North San Luis Valley Portfolio

Moffat, Colorado (Saguache County)
$23,100,000Sold
14,368 +/- Deeded Acres

Offering the elusive combination of significant grazing/farming income, stunning scenery, and exceptional recreation.

An Empire of Water, Significant Grazing/Farming Income, Stunning Scenery & Exceptional Recreation
Featuring
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  • Consists of four individual properties, offered individually or in aggregate (see table below)
  • Three grazing tracts, One farm with 1,800 acres under pivot
  • Collectively will handle up to 2,000 pair year-round
  • Farm will produce up to 6,000 tons of alfalfa per year
  • Trophy elk (350”+) and mule deer (190”+) hunting
  • Extraordinary senior water rights
  • Set against the backdrop of and adjacent to one of Colorado’s most stunning ranges, the northern Sangre de Cristos
  • Includes a 10 acre operating gravel pit with room for expansion
Introduction
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The North San Luis Valley Portfolio consists of four individual properties, Nye Ranch, Barsch Miller Ranch, Cotton Creek Farm, and Cherry Creek Ranch, offered individually or in aggregate (see table below). Three of the properties are grazing tracts with flood and sub irrigated grass, and the Cotton Creek tract is a sprinkler irrigated farm with 1,800 acres under pivot. The grazing tracts will collectively handle up to 2,000 pair year-round, and the Cotton Creek Farm will produce up to 6,000 tons of alfalfa per year. Each of these tracts boasts trophy elk (350”+) and mule deer (190”+) hunting.

The Cherry Creek and Cotton Creek properties enjoy extraordinary senior water rights with over 20,000 cfs of water collectively.  All of these properties are set against the backdrop of and adjacent to one of Colorado’s most stunning ranges, the northern Sangre de Cristos.

Property Acreage Price Class Irrigated acreage Improvements
Cotton Creek 4,120 $9,550,000 Pasture; Sprinkler 1,800 under Pivot; 23 circles 2 homes totaling 8 beds, 3.5 baths; Numerous barns/outbuildings; 10 acre Gravel Pit
Cherry Creek 5,719 $7,350,000 Pasture; Flood/Sub 500-1,000 1 home w 2 beds, 1 bath; cattle facilities; certified scale
Barsch & Miller 2,969 $3,500,000 Pasture; Flood/Sub 500-1,000 Cattle Facilities
Nye 1,560 $2,700,000 Pasture; Flood/Sub 500-1,000 2 Barns
Lay of the Land
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These properties lie the northern San Luis Valley, set against the backdrop of and adjacent to one of Colorado’s most stunning ranges, the northern Sangre de Cristos. While the adjacent mountains offer incredible views, the properties themselves are situated in the bottom of the valley and benefit from flat to gentle topography ideal for livestock and agricultural production. The creeks are lined with mature cottonwoods. These properties are blessed with an abundance of surface and subsurface water with senior rights from both the famed aquifers of the valley and surface waters from Cotton, San Luis, Cherry, and Kerber Creeks. The Nye tracts features impressive old growth stands of cottonwoods along Kerber Creek.

Locale

These properties are in the San Luis Valley in southern Colorado, 2.5 hours southwest of the Denver metro area.  Salida and Alamosa are both within a thirty-minute drive of the properties. Both towns offer all services, including hospital, grocery, Walmart, hotels and restaurants.  There is a commercial airport with daily nonstop flights to and from Denver in Alamosa.

Improvements

  • Manager’s Home – The manager’s home, located at the Cotton Creek Farm headquarters, is a 2013 3-bedroom, 2-bathroom modular with attached trex deck
  • Historic Farmhouse – A 2-story serviceable Victorian home at Cotton Creek Farm with 5 bedrooms and three bathrooms
  • Cherry Creek Home – A 2-bedroom, 1-bath serviceable home at Cherry Creek Headquarters
  • Working Facilities – Cherry Creek has extensive cattle pens, calving facilities and a certified scale.  Barsch/Miller has serviceable cattle facilities.  Various barns, sheds and outbuildings exist throughout the properties.
  • Sprinklers: Cotton Creek Farm has 1,400 acres irrigated under 23 circles.

Climate

  • Average annual precipitation: 50.0 inches
  • Average January temperatures: High 45°, Low 10°
  • Average July temperatures: High 85°, Low 52°
  • Days of sunshine per year: 300+
Sporting Features
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Both properties feature high numbers of trophy elk, deer, and antelope. It is not unusual to see 350” bulls, 180”+ mule deer, and 75”+ antelope. These tracts, with their ideal combination of food, water and cover, serve as a natural sanctuary for all three species. At times these tracts may hold 500+ elk. Cotton Creek offers excellent fishing for cutthroat and brook trout.

Trophy Hunting: Nye & Barsch Miller Ranches

These tracts also feature good numbers of trophy elk, deer, and antelope with their flood and sub-irrigated hay ground.

Ranch Attributes
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Operations: Cherry Creek, Barsch Miller, & Nye Ranches

These tracts will collectively accommodate between 1,000 and 2,000 pair depending on moisture conditions. Each tract contains between 500 and 1,000 acres of sub and flood irrigated hay ground. Principal native grasses include blue grama, alkali sacaton and alkali wildrye. Each tract is perimeter and pasture fenced.  Extensive modern and tight cattle handling facilities are in place at Cherry Creek Ranch. The ranches collectively hold over 5,000 CFS of senior water rights.

Operations: Cotton Creek Farm

Cotton Creek Farm has 1,400 acres under pivot irrigation. There are 23 circles with subsurface power. 13 of the circles are serviced through the Cotton Creek airline ditch, while 10 are serviced through wells.  Cotton Creek Farm boasts an extraordinary 15,000+ CFS of senior water. The circles will produce 4 to 6 tons/acre of dairy quality alfalfa, with RFVs of 170 to 180 and protein values of 20-24%. Rotated crops include triticale and barley.

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  • Located between Glenwood Springs and New Castle CO on I-70 – an interchange is less than a mile away and the interstate bisects the property for 1.5 miles; the 1,123-ac property stretches from the Colorado River north to BLM uplands
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