Buffalo, WY 82834(Johnson County)

Located just 12 miles south of Buffalo, Wyoming, via Old Highway 87, Crazy Woman Road, and Muddy Creek Road, the Ranch enjoys excellent year-round access and privacy.

Johnson County Airport (KBYG), a well-improved airstrip capable of handling good-sized aircraft, is located in Buffalo, Wyoming. The lighted asphalt runway is 6143 x 75 with a beacon operating from sunset to sunrise. Buffalo also has all the essential services needed before heading to the Ranch. With a modern hospital and clinic, two grocery stores, sporting goods store, four banks, several agricultural supply, hardware and lumber stores, a movie theatre, fine dining, and an excellent public school system, Buffalo is able to provide all of the essentials.

Sheridan, Wyoming, 30 miles north of Buffalo via Interstate 25 along the Big Horn Mountains, provides additional services including exceptional restaurants, large building-supply stores, Walmart, commercial flights connecting to Denver, and a fine downtown shopping experience. Sheridan provides a great mix of the old west and modern conveniences.

Gillette, Wyoming, east of the Ranch on Interstate 90 has commercial air service with connecting flights to several major hubs including Denver and Salt Lake City. Gillette also offers additional services for building supplies and equipment to satisfy nearly all the needs on the Ranch.

Approximate distances to nearby towns are as follows:

Buffalo, Wyoming

Sheridan Wyoming

Gillette Wyoming

Casper, Wyoming

Billings, Montana

Yellowstone National Park

Rapid City, South Dakota

12 miles

48 miles

85 miles

102 miles

177 miles

205 miles

224 miles

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ELEVATION and CLIMATE

The Ranch elevation ranges from approximately 5,000 to 5,400 feet above sea level. Buffalo experiences a semi-arid climate with cold, dry winters, wet springs, and hot summers. The average annual precipitation in nearby Buffalo is 13.26 inches. With regard to cattle ranching, Buffalo and the surrounding area is considered by many cattlemen to be one of the most desirable locations to raise high-gaining cattle in Wyoming. This is due to the mild winters and wet spring weather which usually produces excellent quantity and quality of forage for livestock to utilize year round.

The Ranch sits in a valley that is noted for exceptionally mild winters. When much of the surrounding area is covered in snow, often the Ranch is enjoying milder conditions. This proves to be beneficial from the standpoint of good year-round access and more accommodating weather for livestock production.

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PHYSICAL and OPERATIONAL DESCRIPTION

Pride of ownership is immediately evident on Long Ranch. With the home, corrals and equestrian facility all in immaculate shape, a new owner will be able to reap the rewards of years of hard work and attention to the details. The pasture fences appear to be in good to excellent condition throughout the Ranch. Stock watering is excellent due to the live water in the North Fork of Crazy Woman Creek, Burnett Creek, and 3 tire tanks which are fed by the irrigation pipeline.

The Ranch is very productive for its size due to the proportion of irrigated ground to rangeland. The irrigation is accomplished via four T&L pivots and multiple big-gun sprinklers, all of which are gravity fed.. Currently, the owners graze the complete irrigated base, which has worked well for their operation. A new owner will have the ability to continue grazing the irrigated base, farm the fields to produce hay or create the optimal combination of grazing and crop production to balance a year round cow/calf operation. By incorporating more crops into the operation a new owner could further enhance the attraction of wildlife such as elk, deer, and antelope.

The native pastures are comprised of buffalo, blue gramma, and several varieties of wheat grasses. The irrigated ground is filled primarily with brome, orchard, and timothy grasses.

Acreage Breakdown:

Deeded Acres

662.5

Irrigated Acres

292.9

Pivot

Big-Gun Sprinkler

168

124.9

Creek Bottom

Native Pasture

36

333.6

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CARRYING CAPACITY

Long Ranch is very productive with various operating options. Currently, the Ranch functions primarily as a summer grazing unit. By grazing the irrigated pastures during the growing season, 350 yearlings have been maintained on the Ranch for approximately 6 summer months (May-October) along with 10 cow/calf pairs and 12 horses year round.

Alternatively, the irrigated ground could produce a combination of forage and hay to convert the Ranch into a year-round cow/calf operation for approximately 150 animal units. Another alternative would be to convert the entire irrigated base into hay production with a base crop of alfalfa. Producers in the area typically harvest two cuttings of hay and graze the regrowth in the fall. Historically Long Ranch has been able to produce between 1,000 and 1,200 tons of hay annually.

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WATER RIGHTS

The Ranch has direct flow irrigation rights from the North Fork of Crazy Woman Creek along with reservoir storage rights in Muddy Guard 2 Reservoir. Please view or download the offering brochure or contact Swan Land Company for additional water rights information.

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STOCK WATER

The Ranch is well watered by the North Fork of Crazy Woman Creek, Burnett Creek, and an underground gravity pipeline system supplying water to three rubber-tire stock tanks.

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LIVE WATER

The North Fork of Crazy Woman traverses the Ranch for approximately .9 miles along with 1.25 miles of Burnett Creek and a three acre reservoir located on Burnett Creek.

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FENCES and BOUNDARY LINES

The Seller hereby makes known that there may be variations between the property boundary lines and the location of the existing boundary fences on Long Ranch. The Seller makes no warranties with regard to the location of the fence lines in relationship to the property boundary lines, nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.

The Seller is selling Long Ranch in its as is-where is condition which includes the location of the fences as they now exist. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for visual aid only. The accuracy of the maps and information portrayed therein is not guaranteed nor warranted.

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MINERAL RIGHTS

The Seller will convey with the Ranch 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon and gravel rights they actually own, subject to reservations by previous owners. The Seller makes no representation as to the quantity or quality of any mineral or other sub-surface rights appurtenant to the Ranch.

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IMPROVEMENTS

The improvements on the Ranch are well designed with a tasteful combination of style and functionality.

Luxury Home

The custom-designed home, completed in 2001, is located on the banks of the North Fork of Crazy Woman Creek. Consisting of 3,810 square feet of living space, the home features 4 spacious bedrooms, 4.5 bathrooms, a wonderful kitchen with island and peninsula, open dining area, large living area with vaulted log ceiling, a grand river-rock fireplace in the living area, and a large attached garage of 1,550 square feet. With private decks off the upstairs bedrooms, a large deck overlooking the live water of the creek, and a fire pit just steps away, outdoor living is further enhanced. With a river-rock exterior and steel roof, the home remains timeless with little maintenance required. Interior accents of log and river rock create an appealing and inviting atmosphere.

With an automatic underground sprinkler system for the lawn and drip system to a variety of trees, which include apple, pear, cherry and plum, the yard remains lush through summer and fall seasons. All the necessary conveniences including internet, direct TV, and land-line phone are available for connectivity to the outside world.

Equestrian Facilities

Designed by horse professionals, the equestrian facilities are highly functional and attractive. With ease of use in mind, day to day tasks such as feeding, cleaning, foaling, and virtually any other horse endeavors can be accommodated in this facility. Constructed in 2001, the equestrian facility includes an indoor riding arena (72 x 225) which is fully sanded and includes a round-pen, professionally-installed roping chute with return alley, and an observation deck for guests. Attached to the arena is a full horse barn which includes six box stalls (12 x 12), each with heated automatic waterer, hay feeder, an outdoor porch and a 50 outdoor run. Also included is an oversized foaling stall (24 x 24), tack room, large bathroom with shower and laundry facilities, wash bay with hot and cold water, grooming and shoeing bay, hay storage room, and a shop area. Adjacent to the arena are livestock handling corrals and a 100 outdoor round pen for cutting and horse training, as well as two full RV hookups. This facility will accommodate a variety of horse activities including polo, roping, cutting, working cow horse, and hunter-jumper.

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UTILITIES and SERVICES

Electricity is provided by Powder River Energy Corporation. Natural gas is provided by Montana Dakota Utilities. Telephone is provided by CenturyLink and cellular communication is available on the much of the Ranch via Verizon Wireless. Satellite internet is not currently active but can be provided by Hughes; domestic water is provided by a well and the sewage system is septic.

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PERSONAL PROPERTY

All irrigation equipment used on the Ranch will be included with the sale.

A list of personal property to be sold with the Ranch can be furnished to qualified Buyers.

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REAL ESTATE TAXES and ASSESSMENTS

The 2015 real estate taxes were approximately $9,234.00.

Muddy Guard 2 District Assessment (Fiscal Year 2016): $2,117.50 for 150 Acre Feet.

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AREA HISTORY

The Buffalo, Wyoming area is rich in history as multiple battles took place in the region. The Johnson County War, a battle between large cattle barons and homesteaders, took place just a few miles from Long Ranch. Also just a short drive from Buffalo is the Fort Phil Kearney historic site, the Fettermans Massacre Site, Wagon Box Fight and the infamous Hole in the Wall which was the hideout of the notorious Butch Cassidy and the Sundance Kid along with the rest of the Wild Bunch. The Jim Gatchell Museum in Buffalo is a must see with over 15,000 artifacts from the Old West. The historic Bozeman Trail marked its path through the area and served as an overland route connecting the gold rush territory of Montana to the Oregon Trail.

The Basque culture is very rich in Johnson County. Many families in the area emigrated from the Basque country of the Pyrenees Mountains between Spain and France and made this area their home. Watching over large flocks of sheep they became a cornerstone of the local culture.

The area economy is driven by agriculture, tourism, and energy development. However, through the boom and bust of energy development, agriculture has remained the backbone of the local economy. Tourism remains a viable economic factor as Buffalo is located at the intersection of Interstate 90 and Interstate 25, and is a logical stopping point for visitors heading to Yellowstone National Park. As a result, Buffalo has excellent hotel amenities and restaurants.

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RECREATION and WILDLIFE

The Ranch is home to an abundance of wildlife including whitetail deer, mule deer, antelope, sharp-tailed grouse, Hungarian partridge, pheasants, and turkeys. The North Fork of Crazy Woman Creek, which traverses the Ranch for just under one mile, provides anglers the opportunity to fish private waters teeming with brown, brook, and rainbow trout. With a healthy riparian zone of cottonwoods, willows and abundant grass, many species of wildlife are attracted to this space for food, water, and cover.

Burnett Creek flows through the Ranch for approximately 1.25 miles. Located on Burnett Creek is a three acre reservoir which has historically raised trophy-sized trout.

Muddy Guard #2 is located adjacent to the Ranch on adjoining state land and is easily accessible from the Ranch. Muddy Guard #1, also near the Ranch, is considered a trophy fishery and regulations limiting the use of live bait has enhanced the quality of fish in the reservoir. The Muddy Guard reservoirs are managed by the Wyoming Game and Fish department and provide excellent fishing opportunities.

Crazy Woman Canyon is just west of the Ranch and provides the opportunity to be in the mountains in just a matter of minutes. With rock climbing, camping, sightseeing, horseback riding, four wheeling, or picnicking, Crazy Woman Canyon is a unique mountain setting consisting of towering rocks and waterfalls.

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SUMMARY STATEMENT

Situated on the North Fork of Crazy Woman Creek and amongst the towering cottonwoods, one can find Long Ranch. Comprised of 662.5 deeded acres, of which 292.9 acres are irrigated, the Ranch is home to an abundance of wildlife and provides private fishing in live water. Located at the base of the Bighorn Mountains approximately 12 miles South of Buffalo, Wyoming, the Ranch enjoys an unparalleled private setting, yet is only a short drive from the amenities of town.

With a luxury home on the banks of the creek and a well-designed equestrian facility, the horse enthusiast will discover a new element of enjoyment and contentment. Having been meticulously maintained, all of the improvements are in excellent condition, allowing for a turn-key transition. Buyers seeking privacy, luxury, live water, agricultural production, excellent improvements and convenience to town will enjoy discovering Long Ranch.

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CONDITIONS of SALE

Long Ranch is offered at $4,225,000 Cash. The Conditions of the Sale are as Follows:

1.All offers to purchase must be in writing and accompanied by an earnest money deposit check in the amount of 5.00% of the Purchasers offering price;

2.All Prospective Buyers must demonstrate to the satisfaction of the Seller unquestioned financial capability to purchase the Ranch prior to scheduling a showing;

3.Earnest money deposits will be placed in escrow with First American Title, Buffalo, Wyoming;

4.The Seller will provide and pay for a standard owners title insurance policy issued by First American Title. Title to the real property will be conveyed by special warranty deed;

5.All of the Ranchs mineral rights appurtenant to the property and currently owned by the Seller will be transferred at Closing;

6.Buyers Brokers are welcome and invited to contact Scott Williams in our Wyoming Office for information regarding Cooperation Policies and Commission Splits.

The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Sellers may acquire.

This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Swan Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.