LIFE BEYOND FIRST CLASS
FINANCE
Niobrara River Retreat:
Live-Water, Real Operating Yields, and Legacy Value
in the Sandhills
Offered at $5.85M in Cherry County, Nebraska, the 4,080±-acre Niobrara River Ranch pairs 3+ miles of live-water frontage with irrigated pivot and ~350-pair capacity to deliver plug-and-play operating yields, inflation-hedging land appreciation, and 1031-friendly multigenerational value.
MICHAEL SPEED
Working land that throws off cash while appreciating over time is increasingly scarce—and that’s exactly what sets Niobrara River Ranch apart. Spanning 4,080± deeded acres in Cherry County, Nebraska, this Sandhills holding blends functional cattle country with a live-water profile that commands attention from operators and lifestyle buyers alike. The price point—$5,850,000—offers an attractive per-acre basis for a property that pairs productivity with river assets and meaningful recent improvements.
Operationally, the ranch is built for efficiency. It’s owner-rated for roughly 350 cow/calf pairs in the summer season, supported by cross-fencing, a logical rotational pasture layout, and redundant water points—windmills, pipeline tanks, solar-powered wells, and the Niobrara itself. That resiliency is underwritten by the Ogallala Aquifer, which enhances forage consistency and reduces drought risk—an increasingly valuable feature as water becomes the central variable in range economics.
Irrigated optionality elevates the income profile and de-risks feed costs. The adjudicated water rights cover about 134± acres, with roughly 125 acres under a 7-tower Zimmatic pivot—ground that has historically supported hay, corn, and potatoes at attractive yields (~5 tons/acre hay, ~220 bushels/acre corn, ~500 cwt/acre potatoes). Those benchmarks, while property-specific and subject to management, are useful for sensitivity analyses across owner-operate and leaseback scenarios.
Recent capital improvements deliver immediate utility. A new 2024–2025 pipe cattle-handling facility off Pioneer School Road, paired with miles of newer fence, reduces first-year capex and improves safety, stock flow, and ship-day efficiency. Carry costs are straightforward, with 2024 taxes reported at $17,749.34—another line item to drop into underwriting models.
Beyond cattle and crops, the ranch’s more than three miles of Niobrara River frontage opens additional revenue and lifestyle avenues. Guided or DIY hunting and recreation leases can complement an ag lease, widening the buyer pool and supporting liquidity at exit. The mix of deer, turkey, upland birds, and waterfowl, plus classic Sandhills scenery and live water for fishing and paddling, adds a durable non-financial dividend for multigenerational owners.
From a portfolio-construction perspective, Niobrara River Ranch functions as a real-asset anchor: an inflation hedge with low correlation to equities and fixed income, real operating yields, and clear pathways to value-add (infrastructure, pasture enhancements, water development, wildlife). For tax-aware buyers rotating out of appreciated assets, 1031 exchange eligibility provides a tax-efficient on-ramp.
Bottom line: Niobrara River Ranch offers the rare combination of scale, water security, and plug-and-play operations that sophisticated capital seeks. It’s a working asset that performs today, with the kind of live-water and Sandhills pedigree that supports long-term appreciation and legacy ownership.
For more information or to schedule a private showing, please contact:
Jeff Garrett
#1 Properties Ranch & Recreation
T: + 1 308 672 6334
W: www.ranchandrecreation.com
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