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.


Circle M Ranch- CONTRACTED

Don’t miss this exciting opportunity to own a spectacular Osage County, Oklahoma ranch.  Spanning roughly 1,233 acres, this property is ready to go as an outstanding cattle operation, perfect recreational property, or country home.  The ranch features stunning elevation changes, hardwood timber, and water throughout, with abundant populations of white-tailed deer, quail, turkeys, and multiple well-stocked ponds. and is easily accessed by paved and blacktop roads.  Situated where the Cross Timbers meet the Tallgrass Prairie, this ranch is one you’ve got to see!  Bordered along its northern boundary by paved County Road 3809 and along its western boundary by blacktop County Road 4901, the access to this property is unbeatable.  5-strand barbed wire cross fencing divides this property into 11 well-watered  grazing units with a series of traps and sorting pastures at the headquarters.  The headquarters features an 1,880 square ft, 3 bedroom, 2.5 bath home with a detached 2 bedroom bunkhouse or mother-in-law’s quarters with a full kitchen and bathroom.  The large wooden barn with indoor round pen opens into a set of pipe working pens and outdoor arena.  Underground electricity lines keep the view from the headquarters unblemished. With water plentiful throughout the ranch, two of the stocked fishing ponds are plumbed with gravity flow water system. Tallgrass Prairie forage, elevation changes, timberland, fishing ponds, and a winding creek bed seasonally flowing south to Pond Creek combine to make this the perfect turn-key cattle operation or recreational getaway.


Muskogee 320 Acres- CONTRACTED

This turn-key green country cattle ranch includes excellent soils, large pond, and improvements already in place. The ranch boasts 313+/- acres of productive prairie soils with introduced forages across multiple pasture units. With scattered ponds throughout the property and multiple water sources, livestock and recreational water are plentiful. A centrally located 3 bed/2.5 bath 2400 sf ranch house lies at the end of the winding driveway. The property also includes a central barn/corral with electricity and rural water.

While the majority of the ranch is open, rolling prairie, there are scattered trees throughout the landscape to provide shade for cattle and travel corridors for wildlife movement. The house and barn receive rural water service and there is an additional water well that, upon repair, can function as supplementary water source. This unique ranch offers comfortable amenities and a great forage base, all off of a blacktop road just minutes from town.


The Bates soils comprises almost 70% of the soil base and will produce 4,000 to 6,000 lbs. of range forage per acre/yearly and will be rated from 5 to 7 AUM (animal unit months) if in introduced forage. The Dennis, Taloka and Verdigris soils are even higher producing soils that complete the soil base.

The acreage is subdivided by permanent fencing and could be easily paddocked by electric fencing to further enhance the flexibility of a grazing operation. This ranch is only a half section, but it packs a ton of potential for both grazing capacity and flexibility. It could be maintained as a four to five pasture rotation of Bermuda/Fescue, but it also presents an excellent opportunity for interseeding diverse forages or grazeable cover crop mixtures to further enhance the soil health and production capacity of the ranch. The climate of the area also favors the forage production with a long growing season and close to 45 inches of average rainfall per year.

The introduced forages of the ranch will respond well to fertilization. The location near the Arkansas River ports and commercial chicken production areas provides competitive fertilizer choices.

Recently, the ranch has been lightly stocked with 40-60 cow/calf pairs, but with aggressive management could carry numbers closer to 80-100.

Given the layout and amenities, this ranch should be very user friendly and easy to operate.

Wildlife: While the ranch is well suited for livestock production, there are plenty of wildlife friendly areas as well. White-tailed deer, turkey, and even quail have been observed using the varied timber and riparian areas throughout the property. The large pond is stocked with multiple species of fish and has remnants of two fishing docks that could be restored.


  • The residence includes 3 bedrooms and 2 1/2 baths. This all electric approximately 2400 square foot home includes vaulted beam ceilings, office, dining room, attached 2 car garage, zoned heat and air, 2 hot water heaters, safe room, alarm system and ample storage including cedar closets.
  • Rural Water services the home and headquarters area.
  • There is adequate water for livestock with 6 ponds with the potential to extend well water to provide fresh water in pastures.
  • Metal framed barn/storage with AI facilities and electricity.
  • Functional pipe corrals and pens designed for ease of operation.
  • Automatic water tanks near the corrals.

Recent Updates:

  • One new HVAC unit 2019
  • New Laminate Flooring 2019
  • Fresh Paint in Living/Dining 2019
  • New stove/microwave in kitchen (Refrigerator stays with home)



1 hour from Tulsa, OK, 2 hours form Oklahoma City, OK, 1.5 hours from Ft Smith, AR

1.5 miles east of Wainwright, OK

5.5 miles west of Oktaha, OK

14 miles north of Checotah, OK

15 miles south of Muskogee, OK


TAXES: 2019 Ad Valorem Taxes $1532

PRICE: $900,000 Surface Only

Kachina Ranch- CONTRACTED

Property Description:           This combination grazing and recreation property in the cross timbers of east central Osage County is conveniently located just west of Bartlesville. The location of this ranch, nestled between large properties including the historic Woolaroc Museum and Wildlife Preserve, gives this property privacy and increased hunting opportunities. Operating on 437 acres, the property offers diverse home site locations with an aesthetic view of the rolling Osage Hills. The opportunities this property presents with native tallgrass forages and wildlife habitat in a remote location are abundant. The proximity to the Wah Shah She Reservoir, and the various creeks and springs feeding it, increases the wildlife opportunities. The acreage includes adequate to excellent fencing, with three ponds and rural water access along the county road.

The property includes access to County Road 2145 with direct access to highway 123 and highway 60, making travel convenient with a 10 minute drive to Bartlesville and an hour to Tulsa. Adequate to excellent fencing enclose the property. Additionally, the property may be easily divided into 2 smaller tracts.

Climate: The Kachina Ranch is located in an area with favorable growing conditions. The long growing season and over 40” of annual rainfall makes it one of the most productive areas in the country for both grazing and wildlife habitat.

Acreage:         The 437 acre property lends itself to division into 2 smaller tracts of 143 and 294 acres, respectively.  The tracts are located in Osage County and therefore sell as surface only.

Location:        The property is accessed from the north by turning south from Highway 60, west of Bartlesville, onto County Road 2145. It is accessed from the south by turning north on County Road 2145 from Highway 123, south of Bartlesville. There is a 10 minute commute to Bartlesville, and just an hour to Tulsa.

Improvements: There are no improvements on any of the tracts and the fencing is excellent to adequate.

Water:   Rural water is available along County Road 2145 and there are 3 ponds located on the property.

Additional Information:       The varied terrain and combination of timber and open prairie creates excellent wildlife habitat and hunting. The property also adjoins the Frank Phillip’s Wooloroc Museum and Wildlife Preserve and the 542 acre Wah-Shah-She Girl Scout Camp providing an excellent buffer for wildlife.


                        Smaller tracts will be priced accordingly.

Harrison Ranch

We are presented with a unique opportunity to present an Osage County ranch located so close to Pawhuska. This property offers excellence grazing with introduced grass, native Tallgrass Prairie forages, legumes and forbs. As is often the case, in this cross timbers ecosystem, the recreation opportunities are outstanding. The steel corral system, ranch improvements, and fences just compliment the elevated 3,220 +/- square foot home, with a wraparound porch, that overlooks much of the headquarters area.

The home has been utilized as a get a way retreat and is well suited for entertaining several guests and would make an enjoyable permanent home. The downstairs has an open kitchen/dining/living area with a gas fireplace. The large master bedroom with a gas fireplace adjoins the large well-appointed bathroom. The interior storm shelter is accessible from the hallway near the living area as well as a half bath and storage. The upstairs has a balcony area that overlooks the living area plus 2 bedrooms and a Jack and Jill bath. An added feature is a complete 900 square feet living quarters accessed from the private stairway in the three car garage.

The ranch has not been aggressively managed for grazing production but is currently rated at 150 animal units by the owner. The 10, or more, well fenced traps contain introduced forages of Bermuda and fescue that can be enhanced with clovers, crabgrass and other winter and summer forages. A forage manager will see the opportunity that is available especially in the bottom land contiguous to Bird Creek. Managing the larger pastures, that contains the native Cross Timbers forages, with fire and rotational grazing will benefit the livestock production; but just as important will enhance the wildlife habitat.

As mentioned, recreation and wildlife go hand in hand with Cross Timbers and this ranch is enhanced by location, diversified and quality habitat plus the character of the terrain that allows for more than just hunting and fishing opportunities.

The pipe corrals, loading and working facilities, livestock scales, loafing sheds and the large hay barn, that will handle more than 250 round bales, are added values and necessary for the efficient management of the ranch. A converted Harvestore and shop create added storage areas.

Water is provided to the headquarters area by Pawhuska City water. A well serviced by a windmill and at least 28 ponds provide water to the pastures and traps. Verdigris Valley Electric Coop furnishes the electricity and gas is provided by Oklahoma Natural Gas. The advalorem taxes are approximately $3400/year.

Added features of this ranch are the stunning view of Pawhuska from the ridge line on the west and a pecan grove located in the Bird Creek bottom. Several nice deer stands and feeders are located throughout the ranch and, although not offered in the sale price, could be purchased at very reasonable cost. Some furnishing in the home will transfer and the owner will consider, for a qualified buyer, an owner carry.

Depreciable property is often an interest and the ranch offers a considerable amount of depreciable assets. If extended in Federal legislation, Osage County is in an area that qualifies for the Accelerated Depreciation on former Indian lands.

Dog Thrasher Creek- CONTRACTED

This 309 acre tract is located along Dog Thrasher Creek just east of Barnsdall and north of Highway 11. I hope you will be as impressed, as we are, with the recreation value this acreage offers. The family is reluctantly willing to pass it on to someone that can continue to enjoy the pleasure it has brought to them. Recreation is more than just hunting and fishing but offer trails to explore, wildlife to enjoy and peaceful scenery. With a foot print far larger than the one mile that it occupies,from north to south, this spring fed creek includes large pools and shallow riffles of moving water. Sycamores, river birches, walnuts, pecans, bur oak and red buds are just few of the native trees found along the lower creek areas.

The Cross Timbers areas found on the slopes and upland will predominately be post oak, blackjack oak and hickory. Scattered stands of sand plums and persimmons are just some of the woody plants that contribute to the wildlife habitat. Due to prescribed fire, the canopy in the timbered area has been lifted to allow native grass, legumes and forbs to flourish. The several open prairie areas found throughout the property add value to the habitat and the scenic value of the tract.

As described, it is evident that this is a property that offers limited livestock grazing and will be best managed for the various recreation opportunities it offers.

The acreage has been hunted for several years by family and friends with great success. The multiple ponds and creek offer bass, crappie and bluegill fishing. The small pond, known as the Kiddie pond, always provides some action. A hand constructed native stone spillway and a washed out dam offer an opportunity to build yet another very nice pond.

The oil production on the property is well maintained and contributes to the road system and edge areas through much of the area. The ridge provides some scenic views of Lake Waxhoma to the east and home sites if a getaway cabin is in the picture.

The ranch is just minutes from Barnsdall, 30 minutes or less to Pawhuska and Bartlesville, and 40 minutes to the Tulsa airport and downtown Tulsa.

Electricity is located on the property and rural water is available on the north and south but perhaps a shallow well, near Dog Thresher Creek, might be the best source of water. The real estate taxes are a modest $140/year.


The information in this brochure is from sources deemed reliable, but no warranty or representation is made as to its accuracy by the Seller and its Brokers expressly disclaim any liability for errors, omissions or changes regarding any information provided for this property.

Webber Farm South- CONTRACTED

We are pleased to present this productive agriculture tract that is located in a prime development area of Washington County. The combination of Bermuda and fescue based pastures and Coon Creek create an ideal property both for productive grazing and recreation. The property has been meticulously cared for through the years and is considered to be in at or above excellent condition. Additionally, there are multiple water taps in place and excellent home locations throughout the property.

LOCATION: The property is located ½ mi east of downtown Dewey via paved Durham Ave. Bartlesville is located 2.5 miles south via State Hwy 75. The property can also be accessed from the corner of Madison Blvd and Minnesota St from the private section line easement.

ACREAGE: The 240 acres, more or less, sells as surface only. There is one pump-jack on the ranch and is very well maintained.

SOILS/ GRAZING INFORMATION: The approximately 195 acres of Bermuda based pasture contains fescue, lespedeza and clovers. The introduced grass is on once cultivated fields and can be intensively managed for additional clover, crabgrass and annual ryegrass production.

The limestone soils are predominately Dennis, Mason and Verdigris silt loams. These productive soils enable the property to support approximately 50 cow/calf pairs on a year round basis with limited fertilization. The property is currently being utilized as a stocker operation.

RECREATION/HUNTING INFORMATION: The Coon Creek watershed is well known for deer and turkey hunting, as well as, the other game and non-game species found in the area. The management of the introduced pastures with clovers and winter annuals will enhance both livestock and wildlife diversity. Additionally, the concrete low water crossing backs up water into deep pools on the east half of the creek providing excellent fishing and waterfowl habitat.

WATER: As previously mentioned, Coon Creek flows through the property running east to west and flows into the Caney River just a few miles away. The creek provides quality water throughout the year. Additionally, rural water taps are in place on both the north and south portions of the property allowing for additional installation of water tanks throughout the property for high intensity grazing. A portion of the property surrounding Coon Creek is located in the flood plain.

FENCES AND CORRALS: The steel corrals are located in the northeast corner of the property and provides room for hay storage and semi-truck access to the loadout. There are multiple 8- wire traps, 20K certified scales, electricity and rural water at the pens.

Perimeter fences along Durham Ave are 6-wire construction with steel gates. All interior cross fencing and remaining perimeter fencing are 5-wire.

2018 TAXES: $497


Skalall Creek Farm

This combination of agriculture and recreational property is located just north of Skiatook and adjoins Skalall Creek. The silty loam and clay loam soils are productive introduced forage and cultivated crop soils. Because a portion of the acreage is in the flood plain and can occasionally flood, it would seem that forage production may be the highest and best use. The area next to the Creek has been utilized as a cultivated hay production area or could extend the grazing potential with the use of electric fencing on the edge of the creek. Rural water and utilities in place.

The acreage will be surveyed to an existing fence on the west side that extends from the south side of the Hillside Cemetery to the southwest corner of the northeast quarter of Section 1 T22N R12E. The property is divided into two grazing areas and one cultivated field of approximately 37 acres.

Located outside of the flood plain in the northwest corner of the NE/4, and adjacent to 186th Street North is a site that includes a water tap and an existing septic system from a previous mobile home location. The very southeast portion of the farm, located east of Skallal Creek, is accessible from 181st Street North and is not in the flood plain.

LOCATION: Three miles north of the intersection of Highway 11 and 20 in Skiatook to East 184th Street North, then east to 186th Street North. The acreage is located east of Hillside Cemetery, on the south side of the road, for approximately 2400 feet to just west of Skalall Creek. The property can also be easily reached from Highway 75, on the same street, by driving west 3¼ miles.

WILDLIFE/RECREATION: The location adjacent to the creek enhances the wildlife habitat and a creek always provides a number of recreation activities. The abundant deer population is attracted by the habitat and multiple browsing forages. The creek, and upland areas will include, but not be limited to; Red Oak, Bur Oak, Hickory, Walnut, Pecans and Persimmons.

FLOOD ZONE: Most local inhabitants are familiar with the many flood zone areas in northern Tulsa County because of the flooding caused by Bird Creek over the years. It should be pointed out that, although a portion of this acreage is in a flood zone, the shallow flooding is from Skallal Creek and not affected by Bird Creek. Approximately 6 acres is not located in the flood zone with utilities in place making an ideal location for a homesite.

TAXES: Estimated to be approximately $325 per annum.

PRICE: $333,000        West boundary to be surveyed by owner. Including all owned minerals.

Bird Creek Farms- CONTRACTED

This combination agriculture and recreational property is located just east of Skiatook and includes Bird Creek within its boundaries. The silty loam and clay loam soils are productive introduced forage and cultivated crop soils. Due to the location of the acreage in the flood plain and can occasionally flood; it would seem that improved forage production may be the highest and best use. The farm has been utilized in a rotational wheat and soybean production system.
The FSA maps indicate 141 acres of tillable land included in 4 separate fields. The remaining 67 acres includes bottom land timber providing excellent wildlife habitat and recreation opportunities on Bird Creek.

LOCATION: The property is located ½ mile east of the intersection of Highway 11 and 20 in Skiatook and borders the south side Highway 20 for ½ mile.

WILDLIFE/RECREATION: The location adjacent to Bird creek enhances the wildlife habitat and a creek always provides a number of recreational activities. The abundant deer population is attracted by the tillable crop fields and native habitat. The bottomland will include, but not be limited to; Red Oak, Bur Oak, Hickory, Walnut, Pecans, Sycamore and Persimmons.

FLOOD ZONE: Most local inhabitants are familiar with the many flood zone areas in northern Tulsa County due to the flooding caused by Bird Creek over the years. It should be pointed out that approximately the northern half of the property is located in the 500 year flood plain and the southern half nearest to Bird Creek is in in the 100 year flood plain.

2018 TAXES: $250 per annum.