Located in full view of the towering Absaroka Range between Cody and Meeteetse, just off paved Wyoming Highway 120 on a private paved entrance road, the centerpiece of this 10,000± plus acre blocked-up ranch is five-plus miles of Meeteetse Creek and its lush riparian corridor lined with over 570± acres of irrigated meadows. The adjacent hills, bench lands and tributary valleys include an additional 470± acres under pivot sprinkler as well as excellent upland grazing for livestock. Totaling 10,822± acres, of which 7,722± are deeded, this productive well-balanced ranch will support 500 animal units. The improvements, which include two very comfortable and attractive ranch homes, feature the ultimate in well-planned and executed livestock and farming facilities. The water resources are exceptional. From the irrigation storage reservoirs, to live creeks and springs, to gravity pipeline systems, to early priority irrigation flow rights, we have seen nothing to equal this ranch. Waterfowl, upland birds, deer, elk and antelope are all available in huntable populations due to the diverse terrain and water availability. The ranch is a magnet for wildlife and supports both a livewater fishery and a trophy-quality lake fishery.
Situated six miles from Meeteetse and thirty miles from Cody, the MC Land and Cattle Ranch occupies a nearly perfect location in Wyoming. It lies in an area of serious ranches, but one can access both a comfortable small town with a real sense of civic pride and history and one of Wyoming’s most sought-after small cities within less than 30 minutes. Commercial air service is available in Cody with daily commuter service to both Denver and Salt Lake City, as well as an excellent fixed base operation. Social and cultural amenities as well as complete shopping, restaurants and other services are all available in Cody as well.
Immediate neighbors, besides large tracts of public land, are primarily large ranches which, like the MC, utilize these lands for livestock grazing.
The nearby community of Meeteetse is well known for its western ambiance with its wooden boardwalks, watering troughs and hitching rails. It offers basic services including lodging and dining. It is a town which has always shown an unusual amount of pride and character. The Pitchfork Ranch, one of Wyoming’s first cattle empires established in 1879 by Otto Franc, was headquartered there and it still operates on a somewhat smaller scale just upriver from town. The MC was actually once a part of the Pitchfork Ranch but was sold off in the later years.
Cody needs no introduction as it is a business hub for northern Wyoming and serves as the eastern entrance to Yellowstone Park. Its hospitality offerings, including the summer daily night rodeo, are well known and the Buffalo Bill Center of the West is world renown as it includes four major museums which feature firearms, western art, natural history and the legacy of Buffalo Bill. For over a century it has attracted a national and international group of permanent and seasonal residents that have supported the community and made it an unusually sophisticated and culturally diverse place to live and visit. Private jets arrive from all over the world and both Montana and Wyoming residents come in large numbers to enjoy the annual fundraising events at the Buffalo Bill Center. The celebration culminates in a Black Tie dinner and dance which finds princes and billionaires mixing with local ranchers and cowboys for what is considered by many to be the party of the year.
This is an area rich in western history and it is considered to be one of Wyoming’s most desirable places in which to live and work.
The ranch is accessed off Highway 120 on a private paved road that passes through the ranch along a high bench. The headquarters complex is located in a very private setting below this road in the middle of over five miles of the Meeteetse Creek valley. There are 570± acres of meadows plus an extensive riparian corridor that make up this valley. To the south lie scenic foothills with scattered timber that offer good grazing and shelter for both wildlife and livestock. The lands to the north of Meeteetse Creek tend to be more open grasslands and include Corral Reservoir that stores over 1,000± acre feet of water for irrigation – and fish – as well as over 470± acres irrigated by four primarily gravity-flow pivot sprinklers. This area is dominated by Long Hollow Draw which passes through the ranch for close to six miles. Dominating the skyline to the west are the Absaroka Mountains. MC Land and Cattle Ranch includes a variety of terrain and habitats that make it a scenically appealing ranch as well as a magnet for a broad diversity of wildlife.
9,782± acres native range, riparian and building sites
470± acres pivot sprinkler irrigated
570± acres irrigated by wheel line and gated pipe
10,822± acres total
2,594± acres State lease (annual cost $3,634 approximately)
506± acres BLM lease
7,722± acres deeded
10,822± acres total
As noted earlier, the MC boasts a nearly perfect set of “state of the art” agricultural improvements. They are clean, well maintained and show pride of ownership. The main headquarters includes a 1,770± sq. ft. home built in the 1930s but recently fully remodeled. The compound also includes an insulated, heated shop building, a large barn which includes a complete ranch office and calving facilities, a full set of well-designed working corrals, and other miscellaneous outbuildings.
There is a second 2,300± sq. ft. home located near Corral Reservoir. This home was also extensively remodeled and is in good condition. Both homes are high quality ranch homes. The MC is not burdened with an overbuilt owner’s residence.
Meeteetse 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. Precipitation averages around fourteen inches with peaks in May and June when they might receive over two inches, and most months receiving less than an inch on average. Wind speeds average seven to nine miles per hour with April generally being the windiest month. Snowfall will average eight to nine inches in December and January, tapering off after that with the possibility of a March or April bump. The area is subject to chinook winds so it is rare to have heavy accumulations of snow except right after a storm.
Each operator is going to approach a ranch like this differently. With over 1,000 acres of high-quality irrigated cropland, one has the choice of concentrating on crops, or concentrating on grazing livestock, or some combination thereof. The current operators have suggested a cow/calf operation that would entail running a base herd of 350 mother cows, plus one would retain and run replacement heifers, appropriate bulls, and ranch horses. With current hay production of 1,400± tons this would likely leave around 400± tons or more of hay to be sold as a cash crop. We estimate that this is equivalent to around 500± animal units and offers a balanced solution.
Water is what the MC Land and Cattle Ranch is all about. First of all the ranch has territorial water rights for 350± acres out of Meeteetse Creek. These rights go back in priority to before Wyoming became a state and are considered to be among the highest quality rights a ranch can have. The ranch has an additional 573± acre feet of water stored above the ranch in Foster Reservoir. Additional stored water in Corral Reservoir amounts to 1,026± acre feet. There are approximately 1,700 acres that are adjudicated for irrigation. However, the ranch currently irrigates approximately 1,040± acres. Much of the land is irrigated with sprinklers with the balance irrigated by gated pipe. This means that water is being efficiently utilized so that the ranch can get maximum benefit from its water.
Besides five miles of Meeteetse Creek and Spring Creek which flow through the ranch naturally, there are four gravity-flow stock water pipelines that have been developed. Two are from wells, and two from creek and pond systems that assure all pastures are well watered and that livestock are able to comfortably utilize all parts of the ranch.
The MC Land and Cattle Ranch, because of its diversity of terrain and outstanding water resources, offers a broad cross section of wildlife and fishing opportunities.
Corral Reservoir, which stores over 1,000± acre feet of irrigation water for the ranch, offers opportunities for limited water-based recreation and fishing as well as water fowl hunting in season. This lake, like many of the lakes in the area, has supported a trophy-quality trout fishery in the past.
The ranch is home to good populations of both mule and whitetail deer as well as elk and antelope. The ranch currently receives two landowner tags per year for each of these species. There are also huntable populations of Hungarian partridge and chukkar.
Meeteetse Creek, which passes through the ranch for over five miles, is a well-regarded small stream fishery for Yellowstone cutthroat trout and other trout species. We believe a serious angler could make considerable improvements to this stream, as the current and past owners have been more focused on the ranch’s extensive agricultural production.
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 ranches 10,000± acres.
It is difficult to imagine a ranch that is better located to enjoy the vast array of recreational opportunities for which the Cody area has been justifiably famous since the days of Buffalo Bill over 100 years ago. Big game hunting, fishing the nearby Wood, Greybull and Shoshone rivers, pack trips into the spectacular country that lies south of Yellowstone Park, and all of the tourist-based amenities of Cody itself.
Based upon past years, the real estate taxes are estimated to run around $9,100 per year.
Sellers will convey 50% of the mineral rights that they own. At this point they do not know what mineral rights, if any, that they might own.
MC Land and Cattle Ranch represents a predominantly deeded, blocked-up, well-balanced and highly productive 500 head mountain ranch near Cody and Meeteetse, which are two of Wyoming’s most sought-after communities. This 10,000-plus acre appropriately improved ranch occupies a dramatic setting just below the Absaroka Mountains.
Cash at closing
- Six miles to Meeteetse and thirty miles to Cody; paved road access
- 10,822± acres (7,722± deeded, 2,594± State, 506± BLM)
- Over 1,000 acres of gravity-fed sprinklers, pivots and gated pipe
- 500 animal unit estimated capacity
- 2013 hay crop 1,400 tons
- Totally blocked with big views of Absaroka Range
- Two quality homes plus state-of-the-art agricultural facilities
- Trophy quality stillwater fishery plus five miles of live trout stream
- Very good deer, elk, and antelope populations
- Excellent huns, chukkar, waterfowl hunting
- Extensive and valuable water rights and water resources
- SUMMARY – This ranch pretty much has it all in a terrific location
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
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.