Month: March 2008

Create a Vacation Ranch

With the expanding population of urban America, many tourists are looking to ranch vacations as a way to fill the need for a taste of the great outdoors, a relaxed atmosphere and a different way of life. The possibilities for guest ranches are limitless, offering a variety of specialties including cattle drives, horseback riding, cook-outs, rafting, rodeo activities, and hunting and fishing.

Nestled in the foothills of the Wind River Mountains of western Wyoming, Black Mountain Guest Ranch offers tourists a chance to get away from all the hustle and bustle with a true American West ranching getaway.

When Black Mountain owners Rosie and Dan Ratigan decided 19 years ago to open up their ranch to domestic and international tourists, they were operating it as a full service bed and breakfast. But they soon found they had no time to themselves. With a small change to their business plan, they now offer a spacious, newly remodeled country guesthouse with a fully equipped kitchen situated on their property at the North Fork of the Popo Agie River.

“We no longer offer food services, as we were literally working from 6:00 a.m. to 10:00 p.m. each day,” says Rosie Ratigan. “But we found that if we offered them a lovely, clean guesthouse with a fully equipped kitchen, the guests were more than happy to cook on their own schedule. It’s so important to offer vacationers a separate facility so that they have their own privacy and freedom.”

With popular activities such as on-ranch trout fishing, local hiking and horseback riding, as well as numerous historical attractions nearby, Black Mountain Guest Ranch has proven to be a popular tourist destination with something for everyone in the family.

Remembering that location, as well as marketing, makes or breaks a business, it’s important to promote activities that are easily accessible in your area. Trying to provide an all-inclusive, resort-style vacation is best left to the big companies. Travelers usually expect a ranch vacation to have some activities, but it doesn’t hurt to advertise other close-by amenities as well.

Ranch and Farm Real Estate Brokerge Services

Buying your Texas ranch can be both exciting and frustrating, but before working with a real estate broker, you should know that the duties of a broker depend on whom the broker represents. If you are a prospective seller or landlord (owner) or a prospective buyer or tenant (buyer), you should know that the broker who lists the property for sale or lease is the owner’s agent. A broker who acts as a buyer’s agent represents the buyer. A broker may act as an intermediary between the parties if the parties consent in writing. A broker can assist you in locating a property, preparing a contract or lease, or obtaining financing without representing you. A broker is obligated by law to treat you honestly. So when you are bartering for that Llano County ranch, you can rest assured that your agent is working hard for you. 

Representing the Owner

The broker becomes the owner’s agent by entering into an agreement with the owner, usually through a written listing agreement, or by agreeing to act as a subagent by accepting an offer of subagency from the listing broker. A subagent may work in a different real estate office. A listing broker or subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first. The buyer should not tell the owner’s agent anything the buyer would not want the owner to know because an owner’s agent must disclose to the owner any material information known to the agent.

Representing the Buyer

The broker becomes the buyer’s agent by entering into an agreement to represent the buyer, usually through a written buyer representation agreement. A buyer’s agent can assist the owner but does not represent the owner and must place the interests of the buyer first. The owner should not tell a buyer’s agent anything the owner would not want the buyer to know because a buyer’s agent must disclose to the buyer any material information known to the agent.

Acting as an Intermediary

A broker may act as an intermediary between the parties if the broker complies with The Texas Real Estate License Act.

More on Using a Broker

The broker must obtain the written consent of each party to the transaction to act as an intermediary. The written consent must state who will pay the broker and, in conspicuous bold or underlined print, set forth the broker’s obligations as an intermediary. The broker is required to treat each party honestly and fairly and to comply with The Texas Real Estate License Act. A broker who acts as an intermediary in a transaction:

    (1) shall treat all parties honestly;
    (2) may not disclose that the owner will accept a price less than the asking price unless authorized in writing to do so by the owner;
    (3) may not disclose that the buyer will pay a price greater than the price submitted in a written offer unless authorized in writing to do by the buyer; and
    (4) may not disclose any confidential information or any information that a party specifically instructs the broker in writing not to disclose unless authorized in writing to disclose the information or required to do so by The Texas Real Estate License Act or a court order or if the information materially relates to the conditions of the property.

With the parties’ consent, a broker acting as an intermediary between the parties may appoint a person who is license under The Texas Real Estate License Act and associated with the broker to communicate with and carry out instructions of one party and another person who is licensed under that Act and associated with the broker to communicate with and carry out instructions of the other party.

If you choose to have a broker represent you, you should enter into a written agreement with the broker that clearly establishes the broker’s obligations and your obligations. For example, every detail should be outlined prior to you putting under contract your hard-found Lampasas County ranch. You don’t want to loose a piece of property because of simple oversight. The agreement should state how and by whom the broker will be paid. You have the right to choose the type of representation, if any, you wish to receive. Your payment of a fee to a broker represents you. If you have any questions regarding the duties and responsibilities of the broker, you should resolve those questions before proceeding.

Frosty Miller Ranch Realty, Inc.

Frosty Miller Ranch Realty, Inc. has offices in Pontotoc, Llano, Mason, and Fredricksburg, Texas. Frosty Miller deals with ranch land sales in Llano County, Gillespie County, Mason County, Burnet County, Menard County, and McCulloch County.

Find out more about Frosty Miller Realty:

Gene Stewart Real Estate

Gene Stewart Real Estate is located in San Saba, Texas, and lists ranch and land properties for sale in San Saba, Mills, Brown, Lampasas, and other counties as they become available. If you are looking for that special river property, wildlife management ranch, or a place to simply relax, give them a holler.

Find out more about Gene Stewart Real Estate: 

McKinnerney & Associates Real Estate

McKinnerney & Associates Real Estate has offices in both Richland Springs and San Saba, Texas. If you are looking for land in San Saba County, then you can’t buy until you’ve checked them out. They know the habitat and land of the northern Hill Contry. Find out more about McKinnerney by contacting them:

Texas Homestead Real Estate

Texas Homestead Real Estate can help you find the property of your dreams. These professionals are located in Andice and are ready to help you find the ready-to-go ranch or raw property of your dreams. If you are looking for raw land, hunting land, or a working ranch in Burnet or Lampasas County, make sure you check them out. You can find out more about their listings at their website located below:

Brush Management for the Purpose of Wildlife Valuation

Brush Management or brush “sculpturing”, as it is sometimes referred to, is an important way to improve wildlife habitat. For example, in Texas, Ashe juniper (cedar) and mesquite are invasive species that require management. Mature juniper, especially on land with a history of overgrazing and lack of natural wildfires, can literally take over the landscape. In and around these cedars it may become an “ecological desert.”

They shade out mid and under-story vegetation, reducing the amount of sunlight reaching the ground and restrict the growth of other important plant species. A little work to remove some of this brush to create a “patchy” landscape will greatly benefit many species of wildlife. Remember, some cedar is beneficial because it is evergreen and provides year round cover for many wildlife species.

However, it must be kept in balance with other plants and trees. Diversity is the key.

Ranch Income and Hunting Season Basics

Hunting is generally a fall activity, when wildlife populations are at their highest. Seasons can be set for a single animal or for a group of animals, but they vary from state to state. Weapons can also be season-specific. The following is a breakdown of the major game animals including broad season descriptions. Be sure to check with your state fish and wildlife agency for specific dates and regulations.

White-tailed deer – The most popular game animal in the United States is hunted by rifle, muzzleloader (a single-shot rifle loaded from the muzzle), archery (compound or primitive bows) or crossbow. Archery seasons generally start in September and can run through January. There can be breaks in the season to allow for other types of weapons like crossbow or muzzleloader. Rifle seasons generally permit all types of weapons. For landowners concerned about high-powered rifles, archery can be an excellent alternative.

Wild turkey – The fastest growing form of hunting is done in both fall and spring with shotguns or archery equipment. Fall seasons are open to either male or female turkeys and can start in October and run through December. Season lengths on wild turkey are usually more restrictive than on deer. The spring season is for males only and generally runs from April through May.

Migratory birds – Ducks, geese, woodcock and doves have seasons based on a federal framework. Shotgun season generally starts in September and runs through January. Seasons can be highly variable, so always check current regulations.

Small game – Squirrels, rabbits, grouse, quail and pheasant are the most common animals in this classification. Small game hunting with a shotgun or a .22-caliber rifle is an excellent way to get youth started in the sport. Seasons can begin in August (squirrels) and run through February.

Market Seasonal Events for Tourism Dollars

Seasonal events such as harvest festivals, Easter- or Halloween-themed activities and Winterfests are a unique way of attracting tourists to your farm during specific months of the year. This option benefits farmers who don’t want to be open to the public year-round or who simply want to bring in income during a slower part of the season.

Dan Pawlowski and his wife, Diane, operate Pumpkinville, the oldest original pumpkin farm in New York, located outside of Great Valley. Catering to families with their motto, “Your family’s fun is our business,” Pumpkinville not only offers a limitless supply of pumpkins, but fall harvest attractions such as hayrides, pony rides, farm animals, a cornfield maze, picnic pavilion and a pick-your-own pumpkin patch as well.

With a passion for agriculture, Dan Pawlowski left a position in business 11 years ago to pursue a career in growing pumpkins. “We originally started out just selling pumpkins; since then we gradually evolved into an agricultural entertainment farm,” he says. “We discovered that there’s never much money in growing anything; the box stores have seen to that.”

Pawlowski has carved his niche by operating an entertainment center that offers families the opportunity to spend a day taking part in fall harvest activities on his farm during September and October.

“It’s a fun business, but it can also be quite competitive; you have to work hard to stay on top,” explains Pawlowski.

“If you don’t want to work 14-hour days for at least two months straight, then this isn’t for you. And the rest of the year, you’re growing your crop and getting the place ready for opening day. You might have to work long, hard hours, but you still get to be your own boss and you can get a lot of satisfaction out of the job.”

Of course, the lure of working for oneself is one of the strongest incentives for this kind of hobby-farm venture. But the more you want to offer, the more likely you are to need help. A typical fall-harvest farm might require 10 or more employees for such non-farming activities as traffic and parking management, ride operation and ticket sales.

Planning ahead for that two-month spike in expenses like payroll and employee taxes will help you get the most from your agritourism business.