north fork ranch · automatic sprinklers. recently the buildings have been improved with new steel...

N O R T H F O R K R A N C H

| P F I S T E R L A N D C O M P A N Y , L L C |P F I S T E R L A N D C O . C O M 3 0 7 - 6 8 4 - 5 2 0 1

N O R T H F O R K R A N C H

S I Z E

$ 2,600,000

Washakie County, Wyoming

160 +/- deeded acres500 +/- BLM lease acres

L O C AT I O N

P R I C E

T O T H E N O R T H F O R K R A N C H

W E L C O M E• HIGHLIGHTS 5• LOCATION & ACCESS 7• IMPROVEMENTS 9• HUNTING & FISHING 17• RECREATION 19• WATER RIGHTS 21• CLIMATE & ELEVATION 23• LEASES & TAXES 25• IMPROVEMENTS MAP 26• TERMS & DISCLOSURES 27• LOCATION MAP 28• AERIAL MAP 29-31• WHY PFISTER 32

Pf ister Land Company, LLC i s p leased to have been se lected as the Exc lus ive Agent for the se l le r of th is of fer ing . A l l in format ion has been obta ined f rom sources deemed re l iab le by P f i ster Land Company, LLC; however, the accuracy of th is in format ion i s not guaranteed or warranted by e i ther PLC or the se l le rs , and prospect ive buyers are charged wi th mak ing and are expected to conduct the i r own independent invest igat ion of the in format ion conta ined here in . Th is of fer ing i s sub ject to pr ior sa le , pr ice change, correct ion or wi thdrawal wi thout not ice and any of fer presented does not have to be accepted .

1 6 0 + / - D E E D E D A C R E S 5 0 0 + / - B L M L E A S E A C R E S

| N O R T H F O R K R A N C H |P F I S T E R L A N D C O . C O M 3 0 7 - 6 8 4 - 5 2 0 1

H I G H L I G H T S

Th e N o r t h Fo r k R a n c h i s a ra re , l e g a c y re c re a t i o n fa r m /ra n c h , h u n t i n g a n d f i s h i n g p ro p e r t y l o c a te d i n Wa s h a k i e Co u n t y, Wyo m i n g s o u t h o f Te n S l e e p . Th e ra n c h h e a d q u a r te r s b a c k u p to b e a u t i f u l O t te r C re e k c a nyo n w h e re t h e n o r t h fo r k e m e rg e s a n d t h e n m e a n d e r s t h ro u g h t h e i m p rove m e n t s a n d m e a d ows a n d co n f l u e n ce w i t h t h e s o u t h f o r k o f O t te r C re e k o n t h e p ro p e r t y. Th e s e t ro u t - f i l l e d s t re a m s e m e rg e f ro m t h e t wo c a nyo n m a t r i xe s o n t h e we s t a n d s o u t h e n d o f t h e p ro p e r t y.

Th e i m p e cc a b l e i m p rove m e n t s a re n e s t l e d i n t h e t re e - l i n e d va l l ey a t t h e m o u t h o f O t te r C re e k C a nyo n , a n d t h e b a s e o f t h e fo o t h i l l s o f t h e m a j e s t i c B i g H o r n M o u n t a i n s . Th i s p ro p e r t y h a s wo r l d - c l a s s f l y - f i s h i n g a n d h u n t i n g w i t h i n t h e b o u n d a r i e s o f t h i s ra n c h n o t to m e n t i o n t h e t h o u s a n d s o f a c re s o f p u b l i c l a n d a d j a ce n t to i t . Th e re a re 1 6 0 + / - d e e d e d a c re s a n d a p p rox i m a te l y 5 0 0 a c re s o f B u re a u o f L a n d M a n a g e m e n t l e a s e d a c re s a s s o c i a te d w i t h t h e ra n c h . Th e l ay o f t h e d e e d e d l a n d i n co n j u n c t i o n w i t h t h e a d j a ce n t p u b l i c l a n d g i ve s t h i s ra n c h a m u c h l a rg e r f e e l a n d b e c a u s e t h e m o u t h o f t h e N o r t h Fo r k C a nyo n i s o n t h e d e e d e d a c re a g e t h e ow n e r s o f t h e N o r t h Fo r k R a n c h h ave v i r t u a l l y exc l u s i ve co n t ro l a n d a cce s s to t h i s r u g g e d c a nyo n a n d i t s exce p t i o n a l f i s h e r y.

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P F I S T E R L A N D C O M P A N Y , L L C | O L D W E S T V A L U E S . N E W W E S T V I S I O N .

V I E W F R O M B A C K YA R D O F M A I N H O U S E

F O O T B R I D G E I N F R O N T O F M A I N H O U S E

P O N D B Y M A I N H O U S E


L O C A T I O N & A C C E S STh e N o r t h Fo r k R a n c h i s l o c a te d a p p rox i m a te l y 1 6 . 5 m i l e s s o u t h e a s t o f Te n S l e e p , Wyo m i n g . Th e ra n c h c a n b e a cce s s e d ye a r - ro u n d by t a k i n g H i g hway 4 3 4 s o u t h o u t o f Te n S l e e p a p p rox i m a te l y 7 m i l e s a n d t u r n i n g e a s t o n S p r i n g C re e k Ro a d . S p r i n g C re e k R o a d , w h i c h i s a we l l - m a i n t a i n e d co u n t y ro a d , w i n d s t h ro u g h s o m e i n c re d i b l e co u n t r y, p a s t t h e R e d Re f l e t g u e s t ra n c h , fo r a b o u t 9 . 5 m i l e s to t h e e n t ra n ce o f t h e p ro p e r t y. Fo r a s m a l l a c re a g e , t h e l o c a t i o n a n d l ay o f t h e d e e d e d l a n d , i t s a d j a ce n c y to t h e S t a te a n d B L M l a n d , g i ve t h e ra n c h a l a rg e r - t h a n - l i f e f e e l w i t h u n l i m i te d a cce ss to t h o u s a n d s o f a c re s o f p u b l i c l a n d w i t h awe - i n s p i r i n g r u g g e d c a nyo n s , c h a l l e n g i n g a n g l i n g o p p o r t u n i t i e s , f i s h i n g a n d a l i f e t i m e o f b i g g a m e a n d u p l a n d b i rd h u n t i n g .

Th e ra n c h i s l o c a te d i n c l o s e p rox i m i t y to t h e f o l l ow i n g tow n s :

• Te n S l e e p , Wyo m i n g 1 6 . 5 m i l e s• Wo r l a n d , Wyo m i n g 4 3 m i l e s• B i l l i n g s , M o n t a n a 24 6 m i l e s• S h e r i d a n , Wyo m i n g 1 1 6 . 5 m i l e s• B u f fa l o , Wyo m i n g 8 0 m i l e s• C a s p e r, Wyo m i n g 1 9 2 m i l e s• C o d y, Wyo m i n g 1 3 2 . 5 m i l e s

Th e n e a re s t co m m e rc i a l a i r s e r v i ce i s ava i l a b l e i n S h e r i d a n , Co d y a n d C a s p e r, WY a n d B i l l i n g s , M T w i t h d a i l y f l i g h t s to D e nve r, CO a n d S a l t L a ke C i t y, U T. 7

M A I N H O M E W I T H C O V E R E D P A T I O A N D G A R A G E W I T H L O F T


I M P R O V E M E N T S

The improvements are located in the center of th is 160 deeded acre parce l and have been impeccably mainta ined and newly remodeled and cons ist of a main home, a bunkhouse wi th l iv ing quarters above, a gather ing and enterta in ing lodge wi th a mass ive stone f i rep lace, paved walk ing paths and foot br idges f rom the main house and guest quarters , a shop, and var ious outbu i ld ings for l ivestock , and a separate two-car garage. The main home and guest lodge are surrounded by manicured lawns wi th automat ic spr ink lers .

Recent ly the bu i ld ings have been improved wi th new stee l roofs , new spr ink ler systems , a new commerc ia l reverse osmos is system, two new HVAC un i ts , a new main gate at the entrance of the property, an improved creek cross ing , and new standby generators .

Ut i l i t ies on the property inc lude propane, D i rectTV, HughesNet internet and e lectr ic .

The Owner i s current ly in the process of permit t ing a pond in the meadows in a pre-ex ist ing wet land area for water fowl and f i sh ing and a lso mak ing f i shery improvements and work ing on st ream bank restorat ion . In addi t ion , the Owner i s a l so pursu ing a b i rd farm l icense and deve lop ing food p lots for up land b i rds and b ig game.

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MAIN HOME – Or ig ina l ly bu i l t in 1981 (and s ince tastefu l ly remodeled) th is 3 bedroom 2 bath lodge has approx imate ly 2 ,850 square feet of l iv ing space, a lmost 2 ,000 square feet of outdoor l iv ing space wi th pat io furn i ture and an at tached garage that has been remodeled into an entry/ut i l i ty room. The k i tchen has a lso been complete ly remodeled and there ’s new f loor ing and carpet . When you pu l l in to the main home, you cross the North Fork on a concrete cross ing to a dr iveway that accesses the home and the detached garage.

DETACHED GARAGE AND LOFT – Th is heated garage i s the per fect p lace to park ATVs and cons ists of 990 square feet wi th a 660 square foot lo f t .

G A T H E R I N G & E N T E R T A I N I N G L O D G E


ENTERTAINING & GATHERING LODGE – The lodge was constructed in 1997 and cons ists of 1 ,224 inter ior square feet and a 1 ,300 square feet of wrap around deck mak ing i t the per fect p lace for enterta in ing or bus iness meet ings . Current ly, the lodge inc ludes a wet bar, poker tab le , pool tab le . foosba l l tab le , shuf f leboard and furn i ture . At the end of the shotgun great room is a mass ive stone f i rep lace which would handi ly f i t four- foot logs . Th is lodge i s accessed v ia i t s own footbr idge to the guest lodge and bunkhouse.


GUEST LODGE AND BUNKHOUSE – Th is tastefu l addi t ion to the compound was bu i l t in 1985 and cons ists of 720 square feet on both the lower and upper leve ls . I t i s the per fect p lace to house a ranch manager or guests .

SHOP - Th is bu i ld ing i s located just over the footbr idge f rom the enterta in ing lodge and guest/bunkhouse. I t ’s heated and i s the per fect p lace to store equ ipment and work indoors .

(Note – Other improvements inc lude storage shed , we l l house and a smal l horse barn . )


H U N T I N G & F I S H I N G

Th e N o r t h Fo r k R a n c h p re s e n t s a b u ye r w i t h u n l i m i te d re c re a t i o n a l o p p o r t u n i t i e s , a p r i m a r y re s i d e n ce o r ye a r - ro u n d co r p o ra te re t re a t . Th e ra n c h p rov i d e s t h e i d e a l cove r a n d h a b i t a t n e e d e d fo r va r i o u s t y p e s o f u p l a n d g a m e b i rd s . M u l e d e e r, a n d e l k w i l l g ra ze t h e m e a d ows a n d re t re a t to t h e exce l l e n t cove r f o u n d t h ro u g h o u t t h e ra n c h . Th e f i s h i n g o p p o r t u n i t i e s a re a l s o o n l y l i m i te d by o n e s i m a g i n a t i o n . Tro u t c a n b e fo u n d i n b o t h fo r k s o f t h e c re e k r u n n i n g t h ro u g h t h e ra n c h a s we l l a s t h e s p r i n g f e d p o n d .

I n te r i o r to t h e d e e d e d p o r t i o n o f t h e ra n c h , t h e re i s a p p rox i m a te l y 1 /2 m i l e o f f i s h i n g o n t h e S o u t h Fo r k o f O t te r C re e k a n d 1 /2 m i l e o f t h e N o r t h Fo r k o f O t te r C re e k w h e re t h e t r i b u t a r i e s co n f l u e n ce f o r m i n g O t te r C re e k , w h i c h r u n s d u e we s t towa rd t h e N owo o d R i ve r.

I n to t a l , t h e ow n e r o f t h e ra n c h c a n wa l k o u t t h e d o o r a n d f i s h a p p rox i m a te l y 1 0 m i l e s o f r i ve r, i n c l u d i n g o n t h e a d j a ce n t p u b l i c l a n d s . Th e B L M l e a s e d a c re a g e i s n o t p ra c t i c a l l y a cce ss i b l e to t h e p u b l i c b e c a u s e o f t h e s h e a r c a nyo n wa l l s w h i c h r i s e ove r t h o u s a n d f e e t f ro m t h e ra n c h e s l owe s t e l eva t i o n .

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A E R I A L V I E W O F N O R T H F O R K O F O T T E R C R E E K C A N Y O N


R E C R E A T I O N

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O ve r 2 0 0 l a ke s i n t h e B i g H o r n s a n d t h e m a ny s t re a m s p rov i d e exce p t i o n a l t ro u t f i s h i n g a n d m a g n i f i ce n t v i ews . Th e s e l a ke s a re a cce s s i b l e v i a t h e m a ny m a r ke d h i k i n g t ra i l s w i t h i n t h e B i g H o r n N a t i o n a l Fo re s t e i t h e r o n fo o t o r o n h o r s e b a c k . Th e B i g H o r n M o u n t a i n s a n d B i g H o r n N a t i o n a l Fo re s t o f f e r ove r o n e m i l l i o n a c re s o f s ce n i c re c re a t i o n a l l a n d s a n d t h e C l o u d P e a k Wi l d e r n e ss i s co m p r i s e d o f ove r 1 8 9 ,0 0 0 a c re s ava i l a b l e f o r p u b l i c u s e . R e c re a t i o n a l a m e n i t i e s o n a n d n e a r t h e p ro p e r t y a re to o n u m e ro u s to co m p l e te l y o u t l i n e b u t i n c l u d e a t l e a s t t h e fo l l ow i n g :

• M o u n t a i n b i k i n g • H u n t i n g • F l y f i s h i n g • Fo u r w h e e l i n g • S n ow m o b i l i n g • C a m p i n g• Ro c k c l i m b i n g • H o r s e b a c k r i d i n g • G o l f i n g• C a n o e i n g , B o a t i n g & Sw i m m i n g • Wi l d l i f e wa tc h i n g • C ro ss C o u n t r y & D ow n h i l l S k i i n g


W A T E R & M I N E R A L R I G H T S

WAT E R - Th e N o r t h Fo r k R a n c h h a s p l e n t y o f wa te r. B o t h fo r k s o f O t te r C re e k f l ow i n g t h ro u g h t h e p ro p e r t y t h e re w i l l a l ways b e e n o u g h wa te r to s u p p o r t h e a l t hy t ro u t p o p u l a t i o n s a n d w i l d l i f e p o p u l a t i o n s . Th e re i s a we l l o n t h e p ro p e r t y t h a t p rov i d e s a l l t h e wa te r n e e d e d f o r t h e i m p rove m e n t s a n d l aw n s . Th e re a p p e a r s to b e a wa te r r i g h t f o r a p p rox i m a te l y 3 6 . 8 6 a c re s f o r f l o o d i r r i g a t i n g f ro m b o t h fo r k s o f O t te r C re e k .

( N o te : Th i s wa te r r i g h t i n f o r m a t i o n wa s t a ke n f ro m t h e Wyo m i n g S t a te E n g i n e e r ’ s d a t a b a s e . Th e d o c u m e n t a t i o n i s co n s i d e re d to b e a cc u ra te , b u t i t i s n o t g u a ra n te e d . P ro s p e c t i ve b u ye r s a re ex p e c te d to co n d u c t t h e i r ow n i n d e p e n d e n t i nve s t i g a t i o n o f t h e wa te r r i g h t s . )

M I N E R A L S - Th e S e l l e r ’ s m a ke n o re p re s e n t a t i o n a s to t h e ow n e r s h i p o f t h e m i n e ra l r i g h t s o r m i n e ra l e s t a te o n t h e s u b j e c t p ro p e r t y. Th e S e l l e r s d o n o t b e l i eve t h ey ow n a ny m i n e ra l s ; h oweve r, t h e re w i l l b e n o m i n e ra l re s e r va t i o n i n t h e d e e d , s o i f a ny m i n e ra l s a re ow n e d by t h e S e l l e r s w h i c h a re a p p u r te n a n t to t h e p ro p e r t y t h a t f e e m i n e ra l ow n e r s h i p w i l l b e co nveye d to t h e B u ye r a t c l o s i n g .

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V I E W O F T H E B A C K Y A R D F R O M T H E M A I N H O U S E


C L I M A T E & E L E VA T I O N

Th e e l eva t i o n a t t h e ra n c h h e a d q u a r te r s , a l o n g t h e c re e k b o t to m , i s a p p rox i m a te l y 4 ,75 0 f e e t . M ov i n g e a s t u p O t te r C re e k C a nyo n , t h e e l eva t i o n c h a n g e s d ra m a t i c a l l y to u p to 5 , 6 0 0 f e e t w i t h s h e a r c a nyo n wa l l a n d t wo t r i b u t a r i e s o f t h e N o r t h Fo r k o f O t te r C re e k .

Th e ave ra g e s u m m e r te m p e ra t u re ra n g e s f ro m a h i g h o f 8 5 d e g re e s to a l ow o f 6 8 d e g re e s . D u r i n g t h e w i n te r m o n t h s t h e te m p e ra t u re ra n g e s f ro m a h i g h o f 4 8 d e g re e s to a l ow o f 6 d e g re e s .

Th e a n n u a l p re c i p i t a t i o n o n t h e ra n c h i s a p p rox i m a te l y 1 6 . 9 i n c h e s .

I n fo r m a t i o n a n d g ra p h s a re p rov i d e d by C i t y -D a t a .co m .

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L E A S E S & TA X E S

Th e c u r re n t B u re a u o f L a n d M a n a g e m e n t l e a s e te r m b e g a n o n D e ce m b e r 1 , 2 0 1 0 a n d w i l l co n c l u d e o n N ove m b e r 3 0 , 2 02 0 . I t i s p e r m i t te d fo r 1 3 4 AU M s o n 5 0 0 + / - a c re s ( P e r m i t # 49 0 1 41 2 ) .

Th e 2 0 1 9 e s t i m a te d p ro p e r t y t a xe s we re $ 9 ,73 4 . Wyo m i n g o f fe r s a n ex t re m e l y favo ra b l e t a x c l i m a te i n c l u d i n g :

• N o p e r s o n a l i n c o m e t a x• N o c o r p o r a t e i n c o m e t a x• N o g r o s s r e c e i p t s t a x• N o i n v e n t o r y t a x

• L o w r e t a i l s a l e s t a x• L o w p r o p e r t y t a x• F a v o r a b l e i n h e r i t a n c e t a x• F a v o r a b l e u n e m p l o y m e n t t a x

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I M P R O V E M E N T S M A P

MAIN HOUSE

ENTERTAINING LODGE DETACHED GARAGE

GUEST & BUNK HOUSE

SHOP


T E R M S & D I S C L O S U R E S

Th e S e l l e r s h a l l re q u i re a n a l l c a s h s a l e . A l l o f f e r s s h a l l b e i n w r i t i n g a n d a cco m p a n i e d by a n e a r n e s t m o n ey d e p o s i t c h e c k i n t h e m i n i m u m a m o u n t o f 3 % o f t h e p u rc h a s e p r i ce .

A l l e a r n e s t m o n ey d e p o s i t s w i l l b e d e p o s i te d i n a p p ro p r i a te e s c row. Th e S e l l e r s h a l l p ay fo r a n O w n e r ’ s t i t l e i n s u ra n ce p o l i c y i n f u l l s a t i s fa c t i o n o f t h e p u rc h a s e p r i ce . B o t h B u ye r a n d S e l l e r s h a l l b e re s p o n s i b l e fo r t h e i r ow n a t to r n ey ’s f e e s .

Th i s p ro p e r t y i s b e i n g s o l d a s a t u r n -key l i s t i n g . A ny a n d a l l p e r s o n a l p ro p e r t y i n c l u d e d s h a l l b e t ra n s fe r re d to t h e B u ye r u n d e r a s e p a ra te b i l l o f s a l e . A co m p l e te l i s t o f p e r s o n a l p ro p e r t y w i l l b e p rov i d e d u p o n i n q u i r y.

The Se l ler i s mak ing known to a l l potent ia l purchasers there may be var iat ions between the deeded property l ines and the locat ion of the ex ist ing fence boundary l ines on the sub ject property. The Se l ler makes no warrant ies wi th regard to the locat ion of the fence l ines in re lat ionsh ip to the deeded property l ines , nor does the Se l ler make any warrant ies or representat ions wi th regard to spec i f ic acreage wi th in the fenced property l ines . The Se l ler i s se l l ing the property in an “AS IS” condi t ion which inc ludes the locat ion of the fences as they ex ist . Boundar ies shown on any accompanying maps are approx imate, based on the lega l descr ipt ion . Maps are not to sca le and are for v isua l a id on ly. The accuracy of the maps and in format ion i s not guaranteed .

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T H I S M A P I S F O R V I S U A L A I D . A C C U R A C Y N O T G U A R A N T E E D


SUBJECT PROPERTY

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SUBJECT PROPERTY



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Property i s not just a commodity—it ’s an investment , a way of l i fe , a legacy. I t ’s persona l and important . We understand th is . We a lso rea l ize that buyers , se l le rs , and investors vary in the i r needs , perspect ives , and expectat ions , mak ing no two rea l estate t ransact ions ever the same. Consequent ly, we make sure to recognize and c lar i fy your expectat ions f i r st and then act accord ing ly. Once we understand your v is ion , we wi l l apply ours and br ing to you serv ice , process , and resu l ts that go wel l beyond your expectat ions .

P f i ster Land Company, LLC i s a d ivers i f ied reg iona l rea l estate f i rm spec ia l iz ing in the sa le of premier propert ies in Wyoming , Montana , Idaho, North Dakota , South Dakota , Oregon , Nebraska , Co lorado, Ca l i forn ia , Utah and Alaska . We br ing you years of exper ience and knowledge, and have taken the t ime to learn the techn ica l aspects of the rea l estate industry, the markets we operate in , and the best way to nav igate through increas ing ly complex rea l estate t ransact ions .

V I S I O N E X P E R T I S E

W H Y P F I S T E R ?

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We love th is land . I t ’s who we are and where we are f rom. Every facet of th is reg ion shapes our commitment to i t—the wi ld l i fe , the un l imi ted recreat ion , the v iews and the people . We are dedicated to th is land and the work that br ings us here , i t ’s not just a job for us , i t ’s the l i fe we chose to l ive .

In the same sense our dedicat ion to you and the work that needs to be done on your beha l f i s equa l ly pass ionate and steadfast . From our pers istence in pursu ing buyers and se l le rs to our e f fect ive and comprehens ive market ing campaigns , we are complete ly committed to br ing ing to you the best serv ice , exper ience, and resu l ts ava i lab le .

I t ’s the intent ion of P f i ster Land Company to cont inue to grow our reputat ion as a lead ing rea l estate brokerage company whi le never los ing s ight of fundamenta ls—dedicat ion to our home and work .

When you br ing a group of people together wi th a t rue connect ion to the West , deep profess iona l exper ience, and a commitment to shared pr ior i t ies , you end up wi th a leve l of authent ic i ty you just can ’ t f ind anywhere e lse . A l l o f us at P f i ster Land Company want to p lay a p ivota l ro le in he lp ing you f ind success in rea l estate .

At the end of the day you should exper ience not just ta lk but resu l ts—with in an overa l l exper ience that i s en joyable , e f f ic ient , and grat i fy ing .

D E D I C A T I O N R E S U L T S

W H Y P F I S T E R ?

33

L I C E N S E D I N W Y O M I N G , M O N T A N A , I D A H O , N O R T H D A K O T A , S O U T H D A K O T A , N E B R A S K A , O R E G O N , C O L O R A D O , C A L I F O R N I A , U T A H , A N D A L A S K A .

1030 North Carrington • P.O. Box 338

Buffalo, WY 82834 Phone k 307.684.5201 www.pfisterlandco.com

north fork ranch · automatic sprinklers. recently the buildings have been improved with new steel...

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