Haystack Mountains Ranch

Property Map

Haystack Mountains Ranch - Recently Sold

$6,000,000
Rawlins, Wyoming

Haystack Mountains Ranch is an exceptionally large contiguous parcel of land lying in an area between Rawlins, Wyoming and the North Platte River.  The ranch consists of approximately 90,097 acres of which 22,650 acres are deeded with 67,447 acres of BLM, private lease and State lands.  An established cow calf operation is complimented by good antelope and deer population, high quality elk and North Platte River fishing.  The improvements include good cattle processing facilities, excellent winter or backgrounding pens, two small homes and other support buildings. 

Location: 

Haystack Mountains Ranch is located north of Rawlins, Wyoming.  From Rawlins, the western boundary of the ranch runs north along US Highway 287.  I-80 forms a portion of the southern boundary with the Seminoe Alcova Back Country paved road running through the southeastern area of the ranch.  Ranch headquarters are 15 minutes from Rawlins along the scenic North Platte River.


Rawlins is located on Interstate 80 in the central part of Wyoming.  A jet-capable airstrip is located on the east side of town.  Commercial flights are available in Laramie, Wyoming, 100 miles west of Rawlins, or Casper, 117 miles to the north.

Locale: 

Ranches in the Rawlins area are predominately larger properties running on a combination of deeded and government lands.  In addition to commercial livestock operations, most ranches have a recreational component in terms of hunting, fishing and other outdoor activities.  The North Platte River and several large nearby reservoirs on the river are well-known for exceptional fishing.  Several large ranches join the Haystack Mountains property.  


In addition to the Haystack Mountains, which cover much of the east side of the ranch, several nearby mountain ranges provide appealing views and habitat for the region’s wildlife.   Elk Mountain, which is visible from much of the property, is the most prominent of these.


Rawlins is the primary trade town in the area as well as the county seat for Carbon County.  It offers schools, banks, retail outlets and agricultural services.  Sinclair is a smaller community with limited services.  Area economics are related to ranching, recreation, wind and carbon based energy development and government services.  With the abundance of large ranches in the area, Rawlins retains a very western heritage.     

General Description: 

A set of sloping to rolling hills form the northwestern and western area of the ranch.  These hills support productive summer and fall range as they have good grass cover and are at a higher elevation.  The middle of the ranch is a wide valley with a higher concentration of sagebrush and arid vegetation types.  Much of the east side of the ranch is covered by the rugged and scenic Haystack Mountains.  These mountains have a mix of broad grassy drainages, protected valleys and rocky slopes.  This environment creates good livestock grazing and desirable habitat for deer and elk.  The North Platte River flows through the southeastern part of the property for several miles.  The River is the source of water for irrigation of the productive hay meadows and pastures on the ranch.  Its cottonwood lined banks are good cover for livestock and wildlife habitat.  


There has been significant interest from wind energy companies in the Haystack Mountains as a site for wind towers.  Importantly, the better locations for these towers are not within a designated sage grouse corridor.

Acreage: 

22,650± AcresHistorically operations are as a cow-calf ranch with cows being turned out onto rangeland north of the Seminole/Alcova Highway at the beginning of April.  The dry climate and natural weather protection on the property allow the cows to calve on the range and remain on the ranch as cow-calf pairs through the end of October.  For the six months of November through April, cattle are mostly south of the highway utilizing rangeland, riparian grazing, meadow afterfeed and hay.  Hay is often fed from late December until the end of April.  Feed requirements are typically 1.5 to 2 ton per head.  The ranch has nearly 700 acres of river bottom, irrigated meadow and pasture.  Approximately 300 acres are hayed annually with typical yields of 500 to 600 ton.  For a year round cow calf operation at full capacity a significant portion of winter feed is supplied from outside sources.

Acreage Breakdown: 

Approximate Acres:

Deeded:                                   22,650± Acres
BLM:                                         40,960± Acres
Private lease (Anadarko):        23,527± Acres
State lease:                                2,960± Acres
Total:                                       90,097± Acres   

Leases & Permits: 

A variety of leases and permits are used in the operation of the property.  These are described as follows:


BLM permits covering approximately 40,960 acres allow for an estimated 4,000 AUMs of grazing on BLMlands and an additional 5,000 AUMs on deeded, private lease and State lands. The permit may need to be adjusted slightly upon sale as its current configuration may include a small amount of lands not included in this offering.  


The BLM land configuration is ownership of alternating sections of land with deeded or state lease sections.  This is known as a checkerboard land configuration, which is visually demonstrated by viewing the enclosed property plat.  BLM grazing rates for 2012 are $1.35 per AUM resulting in an annual fee estimated at $5,400.  BLM grazing fees are subject to change on an annual basis but have been relatively stable the last several years.


The ranch leases approximately 23,527 acres from Anadarko Land Corp, which is a subsidiary of the publicly traded Anadarko Petroleum Corporation.  As a result of the checkerboard land configuration, the holder of the BLM permit effectively controls the grazing on the Anadarko lease.  This lease is an annual lease but has been with the ranch for many years. Annual lease cost for the Anadarko land is $11,455 which is a very reasonable 47¢ per acre.  Cost of this lease has been the same for at least 10 years.  


Wyoming State lands are scattered through the property.  Lease cost on these 2,960 acres is estimated at $3,000.  State leases are very stable but annual costs may vary.


There are also 700± acres owned by others that are not fenced out and are used by the ranch.  No rent is paid for these acres.

Improvements: 

Buildings on Haystack Mountains Ranch are well designed for efficient and low cost cattle operations.  Primary buildings include two labor homes, enclosed cattle processing shed, horse barn, winter or backgrounding feedlot, equipment shed and other storage sheds.  The feedlot is permitted for 2,000 head and has about 1,400 feet of concrete bunk with good water to each pen.


Rawlins is an arid, cool climate.  Annual precipitation at the airport is nine inches.  This increases at the higher elevations of the ranch.  The warmest month of the year is July with an average daily high temperature of 84º.  The coldest month is January with an average high of 31º and lows of 13º.  Humidity is quite low.  Average yearly snowfall is 52 inches.  Elevation runs from 6,400 ft. at the river to 7,700 ft. at the highest point on the property.

 

Climate: 

Rawlins is an arid, cool climate.  Annual precipitation at the airport is nine inches.  This increases at the higher elevations of the ranch.  The warmest month of the year is July with an average daily high temperature of 84º.  The coldest month is January with an average high of 31º and lows of 13º.  Humidity is quite low.  Average yearly snowfall is 52 inches.  Elevation runs from 6,400 ft. at the river to 7,700 ft. at the highest point on the property.

General Operations: 

Historically operations are as a cow-calf ranch with cows being turned out onto rangeland north of the Seminole/Alcova Highway at the beginning of April.  The dry climate and natural weather protection on the property allow the cows to calve on the range and remain on the ranch as cow-calf pairs through the end of October.  For the six months of November through April, cattle are mostly south of the highway utilizing rangeland, riparian grazing, meadow afterfeed and hay.  Hay is often fed from late December until the end of April.  Feed requirements are typically 1.5 to 2 ton per head.  The ranch has nearly 700 acres of river bottom, irrigated meadow and pasture.  Approximately 300 acres are hayed annually with typical yields of 500 to 600 ton.  For a year round cow calf operation at full capacity a significant portion of winter feed is supplied from outside sources.
Irrigation water for hay meadow and pasture is primary pumped from the North Platte River.  
Permit # 22431, Peterson No. One Ditch allows for diversion of 6.08 cubic feet per second (cfs) for irrigation and livestock use on 425.4 acres.
Permit # 22426, Leo Sheep No. 1 Ditch allows for diversion of 2.05 csf of irrigation and stock use on 143.2 acres.
Permit # 17808, Cairns Ditch is diverted from Sugar Creek and has a permitted diversion of 1.90 cfs for stock and irrigation of 88 acres.  The irrigated land for this water right has not been developed by current ownership.
Livestock water on the rangeland is provided by a combination of wells, springs, earthen tanks and river water.  The ranch has six wells which are powered by solar panels.  30 earthen tanks are filled by precipitation and scattered throughout the ranch.  Water for the improvements and feedlot is good quality year round water provided by the Sinclair refinery at a very reasonable cost.
Overall livestock water is adequate for the ranch as it is currently operated.  Additional livestock water could be developed if desired.

Water Resources: 

Irrigation water for hay meadow and pasture is primary pumped from the North Platte River.  


Permit # 22431, Peterson No. One Ditch allows for diversion of 6.08 cubic feet per second (cfs) for irrigation and livestock use on 425.4 acres.


Permit # 22426, Leo Sheep No. 1 Ditch allows for diversion of 2.05 csf of irrigation and stock use on 143.2 acres.


Permit # 17808, Cairns Ditch is diverted from Sugar Creek and has a permitted diversion of 1.90 cfs for stock and irrigation of 88 acres.  The irrigated land for this water right has not been developed by current ownership.


Livestock water on the rangeland is provided by a combination of wells, springs, earthen tanks and river water.  The ranch has six wells which are powered by solar panels.  30 earthen tanks are filled by precipitation and scattered throughout the ranch.  Water for the improvements and feedlot is good quality year round water provided by the Sinclair refinery at a very reasonable cost.


Overall livestock water is adequate for the ranch as it is currently operated.  Additional livestock water could be developed if desired.

Wildlife Resources: 

Haystack Mountain Ranch hosts a variety of wildlife.  The predominant big game species are antelope, deer and elk.  Bobcats and mountain lion also reside on the property.  Waterfowl are sighted along the North Platte River.


Antelope are most often found on the central and western portions of the ranch.  Terrain, vegetation and climate are ideal for antelope.  Numerous trophy animals have been taken off this ranch.

A large resident population of mule deer lives on the ranch.  Deer are most frequently found in the Haystack Mountains area and along the river.  The quality of animals in the area is very good.


Elk are more transitory with a small resident population and much larger populations observed on the property in late fall and winter.  While elk are not as abundant as deer and antelope, some very high-quality animals have been taken from the ranch.


More information on hunting on the ranch and in the area can be found on www.peterson-outfitters.com.


Current ownership together with the Anadarko lease does allow walk-in public access for hunting on the west side of the Ranch Parcel.  This is an annual agreement that can be terminated at the property owner's option. 

Fishery Resources: 

With over five miles of North Platte River frontage running along or through the property, fishing opportunities on the ranch include a variety of shore, wading and floating experiences.  The southern 3.5 miles of the river provides a very private environment with no public roads nearby, no public shore access and is shared only with occasional float traffic.  A lightly used river put in is located across the river on the downstream or southern end of the property.  This feature provides an exceptionally convenient way to float, fish and enjoy the ranch.  Much of the river is lined with cottonwood groves as it flows through the property.  Brown, rainbow, cutthroat trout and walleye are present in these waters. This long stretch of secluded fishable river in a tranquil setting is a very attractive feature of the ranch.

Taxes: 

Property taxes are currently running less than $3,000 per year.

Mineral Rights: 

Oil, gas and coal mineral rights are believed to be reserved by prior ownership.  


Wind potential along the Haystack Mountains has attracted attention from wind developers.  While having been approached for development rights by a number of firms, the property remains free of any leases or options.  Wind rights will be transferred to the buyer at closing.

Broker Comments: 

Haystack Mountains Ranch represents several of the most popular features of Wyoming ranch country — fishing, hunting and livestock production.  The property is a productive, low-cost, cow calf operation. In terms of recreation, finding a property this large with livestock production, multiple big game species and river recreation provides both an operating ranch with an economic return and recreational opportunities.   The potential for wind energy development could provide significant additional income from this investment.  Combine these attributes with an asking price of only $265 per deeded acre / $66 per total acre, and this is a very compelling investment opportunity.  Cattle and equipment may also be purchased by separate agreement.

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 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

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.