101 SE Third
Pendleton, Oregon 97801
Phone 541-278-4444

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Grande Ronde River Property

Troy, Wallowa County, Oregon

 

Price  $ 1,400,000.00

Property Overview:

The Grande Ronde River Recreational Property provides the rare and unique opportunity to own a piece of private river frontage along one of the Pacific Northwest’s premium steelhead fisheries. Residing approximately 30 feet above the river, built on a rock bluff, is a 5,500 +/-sqft house. The 4 bed, 3.5 bath home was completely remodeled in 2007. The home is mostly two stories with a 3rd story office looking down into a deep pool that holds steelhead and salmon from fall through early spring. The main property spans 63.57+/- acres with the balance of the property wooded or open hillside. On the approximately 10 acres of flat bottom ground there are 8 +/- acres of water rights from the river, a modern irrigation system, a large fully insulated barn, storage building/chicken coop, and a large fenced garden with a small orchard. Adjoined next to the main property is a second 880 +/- Sqft. house on 5.89 acres that could be used as a rental or home for a caretaker. The property is located near the town of Troy, OR at the bottom of the Grande Ronde River Canyon providing a great degree of privacy and access to and from the property year round. There are a lot of special unique features to this property, but without a doubt, the river and its intimate relationship to the house is the most extraordinary.
No two days are alike on the river. Living at the bottom of a canyon accentuates seasonal changes. There is a twist or turn in the weather most days, plus the changing flow and character of the river, and rapid changes in vegetation from one season to the next. The patterns of light on the canyon walls in the morning and as the sunsets are always changing. The colors of the canyon shift with changes in the weather challenging every fisherman day by day. The Seller speaks of magical days on the Grande Ronde when the river is full of active fish and the weather is perfect. They say there are special days like this every year, and those lucky enough to live on the river and know its moods have a really good chance of taking advantage of them.

Fishing & the Grande Ronde River:

The Grande Ronde is a French name meaning “great round”. The Grande Ronde River known locally as “the Ronde”, starts in the Blue Mountains near the Anthony Lakes recreation area in the Wallowa-Whitman National Forest. It flows generally north along the east side of the Blue Mountains, then east, past La Grande, Then generally northeast through the Grande Ronde Valley in a meandering course between the Blue Mountains and the Wallowa Mountains.
The property spans 1,732 +/- feet along the river or approximately one-third of a mile and lies on the west side. By a lucky combination of private property lines and geography, there is no public access to the river from about two-thirds of a mile north of the property and one-fourth of a mile to the south. The Grande Ronde River generally runs from the south to the north. A second rock bluff, just upriver from the house, turns the rivers flow to the west, forming the middle, east-to-west section of the S-curve. Then, the rock bluff the house sits on turns the river back to the north. These abrupt changes in the direction of the river’s flow create two deep, powerful eddies. There is a 200’ stretch where the flow slows down and deepens; this is the Sellers favorite stretch for steelhead. During the year The Grande Ronde River supports populations of spring Chinook salmon, summer steelhead, bull trout, as well as other species. In the fall and winter months into early spring, there is fishing for hatchery steelhead starting September 1st and running through April 30th. Year-round fishing is available for trout and bass.
Other Fishing Options
During the summer, the river holds Bizerk bass up to 5 pounds that fight as hard as any steelhead, plus good rainbow and bull trout fishing.

The Grande Ronde River and the Wenaha River fall within the Columbia River Basin. (Additional rules or exceptions may apply, please refer to the Oregon Sport Fishing Regulations book for more information or call the local Oregon Department of Fish and Wildlife located in Enterprise, Oregon at 541-426-3297.

Location:

The property is in the very Northeast corner of Oregon, approximately six miles south of the WashingtonOregon state line, and 20 miles west of the Oregon-Idaho State line. The property is approximately 16.5 miles from the junction of Troy Road and Highway 3. These 16.5 miles are one of the most beautiful drives along a wild river in the state. Troy Road is paved from its start at its junction with Highway 3 to Troy, except for a one-half mile stretch at the state line. The last one-third mile to the property is also a wellmaintained dirt road. The property is approximately 5 miles south along Troy Road from Wildcat Bridge in Troy, OR.

Access:

The property lies at the bottom of a river canyon. There are five roads up and out of the canyon. The main road to Lewiston-Clarkson; the Redmond Grade up through Flora to Highway 3, and then on to Enterprise; the Wildcat/Promise Road to Highway 82; the 62 Road that wanders the mountains to Elgin, OR; and a long, but beautiful set of Forest Service roads that wind up in Pomeroy, WA.

Airport Services:

The Lewiston-Nez Perce County Regional Airport is 62 miles from the property. Delta/SkyWest offers non-stop, twice daily, flights to Salt Lake City. Private planes and helicopter charters also fly in and out of this airport. The PullmanMoscow Regional Airport, which is 92 miles away, offers daily direct flights to and from Seattle on Alaska Air.

Distances to Other Cities:

Troy, OR – 5 +/- Miles
Wallowa, OR – 50 +/- Miles
Lewiston, ID – 62 +/- Miles
La Grande, OR – 92 +/- Miles
Pendleton, OR – 135 +/- Miles
Spokane, WA – 173 +/- Miles

Acreage:

69.46 +/- Total Acres 63.57 +/- Acres – Main property with river frontage. 5.89 +/- Acres – Second home bordering the main property. The main property spans 63.57+/- acres with the balance of the property wooded or open hillside. The property includes approximately 10 acres of bottom flat land along the river. The 10+/- acres have a modern irrigation system and are farmable. 7.7 +/- acres have water rights from the river.

• IMPROVEMENTS •

Main Residence:

The house was built in 1993 and was completely remodeled in 2007. The house is approximately 5,500+/- sq. ft. The house is mostly two stories with a partial third story office room looking down into the river. When the light conditions are right, you can see the steelhead lying near the bottom of the home pool from the third-story office window.

The home’s amenities include:

4 bedrooms Great room
3.5 baths Massive window clusters throughout the house take advantage of the views
Panoramic views of the river TV room
The back deck offers unobstructed views up, down and across the river. The deck is large and wraps around both the south and north corners of the house. Laundry room
Hot tub below the deck with views up and down the river  Mud room
Single car garage Dog shower
Large gourmet kitchen with solid granite counter tops Mostly hardwood flooring
Dining area Tile in the kitchen area, mudroom hallway, and the bathrooms
Backup Generator Irrigated sprinkler or drip system that draws water from the river or the house well
Hughes Net Satellite Internet Service is at the house. Phone and electricity service are good. Disruptions are rare and usually short-lived. The house is heated and cooled by a state-of-the-art, dual zone system with a heat pump. There is a built-in vacuum accessible throughout the house. An on-demand, Rennai, LP-gas hot water heater supports the whole house. The house is plumbed so that hot water is continuously circulating, and there is virtually no lag between turning on the hot water and having it flow.

Caretaker’s Home or Rental –

Across the street is an additional 5.89+/- acre lot with a 1 bedroom, 1 bathroom house. The house has a large carport and deck to view the River. The property is completely separate with its own tax lot, well, sewer and power from the main property.

Barn –

The main barn is 48’x55’ (2,640 sq. ft.), with a 320 sq. ft., second-story storage room. The total square footage of the barn is approximately 2,960 sq. ft. Located on the bottom 10+/- acres, the barn is well built, fully insulated, contains high-quality, dual-pane slider windows, and has two large, insulated sliding doors large enough to accommodate an 18 wheeler. The peak of the ridge beam is 26’ above the barns dirt floor. The building is fully wired with 110 and 220 power. The barn also has the ability to be powered by a backup generator. The building is well lit, and multiple fans provide great airflow. Eleven banks of fluorescent lights hang from the ceiling. Ten ceiling fans and four fans mounted on the south wall push air further into the barn to provide great circulation.

It is heated in the winter by a large wood stove and a 220 shop heater and cooled in the summer by a large, efficient swamp cooler that keeps the inside temperature no higher than the low 80’s even when its 105 degrees outside. Because of the design, the barn will be easily converted to a shop of any sort or could be retrofitted easily for horses or other barn animals. It was designed for one of the country’s top group of purebred satin rabbits. There is a dedicated 144 sq. ft. butcher room with fridge, freezer, stainless-steel triple sink, with hot and cold water. The floor is concrete with a drain. The barn also contains an approximate 280 sq. ft. apartment. In years past, the Seller has used it as a rental, and for special guests when the house is full. The apartment will sleep up to five people and has a small, full bath, sleeping loft, enclosed porch, and cooking area. The heart of what the Seller calls the “Tipi Run” on the Grande Ronde River is just a short 50-yard walk from the apartment.

On the backside (west) of the barn, there is a 55’x 14’ covered lean-to with 770+/- sq. ft. of covered storage, fully wired with lights for an RV, boat, farm equipment, building supplies, firewood or other storage.

Storage Building and Chicken Coop –

 An approximate 30’x 48’, 1,440 sq. ft., storage shed has been converted into a half shed or dry storage for tools and equipment and the other half built as a chicken coop. The shed is fully wired.

Fire Protection System –

The barn, storage/chicken coop, and fuel tanks are protected from fire risk by a sprinkler system that totally covers all the buildings and over 50’ of the ground surrounding the buildings. This system was installed in 2016 and provides the barn 100% coverage. **Additional personal property will be sold with the property. Please ask the listing broker for a copy of the Sellers approved list.**

Domestic Water:

There are two wells on the main property. One serves the main house and the second serves the two barns. Please see the attached well log for further information in the back of the brochure.

Water Rights:

Under Oregon law, all water is publicly owned. With some exceptions, cities, farmers, factory owners, and other users must obtain a permit or water right from the Water Resources Department to use water from any source— whether it is underground, or from lakes or streams. Landowners with water flowing past, through, or under their property do not automatically have the right to use that water without a permit from the Department. “Prior-appropriation” doctrine or first in time, first in right, is what the State goes by when administering water.
The property has old and secure transferable water rights for approximately 8+/- acres. Please refer to the water right certificate in the back of the brochure for further information. More information may also be found online at the Oregon Water Resource Department website.

Irrigation:

A new irrigation system was put in recently in 2016 to help with fire protection. The irrigation mainline runs the full length of the field into the garden with risers approximately every 200 feet. The mainline is supplied by a 5-horse 220 electric motor that pumps approximately 125 gallons a minute. A high-pressure, irrigation gun shoots water 125’ to manage the 8.5+/- acres of bottomland open field. The Seller also has other sprinklers, hoses, and drip irrigation lines plumbed in with timers to help water the field, garden, and orchard.

Farming:

 An approximate 1.5-acre garden and small orchard cover the northern part of the 10 +/- acres of bottom ground. The garden and small orchard are enclosed with a 7’ tall fence to keep the deer out. The soil in the upper approximate 1/2 of the field, farthest from the river, is rich loam. The topsoil layer is thin on most of the lower half of the field, closest to the river, from years past when the river got high enough to flow through parts of the field. The soil climate is well suited to wine grapes and orchard crops. All sorts of cane berries and strawberries do exceptionally well. Yellow-blossom sweet clover has been used as a cover crop. The Seller indicates that most years they will harvest close to an acre of vegetables and fruit.
The field can be managed for horse and cattle grazing/hay, for intensive horticulture, or specialty crops like lavender, herbs, or hops.
High yields of many hot-season crops like tomatoes, pumpkins, onions, and peppers can be harvested. Tomatoes and other hot-season crops do especially well here. Because of the property’s isolation from other agricultural lands, it is also well suited for intensive vegetable and/or fruit seed propagation, or tree propagation. It may qualify for immediate organic certification because no chemicals have been applied to it for over 12 years.

Recreation and Wildlife:

The Grande Ronde River is known for its wildlife. The Seller has seen countless deer and elk, both of which calve on the property or across the river in the spring, bighorn sheep, black bear, cougar, bobcat, and coyote. The river supports a healthy population of river otters as well. As for birds, Chukar partridge, Blue grouse, Roughed Grouse, Mourning doves and valley quail are abundant. One of the Sellers favorite things to watch is the Eagles that fly daily up and down the canyon in search for food. The third-story office is about 20 feet above the elevation at which the Eagles fly up and down the river, so from the office, the Seller generally looks slightly down at them as the eagles fly up and back. The river is a lifeline, and home to 30+ species that live and raise their young.

Hunting:

 Located in the Wenaha Unit, controlled deer and elk hunts occurring on landowner’s registered property are eligible for the landowner preference program. Since the property is 40+/- acres, the owner is eligible to apply for 1 LOP tag. Black bears are occasionally seen on the property for a spring or fall bear hunt.
(Additional rules may apply, as the property is within a limited hunting unit-see the ODFW Big Game Hunting Regulations book or call the local Oregon Department of Fish and Wildlife located in Enterprise, Oregon, at 541-426-3297.)

Zoning:

T/G: Timber Grazing

ARTICLE 16 SECTION 16.010, PURPOSE: T

he purpose of the Timber Grazing Zone is to provide areas for commercial farm and forest activities and permit the establishment of only those new uses which are compatible with agricultural and forest activities. The intention of the Timber Grazing Zone is to guarantee the preservation of the areas so classified for farm and forest use free from conflicting non-farm, non-forest use.

Taxes:

2017-2018: Main House – $3,892.55
Small House – $1,071.28
Total Together: $4,963.83

Education:

The Troy School District offers education from kindergarten through 8th grade (K-8).

Other Recreation Nearby:

Wallowa County and Lewis Clark Valley have some opportunities to explore, shop, eat, drink and truly enjoy some of the world’s best-hidden gems.
Explore the Eagle Cap Wilderness which has over 50 glacial lakes a mountain range, and wildflower-filled meadows, this area is nicknamed the “Little Alps.” You can hike the Chief Joseph Trail from Wallowa Lake to gawk at a waterfall a little more than a mile in.
At Wallowa Lake State Park enjoy fishing the stocked lake with kokanee and rainbow trout or rent a kayak, paddleboard, or motorboat all throughout the day to enjoy endless family fun. Other fun things to do at the lake are miniature putting golf courses, bumper boats, go-karts, horseback riding; hiking trails, visiting the historic lodge.
The route of the Hells Canyon Scenic Byway is a loop that encircles the Wallowa Mountains, intersecting with Interstate 84 at La Grande and Baker City. Small towns, scattered along the drive, offer visitor services. The entire route is on a paved highway. Plan ahead—you’ll find stretches of more than 80 miles without gas and with few services. A segment of the Byway between Joseph and Halfway closes with snow in the winter. See Hellscanyonbyway.com for full article.
Zumwalt Prairie is a grassland area located in Wallowa County in northeast Oregon, United States. Measuring 330,000 acres, much of the land is used for agriculture, with some portions protected as the Zumwalt Prairie Preserve owned by The Nature Conservancy. Part of that portion is designated as a National Landmark. The high altitude prairie is along the west edge of Hells Canyon on the Oregon-Idaho border. See full article at Wikipedia.org/wiki/Zumwalt Prairie.
Wallowa Lake Tramway is located at the Matterhorn Village near Wallowa Lake. The gondola opened in 1970 providing vertical ascent to the summit of Mt. Howard. See WallowaLakeTramway.com for more information.

Wallowa County History:

Wallowa County’s 2010 census revealed a population of 7,008 making it Oregon’s fourth-least populous county. According to Oregon Geographic Names, the origins of the county’s name are uncertain, but possibly stem the Nez Perce words for a structure of stakes (a weir) used in fishing. Another explanation is that Wallowa comes from a Nez Perce word for “winding water.” The Wallowa River is referred to as Wil-le-wah in the Lewis and Clark Expedition journals.
The first white settlers crossed the mountains in 1871 possibly looking for livestock feed in the Wallowa Valley. The county was derived from an eastern portion of Union County on February 11, 1887.
The younger Chief Joseph of the Nez Perce refused to relocate to a reservation in north central Idaho when several U.S. Army troops were sent to force the move in 1877. He was outraged at the government’s attempt to keep him people from their Wallowa Valley home. Several battles and a march toward Canada preceded the chief’s forced-surrender in eastern Montana, 40 miles short of the border.
Another blemish on county history occurred in May 1887 when a gang of rustlers massacred 10-34 Chinese gold miners in Hells Canyon. Only of the seven suspected in the incident faced trial; a jury, on September 1, 1888, determined they were not guilty. In 2005, a five-acre-site was named Chinese Massacre Cove.
Wallowa Lake is a natural glacial formation held on three sides by prominent moraines. A microclimate, slightly different from adjacent areas, provides a comfortable escape during summer months.
Additional information and demographics can be found at Wikipedia.org/wiki/History of Wallowa County

Mineral Rights:

The owner does not warrant that there are any mineral rights available. However, any mineral or geothermal rights owned by the seller are included as part of the property offered for sale.

Climate/Elevation:

The elevation at the house is around 1,650 feet, which allows the weather to be milder during the winter. The Seller indicated that they received almost no snow the winter of 2017-2018, and the little that fell lasted only a few days. Winters are generally mild, but the area does receive the occasional heavy winter. In the winter of 2016-2017, the Seller had to plow snow 5-6 times, with accumulation up to 18” at times.
The average rainfall is about 22.” The area typically receives 2-3 snow events that leave at least a few inches. Summers are very pleasant and at times hot, with temperatures ranging from the low 80s to 105 degrees. Rainfall is sporadic after the 4th of July, until September, and sometimes well into October. Winter temperatures hover around 30 degrees, plus/minus 5 degrees. The area typically has 2-3 cold snaps that last 2-3 days, with temperatures going below 20 degrees at night. A few times a decade, the temperature will fall to, or even a little below 10 degrees. These cold snaps cause the river to freeze over a few times each winter, except where the flow is rapid. The breakup of the ice usually occurs within a few weeks to a month after a freeze up and is a beautiful sight to experience.

Resources:

http://www.golws.com/business/history/ 
http://co.wallowa.or.us/wp-content/uploads/2017/04/article16.pdf   
http://www.troy.k12.or.us/

Offered by:
The Whitney Land Company

Christopher D. Stuvland, Broker
Email Christopher

Please contact The Whitney Land Company office to schedule a showing.  A listing agent must be present at all times to tour the property.

NOTICE
All of the information within this sales package has been gathered from State, County and City records and officials as well as others who are deemed reliable; however, the broker and agents can not guarantee the accuracy or completeness of the information herein contained. It is also subject to change, prior sale or withdrawal.