W.T. Waggoner Estate Ranch Entrance

Photos and General Information

W.T. Waggoner Estate Ranch – 510,527 +/- Contiguous Acres

Land, Rivers, Lakes, Cattle, Horses and Oil


Marketed Exclusively By

Chas. S. Middleton and Son and Briggs Freeman Sotheby’s International

W.T. Waggoner Estate Ranch Listing Website

or download the official

W.T. Waggoner Estate Ranch Brochure (15+mb)


The Ranch

W.T. Waggoner Estate Ranch

General photos of the W.T. Waggoner Estate Ranch taken in 2014. The ranch has a very diverse terrain and it may be hard to truly comprehend the sheer vastness of the property. In total, the ranch spans nearly 800 square miles, which is approximately 3/4ths the size of Rhode Island. As the old saying goes, “Everything is Bigger in Texas,” and the Waggoner Ranch definitely exemplifies that statement.

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The Water

W.T. Waggoner Estate Ranch: Water

The North and South Wichita River flow through the property for approximately twelve miles a piece, merging into the Wichita River on the ranch. The Wichita feeds Lake Kemp and Lake Diversion, both located on the ranch. Totally, the Wichita River and the North and South Forks of the river flow through the ranch for over 40 miles. Beaver Creek feeds into Santa Rosa Lake which is also located on the ranch. Beaver Creek flows through the property for over 30 miles.

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The Zacaweista

W.T. Waggoner Estate Ranch: Zacaweista

The Zacaweista Headquarters of the W.T. Waggoner Estate Ranch

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The Santa Rosa

W.T. Waggoner Estate Ranch: Santa Rosa

The Santa Rosa Headquarters of the W.T. Waggoner Estate Ranch

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The Cattle

W.T. Waggoner Estate Ranch: Cattle

The W.T. Waggoner Estate Ranch has been home to hundreds of thousands of head of cattle through the years. The ranch is equipped with several sets of working pens and shipping pens. The main shipping pens are located at the Zacaweista Headquarters and these pens were well designed to handle thousands of head of cattle.

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The Farmland

W.T. Waggoner Estate Ranch: Farmland

The W.T. Waggoner Estate Ranch contains approximately 30,000 acres of productive farmland. Some of the cultivation is irrigated and portions have been seeded to Coastal Bermuda. There is a story of a mechanic working on a tractor that told the operator he wanted to take a ride with him to make sure the machine was operating properly. When the operator asked the mechanic what he brought for lunch the mechanic said he had not intended to be out past lunch. The operator told the mechanic “It’ll take all day to make one lap around this wheat field. If you are coming with me, you’d better pack a lunch.” Whether or not that story is true or not we’ll never know, but this is an expansive block of farmland.

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The Lakes

W.T. Waggoner Estate Ranch: Lakes

The W.T. Wagoner Estate Ranch is home to Lake Kemp, Lake Diversion, Lake Electra and Santa Rosa Lake.

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The Horses

W.T. Waggoner Estate Ranch: Horses

The W.T. Wagoner Estate Ranch is home to some of the best ranch horses in the United States. The Whiteface Division of the ranch offers state of the art training and breeding facility, covered arena, stables and barns that any horse lover will love.

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The Wildlife

W.T. Waggoner Estate Ranch: Wildlife

The W.T. Wagoner Estate Ranch has a dense population of wildlife, and as you can imagine, the ranch is home to trophy whitetail deer. Quail, turkey, feral hogs, javelina and dove and other migratory birds all frequent the ranch.

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The History

W.T. Waggoner Estate Ranch: History

Historic photos of the The W.T. Wagoner Estate Ranch, the family, horses, cattle, farmland, etc.

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The Minerals

W.T. Waggoner Estate Ranch: Minerals

According to an article in Western Horseman Magazine, while drilling for water on the ranch, W.T. Waggoner instead hit oil. Disgusted, he continued to drill for water. By the 1920’s, with the advent of the automobile, W.T.’s attitude changed. The Waggoner Ranch got into oil in a big way, and today oil wells still methodically pump as cattle graze around them. There is a story that humorist Will Rogers was on the ranch with his friend W.T. in the 1930’s and said “I see there’s an oil well for each cow.”

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Waggoner Ranch Divisions Map

Divisions and Camps Map of the W.T. Waggoner Estate Ranch

Waggoner Ranch Topo Map

Topographic Map of the W.T. Waggoner Estate Ranch

For more information, please contact:

Chas. S. Middleton and Son
Sam Middleton
(806) 763-5331 office(817)304-0504 cell

Briggs Freeman Sotheby’s International
Bernard Uechtritz
(214) 353-6601 office(214) 876-1321 cell


For information about obtaining financing on the W.T. Waggoner Estate Ranch, please keep our friends at Capital Farm Credit in mind.

Phil Peabody or Clint Robinson


Information posted in regard to the W.T. Waggoner Estate Ranch along with photos and descriptions are the property of the broker’s and may not be duplicated or edited without broker’s written permission.

100_4101Sam Middleton and Family
Haystack Mountain Ranch – Dickens, Texas

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Chas S Middleton and Son

Land Report Names Chas. S. Middleton and Son Best Land Brokerage 4th Straight Year

The Land Report, the nations premier magazine for American Landowners, has once again named Chas. S. Middleton and Son as one of the nations top land brokerage firms. This honor began in 2010, and without a hitch has continued on for 4 straight years.

Appearing in the Summer Edition on page 34 and 35 in the Vistas Section, Land Report first acknowledges our firm for listing the East Division of the Mesa Vista Ranch owned and operated by legendary oilman and lifelong quail enthusiast T. Boone Pickens. The East Division of the Mesa Vista Ranch contains approximately 15,708 acres and is renowned for its miles and miles of Canadian River frontage and both man made and natural creeks.

We are honored to receive this recognition and we are excited for the future.

Sam Middleton and Chad Dugger are both accredited ARA (American Society of Farm Managers and Rural Appraisers) appraisers. Appraisals are a large part of our business along with ranch and farm sales. Sam is also very active as a real estate broker in Texas, Colorado, Kansas, New Mexico and Oklahoma. Our firm has been involved in many substantial ranch sales through the years. Probably the most impressive is the Canadian River Cattle Company Ranch which Sam has sold three times. There are several other large ranches we have done business with over the years as well that need to be added to the list, including the 6666, UU Bar, Spike Box, Scharbauer Cattle Company, French Ranches, J.J. Gibson Estate Ranch, Matador Cattle Company, etc. They are all good customers and we appreciate them all.

Throughout the years I have learned that my fathers (Sam Middleton) reputation in this business is rivaled by few. He seems to know every inch of this country and every rancher and landowner. He has been very successful and works hard at it every day. He has taught me a lot since I came to work for him over ten years ago and I hope that I can pass along some of that to my two kids. He worked with his father in this business the same way that my grandfather and his father did. There is something special about that and I want to continue and carry on the family name and tradition in this business. Through the dust bowl, oil boom and bust, inflation, droughts and all the good times my family has continued in this business and I plan to do the same. – Charlie Middleton

Land is selling and the market is good. Interest rates are low, but many of the larger transactions we have handled recently have been cash deals. There is a lot of oil money out there and for many of these buyers, land is where they feel the most comfortable putting their money. Inventory is low and we need more listings!

Recent Ranch Sales:

Lower L Bar Ranch 36,460.2 Acres – NM Under Contract
Block Ranch 50,300 Acres – NM SOLD
Dark Canyon Ranch – 35,598 Acres – NM SOLD
Red River Ranch 30,010 Acres – NM SOLD
Covered S Ranch 23,013 Acres – TX SOLD
Phelps Ranch 12,788.47 Acres – TX SOLD
Canyon Vista Ranch 4,567.93 Acres – TX SOLD
Los Campos De Chama Ranch – 753 Acres – NM SOLD

IMG_1071Boyd Ranch For Sale
Motley County, Texas
620.63 Acres – $1,200 per acre

The Boyd Ranch in Motley County, TX just north of the ranching community of Matador offers a tremendous diversity seldom found on a tract this size. With the southern portion of the property offering an often dense canopy of mesquite and hackberry tree cover there is excellent cover for wildlife. The northern portion of the property is open and rolling with excellent native grasses and sandy soils. Shinnery and sumac are common, along with sage and pockets of mesquite thickets. The ranch is watered by one dirt tank, an electric water well and two solar water wells.

Seller will convey 1/2 of all owned minerals.

Brochure: Click Here

For more information contact Charlie Middleton at (806)763-5331.

086-3-600x350Lone Star Outdoor News
By: Conor Harrison


Dove hunters will have more opportunity later in the season with dates and bag limits finalized by the Texas Parks and Wildlife Department.

The U.S. Fish and Wildlife Service has approved the 2014-2015 Texas dove season, including a 70-day season and 15-bird daily bag statewide, and a 16-day early teal and Canada goose season.

The traditional September 1 dove season opening day in the North and Central Zones remains; this year falling on Labor Day Monday. However, the first segment in those zones will be shorter than last season, closing on Monday, Oct. 20. The season will reopen Friday, Dec. 19 and run through Wednesday, Jan. 7, 2015 in the North and Central Zones.

In the South Zone and Special White-winged Dove Area, the first segment will be shortened by five days compared to last year, and those days would be added to the end of the second segment. The South Zone opens Friday, Sept. 19 and runs through Monday, Oct. 20. The second segment will run Friday, Dec. 19 through Sunday, Jan. 25, 2015.

The daily bag limit for doves statewide is 15 and the possession limit is 45.

The Special White-winged Dove Area will be restricted to afternoon only (noon to sunset) hunting the first two full September weekends on Sept. 6-7 and 13-14. Hunting in this area will reopen Friday, Sept. 19 and continue through Monday, Oct. 20, and then reopen Friday, Dec. 19 through Wednesday, Jan. 21, 2015. During the early two weekends, the daily bag limit is 15 birds, to include not more than two mourning doves and two white-tipped doves. Once the general season opens, the aggregate bag limit will be 15 with no more than two white-tipped doves.

A 16-day statewide early teal and Eastern Zone Canada goose season will run Saturday, Sept. 13 through Sunday, Sept. 28. The daily bag on teal remains six, with a possession limit of 18. Bag limit for Canada geese will be three and a possession limit of 6 in the Eastern Zone only.


Plains Cotton Growers supports the High Plains Underground Water Conservation District’s proposal to limit groundwater use on private farmland.

The controversial rule revisions — which the water district’s board of directors will consider adopting within the next few months — contain annual irrigation limits of 1.5 acre-feet, or 18 inches, per acre beginning Jan. 1. Exceeding limits could result in not-yet-determined civil penalties such as fines.

“They need to know the largest commodity can live with these rules,” said Plains Cotton Growers chairman Craig Heinrich during the group’s quarterly meeting Wednesday afternoon.

The group created a formal resolution when a show of hands revealed their members in attendance support the water district’s proposed rules. Their executive committee established a similar resolution a couple weeks ago, Heinrich said.

J.O. Dawdy, a representative of the Protect Water Rights Coalition who has protested the proposed rule revisions at water district meetings, abstained from voting. The Floyd County farmer said he finds them intrusive, and not worthy of a vote.

“I don’t feel like I have the authority or privilege to vote on any man’s private property,” he said.

The water-rights coalition claims the proposed water restrictions violate the Fourth Amendment, which protects against unreasonable seizures.

“It is so important we do not put ourselves down this very slippery slope,” Dawdy said.

Kelly Young, another coalition member, read a passage of the Constitution he feels is in conflict with the concept of groundwater restrictions on private land. He questioned the rule revisions’ significance regarding property rights.

Tom Sell, a guest speaker who represents the firm Combest, Sell & Associates, responded the law can be murky, and property rights are not absolute. For example, private property can often be seized in certain criminal cases.

“It’s complicated,” he said. “Does the water district have authority? I think so.”

The water district proposed meter installation and groundwater limits in response to Texas’ water crisis. While the board has long recommended voluntary conservation, some feel formal monitoring is a necessary next step to keep the state from running out of water.

Other Plains Cotton Growers talk focused on the new farm bill.

Sell noted that when the bill takes full effect within a few months, its provisions will apply to 2014’s recently planted crop.

“This choice you make will apply retroactively to what’s in the field now,” he said.

And those choices are plenty.

Farmers select their own types and amounts of coverage with the crop insurance that replaces direct payments.

Joe Outlaw, a Texas A&M professor and economist, showed the group how to use an online calculator that determines benefits after they provide data such as their acreage and past yields.

“This is all very simple,” he said. “… I would encourage anybody to start putting this data in there.”

Sell recommended farmers seek additional confirmation from an insurance agent that they’ve made the right choice.

“This is definitely a farm bill where you’re going to want to have a good crop insurance agent to guide you through,” he said.

LubbockOnline.com – July 10, 2014 by Josie Musico


Plains Cotton Growers support the High Plains Underground Water Conservation District’s proposal to limit groundwater use on private farmland in Texas.

Controversial rule revisions contain annual irrigation limits of 1.5 acre-feet, or 18 inches, per acre beginning Jan. 1 said a recent article from The Lubbock Avalanche-Journal.  Exceeding limits could carry civil penalties like fines, but that has not yet been determined.

Tom Sell represents Combest, Sell & Associates.  He says the law can be ‘murky and property rights are not absolute.’

“It’s complicated,” he said. “Does the water district have authority? I think so.”

Meter installation and groundwater limits are in response to Texas’ water crisis.

HPPR – July 15, 2014 by Cindee Talley


Under Contract
The Lower L Bar Ranch
36,460.2 Acres – $20,000,000

The Lower L Bar Ranch located northwest of Albuquerque, New Mexico near the community of Laguna is under contract. The ranch has good views of Sandia Mountain, several large mesas and volcanic cones along with rich Native American history along with artifacts, etc.  The ranch also offers exceptional big game hunting with native herds of elk, mule deer, bear, barbary sheep and mountain lions. The property is located in New Mexico Big Game Unit 9 and the ranch receives 30 bull elk rifle tags, 8 bull elk muzzleloader tags, 22 either sex archery tags, and 56 cow elk rifle tags. Vegetation includes scattered juniper in the lower elevations with oak, mountain mahogany, pinon, and an abundance of large ponderosa pine in the higher elevations. The main headquarters consists of a 3 bedroom 1 3/4 bath owner’s home, outbuildings and shipping pens. A partial two story log hunting lodge set up to accommodate 15 guests is located on the edge of a high rocky bluff overlooking the valley bottom lands. This ranch has a rugged, very scenic “western movie set” look.

The ranch is listed with Sam Middleton – Chas. S. Middleton and Son.

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Lower L Bar Ranch




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Lower L Bar Ranch

Team Roping

A  #11 Slide Team Roping will be held on Friday, July 18, 2014 at the Mallet Arena in Levelland, Texas!

This is an incentive for riding Caprock Ranchers bred horses. The roping will be held during the annual 2 day event of the Caprock Ranchers Ranch Horse Futurity and Horse Sale.

The books for the roping will open at 4:30p.m.  Roping will began at 6:00 p.m.

Enter 1 Draw 1, or Draw 2. Fee: $100. Can enter 2 times.

Haystack Mountain Ranch is the sponsor for the team roping incentive.

All in the Family
Interview with Sam Middleton

Lands of Texas Magazine Broker Spotlight Interview

lead-imageWhen looking for an example of a family run business, one would be hard pressed to find a better example than Chas S. Middleton & Son.  Located in Lubbuck, Texas, the company was founded by Charles Middleton in 1920.  Almost a full century later, the company is thriving with a solid reputation as premier ranch brokers and land value experts in Texas, New Mexico, Kansas, Colorado and Oklahoma.

While some traits are inherent and consistent in each generation, like integrity, hard work and dedication, each generation has also brought its own contribution to the business, capitalizing on current markets, technologies and trends.

Charles S. Middleton forged the company out of an existing cattle sales operation, with inside knowledge and impeccable contacts.  Lee Middleton expanded the business to include mortgage loans, loaning money on farms and ranches, which kept him in contact with farm and ranch buyers and lead to many ranch sales.  Sam Middleton, took a great interest in the appraisal side of the industry, growing the land value side of the business and establishing the company as land value experts.  Charlie Middleton is currently capitalizing on the digital age, offering high tech mapping and marketing technologies.

with four generations of deals behind you, what is your favorite thing about the industry?

Thinking about different things, I think the one thing that comes to mind, and that is really important, is the appreciation that land has had over the years.  There are properties we have sold and resold over the years, and how great the appreciation has been on these ranches, historically.  I can give you many examples of that to really show how the value has went up tremendously over the years.   For example, one ranch my dad sold, 56,000 acres in 1955 for $11 an acre.  I sold it 1987 for $450 an acre.  Today, it would probably bring $1500-2000 an acre.  Those kind of sales really show what a great investment land has been.

do you remember the first ranch deal you worked on?

I started with my dad in about 1971, I would have been about 22 or 23 years old.  And, the first ranch I ever sold was about 8,000 acres in the Palo Duro Canyon.  That is  rough, canyon country. I sold that ranch for $65-acre; and about a year ago, Charlie resold that ranch for about $600 an acre.

One of the things I will always remember about that ranch is that it was part of the JA Ranch, a big ole’ ranch in the Texas Panhandle; we had to survey it.  And, my dad said, “You need to get experience learning how these surveyors work.”  So, he sent me out with the surveyor.  That was back in the old days when you drug a chain.  The measurement they used was called varas.  A vara is 33 1/3 inches; and this chain was 100 varas long.  Here we were dragging that  chain in this straight up and down, rough canyon country; If you think about that means of measurement compared to today’s satellite imagery, there is no way it could have been very accurate back in those days.  A lot of ups and downs, you know?

what would you say the market is like today?

It peaked in 2007 and then when the recession started at the end of 2007 or early 2008, ranches just quit selling for awhile.  They started selling again, but the volume has been down quite a lot.  I would say, overall, depending on the type of land, the market has softened somewhere in the neighborhood of 10-15% over the peak.  But, it seems pretty stable right now.  The economy and the drought, together, have really slowed things down.

so, if i was a buyer, is right now a good time to buy?

Oh, I think it’s a real good time to buy!  Right now, because, we are going to have inflation again; I don’t know when.  Our buyers today, principally, are investors  or oil people, without any real ranching background, but they just view land as a safe, long term place to park money.

which one would you fix first, the drought or the economy?

The drought!  If you could fix the drought, it would do a lot to fix the economy.

how has the industry changed over the years? 

Well, going back to when my dad was in business; I followed him around for about 20 years.  When I started out, he would keep an inventory of 20 or 30 ranches for sale.  But, he, and most brokers back then, neverCharlie and Macoy Christmas 2012 thought about having an exclusive listing.  It was all handshake agreements and open listings.  It was more of what I call a “buckshot approach,” where you have a lot of properties for sale, and you find a buyer for one of those deals. He was very successful with that.  After I got into the business, I kind of converted our operation into just working on exclusive listings.  We generally only have six, or eight or ten ranches for sale, but we have exclusives on them, where we can spend the money to advertise and really showcase the property and still be protected on the listing.  That has been a major change in the business over the last forty years.

so, what i am hearing is that when you take on a new property, you kind of take it on as your own and hold the seller’s hand through the deal?

Yes, yes, we are an exclusive agent.  We represent the seller in the transaction.

Basically, what I would like to say about my company: We are a small company.  We don’t have a lot of salesmen.  I own the company, and I handle the larger ranch sales in Texas and the other states we work in.  Charlie, my son, is really involved in hunting and he is very interested in the recreational market.  Charlie handles all of the recreation type properties.  Then, we have two other guys in the office.  Chad Dugger helps me on ranch appraisals.  He travels with me and writes the reports. Then, we both sign them.  And, Rusty Lawson, my farm salesman; he also does all our farm appraisals. The beauty part of our business, right now, is that each of us has our own strength and we work together as a very specialized team.  We have been very successful with this. Everybody has their own piece of the pie.

1939 CSM Cattle Drive

what is the best or most interesting deal you have worked on?

There are stories about all of them that are great, but I guess that 71,000 aces up in the Texas Panhandle is one of my favorites.  I’ve sold it three times.  Always a fun deal to work on, the uniqueness of the country, a good cattle ranch, but it also has good hunting on it; and a lot of good history behind it.

does having a “good history” sell property?

Oh yeah.  Anytime you’ve got a property that is part of a well known, historic ranch, it peaks buyers interest and will usually bring a premium.

what have you learned is the most important aspect of selling large properties?

I think you have to learn the property and believe in it.  Nowadays, with all the satellite imagery and technology available, it makes it easier.  We put together a really good map and put together a good packet of information and figure out the best way to show the ranch.  I truly believe that to successfully sell a ranch, you have to be sold on the ranch yourself.

what is the key to being a successful broker?

I think that what has benefitted me is the history of the company, the longevity of the company and the fact that I inherited some very good contacts!

what is the strangest experience you have had while showing a ranch?

I remember when we first started our website, and I wasn’t sold on the idea of a website at that time, but I had a lady call me who had seen a ranch we had listed, about a 7,000 acre ranch.  She called and was really interested in the property, but wanted to view the property in all four season of the year.  She wanted to pick out her “plot” after viewing all the seasons.  Apparently, she understood that because the property was listed with a per acre price, you could just pick out five or ten.  Nowadays, the website is a very valuable tool for buyers and a big asset to our business.

what do you think is the greatest benefit of owning land?

Well, I think long term appreciation; the enjoyment of the land, you know, a guy in Houston that works in an office is able to go out and spend a few days on his ranch, get away from the grind of doing business in Houston and enjoy the property and the lifestyle; and then the tax benefits, the depreciation you can get off of the improvements and charge that against your other source of income.  It really is the lifestyle and long term appreciation.

what do you do on your day off?

Well, I’ve got a personal ranch over at Dickens, Texas.  We work a lot on the weekends, but if I get one off, I go over there.  It is only 55 minutes from Lubbock, which is handy for me.

and, what do you do on your ranch?

Oh, you know, dream and plan, look at the cattle. It is something I enjoy.

Charlie-Buckobviously, selling ranches is in your blood, but has it always been a clear path?

My dad got me in the business; I got started in it at a very early age. And, this is all I have ever wanted to do.

if you had to pick another career….any career…What would it be?

Well, if I could afford it, it would be ranching.  But, I have to sell ranches to be able to afford the ranch I’ve got.

your family has been selling farms and ranches for four generations, are we training a fifth?

Well, Charlie has a one year old, so hopefully!

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