About Us
We Live the Lifestyle We Sell
At Northwest Ranch Group, we passionately support the lifestyle we represent, blending local knowledge with personalized service to navigate your real estate journey. Whether you’re searching for a vast ranch or a serene getaway, we help you discover a property that nurtures your legacy amidst the natural beauty of the Pacific Northwest.
Northwest Ranch Group
About Us
Northwest Ranch Group is a specialized real estate brokerage dedicated to farm, ranch, recreation, and waterfront properties across the Pacific Northwest — primarily Oregon, Washington, and Idaho.
Our Mission
At the heart of Northwest Ranch Group is a deep respect for land. Whether you’re looking to buy or sell, our goal is to help you preserve and elevate the legacy of your property. We understand that ranches are more than just parcels of land — they’re often family legacies, working operations, or long-term investments.
What Differentiates Us
Industry Expertise
Principals with hands-on ranching experience provide unmatched insight into property potential and operations.
Proven Track Record
Over $86M in sales and more than 29,000 acres successfully sold.
Tailored Approach
Each client receives a personalized strategy, whether buying or selling.
Service Philosophy & Approach
Northwest Ranch Group operates as a trusted advisor, not just a brokerage. We guide clients through every step:
- For Buyers: Identifying properties that align with vision, lifestyle, and investment goals.
- For Sellers: Strategically marketing properties to the right audience using high-quality visuals and market intelligence.
- Advisory: Supporting valuation, negotiation, and closing with integrity and transparency.
Geographic Areas Served
Our collective agent network covers:
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Oregon: Key ranching and agricultural regions
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Washington: Waterfront and recreational lands
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Idaho: Grazing, farmland, and recreational properties
Connection to Land Leader Northwest
As a member of Land Leader Northwest, we adhere to the highest standards of professionalism and compliance, ensuring our clients benefit from national exposure and industry best practices.
Our team combines deep expertise across ranching and outdoor recreation
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Based in Bend, Oregon, Sam Terrell specializes in ranch, farm, waterfront, and recreational properties across Central Oregon, offering practical insight and dependable guidance through his knowledge of rural zoning, water rights, land use, and his background in environmental science, gunsmithing, and the outdoor industry. He and his fiancée, Erica, live an active outdoor lifestyle, bringing genuine passion and local expertise to every rural real estate transaction.Partner
Licensed in Oregon
As a fifth-generation Oregonian with a lifelong agricultural background and a degree in Agricultural Business Management, I bring real-world ranching experience and deep regional insight to buyers and sellers of rural properties across Oregon and Idaho. As an Accredited Land Consultant based in the Burnt River Valley, where my family raises cattle, I offer practical, solutions-focused guidance to help clients make confident decisions about land ownership.Partner
Licensed in Oregon, Idaho & Washington
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Frequently Asked Questions
For Sellers
What makes Northwest Ranch Group different from traditional residential brokerages?
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NWRG specializes exclusively in farm, ranch, timber, waterfront, and recreational outdoor properties across the Pacific Northwest. With firsthand knowledge of the unique complexities of these property types ranging from deep knowledge of soils and water rights to grazing operations and agricultural zoning, we are able to market land as an operating asset and a legacy, not just acreage.
How do you determine the value of my ranch, farm, or recreational property?
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Most property valuations start with a conversation that allows us to learn about you, your property, and your expectations. Being our business is built on relationships and trust, we then strive whenever possible to meet in person and tour the property first hand.
After completing the tour, we evaluate:
- Acreage type (irrigated, tillable, pasture, timber, recreation)
- Water rights, wells, delivery methods, priority dates
- Soil productivity (NRCS classifications)
- Grazing capacity, crop yields, lease income
- Improvements, entitlements
- Topography, access, viewsheds, recreational attributes
- Buyer profiles based on current and potential use of the property
We then research and construct a Comparable Market Analysis using a qualitative and quantitative data driven approach. This information is drawn from actual ranch and agricultural comparable properties, allowing us to advise our clients, prioritize their goals, all while drawing from real world data and market trends.
How should I prepare my ranch for listing to maximize buyer interest?
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First impressions matter. Prioritize:
- Clean, maintained entry roads
- Mowed or graded access routes
- Repaired fencing and functional structures
- Operational irrigation systems
- Accessible water features
- Organized documentation (water rights, permits, production history, tax records)
We handle the professional photography and video along with the strategic outreach and marketing materials that are essential for showcasing your property to qualified buyers, but curb appeal and the overall tidiness aids in these efforts.
Does NWRG provide professional marketing materials?
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Yes. Every listing receives:
- Professional drone and ground photography
- A cinematic marketing film
- Custom maps (topo, soils, water)
- High-end brochure and offering memorandum
- Syndicated advertising (Land.com, LandWatch, Zillow, Realtor.com, etc.)
- Targeted outreach to qualified agricultural and recreational buyers
- In network outreach to other rural and ranch brokers
What’s the best way to sell a property with active grazing leases or federal permits?
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Transparency is key.
For BLM/USFS permits:
- Provide permit numbers, AUM allocations, and compliance records
- These permits transfer with the base property (subject to federal approval) and can add significant value
For private leases:
- Document lease terms, payment history, and whether the agreement continues post‑closing
- Buyers differ, some want turnkey operations while others want vacant possession, but in both cases clear documentation builds trust and aids in buyer decision making
How does NWRG reach qualified ranch and land buyers?
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Our buyer pool includes:
- Legacy ranch families
- Production agriculture operations
- Investors and 1031 exchange buyers
- Conservation and recreational buyers
- High‑net‑worth lifestyle and waterfront buyers
We leverage national platforms, broker-to-broker networks, ag community relationships, and direct CRM-driven campaigns.
How do NAR settlement changes affect sellers?
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We remain transparent:
- All commissions are negotiable
- Buyer-broker compensation can’t appear in the MLS but can be shared elsewhere
- Offering cooperating compensation improves exposure and showings
We guide sellers through compliant, strategic compensation structures.
What documents do sellers need to provide?
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Common items include:
- Water right certificates & well logs
- Grazing leases, BLM/USFS permits
- Soil reports, FSA/NRCS data
- Easements and encumbrances
- Timber maps or cruises
- Improvement inventories
- Parcel numbers, legal descriptions
NWRG can help obtain missing records.
What’s the role of 1031 exchanges in ranch sales?
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1031 exchanges allow sellers to defer capital gains by reinvesting into other investment or business-use real estate.
Qualifying assets include:
- Ranch land
- Water rights
- Timber interests
- Ag or recreational investment properties
Strict deadlines apply (45‑day identification, 180‑day close). Equipment and livestock do not qualify. We coordinate with qualified intermediaries and ag‑experienced 1031 accommodators.
Frequently Asked Questions
For Buyers
Why work with Northwest Ranch Group as a buyer?
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Rural property is complex. We help navigate:
- Water rights & priority dates
- EFU zoning and development rules
- Grazing capacity and irrigation systems
- Soil quality and agricultural productivity
- Access, easements, and boundary issues
- Timber valuation & habitat value
Our team lives this world, and allows us to aid clients in accomplishing not only their goals, but in establishing and reinforcing their legacy.
Who are the top ranch and land brokers in Central/Eastern Oregon?
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Top brokers bring:
- Accredited Land Consultant (ALC) credentials
- Direct ranching or ag operations experience
- Deep regional understanding of water systems, grazing, soils, and buyer pools
NWRG specializes exclusively in ranch, farm, and recreational properties with a track record of marketing premium rural assets across Oregon.
What’s the typical due‑diligence checklist for buying a working ranch?
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Key due diligence steps include:
- Water rights verification (certificates, permits, priority dates, 5‑year non‑use review)
- Title review & boundary confirmation
- Soil & irrigation assessments
- Grazing capacity analysis & forage production
- Infrastructure inspections (fences, corrals, barns, roads, wells, pivots)
- Zoning & land‑use compliance
- Environmental overlays & floodplain review
- Grazing permits (BLM/USFS) and transfer processes
- Conservation easements & deed restrictions
Ranch due diligence is not optional, it protects you and your investment.
How do Oregon water rights affect ranch valuation and transfer?
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Water rights are often the most valuable, and most misunderstood, asset on rural properties.
Key factors:
- Priority date (“first in time, first in right”)
- Type of right (certificate, permit, decree)
- Acres irrigated & season of use
- Beneficial use history
- Change application requirements
Transfers (changing place of use, diversion point, etc.) require OWRD approval and rarely fit within normal timelines.
How do I evaluate timber value vs. bare‑land pricing?
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Timber valuation requires:
- A professional timber cruise
- Species mix and age class
- Merchantability and access
- Stumpage values and harvest costs
- Growth rates for long-term value
Segment analysis is essential, ranch buyers, timber investors, and recreation buyers value timber differently.
How do you help evaluate recreational and hunting value?
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We assess:
- Wildlife corridors and habitat
- Timber cover and age class
- Water availability
- Access, privacy, and boundary security
- Proximity to public land or migration routes
This matters for elk, deer, turkey, upland birds, and predator habitat common across the Northwest.
How long does it realistically take to close on a large acreage purchase?
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Expect 60–120+ days, depending on:
- Water rights verification
- Survey and multi‑parcel title work
- Federal grazing permit transfers
- Environmental reviews
- Financing and ag lender underwriting
Cash buyers move faster, but due diligence still takes time.
What are common pitfalls for first‑time ranch buyers?
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Most common mistakes:
- Not verifying water rights and priority dates
- Underestimating infrastructure costs
- Ignoring access or easement issues
- Buying on acreage rather than productivity
- Underestimating annual carrying costs
- Failing to plan for liquidity
The right broker protects you from costly surprises.
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