Frequently Asked Questions:

General Questions

Buyers

Sellers

Brokers

Answers

General Questions

What is the difference between a Farm and a Ranch?

Farms:

  1. A tract of land cultivated for the purpose of agricultural production.
  2. A tract of land devoted to the raising and breeding of domestic animals.
  3. An area of water devoted to the raising, breeding, or production of a specific aquatic animal: a trout farm; an oyster farm.
  4. An area of land devoted to the storage of a commodity or the emplacement of a group of devices: a tank farm; an antenna farm.

Ranches:

  1. An extensive farm, especially in the western United States, on which large herds of cattle, sheep, or horses are raised.
  2. A large farm on which a particular crop or kind of animal is raised: a mink ranch.
  3. A house in which the owner of an extensive farm lives.

The word "Ranch" has different connotations to different people, be it mountain landscapes with sparkling streams, rolling land with tall grass and grazing horses, cowboys rounding up a herd of cattle or a secluded fishing paradise. We share some of these interpretations and offer some of our own below of various types of ranches for you to see where your interests fall.

Working Ranch; is a property which typically has large acreage, perhaps several thousand acres, raising livestock and or crops. Its primary function is creating an economic return and, in some cases can be quite isolated. Improvements may be rustic and esthetics minimal.

Dude Ranch; is where you and your family have quite possibly spent a vacation. There are hundreds of Dude Ranches located primarily in the Western United States. Often the origin of the idea of owning a ranch property in your future. Horse back riding, fishing, log buildings, cowboys, good food, clean air, hiking, swimming, cross country skiing, sleigh rides -in a word- enjoyment.

Recreational Ranch; is a property most often with large to medium acreage, having fishing, hunting, and wildlife attributes, located within a reasonable distance to basic services. The proximity to broader services while maintaining the inherent recreational attributes and pristine nature is most desirable. Improvements may be in place or require construction.

Gentleman's Ranch; is a property of sizable, but smaller acreage than a Recreational Ranch, with some fishing, hunting, wildlife attributes, also close to better services, livable improvements, less management intensity - yet can be all inclusive.

Resort Ranch; is a property of small acreage, should have some fishing or wildlife attributes. It could be enclosed behind gates, possibly be part of a subdivided dude ranch with common areas. Amenities could include golf, horse-back riding, fishing, swimming, tennis, dining, etc.

Estate Ranch; is a property consisting of a home and horse on small acreage, quite possibly in an upscale subdivision with some ranch amenities and near all the better services.

Why was the Ranch Broker Network created?

The Ranch Broker Network (RBN) was created to assist Buyers in their search for the perfect farm or ranch and Sellers in finding a Broker to sell their property.

What is a 1031 Tax Exchange?

In a typical transaction, the property owner is taxed on any gain realized from the sale. However, through a Section 1031 Exchange, the tax on the gain is deferred until some future date.

Section 1031 of the Internal Revenue Code provides that no gain or loss shall be recognized on the exchange of property held for productive use in a trade or business, or for investment. A tax-deferred exchange is a method by which a property owner trades one or more relinquished properties for one or more replacement properties of "like-kind", while deferring the payment of federal income taxes and some state taxes on the transaction.

The theory behind Section 1031 is that when a property owner has reinvested the sale proceeds into another property, the economic gain has not been realized in a way that generates funds to pay any tax. In other words, the taxpayer's investment is still the same, only the form has changed (e.g. vacant land exchanged for apartment building). Therefore, it would be unfair to force the taxpayer to pay tax on a "paper" gain.

The like-kind exchange under Section 1031 is tax-deferred, not tax-free. When the replacement property is ultimately sold (not as part of another exchange), the original deferred gain, plus any additional gain realized since the purchase of the replacement property, is subject to tax.

Do you only handle ranches?

We only search for large tracts of land; i.e. farms, ranches, plantations. But, our Ranch Broker's also understand their respective residential markets. RBN is always glad to handle the referral.

What types of ranches do you search for?

We handle all types of large tracts of land, from Florida orange groves to California vineyards; oil & gas fields in Wyoming/Texas/Kansas to catfish farms in Alabama; horse farms in Kentucky or upstate New York and cattle ranches everywhere.

How can I find out more information about conservation easements?

Go to our links page and start with the Nature Conservancy under Nationwide and Conservation.

Are there listings posted on this website?

Here at RBN we perform all searches, therefore no listings are posted on this website. When our brokers submit a listing it goes directly into our nationwide database, allowing us to make initial searches in minutes.

Buyers

While we will strive to find you the ranch of your dreams quickly, it sometimes takes a little longer to find exactly what you are looking for. We will keep you updated on how the search is going and possibly discuss changing your criteria if you are in a hurry. We are willing to search as long as it takes to find you the perfect ranch. Perfection is very important to us.

Will my personal information be shared with anyone else?

No. Your personal information will be kept completely confidential. When the search has been narrowed down to a few ranches, you will be the one to contact the brokers, not the other way around. We pride ourselves in being discrete and confidential.

Can RBN refer us to a Buyer's Broker who can represent us in the transaction?

Yes. We have buyer's brokers in every state that will represent only you in the transaction. These brokers are also willing to go out and look for ranches that are not currently listed. They have great local connections that will help to find those "hidden" ranches.

What can I expect during the process of purchasing a ranch?

Every ranch is very unique and will require different due diligence. This is a period of time that you are allowed to investigate all aspects of your potential ranch. Your broker will help guide you through the process where you will look into things such as; water rights, mineral rights, well, septic, title reviews, survey's, leases, financial statements, access and permits. The purchasing process can be very exciting and rewarding.

How does the RBN get compensated?

Our fees are negotiated with the selling brokers and come at closing time. We only get paid when you successfully close on your property.

Sellers

How are the brokers in your network selected?

Most of our Brokers have been hand selected but some apply online. After they submit an application, it is reviewed to make sure they meet our high standards. An affiliate of the RBN has to demonstrate great knowledge of their local area ranches as well as having a depth of ranching experience.

Will my personal information be shared with anyone else?

No. Your personal information will be kept completely confidential. When the search has been narrowed down to a few brokers, you will be the one to contact them, not the other way around. We pride ourselves in being discrete and confidential.

What can I expect during the process of selling my ranch?

Every ranch is very unique and will require different due diligence. This is a period of time that buyers are allowed to investigate all aspects of your ranch. Your broker will help guide you through the process where they will look into things such as; water rights, mineral rights, well, septic, title reviews, survey's, leases, financial statements, access and permits.

The key to successfully selling a ranch is simply being prepared. Your Ranch Broker can help gather many of these documents ahead of time. They will also be able to anticipate local needs and pitfalls thus eliminating several contingencies in an offer and speeding up the process.

How does the RBN get compensated?

Our fees are negotiated with the selling brokers and come at closing time. We only get paid when you successfully close on your property.

Brokers

What are your referral fees?

Please contact us directly.