Antelope Run Ranch located in northwestern Wyoming outside of Pinedale is a remarkably well-improved large cattle ranch that enjoys a tremendous setting. Directly adjoining the Bridger Teton National Forest for 7 miles, this end –of- the- road 9,800± acre ranch is bisected by South Horse Creek for 20+ miles on the meander as it leaves the forest and makes its way toward the renowned Green River. There are three lakes for additional fishing on the ranch. A magnificent 9,700 square foot 7- bedroom owner’s home sited on the highest point of the property enjoys sweeping views of the ranch, the entire Wind River Range and the Wyoming Range. In addition the ranch boasts a fullsize indoor riding arena and barn, large 9-bay machine shed and shop, a 3-bedroom managers home and a guest cabin, all of log construction. The ranch includes a 7,500-foot paved private airstrip. Just 30 minutes from Pinedale and an hour and a-half from Jackson Hole,this remarkable ranch is aggressively priced at $14,900,000 for immediate sale.
The ranch is located at the end of a long driveway off of County Road 116/148 approximately 20 miles west of Daniel Junction in Sublette County, Wyoming. The ranch sits on the edge of the Bridger Teton National Forest in northwest Wyoming ½ hour from Pinedale or 1-½ hours drive from Jackson Hole.
Pinedale, Wyoming, is the largest community in Sublette County, with a population of about 1,400 people. The elevation is 7,175 feet and it is the county seat for Sublette County. Pinedale is safe and friendly with a relaxed atmosphere.
Pinedale is located on Hwy 191 on the western slopes of the Wind River Mountain Range and the Bridger Wilderness Area. With its roots as a ranching community, outdoor recreation has also always been an important part of the lifestyle of this western town. Home to the Museum of the Mountain Man, Pinedale hosts the Green River Rendezvous each July, celebrating the era of the mountain men who lived in this area and trapped beaver in the early 1800s. Deer, moose and other wildlife are often seen within the city limits. Recreation opportunities are just minutes away. Fremont Lake, Wyoming’s second largest natural lake, is located just four miles from Pinedale. White Pine Ski Area and Resort is 10 miles to the east in the Wind River Mountains. The Continental Divide Snowmobile Trail and Continental Divide Mountain Biking Trail go through Pinedale.
Pinedale and Big Piney (30 minutes south of the ranch) both have FBO airports capable of handling most private aircraft. Commercial air service is available at the Jackson Hole Airport which is serviced by American Airlines, Delta Air Lines, Frontier Airlines, Skywest Airlines and United Airlines seasonally. These airlines provide direct service to Denver, Salt Lake City, Dallas/Ft. Worth, Minneapolis, Chicago, Atlanta, San Francisco, Houston, and Los Angeles. For a complete schedule go to: http://www.jacksonholeairport.com
Northwest Wyoming has long been recognized as one of the most dramatically beautiful corners of the state, boasting the highest granite snowcapped peaks and a plethora of lakes, rivers and creeks to recreate on. Large populations of elk, deer, moose and antelope outnumber the human residents by a large margin and ranching has been a way of life for generations. Antelope Run Ranch is ideally located on the western edge of Sublette County sharing a seven-mile stretch of common boundary with the Bridger Teton National Forest. Out the western gates of the ranch are literally hundreds of thousands of acres of public lands connecting all the way north to Jackson Hole and Teton and Yellowstone National Parks. The Wyoming Range which lies just west of the ranch is a user-friendly mountain range that is ideal for hiking, horsepacking and snowmobiling while the Wind River Range across the valley provides tremendous views with its rugged snow-capped peaks rising to heights of 13,800 feet above sea level.
Pinedale offers all the basic services one would expect of a small western community that enjoys an influx of tourism. Several restaurants, a brewpub, a grocery store, a few art galleries, a sporting goods store and gas and convenience stores support the locals and visitors alike. Jackson Hole, arguably one of the top ski resorts in the world (Forbes magazine recently rated it #1) is an hour and a-half north of the ranch and provides the wide variety of shopping and dining experiences one would expect from a resort community of its caliber. Of course after a busy day in the cosmopolitan town of Jackson it is always refreshing to return to the open space and privacy that Antelope Run Ranch provides.
Antelope Run Ranch is a large operating ranch that controls the South Horse Creek drainage as it exits the national forest. The creek meanders some 20+ miles through the ranch providing good trout fishing and wildlife habitat. The ranch is comprised of two parcels. The main ranch is very well blocked, running 5½ miles east to west and 1 to 4 miles deep from north to south and consists of approximately 9,800 acres. The only neighboring properties are 7 miles of national forest boundary, 3 miles of state lands boundary, 1¾ miles of BLM land boundary and then 6½ miles of common boundary with 2 other large cattle ranches. On the south boundary is a 640-acre State School section that is managed as a winter-feeding ground for elk. It is common to see a herd of several hundred elk at a time.
The second State land parcel is 640 acres lying east of the main ranch.It is where the 7,500 foot paved, private jet strip is located. This fully equipped airstrip is located just minutes from the ranch entrance. The airstrip is 7,500 feet long, 75 feet wide and was built by well-known airport builder, Lansing Tuttle, and accommodates most private aircraft. The airstrip is also equipped with remote runway lights for night landings. The airstrip is 500 feet longer than New York’s LaGuardia Airport. This airport has not been used in the past several years and some deferred maintenance will need to be addressed by a new owner in order for it to be re-certified by the FAA.
Antelope Run Ranch is an extremely private, end of the road ranch. The ranch enjoys tremendous views and a wide variety of topography with a pleasing mix of tree-covered hillsides and lush native grass meadows along with an abundance of willow-lined creek bottom ground. In addition to the miles of creek the ranch also has 3 separate lakes, two of which are stocked with large trout. Healthy aspen groves give way to dense conifers as the ranch transitions into the national forest. Exceptional improvements (which are described in detail in a different section) a good operating base for cattle and tremendous recreational opportunities round out this special offering.
The Ranch is extremely well improved with most of the construction occurring in 1998. The owners compound consists of a two story 9,750 square foot main residence, referred to as the Hill House, with an attendant 1,320 square foot stable. The house, designed by Bartholomew Voorsanger of Voorsanger & Associates, is structured in steel with concrete slabs, and is clad in granite and double-glazed glass window walls, painted metal trim and a slate roof.
The main level is comprised of the living room, dining room, study, kitchen, gear room, powder room and the master suite with two bath suites and a sauna. The four major rooms all have fireplaces. On the lower level are six bedrooms with en-suite bathrooms, a game room, a common sitting room with a fireplace and a second kitchen.
The solid wood doors throughout the home depict hand-carved scenes of wildlife found on the ranch. The double front doors show a scene of antelope running. The master bedroom door at the end of the gallery hallway shows sandhill cranes in flight and the office door features lynx at play. The artist Travis Fulton of Aspen, Colorado created these marvelous works of art from solid mahogany.
The floors, ceilings and built-in cabinets throughout this home are created of exotic woods by Kent Mace also of Aspen, Colorado. The home exudes superb craftsmanshipthroughout. Five fireplaces, constructed of garnet embedded granite, grace the living room, dining room, private office, master bedroom and the downstairs family room.
In addition to the master suite there are 6 large bedrooms on the lower level, each with private baths and grand views of the ranch, the National Forest and the Wyoming Mountain Range.
The gourmet kitchen has granite countertops throughout, granite accented floors and a copper stove hood. Adjacent to this kitchen is a maple-lined pantry with a second Sub-Zero Refrigerator. Some additional amenities include a wet/dry sauna, a wine cellar, cedar lined closets, Italian marble, electric sheer and opaque blinds, 10,000 gallon water storage with 100 gpm water pressure and three 450 gallon water heaters with instant hot water throughout the house.
The home is sited on the highest point of the ranch and the views are, in a word,breathtaking.
The horse stable by the main house is constructed of the identical materials used to build the Hill House. The stable offers a convenient enclosure for the horses after a day on the trail. There are 4 stalls, rubber-tiled floors, grooming area and an adjoining fenced corral.
The headquarters are comprised of the ranch manager’s home, a charming 2,125 square foot log home with 3 bedrooms, 2 ½ baths, vaulted ceilings throughout, a rock fireplace, tile floors and a wraparound porch. It is the perfect home for the ranch manager and family. Completing this home is an attached 2-car garage, perimeter fencing and lush landscaping.
Located next to the managers home is a 9-bay 4,512 square foot log garage that includes a workshop area with a ½ bath, the ranch office, complete with an additional ½ bath, propane heating stove, tile floors and wireless internet service. The headquarters also boasts a large stable and attached indoor riding arena. The arena is an incredible 20,572 sq. ft. heated indoor horse arena that is perfect for year-round equestrian activities. The stable, designed with the horse lover in mind, has a small bathroom with shower facilities, 8 ample stalls, 2 tack rooms, palpation cage for veterinarian care, wash bay and saddling area. If you enjoy the thrill of riding horses and roping cattle you will love the 200’ X 300’ outdoor arena complete with roping chutes and alleys.
Finally there is a small cabin at the airport that serves as a pilot’s office and another small cabin up by the elk feeding ground. There is also a guest house situated halfway between the Headquarters and the Hill House. This humble- looking, totally remodeled 1,620 sq. ft. log sided cabin overlooks Molly’s Pond and the Wyoming Range Mountains. This cabin is lovingly furnished in western décor and has 3 bedrooms and 2 baths.
The Ranch ranges in elevation from 7,600 feet along the creek bottom to 8,147 feet at the Hill House. It is a mountain ranch and as such it enjoys cool summer evenings and warm summer days averaging in the high 70’s with occasional days in the 80’s. The fall is pleasant and the winter is relatively long with snow accumulation measured in feet. The majority of the moisture comes in the winter in the form of snow and in the spring as snow or rain. Annual average precipitation at the ranch ranges from 12-16 inches.
Antelope Run Ranch is run as a lease operation. The absentee owner leases the ranch but provides a manager who moves and cares for the livestock. The current lease calls for running 500 cow/calf pairs for 5½ months at $30 per pair per month, 600 head of yearlings for the same time period at $18 per head per month and20 bulls at $30 per head per month. The ranch runs 16 head of their own horses and they put up 400 tons of native grass hay in an average year. 2011 was a serious drought throughout Wyoming and the ranch only put up 200 tons of hay as a result. Some of the hay is kept on the ranch for winter feed for the horses but the majority is sold. There are 400-500 acres of irrigated hay ground and an additional 400-500 acres of irrigated and sub-irrigated pasture. Currently, approximately 1,200 acres surrounding the Hill House are not grazed in order to promote more wildlife habitat, but a new owner could certainly elect to graze this portion as well The water rights on the property are very good and an extensive file of those rights can be provided to serious parties interested in the ranch. The current ranch manager has expressed an interest in remaining on the ranch. He and his wife are experienced ranchers and horse trainers with 3 young children that are homeschooled at the ranch. The ranch has been leased to the same ranchers out of Utah for the past 6 years.
Antelope Run Ranch is home to abundant populations of big game including elk, deer, moose and obviously antelope! With an elk feed ground located on the south boundary of the ranch and seven miles of national forest adjoining the ranch, many family members and guests have filled their tags over the years. The diversity of terrain and habitat provides a haven for the wildlife, which if pressured on the public lands, will logically gravitate to Antelope Run. The fishing opportunities are prolific with many miles of South Horse Creek and three lakes, two of which are stocked with large rainbows. Hunting and fishing are just two of the many pursuits to be enjoyed on this incredible ranch.
In the winter snowshoeing, cross-country skiing, backcountry skiing and snowmobiling are all excellent as the snow is consistent and plentiful. In the summer horse back riding, mountain biking and hiking can be enjoyed on endless paths and jeep trails. From the wildflowers that cover the landscape in the summer to the foliage show in the fall, the scenery is awesome up close and in the distance. The mountains loom to the north, west and south and the beauty is that there are no lights other than your own at night. The indoor riding arena provides for comfortable riding in all weather conditions and when you want to try your hand at roping or riding outdoors, the outdoor arena is perfectly suited for nice days. Whether working cows or just going for a pleasant ride, the setting is hard to beat.
A complete and exhaustive water rights study was conducted by Wyoming Water Rights Consulting, Inc. in December of 2011. Based out of Worland, they are Wyoming’s premiere water rights consulting firm and in the overview letter they state “At this point I can report that 2572.4 acres ± of the deeded lands making up the Antelope Run Ranch are adjudicated for original supply irrigation. These include 2300.2 acres ± of the lands making up the main ranch and 272.2 acres ± of those lands included in the detached parcel with the airstrip.” The letter goes on to state “Based on the statutory limit of one cubic foot per second (CFS) of water for each 70 acres irrigated, the total appropriation appurtenant to these 2572.4 acres ± amounts to 36.7 CFS. This total appropriation is a significant water rights asset in Wyoming by any standard.” Needless to say the water rights on the ranch are very good and a complete (and rather thick) file can be provided to any serious prospects for the ranch.
Antelope Run Ranch is a remarkable offering on many fronts. It has a legitimate cattle ranching component, incredible improvements, a magnificent setting, great water rights and abundant recreational opportunities, all of which have been outlined above. What has not been stressed is the economic opportunity that exists. The ranch is being offered at well below market value for an immediate sale. The chance to acquire a ranch of this caliber at this price is almost unheard of in this region. The replacement cost of the improvements alone exceeds the asking price and this ranch is a bargain by any standard. This is indeed a unique opportunity for someone seeking investment quality rural real estate at a deeply discounted price.
MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission – To represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Randy Clavel at (308) 534-9000 are available to describe and discuss these services in detail and welcome your call.
RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja or Jerome Chvilicek at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.
AUCTIONS - Hall and Hall Auctions offers “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall’s “rolodex” of over 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day. For more information on our auction services contact Scott Shuman at (800) 829-8747.
SPECIALIZED LENDING - Over the past 59 years Hall and Hall has created a legacy by efficiently providing capital to the intermountain west. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and strong relationships with our lenders allows us to quickly tell you whether we can provide the required financing.
Competitive Pricing • Flexible Terms • Efficient Processing
In-House Appraisals • Common Sense Underwriting
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Randy Clavel • (308) 534-9000
Monte Lyons • (806) 698-6882
Hall and Hall Partners, LLP
(Name of Brokerage Company)
REAL ESTATE BROKERAGE DISCLOSURE
When you select a Real Estate Brokerage Firm, Broker or salesperson (all referred to as "Broker") to assist you in a real estate transaction, the Broker may do so in one of several capacities. In accordance with Wyoming's Brokerage Relationships Act, this notice discloses the types of working relationships that are available to you.
Seller's Agent. (Requires written agreement with Seller)
If a Seller signs a written listing agreement with a Broker and engages the Broker as a Seller's Agent, the broker represents the Seller. On properties listed with other brokerage companies, the Broker may work as an agent for the Seller if the Seller agrees to have the Broker work as a subagent. As an agent or subagent for the Seller, the Broker represents the Seller and owes the Seller a duty of utmost good faith, loyalty, and fidelity in addition to the obligations enumerated below for Intermediaries. Wyo. Stat. § 33-28-303(a). The Seller may be vicariously liable for the acts of the Seller's Agent or Seller's Subagent that are approved, directed or ratified by the Seller.
Customer. (No written agreement with Buyer or Seller)
A customer is a party to a real estate transaction who has established no intermediary or agency relationship with any Broker in that transaction. A Broker may work either as an agent for the Seller treating the Buyer as a customer or as an agent for the Buyer treating the Seller as a customer. Also when a Buyer or Seller is represented by another Broker, a Broker may work with the other Buyer or Seller as a customer, having no written agreement, agency or intermediary relationship with either party. A Broker working with a customer shall owe no duty of confidentiality to a customer. Any information shared with Broker may be shared with the other party to the transaction at customer's risk. The customer should not tell the broker any information which the customer does not want shared with the other party to the transaction. The Broker must treat the customer honestly and with fairness disclosing all material matters actually known by the Broker. The Broker owes the Customer the obligations enumerated below for Intermediaries which are marked with an asterisks. W.S. 33-28-310(a).
Buyer's Agent. (Requires written agreement with Buyer)
If a Buyer signs a written Buyer Agency Agreement with a Broker, the Broker will act as an agent for the Buyer. If so, the Broker represents the Buyer and owes the Buyer a duty of utmost good faith, loyalty and fidelity in addition to the obligations enumerated below for Intermediaries. The Buyer may be vicariously liable for the acts of the Buyer's Agent that are approved, directed or ratified by the Buyer. As a Buyer's Agent, Wyoming law requires the Broker to disclose to potential Sellers all adverse material facts, which may include material facts regarding the Buyer's financial ability to perform the terms of the transaction. Wyo. Stat. § 33-28-304(c). As a Buyer's Agent, Broker has duties to disclose to the Buyer certain information; therefore, the Seller should not tell Broker any information which the Seller does not want shared with the Buyer.
Intermediary. (Requires written agreement with Seller and/or Buyer)
The Intermediary relationship is a non-agency relationship which may be established between a Broker and a Seller and/or a Broker and a Buyer. A Seller may choose to engage a Broker as an Intermediary when listing a property. A Buyer may also choose to engage a Broker as an Intermediary. An Intermediary shall not act as an agent or advocate for any party and shall be limited to providing those services set forth below. Wyo. Stat.§ 33-28-305.
As an Intermediary (Non-Agent), Broker will not represent you or act as your agent. The parties to a transaction are not legally responsible for the actions of an Intermediary and an Intermediary does not owe the parties the duties of an agent, including the fiduciary duties of loyalty and fidelity. Broker will have the following obligations to you:
- perform the terms of any written agreement made by the Intermediary with any party or parties to the transaction;
- exercise reasonable skill and care;
- advise the parties to obtain expert advice as to material matters about which the Intermediary knows but the specifics of which are beyond the expertise of the Intermediary;
- present all offers and counteroffers in a timely manner;
- account promptly for all money and property Broker received;
- keep you fully informed regarding the transaction;
- obtain the written consent of the parties before assisting the Buyer and Seller in the same real estate transaction as an Intermediary to both parties to the transaction;
- assist in complying with the terms and conditions of any contract and with the closing of the transaction;
- disclose to the parties any interests the Intermediary may have which are adverse to the interest of either party;
- disclose to prospective Buyers, known adverse material facts about the property;
- disclose to prospective Sellers, any known adverse material facts, including adverse material facts pertaining to the Buyer's financial ability to perform the terms of the transaction;
- disclose to the parties that an Intermediary owes no fiduciary duty either to Buyer or Seller, is not allowed to negotiate on behalf of the Buyer or Seller, and may be prohibited from disclosing information about the other party, which if known, could materially affect negotiations in the real estate transaction.
- disclose Buyer's intent to occupy property as primary residency.
As Intermediary, Broker will disclose all information to each party, but will not disclose the following information without your informed consent:
- that you may be willing to agree to a price different than the one offered;
- the motivating factors for buying or selling the property;
- that you will agree to financing terms other than those offered; or
- any material information about you, unless disclosure is required by law or if lack of disclosure would constitute dishonest dealing or fraud.
Change From Agent to Intermediary -- In-House Transaction
If a Buyer who has signed a Buyer Agency Agreement with Broker wants to look at or submit an offer on property Broker has listed as an agent for the Seller, the Seller and the Buyer may consent in writing to allow Broker to change to an Intermediary (non-agency) relationship with both the Buyer and the Seller. Wyo. Stat. § 33-28-307.
An established relationship cannot be modified without the written consent of the Buyer or the Seller. The Buyer or Seller may, but are not required to, negotiate different commission fees as a condition to consenting to a change in relationship.
Designated Agent. (requires written designation by the brokerage firm and acknowledgement by the Buyer or Seller)
A designated agent means a licensee who is designated by a responsible broker to serve as an agent or intermediary for a Seller or Buyer in a real estate transaction. Wyo. Stat. § 33-28-301 (a)(x).
In order to facilitate a real estate transaction a Brokerage Firm may designate a licensee as your agent or intermediary. The Designated Agent will have the same duties to the Buyer and Seller as a Buyer's or Seller's Agent or Intermediary. The Broker or an appointed "transaction manager" will supervise the transaction and will not disclose to either party confidential information about the Buyer or Seller. The designation of agency may occur at the time the Buyer or Seller enters into an agency agreement with the Brokerage Firm or the designation of agency may occur later if an "in house" real estate transaction occurs. At that time, the Broker or "transaction manager" will immediately disclose to the Buyer and Seller that designated agency will occur.
Duties Owed by An Agent But Not Owed By An Intermediary.
When acting as the agent for one party (either buyer or seller), broker has fiduciary duties of utmost good faith, loyalty, and fidelity to that one party. A broker engaged as an intermediary does not represent the buyer or the seller and will not owe either party those fiduciary duties. However, the intermediary must exercise reasonable skill and care and must comply with Wyoming law. An intermediary is not an agent or advocate for either party. Seller and buyer shall not be liable for acts of an intermediary, so long as the intermediary complies with the requirements of Wyoming’s brokerage relationships act. Wyo. Stat. § 33-28-306(a)(iii).
This written disclosure and acknowledgment, by itself, shall not constitute a contract or agreement with the broker or his/her firm. Until the buyer or seller executes this disclosure and acknowledgment, no representation agreement shall be executed or valid. Wyo. Stat. § 33-28-306(b).
No matter which relationship is established, a real estate broker is not allowed to give legal advice. If you have questions about this notice or any document in a real estate transaction, consult legal counsel and other counsel before signing.
The amount or rate of a real estate commission for any brokerage relationship is not fixed by law. It is set by each Broker individually and may be negotiable between the Buyer or Seller and the Broker.
On (date), I provided (Seller) (Buyer) with a copy of this Real Estate Brokerage Disclosure and have kept a copy for our records.
Brokerage Company; Hall and Hall Partners, LLP
I/We have been given a copy and have read this Real Estate Brokerage Disclosure on (date) ________________ time _______________ and hereby acknowledge receipt and understanding of this Disclosure.
Seller's Signature _______________________________
NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.