Bull Creek Ranch

Property Map

Bull Creek Ranch - Recently Sold

$14,000,000
Buffalo, Wyoming

Located just five miles south and west of Buffalo, Bull Creek Ranch lies adjacent to the Bighorn National Forest and encompasses some of the Bighorn Mountains themselves within its boundaries. This is one of the largest private holdings in existence on the Bighorn Front between Buffalo and the Montana state line. It is certainly the largest to be offered for sale in recent history. It is accessed from the county-maintained Klondike Road directly south of Buffalo. When entering this 8,713± acre ranch from the eastern boundary, one looks across open pasture land and a series of valleys that come out the Bighorns on the ranch.  It consists of 7,651± deeded acres, with an additional 783± acres of State of Wyoming lease and 278± acres of BLM lease. Two live streams flow out of the mountains in an easterly direction. This is an excellent livestock grazing ranch with good water development and loads of wildlife. There are numerous spring-fed, aspen-filled draws which combine with a diversity of terrain and cover to make Bull Creek Ranch into what we believe to be the best private elk hunting ranch along the Bighorn Mountains. This ranch has been in the same family ownership for nearly 100 years, has no structural improvements and is unencumbered by conservation easements. 

Location: 

The Bull Creek Ranch is located southwest of Buffalo encompassing Bald Ridge, the face of the Bighorn Mountains and the valley between. Approximately five miles from Buffalo, Wyoming, the ranch is extremely private, but close to town amenities. It lies on and below the east face of the Bighorn Mountains and flows easterly, losing elevation, into the rolling grass prairie. Just a few minutes from the ranch lies Buffalo, a small but prosperous town that sits at the crossroads of three major thoroughfares - Interstate 90, Interstate 25 and U.S. Hwy 16, also known as the Cloud Peak Scenic Byway. Sheridan and Big Horn are just 30-45 minutes away from the ranch via I-90. Commercial air service is available in Sheridan by commuter planes from Denver, CO and Buffalo, WY has its own airport for private aircraft. Casper, WY is 115 miles to the south and offers more extensive service. Billings, MT, two plus hours to the north, offers even more alternative commercial flights. Buffalo boasts a full range of services and amenities for a small town, with most anything else available in Sheridan.

Locale: 

Immediate neighbors of the Bull Creek Ranch are mostly large ranches. There are three primary land owners surrounding the ranch on three sides, all with the reputation of being conservative and conservation minded. The western boundary is the US Forest Service, in an area that is mostly inaccessible. The very near community of Buffalo exhibits a desirable small town atmosphere with plenty of amenities. The town is bustling and steadily attracts full-time residents from across the U.S. In addition to Buffalo, nearby Sheridan has a rich western tradition. An historic hub for large legacy ranches, Sheridan is much more than a just a cow town, however. It boasts some of Wyoming’s best fishing and hunting, gourmet dining and a championship golf course. 

General Description: 

The ranch is accessed off Klondike Road, south of Buffalo, where the county-maintained road passes through the most easterly side of the ranch. From there, the landscape changes dramatically to the north and west, from open grass plains that feed up into rugged draws, benches, ridges, and ultimately the Bighorn Mountains. Within the ranch boundary, there are three small streams and at the far northern border is Clear Creek. Kelly Creek passes through the south end of the ranch and Bull Creek drains through the heart. Grummond Creek flows northerly along the west boundary of the ranch and into Clear Creek.  The rangeland is well sodded and provides exceptional livestock grazing. The ranch has been well cared for and has typically had 200-300 pairs grazing the ranch from June through early winter. The mountainous north end of the ranch has many spring-fed tributaries that flow off Bald Ridge and down into Clear Creek Canyon. The west side of the ranch has very deceiving topography. From a distance it displays as an abrupt “flat fronted” face of the mountain, but it is actually filled with canyons and layers of mountain fronts. Near the base of the main mountain are red-rimmed mahogany ridges that are covered with mountain mahogany on the east side and pines on the west. These deviations in contour provide hidden areas for game that are nearly impossible to see until ones actually stumbles into them. Many of the canyons that run easterly out of the mountains are filled with deciduous trees and willows. From a distance, the ranch appears to be a mostly open topography, but upon closer inspection the many changes of contour are revealed. It is scenically appealing and a magnet for a broad diversity of wildlife. 

Acreage Breakdown: 

7,651± deeded acres

  783± acres State lease 

  278± acres BLM lease 

8,713± acres total

Improvements: 

Bull Creek Ranch is essentially unimproved with no structural improvements. This is refreshing in this day of massive homes built to someone else’s taste.  The ranch is truly an open canvas in one of the most beautiful parts of Wyoming.  The only improvements are for livestock and wildlife. There is a newer set of livestock working corrals, and excellent livestock and wildlife drinking water developments. 

Climate: 

The Buffalo climate is without question one of the most comfortable year-round climates in Wyoming. In general the eastern slopes of the Big Horn Mountains tend to be subject to occasional extreme conditions including high winds and heavy, wet spring snowstorms as well as some warmer days in the summer. However, on balance, the year-round climate is very pleasant as these extreme conditions do not last long. The ranch lies just upstream from Buffalo near the mountains, with a base elevation estimated at around 5,500 feet rising to a high on the south boundary of 6,800 feet. 

Growing season is approximately 110 days and most ranchers expect to get two good cuttings of hay. Winters are subject to chinook winds which keep the landscape relatively free of snow other than occasional accumulations. Average precipitation is 13.26 inches with most of it falling from April through September.

Buffalo has fairly typical weather patterns for a town along the Rocky Mountain front. High temperatures in the hottest month of the summer average below 90 degrees Fahrenheit and average low temperatures in the winter will run around 10 degrees. However these are the extremes. Average temperatures in the hottest months run around 68 degrees and they average around 20 degrees in the coldest months. The area is subject to chinook winds so it is rare to have heavy accumulations of snow except right after a storm. 

Buffalo weather averages

Annual high temperature:      57.3°F

Annual low temperature:       33°F

Average temperature:           45.15°F

Average annual precipitation  13.26 inches

Average annual snowfall:       36 inches 

General Operations: 

The ranch has been held in the same hands since the early 1900s. Historically, it has been leased to area ranchers for summer and fall grazing. 200-300 pairs graze the ranch throughout the summer months into early winter. Great efforts have been made to not overgraze the ranch and leave plenty of forage for the large numbers of wildlife. It has always been coveted by the owners as a place to enjoy recreationally. 

Water Resources: 

Bull Creek Ranch has excellent water resources with water well distributed throughout all portions of the ranch. Within the ranch boundary there are three small streams and at the far northern border is Clear Creek, a nice fishable flow of water. Kelly Creek passes through the south end of the ranch and Bull Creek drains through the heart. Grummond Creek flows northerly along the west boundary of the ranch into Clear Creek. Throughout all of the ranch is an excellent pipeline watering system. The pipeline is filled from a flowing spring that accumulates water into a large 20,000 gallon storage tank that gravity feeds into a poly pipeline with eight tire tanks that overflow into small reservoirs, requiring no pumping cost and providing year-round flows.

Wildlife Resources: 

The Bull Creek Ranch, because of its diversity of terrain and scattered water resources, offers a broad cross section of wildlife. 

The ranch is thought by most locals to be the best elk hunting property on and along the Bighorn Mountains. It is large enough and has the cover to hold elk. It gives them an escape from hunting pressures of the nearby forest service. Any given day during hunting season, numbers from 100 to 1,000 elk can be seen on the ranch. The ranch is in elk hunting area 35, and it is one of the most sought-after areas, known for producing trophy quality bull elk. 

It is also home to excellent populations of both mule and whitetail deer, as well as antelope. It currently receives two landowner tags per year for each of these species. There are also huntable populations of Hungarian partridge and sage grouse. 

Other recreation beyond the simple enjoyment of these wildlife assets would include horseback riding, hiking, bird watching and utilizing other motorized forms of transport to access the ranch’s 8,700± acres. 

It is difficult to imagine a ranch that is better located to enjoy the vast array of recreational opportunities for which the area has become famous. Big game hunting, fishing, and pack trips into the spectacular country that lies west of the ranch, just to name a few. Buffalo also has an excellent 18-hole golf course and many other amenities.

Taxes: 

Based on past years, the real estate taxes are estimated to run approximately $1,853.37 per year. 

Mineral Rights: 

Seller is conveying 100% of the mineral rights that they own. The exact ownership is not known but is believed to be significant as it has been in the same hands for so long.

Broker Comments: 

What an opportunity Bull Creek Ranch offers to prospective buyers. It is rare that an offering of this size comes available along the Bighorn Mountains, and more importantly, one that has been held in the same ownership since the early 1900s. A truly diverse grazing unit with topography varying from open rolling plains to the high mountain elevations, it is almost untouched by public roads and has no conservation easements in place. It is virtually untouched and remains as it was over 100 years ago. Well suited for livestock grazing and outstanding hunting, Bull Creek Ranch represents the most exciting opportunity we have seen in many years. 

Terms: 

Cash at closing

Special Conditions: 

Adjoining Bull Creek Ranch along its eastern border for approximately three miles lies the Seven Diamond Seven Ranch, which is also offered by Hall and Hall. It consists of over 5,000± deeded acres with nice hay meadows, frontage on Clear Creek and a modest set of ranch improvements including multiple homes and working facilities. For more information on the Seven Diamond Seven Ranch visit our website: www.hallhall.com/ranches-for-sale/properties/seven-diamond-seven-ranch. Putting these two ranches together would create a truly massive and very private working ranch with arguably the finest private elk hunting in northern Wyoming. Seven Diamond Seven is offered at $7,900,000. One of the attached maps shows how this combination would look. 

The Facts: 
  • Five miles from Buffalo and thirty-five miles from Sheridan
  • 8,713± acres (7,651± deeded, 783± State, 278± BLM)
  • Ranch encompasses a significant chunk of the Bighorn Mountains and the west side of Bald Ridge
  • Exceptional elk, mule deer and antelope hunting
  • Adjacent to Bighorn National Forest
  • Outstanding livestock grazing
  • Diverse habitat including hidden aspen-filled draws creating ideal elk habitat
  • Newer spring-fed water developments with pipelines, tanks and ponds
  • Multiple small creeks and springs
  • Totally blocked-up holding lying between the Bighorn National Forest, Bald Ridge and Kingsbury Ridge
  • Unencumbered by improvements and conservation easements.
  • Possibly the largest private holding adjacent to the Bighorns between Buffalo, WY and the Montana line
Additional Services: 

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 Justin Bryan at (325) 260-5883 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, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “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 more than 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.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  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 efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Dave Roddy • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884

Disclaimer: 

IMPORTANT NOTICE
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

 

BY_____________________________________

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.