I'm Moving My Family to the Middle of Nowhere in 8 Weeks

That's it. I'm moving my family to the middle of nowhere in 8 weeks.

We visited this 3,000 acre ranch last month, which kicked off a series of events.

Best case: Life changing opportunity (& very profitable)

Worst case: A waste of time, but a nice getaway

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Here's my thinking:

- My wife and I want to escape our Texas suburb bubble anyway, if at least for the summer.

- I've become friends with the owner of this ranch (great guy), and he either wants to:

1. Sell it outright for $12m, while seller financing half.
2. Sell 10% chunks of it to 8 different people, retaining 20%.

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There are 2 aspects to this ranch:

1. The real estate: Land, lodge, house, shop and 3 AirBnb cabins.

2. The business, which is currently not in operation whatsoever. It opened at the start of Covid, then promptly closed.

It's right in between McCall and Coeur d'Alene, ID, and is just as pretty as both.

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Under plan #2 (10% chunks), he'd be able to get back most or all of his $12m, while sharing ownership of the real estate and business with 8 others, and still keeping 20%.

Under plan #1, the buyer's opportunity would be to parcel off the 300 most scenic acres into 20 - 60 5 - 15 acre lots, allowing them access to the other 2,700 acres of amenities.

After expanding the road and electrical, one could (ON PAPER) double or triple their investment, once they all sell. The business side of it and ongoing HOA dues would be a cherry on top.

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This is a well-proven model, even on large ranches.

Lots of ifs here. It won't be easy to sell 20-60 remote lots, despite how scenic they are (right on the edge of a canyon).

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Pros: It's a great price (closest comp is 1/3 the size and 25% more expensive) and insanely scenic (not just farmland).

Cons: It's pretty remote. There's a couple small airports within 90 mins, but bigger airports are 3-4 hours away.

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My thesis is that many buyers are priced out of Montana now, and that traffic will go to Idaho in time. I could be wrong.

Our plan today is to move there for the summer and help execute any of these plans, while working on my normal projects remotely as well. After that? Who knows.

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I might host a couple events onsite for people interested in a parcel, a 10% chunk, or the whole thing.

Worst case, we escape the Texas heat and live in paradise, while working earnestly on a project that doesn't pan out.

Best case? Life changing opportunity.

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If you wanna be involved somehow, slide into the DMs! If you wanna see how this pans out, gimme a follow @mhp_guy

What would YOU do with this property?