Rendezvous Ranch

Property Map

Rendezvous Ranch

$4,950,000
Cora, Wyoming

Located just over an hour south of Jackson and minutes from Pinedale, this 1,200± deeded acre working cattle ranch utilizes lush meadows and federal permits to run over 1,000 yearlings. The attractive original homestead compound has been lovingly restored to provide housing for the owner, guests and a ranch manager. The views from the building compound of the towering peaks of the Wind River Range are exceptional with a beautiful trout filled lake in the foreground. An indoor arena, extensive water rights and well-designed livestock facilities make this a very functional working ranch. There is not currently a conservation easement on this highly scenic and appropriately improved ranch.

Location: 

The Rendezvous Ranch is located just over an hour south of Jackson Hole and ten minutes north of Pinedale. The ranch is accessed year-round by taking gravel county road 144 for two miles off paved county road 352 just south of Cora. It is situated along the New Fork River in the southern end of the Upper Green River Valley and commands dramatic views of the Wind River Mountain. Daily commercial air service is available in Jackson Hole through four major carriers and the Sublette County Airport (Ralph Wenz Field- KPNA) is approximately fifteen minutes south of the ranch which can handle most private aircraft on its 8,900’ x 100’ runway.

Locale: 

The immediate neighbors to the Rendezvous Ranch are made up of large working cattle ranches held both by longtime local ranching families and long term recreational ranch investors. A conservation easement is in place with the Jackson Hole Land Trust (JHLT) on the ranch to the north of the property and another large easement covers approximately 1,000 acres just east of the ranch. Additionally, the Nature Conservancy holds a 1,200-acre easement a short distance south of the ranch. The JHLT, which took over from the Green River Valley Land Trust, has worked with nearly 40 families to conserve approximately 20,000 acres of ranchland in Sublette County. The Rendezvous Ranch would be an excellent candidate for an easement given its proximity to town and its significant wildlife habitat. There is broad interest amongst both local ranching families and newer residents in protecting the ranching heritage of this valley through the use of conservation easements. 

The Upper Green River valley is the headwaters of the Green River and the New Fork River, both world-renowned trout fisheries. The valley consists of tightly held ranches and a few high-end retreat properties and is home to substantial wildlife populations which graze the lush meadows and hillsides during the spring, summer and fall seasons. In the winter, the area receives consistent snowfall turning it into a true winter paradise for cross country skiing and snowmobiling enthusiasts. The longest ungulate migration corridor in the lower forty-eight states runs through this valley as pronghorn and mule deer pass through in the spring and fall making their way between their winter range in the Red Desert south of Pinedale and their summer range in the Hoback Basin south of Jackson Hole. 

Pinedale, the county seat, is the capital of this vast region. It is a friendly town with most of the amenities (good restaurants, bars, stores, banks, motels, etc.) that one would expect in a small ranching community that hosts seasonal influx of tourists. This region has been positively influenced by its proximity to Jackson and many of the ranches have gone into the hands of wealthy families and individuals who enjoy the proximity to Jackson, yet appreciate the rural and agricultural heritage of the area. Jackson, which is just over an hour’s drive from the ranch, is known for its sophisticated atmosphere and resort amenities. In Jackson one finds upscale shopping, art galleries and fine dining combined with a fun-filled western flair and a remarkable local community that is consistently rated as the most philanthropic county in the U.S. This world-class ski resort community has preserved its western heritage and charm through stringent growth planning and county regulations combined with the very active JHLT mentioned above (one of the first in the country). The Rendezvous Ranch is positioned to take advantage of both of these communities while sitting at the foot of Wyoming’s tallest peaks. 

General Description: 

The Rendezvous Ranch is a large working cattle ranch lying in the center of the Green River Valley with vast hay meadows, enormous views of the major peaks of the Wind River Mountains and classic restored log improvements. A large fishing pond was developed on the north side of the building compound and often reflects views of Wyoming’s tallest peaks. The ranch enjoys views of the entire Wind River Mountain Range up close and more distant views of The Gros Ventre Mountain Range and the Wyoming Mountain Range. A long gravel drive leads to the improvements winding past the working corrals and entering the very private headquarters on the north side of the property. The main ranch consists of approximately 1,040 deeded acres and is 1 ¼ miles long and 1 ½ miles wide at its widest. In addition, there is an isolated 160± acres that anchors the ranch’s extensive BLM grazing permits. It includes a full set of corrals and adjoins a 480± acre tract on which the ranch has long-term free grazing rights. This deeded base gives the ranch the ability to control the permit and bring livestock in early to be ready to turn out when the permits open in early May. 

Acreage: 

1,200± deeded acres

Acreage Breakdown: 

The Rendezvous Ranch consists of approximately 1,200 deeded acres and utilizes two BLM grazing permits (which have three sections of State of Wyoming Lease inside them along with the deeded base described above) and a National Forest grazing permit. Just under 1,000 acres of the ranch are subject to irrigation. The BLM permits allow approximately 2,140 AUMs and the Forest Permit is for 1,009 head from July 1st through October 5th (over 3,000 AUMs). The BLM permits are located to the south of the ranch on what is referred to as the Mesa and the Forest Permit is in the Green River Drift Allotment of the Bridger-Teton National Forest. In analyzing the Rendezvous Ranch’s operation, one needs to take note of the fact that over 5,000 AUMs of federal permits that offer both spring and summer grazing considerably enhance the ability of the deeded base to operate an efficient and profitable livestock operation. The seller is prepared to relinquish these permits to the buyer of the deeded lands based upon applicable regulations. 

Improvements: 

The ranch improvements have all the charm of yesteryear combined with all the conveniences of today. Original log buildings dating back to the beginning of last century were meticulously restored to preserve their character and completely updated for the most discriminating guests. There is a three bedroom owner’s home with two bathrooms; a three bedroom, two bathroom manager’s home; two single bedroom guest cabins, each with kitchenette and bathroom; a horse barn, indoor riding arena, shop and machine shed set amongst beautifully manicured lawns and trees. In addition, there is a well-designed and constructed set of shipping corrals and an outdoor roping arena set on a high spot off the entry road. This is convenient for shipping and keeps the cattle operation separated from the owner’s compound.

General Operations: 

More than a century ago ranchers brought their cattle north in search of green grass and larger spaces The “Green River Drift” was born. It began as an association of cattlemen owning cattle herds that numbered more than 7,000 head. It has even been the subject of a full-length documentary film. The Drift starts in the spring in the high desert to the south near Big Piney and continues 100 miles north into the mountain grass of Union Pass and the upper Green River. The Rendezvous Ranch is a significant member of this association and their cattle graze primarily on federal lands during the summer season and return to the headquarters in the fall for gathering and sorting. 

Currently the ranch runs steers which ship in October coinciding with their removal from the Drift. Their BLM permits allow for more than 1,000 head for the spring months. Consequently, they can run up to 200 additional yearlings on the deeded irrigated pastures during the summer and fall and put up around 500 tons of hay - all on the home place - in addition to taking 1,000 yearlings to the USFS permit by way of the Drift. 

If one were interested in going to a traditional year-round cow/calf operation, current management of the ranch estimates that the best scenario would be to run 300 mother cows and carry the calves over to spring supplementing the leases with additional yearlings depending on the season. There are over 1,000 acres of adjudicated water rights and the ranch could put up around 900 tons of hay under a year-round operating scenario. Currently the owners irrigate approximately 925 acres and the water comes from a diversion out of the New Fork River. The water rights are managed by the New Fork Irrigation District.

Recreational Considerations: 

As mentioned before, the ranch enjoys a large fish pond on the east side of the headquarters compound. In addition, the New Fork River crosses the ranch for approximately one quarter of a mile. Floaters can enjoy the Green and New Fork rivers with put-in and take-out accesses very near the ranch. Antelope, deer and moose all frequent the property and the elk hunting in the area is exceptional. The horse enthusiast can take advantage of the indoor and outdoor roping arenas or ride the 1,000 plus acres of the ranch while taking in the scenic vistas of mountain ranges in nearly every direction. The romance and comradery associated with the Drift and the moving of livestock on the BLM permits and on the main ranch provide many opportunities for horseback riding with a purpose. The winter season brings snow for cross country skiing, snowshoeing and snowmobiling. A day of downhill skiing can be enjoyed at the nearby White Pine ski resort or a little farther afield the Jackson Hole Mountain resort offers some of the most challenging in-bounds and out-of-bounds terrain to be found in the lower forty-eight. Either way, the end of the day offers a warm seat in front of an open fire with friends and family. 

Taxes: 

The property taxes are estimated at $7,500 based upon past history.

Mineral Rights: 

The owners believe that they own 100% of the mineral rights on the main property. All mineral rights owned by sellers will transfer at closing. 

Broker Comments: 

The Rendezvous Ranch is a solid working cattle ranch with broad recreational opportunities, extraordinary scenic amenities and classic western improvements. The current owners have created an amazing legacy for the three partners and their families and friends. Their longtime manager, who has been there some 20 years, has expressed an interest in staying on with a new owner making the transition seamless and the enjoyment of the property instantaneous. Truly the combination of a real cattle operation that includes close personal interaction through the historical “Drift” with a fascinating mix of area ranchers, a beautiful setting convenient to both Jackson and Pinedale, and the ability to enjoy a variety of non-ranch recreational activities all while housed in a set of authentic and fully restored log buildings cannot be equaled. It is the perfect counterpoint to the resort lifestyle that one can enjoy in a place like Jackson. 

The Facts: 
  • LOCATION: Just over an hour south of Jackson and minutes from Pinedale
  • ACREAGE: 1,200± deeded acres plus the ranch operates on thousands of acres of federal grazing permits (over 5,000 AUMs)
  • IMPROVEMENTS: Three bedroom owner’s home, three bedroom manager’s home, two single bedroom guest cabins, all lovingly restored - plus a horse barn, indoor riding arena, shop, machine shed and state of the art working corrals
  • WATER: Extensive early water rights for nearly 1,000 acres, a beautiful trout pond, and a quarter mile plus of the New Fork River
  • WILDLIFE: Antelope, deer, moose, and water fowl are regularly seen on the ranch
  • OPERATING CONSIDERATIONS: It comfortably runs over 1,000 yearlings, and additional livestock can be summered on the meadow. The ranch also currently puts up around 500 tons of grass hay
  • SUMMARY: A productive operating ranch with exceptional scenic amenities and an authentic and comfortable building compound
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 Chvilicekat (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.