov 12 - Wheatland, WY
Nov 16 - Powell, WY
Nov 17 - Worland, WY
Nov 18 - Crow Heart, WY
Nov 23 - Kimball, NE
For more information visit their website at http://hpranchpracticum.com
In an article released Sept. 22, 2009 from www.extension.org they discuss information that was distilled from two years of participants in the High Plains Ranch Practicum School and from a livestock enterprise analysis from the North Dakota Farm and Ranch Business Management Education Association program based on 119 producers. They state that " Data shows low-cost producers are high-return ranchers, and the high-cost producers are low-return ranchers." To read the complete article click here.

Topics that may be covered by the one-day course from The High Plains Ranch Practicum include:

Ranch financials - How to determine unit cost of production and compare against regional benchmarks
Integrating nutrition, body condition scoring and reproductive performance
Grazing systems - Developing an applied grazing system and simple methods for monitoring range land systems.
Strategic planning - Working on the ranch business and with the people involved in it.

All of our agents at Pfister Land Company were raised on hardworking farms and ranches here in the west and understand the tasks at hand and the true meaning of stewardship. Our experiences and expertise have equipped us with the tools, knowledge, and relationships needed to guide you through the many aspects involved with purchasing and operating today's ranches.

Visit our website at http://www.pfisterlandco.com/ or give us a call at (307)684-5201

2009-10-01T13:51:00.000-07:00

Another great article from www.landthink.com How to sell country property in a crummy market The article is straight forward and here is their advice: "Sellers can help themselves by embracing three principles: full disclosure, play straight and act reasonably."

If you are thinking about selling your ranch talk to one of our brokers. Call us at 307 684-5201 or visit our website at www.pfisterlandco.com

There is no such thing as 'Free Government Land'

2009-09-29T11:46:00.001-07:00

I was appalled to hear this 'myth' is still circulating around. Even more appalling is that uninformed people may get taken by this scheme. The scheme goes like this a con artist tries to sell you 'government information' leading you to believe they have information on where you can find free land. Key word here--SELL, these people are trying to sell you their product. Remember if such a thing existed and it was through our government YOU would also be privy to such information. Another important thing to note is the passage of the Federal Land Policy and Management Act of 1976 which repealed the Homestead Act. The government no longer 'gives' land away, however it does sell some public lands. Here is what the Bureau of Land Management's website says about public lands being for sale; "Under the authority of the Federal Land Policy and Management Act of 1976, BLM can sell public lands. Any lands that are offered must be sold at fair market value, that is, at a price comparable to similar private lands." Once again SELL is the keyword.

Visit our website for a complete listing of land we have for sale in Montana, Wyoming, South Dakota and Nebraska. www.pfisterlandco.com

Adding Value to your Land

2009-09-24T13:55:00.000-07:00

This is a great article addressing how growing agricultural crops to provide the majority of nutrition to wildlife can help diversify your land offering.

Click here for a direct link to the article.