Double S Ranch- SOLD

Osage County
$4,450,000 |

DESCRIPTION:  We are pleased to present a truly exceptional livestock operation in northern Oklahoma. Thoughtfully designed as a preconditioning ranch, this property offers excellent grazing potential, as well as, outstanding working facilities and infrastructure. The preconditioning facilities, ranch improvements, and 20 miles of fencing compliment the 5700 +/- square foot home that overlooks much of the property.

The ranch offers a competitive animal unit cost due to productive soils further enhanced by an annual rainfall average of 40 inches and a growing season of 202 days.  The 26 pastures and traps create a flexible rotational grazing system that is so important with the preconditioning operation and forage management. While water is typically the most limiting factor in rotational systems, the Double S includes 3 rural water meters, automatic waterers in every trap in addition to the 12 ponds located throughout the property. Additionally, the ranch is easily accessible via paved state highway and county roads.

The 20 miles of fences, ponds, roads and buildings provide a considerable amount of depreciable property.  In the past, this area has been included in the Former Indian Lands and offered Federal Tax Credits which would need to be extended in new tax legislation.  These credits have offered up to 40% accelerated depreciation on qualifying items.

BEST USE:   Although the ranch is designed to receive and precondition cattle, the property is ideally suited for a registered or purebred operation as well. Although, planning and meticulous detail can be found throughout the operation, it is most evident in the layout of infrastructure and thoughtful design enabling the easy movement and flow of cattle. The low stress handling of cattle is facilitated by the interconnecting lanes adjoining all of the pastures. Additionally, many of the pastures could be further divided into grazing cells utilizing temporary electric fencing.


Ponca City:                 20 miles

Pawhuska:                   30 miles

Tulsa:                           80 miles

Oklahoma City:           125 miles

IMPROVEMENTS:  The 4 bed/ 2 bath, 5700 sq. ft. ranch home, which was completed in 2013, and the 4800 sq/ ft fully insulated shop are located in an area with pristine views of the ranch and the nearby Kaw Lake. The preconditioning yard includes: feed/ equipment storage, processing barn, scales, and the 3 bed/ 1 bath, 1924 sq. ft. home with adjacent horse barn and lighted arena.

There are approximately 1500’ of steel fence-line feed bunks serving the starting traps and concrete bunks located throughout the remainder of the ranch. Currently, all automatic waterers are served via a private water line at no cost to the seller. The water system is thoughtfully laid out allowing it to be switched to rural water as well.

SOILS AND FORAGE CAPABILITY:   The predominate Dennis and Parsons soils, which are generally capability type II and III, provide the base for many high yielding introduced forages such as Bermuda, fescue, crabgrass, numerous clovers, and annual ryegrass.  Many of the pastures were formerly cultivated and will support no-till wheat, rye or other forage annuals.

The timber along the riparian systems and scattered timber in some of the upland pastures provide cover, shade and wildlife habitat.  This cover will include but is not limited to red oak, post oak, blackjack, walnut, sycamore, redbud and pecan

GRAZING/ FORAGE MANAGEMENT:    The property is currently utilized as a preconditioning ranch and has run upwards of 18,000 head of stocker cattle per year with an aggressive management program. The property contains approximately 500 acres of improved pasture including Bermuda, orchard grass, ryegrass and crabgrass suitable for high intensity grazing. The balance of the ranch consists of highly productive, native Tallgrass Prairie forages.

Overall, this unit has an estimated carrying capacity of 250 AU’s or 5.5 acres per AU under average conditions. Additionally, the 106 acres located in Kay County are enrolled in the GRP program.

WATER:       The ranch contains 12 ponds, some more than an acre in size. Three rural water taps serve the home, processing pens and the outside pastures, respectively. There are 13 automatic watering tanks within the processing pens/ traps and frost free hydrants in the remaining pastures.

WILDLIFE/ RECREATION:  The numerous ponds and Kaw Lake provide endless opportunities for fishing and water fowl hunting. The ranch immediately adjoins the Corp of Engineers land surrounding Kaw Lake to the west providing excellent wildlife habitat.

MINERALS:                       All owned minerals in Kay County will transfer.             

No production on the ranch at this time.


$4,450,000 2019 Taxes $8230