Land Report Top 10: Aspen Valley Ranch

Situated in the picturesque valley just outside of Aspen, the Aspen Valley Ranch is the last working ranch in the area that reflects the mountain heritage of the West.

At 813 acres, this prestigious family legacy ranch is a rare offering in Woody Creek, Colorado. With its unique traits of both a historic, working ranch and a luxurious recreational getaway, this property features senior water rights, irrigated pastures, and a new 10-stall horse barn. Additionally, its proximity to public lands, trails, wildlife, the Roaring Fork River, and a handful of Aspen ski areas provides ample recreational opportunities.

Aspen Valley Ranch is listed with Joshua & Co. For more information, contact Joshua Saslove at (970) 948-3876 or joshua@joshuaco.com.

Click here to see the full list of Land Report’s Top 10 priciest properties.

Land Report Top Ten: November 2011

From Hawaii to the Lone Star State, here are America’s priciest properties, led by $175 million Jackson Land and Cattle Ranch, pictured here, which is listed by Hall and Hall.

1. Jackson Land and Cattle: $175 million

These 1,750 acres are simply the most phenomenal property to come to the market in the Teton Valley in decades. Jackson Land and Cattle is one-of-a-kind in every respect: world-class improvements, including an equestrian center designed by Jonathan Foote, AIA; lack of any development restrictions; and don’t forget the stunning Teton views. Hall and Hall’s John Pierce has the listing.

2. Walton Ranch: $100 million

This 1,848-acre working cattle ranch was pieced together by the Walton family beginning in 1958. The family placed the ranch under conservation easement in 1983. Billy Long and Ron Morris of Ranch Marketing Associates have the listing.

3. Ranch Dos Pueblos: $84 million

This oceanfront parcel is on the market for the first time in three decades. Spanning 2,175 acres just west of Santa Barbara, it’s one of the largest remaining ranches along the breathtaking Gaviota Coast. Kerry Mormann & Associates has the listing.

4. Tranquility Estate: $75 million

These 210 acres on Lake Tahoe are crowned by a 20,000 square-foot mansion. Owned by Tommy Hilfiger co-founder Joel Horowitz, it was originally priced at $100 million in 2006. Listed by Shari Chase and Sue Lowe of Chase International.

5. Aspen Valley Ranch: $59 million

Billed as the largest ranch near Aspen in the Roaring Fork Valley, this ranch boasts senior water rights as well as over 800 acres and is located just 10 minutes from the Aspen airport. Joshua Saslove of Joshua & Co. has the listing.

6. Robert Taylor Ranch: $56 million

112 acres in Los Angeles’s tony Brentwood enclave. The roomy ranch house, which was designed by Robert Byrd, features 17 bedrooms and 17 bathrooms. Joyce Rey of Coldwell Banker Previews International has the listing.

7. Hana Ranch: $55 million
This 4,500-acre working ranch on eastern Maui surrounds the town of Hana. The property boasts two miles of Pacific oceanfront and rises over 2,200 feet up the slopes of Haleakala. Dan Omer of Island Sotheby’s International Realty has the listing.

8. Rockpile Ranch: $54 million

For only the third time in over a century, this 55,374-acre cattle ranch in the Davis Mountains of Far West Texas is on the market. Since 1992, the Rockpile has been owned by McCoy Remme Ranches (No. 41 on the 2011 Land Report 100). James King of King Land and Water is the listing agent.

9. Dana Ranch: $45 million

With only two distinguished owners in nearly 100 years and an unmatched record of profitability, the Dana is considered by many to be the finest operating and recreational ranch in the Rocky Mountain West. Supporting 3,000 animal units on 59,000± acres, it boasts over 13 miles of superb fisheries and an incredible diversity of wildlife resources from elk to waterfowl to upland birds. Listed by Dave Johnson with Hall and Hall.

10. Flying Dog Ranch: $40 million

This 245-acre Aspen landmark features nearly a mile of Collins Creek and Woody Creek and borders the White River National Forest. Morris & Fyrwald Sotheby’s International Realty has the listing.

Click here to download a copy of the November 2011 newsletter.

Sold! Colorado’s Banning Lewis Ranch

This week, Ultra Resources confirmed that the company had purchased 18,000 acres of the Banning Lewis Ranch for $20 million. With the sale now complete, the U.S. Bankruptcy Court and the City of Colorado Springs will need to determine whether the city land-use agreements related to the city’s 1988 annexation of the ranch should remain intact.

Confirming the purchase of the ranch, an Ultra spokeswoman said that the company expects to drill for oil and natural gas on the ranch. And it appears that the Banning Lewis deal may be just one part of Ultra’s plans for drilling in the area, as the company paid $1.67 million in July and August to Denver-based Pine Ridge Oil & Gas for leases on nearly 100,000 acres of land in eastern El Paso County and an exploratory well east of Fountain.

According to Colorado Springs Mayor Steve Bach, the sale of most of Banning Lewis Ranch to Ultra means “there is a real possibility that the Banning Lewis Ranch will not be built into residential and commercial neighborhoods as previously expected.”

In a statement, Colorado Springs City Attorney Chris Melcher said that the city will continue negotiations with Ultra “to reach a satisfactory resolution of the annexation issues, but if that effort is not successful the city intends to seek enforcement of all rights and responsibilities under the agreement in the Colorado bankruptcy court of Colorado state court.”

Click HERE to read more.

 

 

Ask the Expert: Chip Lenihan

2011 Market Update: Chip Lenihan has been fly-fishing Colorado’s best waters for 40 years. His side gig? Running the Telluride office of Fay Ranches as lead broker. The Land Report turned to this former mayor of Telluride for an update on today’s recreational properties market.

Describe today’s market in one word.
Value.

How is that manifested?
Buyers are willing to sit back and wait until they get real value for their money.

Who’s driving today’s market?
The biggest part of my business is families. Men tend to drive the decision-making on hunting properties and ag land, and women trend more in the direction of resort sales, ones that are closer in to town and that feature more amenities. But come rain or shine it’s families who are looking to enjoy the sort of lifestyle you can only find out in the great wide open.

What’s been the biggest surprise of 2011?
The number of investors parking their money in land. The capital is out there. But after what happened in 2008, no one is in a hurry to put it in traditional markets.

Elaborate.
Five years ago, land was a hot commodity. Everybody wanted to get on board before the train left the station. And that brought a lot of buyers with short-term horizons into our market. Today, investors recognize the value inherent in current markets. A good number of them are looking at land as a smart buy, one with proven returns, long range stability, plus big upside from a personal standpoint.

Public land. Do buyers want to border national forest or BLM, or should they steer clear?
Great question. if you’re scouting a potential property and it borders public land, it’s absolutely essential to determine how intensely it’s used. Are you up against an unused corner of a national forest? Great. That will add a 10% to 20% premium to the value of your property. Does a hunting outfitter operate a base camp right across your fence line that’s going to bring in 25 guns for deer and elk season? Might not be your cup of tea.

For Sale: Wilder on the Taylor

Wilder on the Taylor is an angling paradise and a preservation oriented 2,100± acre shared ranch community offering a total of 26 homesteads in the heart of the Colorado Rockies. Each homestead is 35 acres and features a one-acre building envelope. As private fly fishing water is increasingly difficult to procure, Wilder presents a rare and distinct opportunity to own an undivided interest in one of the best shared fishing properties in the Western United States.

Recognized as a preeminent trout fishery, the Taylor runs through the center of the ranch for nearly two miles. To further enhance this fishing experience, approximately 3± miles of newly constructed streams and seven lakes were created; promoting a completely different and equally challenging fly fishing adventure.

Direct access to almost 2 million acres of national forest and designated wilderness areas is accessible from virtually anywhere on the property. The site plan includes construction of a main lodge and additional guest amenities. Existing ranch improvements include ranch manager headquarters, livestock and equipment facilities. Four turn-of-the-century refurbished guest cabins, located a stones throw from the river, are available for immediate use.

Wilder supports numerous recreational activities, exceptional scenery, spectacular views, abundant wildlife, and is centrally located within minutes of Gunnison Regional Airport and a short drive to one of Colorado’s great ski towns, Crested Butte. Prices starting at $1.65 million. Jeff Buerger of Hall and Hall has the listing.

Jeff Buerger
Hall and Hall
jeff@hallandhall.com

For Sale: Colorado’s Dallenbach Ranch

Spring 2011 Pricing Update: Colorado’s 130-acre Dallenbach Ranch now offered for $21 million.

The year was 1973, and Wally Dallenbach’s racing career had shifted into high gear. Thanks to back-to-back-to-back wins for Patrick Racing on the Indy car circuit, he had the opportunity to fulfill his dream of buying a piece of property in Colorado. And as Peppy Dallenbach points out, it was definitely her husband’s dream, not hers. “I was perfectly happy back home in New Brunswick where our families lived,” she says.

Years before, however, Wally had promised himself that he and Peppy would make the Rocky Mountains their home. The seed had been planted in 1960 on their honeymoon when the couple made a stop in Aspen. “It was all hippies and dogs back then,” Wally says. The New Jersey native was already making a name for himself as a drag racer and a stock car racer; his open cockpit racing days were still to come. But already he knew that he had fallen for the small-town charm and scenic beauty that can be found a short drive down just about every road that crisscrosses the Colorado Rockies.

It would take more than a decade to fulfill that promise, but he finally closed on a beautiful old homestead just outside of Basalt in 1974. Thanks to more than half a mile of frontage on both sides of the Frying Pan River, a dozen cabins dotted its 100-plus acres. Known to anglers as the Wooden Handle, the breathtaking encampment had also served as base camp for hikers and hunters who roamed the millions of acres of the White River National Forest bordering the property.

“Growing up on the ranch was like growing up in Disney World,” says Wally Dallenbach Jr. Like his father and his brother, he pursued a career in racing, and his training ground was the mountains and valleys surround his family’s ranch.

“We rode dirt bikes in the summertime. We rode snowmobiles in the winter time. There was everything a kid could want to do. It was a great place for my sister and brother and I to grow up,” he says.

In the 1970s, Basalt was nowhere near the cosmopolitan getaway is has since become. Paul Dallenbach recalls “a whopping 400 people” living there when the family first arrived, and going to Basalt High School had nowhere near the cachet of archrival Aspen High School. “That’s all right,” he says. “We beat them in every sport they played.”

Like many overachievers, Wally brought his work home. In his case, it took the form of a Honda 350. One summer day, he loaded Wally Jr. on the back of that dirt bike, and the two took off for a great old mining town called Ouray. The next day father and son went over Engineer Pass to Lake City. If this sounds like too much fun, now you know where the Colorado 500 got its start. Since 1976, the charity ride has raised more than $1 million for the Red Cross, area schools, churches, and hospitals, and countless other beneficiaries. A Who’s Who in racing has showed up to ride, including Parnelli Jones, Rick Mears, Roger Mears, Roger Penske, a whole host of Unsers, and of course all the Dallenbachs.

A disappointing number of sports stars plow their money into poor investments. Not Wally Dallenbach. In the early 1970s, the legendary Indy car racer took his winnings from the California 500 and bought an absolutely stunning piece of property along the banks of Colorado’s Frying Pan River just outside Basalt. In the 35 years since then, Wally and his wife, Peppy, not only raised a family but they also bettered the lives of thousands of Coloradoans through their own amazing race, the Colorado 500.

After 180 Indy car races, Wally’s career behind the wheel took a sharp turn; for the next 23 years he would serve as CART’s chief steward. Since his retirement in 2003, he and Peppy spend as much time as possible following the fortunes of their grandchildren. Although Paul and his wife, Dana, are right next door in Basalt, Wally Jr.’s family is in Texas and Colleen’s is in Indianapolis. Convenient airport connections have become a top priority.

With that in mind, the Dallenbachs decided to sell the ranch. Mark Weida, a suspension specialist who has worked on racing cars for 30 years, introduced the couple to Chip Lenihan, a great wit who proudly describes himself as “the last Republican mayor of Telluride.” In addition to being a longtime ranch broker, Lenihan had another equally important qualification. He is an avid fly-fisherman.

The Fay Ranches broker sees enormous upside. “The right investor can acquire this incredible piece of property and then recoup a substantial percentage of the purchase price with a conservation easement,” he says.

Another big plus is the ranch’s Eagle County setting.  “You’re right next door to Pitkin County, which is probably the most restrictive county in the Colorado. Everything from subdivision to structure size is strictly controlled through the county planning process. Eagle County also has a comprehensive planning department, but it is much more private property rights-oriented and much more smart growth-oriented,” he says.

One final attribute stands out. Says Lenihan, “It’s the lower part of the Frying Pan, so you’ve actually got a mix of trout that migrate up from the Roaring Fork. There are all sorts of little shallows and ripples, and there’s one deep pool that’s always good for a 20-incher.”

Try putting a price on that.

Take a tour of this one-of-a-kind property HERE.

For Sale: Craig Ranch

One of the last remaining large parcels near Aspen, the 838 acres that comprise Craig Ranch are a Pitkin County landmark and feature diverse ecosystems that range from a mile of pristine frontage on both sides of Woody Creek to sub-alpine zones at 10,000 feet.

$43 million
(970) 928-7100
www.ranchland.com

Power Struggle

Louis Bacon fends off utility companies as they try to build transmission lines across his Colorado ranch. He also adds North Carolina’s Orton Plantation to his portfolio.

In 2007, London-based hedge fund manager Louis Bacon claimed his place on The Land Report 100 when he paid the heirs of Malcolm Forbes $175 million for Southern Colorado’s Trinchera Ranch. The 171,400-acre property is a haven of biodiversity and includes three of Colorado’s majestic Fourteeners. In the three short years since, Bacon has been recognized as a keen steward of the land; he’s even been singled out by Colorado’s Division of Wildlife for his support in their management of several species.

Not surprisingly, Bacon opposes Xcel Energy and Tri-State Generation and Transmission Association’s proposed $180 million transmission line project across his ranch. “Having helped many others in their fights against outside, profitoriented polluters, I couldn’t shirk this battle when I know there is so much at stake for the San Luis Valley residents, the range, the environment, the animals, and for all of Colorado,” he told The Denver Post via email.

Bacon enjoyed a well-established reputation as a land steward prior to buying Trinchera. He has put conservation easements on several trophy properties, including the Sound of Music Ranch on Wilson Mesa outside of Telluride, Cow Neck Farm in the Hamptons, and Robins Island in Peconic Bay at the eastern end of Long Island.

In November, the Raleigh native added another signature property to his portfolio when he closed on North Carolina’s historic Orton Plantation, a colonial estate that was originally owned by an ancestor named Roger Moore. The 8,300-acre landmark had been owned by the Sprunt family since 1884 and is crowned by the last remaining pre-Civil War manor house on the Lower Cape Fear. (The grand structure was spared by Union forces, who used it as a military hospital.) According to the Wilmington Star News, revenue stamps associated with the deeds put the sale price of the Brunswick County estate at $45 million.

Sold! Boot Jack Ranch Goes for $47 Million

One of the country’s premier listings, Colorado’s Boot Jack Ranch, sold earlier this month for $47 million. Originally listed at $88 million more than two years ago, the price had been subsequently lowered to $68 million. The Pagosa Sun reports a sales price of $47 million, a reduction of almost 50 percent off the original asking price.

David and Carol Brown were the sellers. According to listing broker Bill Fandel of Peaks Real Estate Sotheby’s International Realty in Telluride, the buyer is a Colorado L.L.C. owned by a high net worth individual who plans to keep the Boot Jack intact and not develop it. “We hoped that the buyer would be an end user who would really want to preserve that valley. That’s definitely the case,” says Fandel.

Set at a base elevation of almost 8,000 feet about sea level, the Boot Jack features unmatched views of the San Juan Mountains, world class fly-fishing, and numerous improvements. The 3,151-acre tract is surrounded on three sides by the San Juan National Forest and Weminuche Wilderness and includes seven miles of the West Fork of the San Juan River and Wolf Creek. Two existing conservation easements total 1,322± acres. Six lakes and several ponds all connect to the San Juan. The main residence is a four-bedroom 13,825-square-foot sanctuary with countless amenities, including a library, two private offices, seven fireplaces, and a 1,500-bottle wine cellar. Four additional log cabins accommodate up to 18 guests. Structures on the ranch total 77,200 square feet.

One of the most important assets of the Boot Jack are its senior water rights of 103± CFS, which would yield approximately 70 million gallons per day when fully utilized. At present, 1,162 acres of pasture are irrigated. The ranch enjoys 200 inches of snowfall annually and is situated in close proximity to Wolf Creek Ski Area via U.S 160. Plentiful wildlife roam the ranch, including bear, elk, deer, and turkey; approximately 800 head cattle are pastured each summer.

“There’s a lot of listings out there but only a few truly remarkable pieces of property come on the market,” says Fandel. “The Boot Jack was one of them.”

Read the Pagosa Sun report HERE.

Crossing the Divide with Al Biernat

When it came to the Colorado hamlet of Creede, it was love at first sight for Dallas restaurateur Al Biernat (standing front and center with wife Jeannie and writer Trey Garrison). And what’s not to love about Creede? Nestled among high rocky cliffs on the eastern side of the Continental Divide, the historic mining town is the picture-perfect home of just 400 year-round residents. The rest of the year, tens of thousands of tourists and part-timers cruise through. Best of all, it’s not a ski town. Unlike Vail or Aspen, there’s no crush of obnoxious fashionistas clamoring for lattes or sashimi. Consequently, snug cabins and larger retreats range in price from ridiculously affordable to seven-figure splendor.

BY TREY GARRISON
PHOTOGRAPHY BY GUSTAV SCHMIEGE
PUBLISHED SUMMER 2009

But Creede is no backcountry village. A tiny little Whoville of sorts, Creede boasts a slew of incredible little restaurants, art galleries, and the Creede Repertory Theatre, which has won acclaim from high-minded New York drama critics. The hunting is so rewarding that people wait years to get a permit to stalk elk, moose, and other trophy critters. The fly-fishing on the Rio Grande and its tributaries attracts anglers from around the world. And just four percent of the land in Mineral County is privately owned. The rest is controlled by the U.S. Forest Service.

Enter Al Biernat, a self-made success who worked his way up from bussing tables at the Palm Restaurant in Los Angeles to running the Palm’s Dallas locale as its GM. When a lease came up on a prime piece of Dallas real estate, he signed on the dotted line and created the dining establishment that now bears his name.

Creede was a dream come true—a place of solace, relaxation, and recreation to share with his family and friends—so he and his wife, Jeannie, bought a 30-acre plot in a delicate Alpine zone at 10,600 feet. The land is regulated by the Mineral County Alpine Zoning Commission, and Biernat has a thick stack of regulations to prove it. Everything from the size of structures to the materials he could use is spelled out. Surrounded on three sides by Forest Service land, he believed his cherished investment would be protected from the over development that has plagued other Colorado towns.

Since 2005, Biernat has put a substantial amount of his hard-earned cash into his cabin and the surrounding property. “It seemed the perfect little secret place,” Biernat says. “I had no idea what could be coming.”

But he should have.

Until the mid-1980s, Creede was a mining town, site of Colorado’s last big silver strike. Since then, however, the only miners have been tourists, picking up bits of quartz and the occasional fleck of pyrite (better known as fool’s gold). Biernat was positive this peaceful oasis was immutable.

He was so sure of it that he believed mining could never come back. That’s why he signed his deed, despite a standard print disclaimer and warning right above the signature line stating that he was not buying the patented mineral rights to his land. And yet, from 2007 through the end of 2008, mining returned—exploratory mining for untapped veins of nickel, silver, lead, and gold.

The prospect sent Biernat and a good number of local landowners into a tailspin of worry and doubt. They weren’t just concerned about the light and noise pollution from drilling operations or the heavy truck traffic on narrow, winding passes. Biernat was in a bind because while he owned the surface rights to his property, someone else owned the patented mineral rights. And the implications are enormous.

Different parties often own the surface and the subsurface rights. These interests may have been created through the reservation of the minerals by the government or may result from a decision by a landowner to sell their mineral interests.

Mining claims are initially unpatented claims, which give the right only for those activities necessary to explore and mine. Much as farmers could obtain title under the Homestead Act, miners can obtain a patent (a deed from the government). The owner of a patented claim can put it to any legal use. Bottom line? If extractable ore were found beneath his property, the subsurface rights owner can force landowners such as Biernat to sell.

Beyond that, full-scale mining would shatter the sanctity of the Continental Divide. Biernat’s 1,000-square-foot, loft-style cabin is something out of a Ralph Lauren catalog. It’s cozy, rustic, gorgeously decorated, and at night you get a better view of the stars than the Hubble telescope.

Biernat had planned to build a larger cabin and turn his existing one into a guest house. He had already added a barn-style garage for his truck, his ATVs, and the snowmobiles that are the only way to and from the cabin in winter. Needless to say, the return of mining put an end to Biernat’s construction plans. But to many longtime locals, another possibility loomed:

Was their dream of mining going to come true?

After the closure of the last active mine in 1985, Creede recreated itself as a tourism hub. But tourism is a fickle trade, which even opponents of mining admit. Ed Vita, an ex-techie who moved to Creede to get away from the rat race, owns two businesses in Creede. In the winters he runs San Juan Snowcat, and he owns the popular Old Miners Inn, where you can enjoy a mean pizza and the requisite adult beverage.

We sat outside on the inn’s upstairs deck, and Vita admitted he tentatively supports the return of mining. “It’s all exploratory. Until I see the numbers and the contracts, I’m not counting on anything. I know there will be some impact on the tourist industry, but it can be hard surviving here in the winter months when it’s just the 400 locals circulating the same dollars,” Vita says.

But businessmen like Avery Auger, president of Creede America Group, love the idea of mining coming back to Creede. Creede America is developing custom homes that start in the $300,000 range. Auger is not concerned about mining. In fact, he expects to draw potential buyers from the mining operations, at least from among those in management and high-tech positions that command six-figure salaries. His development overlooks Creede and is protected by an earthen berm that blocks sight and dampens noise. “This town needs this kind of business to grow,” Auger says. “This is only going to increase property values and bring money this town needs.”

Brian Egolf agrees. Egolf first came to Creede with his grandfather when he was only two years old. As years passed, Egolf thought someday he would relocate to Creede permanently. After finding his way he watched the mines close. He swore one day he would reopen them.

Over the last decade, Egolf gathered patented mineral rights for large swaths of land around Creede. A savvy businessman, he knew that the depressed price of minerals wouldn’t last forever and approached Idaho-based Hecla Mining. Egolf wanted Hecla to come to Creede, test the mines, and, if profitable, oversee production.

“I’m really hoping that we can revitalize Creede, so that people can stay and earn a good living and that their children won’t leave as soon as they graduate high school, because there will be opportunities here,” Egolf says.

Hecla’s exploratory plans called for three years of exploratory mining in a 36-square-mile area, an investment of more than $12 million. But when mineral prices declined, Hecla suspended operations. Although it promises to resume exploration in the near future, many in Creede are doubtful it will return anytime soon.

That’s no relief to Biernat, who is still considering a new house, a new well, and solar power. If commodity prices rebound, mining could come back. “Do I put the money in and risk losing my investment?” Biernat asks. “I don’t know.”

Active mining operations around a recreational retreat could drive down property values long before Hecla might acquire Biernat’s cabin. Although it’s appraised at $550,000 right now, it would be worth much less if mining resumed.

When Biernat first saw his land, everything convinced him his investment would be protected. Set in an Alpine zone, it is surrounded by Forest Service land. Brokers emphasized how mining was dead and that the town had been reinvented as a cultural and recreation hub. But unless an area is declared a wilderness, the U.S. Forest Service allows activities on federal land like mining, timber harvesting, and grazing.

To be fair, the fact that Biernat would not own the patented mineral rights wasn’t exactly in fine print. Biernat is a smart businessman and took a risk. And, he admits, despite all his anxieties, he doesn’t think he’d do anything different.

“I knew I was taking a little bit of a gamble,” Biernat admits. “I should have read things more closely. But I’ll be honest. If I could go back and do it again, I would, no matter what the stress and worry has been. Just the memories I built with my children and my wife make it worth it. I just wish I could be sure our investment would be safe over the long haul.”

While some of the specifics of his case are unique to Colorado law, the issue of patented mineral rights is a federal one. From coast to coast and everywhere in between, the potential for profit from subsurface minerals means that if a landowner hasn’t secured those rights, it could place their investment at risk.

Caveat emptor should be every landbuyer’s watchwords, even if they have competent lawyers and erstwhile brokers on their side. Should you find that dream spot, it just may not be possible to acquire the mineral rights to go with the surface estate. At that point, you have to measure the risk, and decide if it’s worth it.

For Biernat, it most definitely has been. But it’s not something he takes lightly. Every time he talks about the issue, you can see the concern etched on his face and the troublesome pall on his otherwise optimistic visage.

“I love that town, I love the fact that it’s an artists’ community, and I love the people,” he says. “It’s taken me so long to really start to fit into the town, and I’d hate to have to leave it. But I’m blessed. I have that option. What about the guy who doesn’t have that choice?”

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