Frost Ranch

Property Map

Frost Ranch - Recently Sold

$10,500,000
Newport, Nebraska

The Frost Ranch is an all contiguous year-round ranch located in the middle of the Nebraska Sandhills. Utilizing electric fences, the ranch optimizes rotational grazing through the summer months and produce an abundance of hay from the sub-irrigated meadows for winter feeding. Comfortable, useful and complete ranch improvements include houses, barns, corrals and machine shop.  

Co-listed with Heartland Country Real Estate. 

Location: 

The Frost Ranch is located approximately 21 miles southeast of Bassett, NE or 15 miles south of Newport in Rock County with the east end of the property in Holt County. Bassett and Newport are located on US Highway 20.

Locale: 

Rock County is home to the City of Bassett and the smaller town of Newport, with a combined population of 1,526 people. Bassett is the county seat of Rock County and is located in North-Central Nebraska in the highly regarded Nebraska Sandhills. US Highways 20 and 183 intersect in Bassett, and Nebraska Highway 7 extends from Bassett to the north through a very scenic area of the Niobrara River. Bassett is 43 miles from the South Dakota border, 240 miles northwest of Omaha, NE and 460 miles northeast of Denver, CO. This is an area of good sized cattle ranches that often stay in the same families for many generations.

General Description: 

The Frost Ranch is all contiguous and located in the middle of the Nebraska Sandhills. It is used primarily as a cow/calf operation but could easily run yearlings. The ranch is fenced into several different pastures utilizing electric interior fences to control the summer grazing. Water on the ranch may be one of its best attributes with several free flowing wells that require no pumping. There are also many solar wells, pipelines and a few windmills. Perhaps the second best attribute of the ranch is the sub-irrigated meadows that stretch across the ranch. Production of hay from the meadows can range up to 4,500 large bales and grazing on the meadows from after growth is great for cows or weaned calves. Past use of the ranch includes over 600 cow/calf pairs run year-round.

Acreage: 
7,427± Total Acres
Acreage Breakdown: 

Deeded: 6787± Acres 
NE State Lease: 640± Acres
Total: 7,427.20± Acres

Leases & Permits: 

Nebraska State Lease: #110872
Section 16: T28N 17W Rock County, NE
Annually: $15,138.76 for 2018

Improvements: 

There are two homes on the ranch as well as a small cabin located near Pony Lake, which is a large publicly accessible lake adjacent to the ranch. The primary house is a 2,500± square foot ranch-style house with an adjacent smaller bunk house/guest house. The shop is a 2009 Morton (54’ X 83’) with cement floor and the calving shed/horse barn is a 2009 Morton (36’ X 75’). There are two sets of all steel corrals. Windbreaks and natural protection provide shelter from winter winds.

Pony Lake Grade School is adjacent to the ranch and from the latest information has one teacher and five students in kindergarten through fifth grade. Rock County High School and Bassett Grade School are both located in Bassett.

Climate: 

Average precipitation is 24 inches per year and the average snowfall is 39 inches. High temperatures are around 85 degrees and lows in January are around 13 degrees.   

Wildlife Resources: 

The Sandhills region is the largest remaining tract of mid and tall grass prairie in North America. Mule deer and white tail deer populate the area along with ducks and geese which utilize many of the lakes scattered across the Sandhills. Pheasants, grouse and sage hens are also found in the area. The Cowboy Trail, one of the country’s longest rail-trails stretches nearly 205 miles and passes through Basset on its way to Valentine, NE where it crosses over the Niobrara River on a dramatic quarter mile trestle, 150 feet above the river.  

History: 

The memory of renowned poet Robert Frost (1874-1963) lives on in the Frost Ranch owned by the famous poet’s great grandson. Robert Frost is better known for his portraits of life in New England. Great grandson born Prescott Frost Wilber grew up in New England, but later made his way west by way of a family farm in Illinois, which he converted to organic production, to the Nebraska Sandhills where he established a grass-fed beef operation using Red Angus and Murray Grey breeds. He loved the natural systems where the rich native grasses of western Nebraska were seamlessly converted to healthy edible protein. His concept was to go direct to the consumer with his beef - avoiding the middle man. The Frost Ranch is ideally suited for this concept.

Taxes: 

Annual taxes are approximately $42,938.00.

Mineral Rights: 

Any mineral rights owned by Seller will convey to Buyer.  

Broker Comments: 

The Frost Ranch guarantees three critical ingredients that make up any great ranch; water, hay and grass. Set up to rotate cows through the summer months, the ranch can accommodate a large number of cows through the summer and the wet meadows can easily provide more than enough winter feed for the winter months. The owner indicates the ranch can easily run over 600 cows year-round.

The Facts: 
  • 7,427± total acres
  • 6,787± deeded acres and 640± acres NE state lease 
  • Good production ranch
  • Large percentage of hay meadows with overabundance of hay
  • Under grazed
  • Modest improvements
  • Numerous electric cross- fences and steel corrals
  • Free flowing water wells, solar wells, and pipeline
  • Pony Lake frontage for recreation
Disclaimer: 

General Information

Nebraska licensed real estate brokers and their associate brokers and salespersons are required by law to disclose the type of brokerage relationship they have with the buyers, tenants, sellers, or landlords to whom they are providing services in a real estate transaction. The buyers, tenants, sellers, or landlords may be either clients or customers of a licensee. A client of a licensee is a person or entity who has a brokerage relationship with that licensee. A customer of a licensee involved in a real estate transaction is a person or entity who does not have a brokerage relationship with that licensee, and who is not represented by any other licensee. 

There are several types of brokerage relationships that are possible, and you, whether a client or a customer, should understand them at the time a licensee begins to provide brokerage services to you in a real estate transaction. They are: 1) Buyer Limited Agency; 2) Tenant Limited Agency; 3) Seller Limited Agency; 4) Landlord Limited Agency; 5) Dual Limited Agency; and 6) Common Law Agency. 

The licensee who is offering brokerage services to you, or who is providing brokerage services for a particular property, must make certain disclosures regarding his/her brokerage relationship in the transaction. These disclosures must be made at the earliest practicable opportunity during or following the first substantial contact with a buyer, tenant, seller, or landlord who does not have a written agreement for brokerage services with another licensee. 

All real estate licensees providing brokerage services are buyer’s or tenant’s limited agents (NO WRITTEN AGREEMENT IS NECESSARY) unless: 

  1. The licensee has entered into a written agreement with a seller (a listing agreement) or a landlord (a management or leasing agreement) to represent the seller or landlord as their limited agent; 
  2. The licensee is providing brokerage services as a subagent of another broker who has an agency relationship with a client; 
  3. The licensee is providing brokerage services under a written consent to dual agency; 
  4. The licensee is operating under a written common law agency agreement with a client. 

At the end of each of the four sections in this brochure, brokers were given space to include information specifying those brokerage relationships their firms offer, and identifying the services they can provide within each relationship. Broker supplements to this brochure are distinguished by print type, and are in addition to the language prepared and approved by the Nebraska Real Estate Commission.

Buyer Agency

A buyer’s limited agent is an agent who represents a buyer. A real estate licensee is a buyer’s limited agent unless one of the written agreements or consents described in this brochure is in place. A buyer’s agency may also be created by written agreement between you and a real estate broker. A buyer’s limited agent, in addition to performing under the terms of any written agreement made with the buyer, exercises reasonable skill and care for the buyer and promotes the interests of the buyer with the utmost good faith, loyalty, and fidelity. A buyer’s limited agent seeks a price and terms which are acceptable to the buyer; presents all written offers to and from the buyer in a timely manner; discloses, in writing, to the buyer all adverse material facts actually known by the limited agent; and advises the buyer to obtain expert advice on known matters beyond the limited agent’s expertise. A buyer’s limited agent must account for all money and property received, and must comply with all applicable federal, state, and local statutes, rules, and ordinances.  

A buyer’s limited agent shall not disclose any confidential information about the buyer unless required by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation. 

 A buyer’s limited agent may retain and compensate other brokers as subagents only with the written agreement of the buyer. (Subagents have the same duties and obligations as the buyer’s limited agents.) 

A buyer’s limited agent may show the same property to competing buyers, and assist competing buyers in attempting to purchase said property, without breaching any duty or obligation to their client. 

A buyer’s limited agent owes no duty or obligation to a customer (seller) except to disclose, in writing, all adverse material facts actually known by the licensee. Adverse material facts may include adverse material facts concerning the buyer’s financial ability to perform the terms of the transaction.  

A buyer’s limited agent must also act honestly and fairly in their dealings with a seller.  

A buyer’s limited agent owes no duty to conduct an independent investigation of the buyer’s financial condition for the benefit of the seller, or to independently verify the accuracy or completeness of statements made by the buyer or any independent inspector.  

A buyer’s limited agent must, if the seller is not represented by another licensee, provide a list of tasks that the buyer’s limited agent may perform for the seller (customer).

Hall and Hall Partners, LLP offers buyer agency.  As a buyer’s agent we will perform the following tasks for you as a seller-customer: 

  1. Explain the farm and ranch selling process.
  2. Review and explain clause in the purchase agreement.
  3. Present all buyer offers to the seller and seller counter offers to the buyer. 
  4. Provide, if requested , an estimate of closing costs bases on the proposed terms of the purchase agreement.
  5. Assist in the transaction until closing. 

Tenant Agency

Hall and Hall, LLP does not offer tenant agency.  

Seller Agency

A seller’s limited agent is an agent who has entered into a written agreement to represent a seller. A seller’s limited agent performs under the terms of the written agreement; exercises reasonable skill and care for the seller; and promotes the interests of the seller with the utmost good faith, loyalty, and fidelity.  A seller’s limited agent seeks a price and terms which are acceptable to the seller; presents all written offers to and from the seller in a timely manner; discloses, in writing, to the seller all adverse material facts actually known by the limited agent; and advises the seller to obtain any necessary expert advice on known matters beyond the limited agent’s expertise.  A seller’s limited agent must account for all money and property received, and must comply with all applicable federal, state, and local statutes, rules, and ordinances.  

A seller’s limited agent shall not disclose any confidential information about the seller unless required to do so by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.  

A seller’s limited agent may retain and compensate other brokers as subagents only with the written agreement of the seller. (Subagents have the same duties and obligations as the seller’s limited agent.)

A sellers limited agent may show and list alternative or competing properties without breaching any duty or obligation to the seller. 

A seller’s limited agent owes no duty or obligation to a customer (buyer) except to disclose, in writing, all adverse material facts actually known by the seller’s limited agent. An adverse material fact may include: 

  1. Environmental hazards affecting the property required by law to be disclosed; 
  2. Physical condition of the property; 
  3. Material defects in the property;
  4. Material defects in the title to the property; 
  5. Material limitations on the seller’s ability to perform under a contract. 

A seller’s limited agent must also act honestly and fairly in his or her dealings with a buyer. 

A seller’s limited agent owes no duty to conduct an independent inspection of the property for the benefit of the buyer, or to independently verify the accuracy or completeness of any statement made by the seller or an independent inspector.  

A seller’s limited agent must, if the buyer is not represented by another licensee, provide a list of tasks that the seller’s limited agent may perform for the buyer (customer).  

Hall and Hall Partners, LLP, offers seller agency.  As a seller’s agent, we will perform the following tasks for you as a buyer-customer:

  1. Explain the farm or ranch buying process.
  2. Review and explain clauses in the purchase agreement. 
  3. Provide information on available financing. 
  4. Provide, if requested, an estimate of closing costs at the time of completing the offer to purchase.
  5. Present all offers to the Seller, counteroffers from the seller and assist in the transaction until closing.

Hall and Hall Partners, LLP, offers landlord agency.  As a landlord’s agent, we will perform the following tasks for you as a tenant-customer: 

  1. Explain the leasing process.  Assess your wants and needs to lease a farm or ranch.
  2. Show you the properties Hall and Hall Partners, LLP has available for lease. 
  3. Present proposals to the landlord/owner.
  4. Review and explain the proposed lease.

Limited Dual Agency 

A limited dual agency is an agent who, with the written, informed consent of all parties to a contemplated real estate transaction, represents both the seller and the buyer. Both parties are clients of the licensee. 

A limited dual agent has the same duties and obligations of a limited agent to a seller and the same duties and responsibilities of a limited agent to a buyer except as set out below. 

A limited dual agent may disclose any information to one client that is gained from the other, if the information is relevant to the transaction or the client, except that a limited dual agent cannot disclose the following without the informed written consent of the client to whom the information pertains: 

  1. The buyer is willing to pay more than the purchase price offered; 
  2. The seller is willing to accept less than the asking price; 
  3. The motivating factors for any client; 
  4. A client will agree to financing terms other than those offered. 

The limited dual agent cannot disclose to one client any confidential information about the other unless required by statute or rule, or if failure to disclose would constitute fraudulent misrepresentation.

Hall and Hall Partners, LLP offers dual agency when working with sellers and buyers in connection with the sale of real property but does not offer dual agency when working with landlords and tenants in connection with the leasing and managing of real property.

Common Law Agency

The duties and obligations of an agent under a common law agency agreement exceed the duties and obligations of a limited agent as described in this pamphlet and in Nebraska Statutes, Neb. Rev. Stat. § 76-2401 through 76-2430. For example, a licensee who is authorized by the principal to bind the principal to terms or conditions in a real estate transaction would be a common law agent. A buyer or seller and the real estate broker must enter into this type of agency through a written agreement which specifies the agent’s duties and responsibilities, including the duty of confidentiality and the terms of compensation. An agreement such as this will be subject to the common law requirements of agency applicable to real estate licensees.

Hall and Hall Partners, LLP, does not offer common law agency in connection with the listing of property but does offer common law agency when acting as a landlord’s agent, when duty authorized by the landlord. 

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.