278 acres of pivot-irrigated farm on the Royal Slope in the Columbia Basin in Eastern Washington. This is prime land for conversion to permanent plantings -- orchard, vineyard or berries. There is durable irrigation through the USBR in the Columbia Basin. There are 2 farm units that can be sold jointly in this price, or separated and sold individually. This is a prime fruit area with good air drainage and panoramic views of the Saddle Mountains and the Royal Slope. There is a house that is Monitor-barn-style and is about 1/3 finished (lived in) that is suitable to convert to H2A housing if wanted. There is also a 60x120 steel hay barn on the east parcel. The west parcel also contains 22 acres of apples (Granny Smith) in the 4-6 leaf stage. Seller will do a 1031 Exchange in the sale.