The Wyoming Horse Ranch is a charming, well located small ranch between Greybull and Shell, Wyoming. The 276± acre ranch includes 160 ± acres of irrigated land, a BLM grazing allotment for 159 AUMs, excellent water rights and nearly one-half mile of Shell Creek. The rock solid improvements include two homes, a blacksmith’s cabin, a rodeo arena with bucking chutes and roping boxes, paddocks, loading facilities, large shop and tight fencing. This ranch has good habitat for upland birds and a fishable stretch of trout water. This is an appropriately priced ranch for the discerning horseman looking to call Wyoming home.
The Wyoming Horse Ranch is located on Davis Road, eight miles west of Shell, which sits at the very base of the Bighorn Mountains where Shell Creek and U.S. Highway 14 exit the mountains. Shell is a comfortable small town largely inhabited by ranchers and outdoor enthusiasts. Most amenities are available within a 10 minute drive along Highway 14 in the town of Greybull. The nearest commercial airline service is less than 40 miles away in Worland, Wyoming. Cody, the eastern gateway to Yellowstone National Park and home to the Buffalo Bill Center of The West, is less than an hour to the west and the equally popular city of Sheridan is approximately 85 miles over the Big Horns to the east.
The west side of the Bighorns was known to the early settlers of the region because it offered good water, plentiful game and a comparatively light winter. These same characteristics continue to make the area attractive today to both ranchers and recreationists. The railroad, coupled with the oil gushers in 1915, grew the population in Greybull to nearly 5,000 people before the economic recession of 1921 began. Today, with a population of nearly 2,000 residents, Greybull provides a friendly place to purchase all the staples needed to operate the ranch. Now a much quieter and more stable community, agriculture and bentonite mining and processing (pure volcanic ash used in kitty litter, make up and ice cream) provide the major employment in the area. A local free museum documents the local history, geology, and paleontology and also has on view a monument to its railroad history - the now obsolete caboose.
The Wyoming Horse Ranch is an easily managed and well maintained horse ranch in an attractive pastoral setting. As one turns south off of Highway 14 on Davis Road, the ranch boundary begins in less than one-half mile. This is where Shell Creek borders the ranch for approximately half a mile. Immediately it becomes evident that the ranch is set up to entertain and accommodate the horseman. The arena is complete with bucking chutes, roping boxes, return alley and loading chutes. The current owner, has held several successful team roping and rough stock events attracting the finest rodeo cowboys in the country. Aside from the outstanding horse facilities there are some historic buildings which include two homes, a cinder block shop and a blacksmith’s cabin. The irrigated meadows provide winter feed and aftermath grazing. Thousands of acres of public land, which is easily accessed, borders the ranch to the north and is open to pursuits such as hunting, hiking and horseback riding.
The Wyoming Horse Ranch consists of approximately 276± deeded acres and a BLM lease for 159 AUM’s. The 17,000± acre BLM permit adjoins the ranch to the north and calls for 159 Animal Unit Months of grazing for the Wyoming Horse Ranch. A neighbor has the right to graze these lands as well.
Built in 1950, the 1,386 ± sq. ft. one level home has three bedrooms and one bath. The home has been remodeled and is in good condition.
Built in 1945, this log two-story guest house has also been tastefully remodeled over the years to provide modern conveniences along with historic charm. This home has two baths and can sleep several guests.
Built in 2007, this 3,600 ± sq. ft. concrete building has three large bay doors to accommodate ranch equipment.
Loafing shed with horse runs:
Built in 2007, this 1,320± sq. ft. shed has 11 horse runs, all with automatic waterers.
The ranch has a blacksmith’s forgery cabin as well as ancillary structures which include corrals, tool sheds and a grain bin.
According to the U. S. Climate Data website the average annual precipitation is estimated to be in the 10-inch range with a frost-free growing season of approximately 110 days. The warmest month, with an average high temperature of 90 degrees, occurs in July while the lowest average high temperature of 30 degrees occurs in January. This area is known for its mild and open winters.
The Wyoming Horse Ranch works quite well as a small equine facility supporting horses and a few cattle. The ranch’s irrigated fields produce hay every year and are grazed after the hay is removed. The outdoor arena allows for nearly every horse event imaginable, from roping, to team penning, to other horse disciplines such as hunter jumper. The beauty of the Wyoming Horse Ranch is direct access right out the gate to thousands of acres of beautiful landscape where horses can be worked virtually year around.
The ranch and the surrounding areas are home to a great variety of wildlife including elk, whitetail deer, mule deer, antelope, upland birds and waterfowl.
Shell Creek is a mountain stream that originates in the Bighorn Mountains where it cascades over boulders and through limestone cliffs as it flows west. Brook trout range from 6 to 8 inches with rainbows and brown trout getting over 12 inches. Old fashioned hook-and-worm works great for young fisherman while fly fishing will always produce fish.
The nearby Bighorn Mountains are easily accessible for fishing, hiking, camping and horseback riding.
Taxes are estimated to be around $4,072 per year based on past years.
The Wyoming Horse Ranch enjoys abundant water rights that allow one to irrigate throughout the growing season. The appurtenant water rights will be transferred to a new buyer. In addition, the ranch has a documented water right for 2000 gpm to the Madison Formation well which is situated on BLM land adjacent to the ranch.
All appurtenant mineral rights to the ranch and owned by the Seller will be transferred at closing.
The Wyoming Horse Ranch is an aesthetically pleasing and immaculately improved equestrian property. Its exceptional amenities include productive meadows, a fishing stream and thoroughly charming improvements together with immediate access to thousands of acres of adjacent public lands.
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 - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to the intermountain west. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and strong relationships with our lenders allows us to quickly tell you whether we can provide the required financing.
Competitive Pricing • Flexible Terms • Efficient Processing
In-House Appraisals • Common Sense Underwriting
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Randy Clavel • (308) 534-9000
Monte Lyons • (806) 698-6882
Hall and Hall Partners, LLP
(Name of Brokerage Company)
REAL ESTATE BROKERAGE DISCLOSURE
When you select a Real Estate Brokerage Firm, Broker or salesperson (all referred to as "Broker") to assist you in a real estate transaction, the Broker may do so in one of several capacities. In accordance with Wyoming's Brokerage Relationships Act, this notice discloses the types of working relationships that are available to you.
Seller's Agent. (Requires written agreement with Seller)
If a Seller signs a written listing agreement with a Broker and engages the Broker as a Seller's Agent, the broker represents the Seller. On properties listed with other brokerage companies, the Broker may work as an agent for the Seller if the Seller agrees to have the Broker work as a subagent. As an agent or subagent for the Seller, the Broker represents the Seller and owes the Seller a duty of utmost good faith, loyalty, and fidelity in addition to the obligations enumerated below for Intermediaries. Wyo. Stat. § 33-28-303(a). The Seller may be vicariously liable for the acts of the Seller's Agent or Seller's Subagent that are approved, directed or ratified by the Seller.
Customer. (No written agreement with Buyer or Seller)
A customer is a party to a real estate transaction who has established no intermediary or agency relationship with any Broker in that transaction. A Broker may work either as an agent for the Seller treating the Buyer as a customer or as an agent for the Buyer treating the Seller as a customer. Also when a Buyer or Seller is represented by another Broker, a Broker may work with the other Buyer or Seller as a customer, having no written agreement, agency or intermediary relationship with either party. A Broker working with a customer shall owe no duty of confidentiality to a customer. Any information shared with Broker may be shared with the other party to the transaction at customer's risk. The customer should not tell the broker any information which the customer does not want shared with the other party to the transaction. The Broker must treat the customer honestly and with fairness disclosing all material matters actually known by the Broker. The Broker owes the Customer the obligations enumerated below for Intermediaries which are marked with an asterisks. W.S. 33-28-310(a).
Buyer's Agent. (Requires written agreement with Buyer)
If a Buyer signs a written Buyer Agency Agreement with a Broker, the Broker will act as an agent for the Buyer. If so, the Broker represents the Buyer and owes the Buyer a duty of utmost good faith, loyalty and fidelity in addition to the obligations enumerated below for Intermediaries. The Buyer may be vicariously liable for the acts of the Buyer's Agent that are approved, directed or ratified by the Buyer. As a Buyer's Agent, Wyoming law requires the Broker to disclose to potential Sellers all adverse material facts, which may include material facts regarding the Buyer's financial ability to perform the terms of the transaction. Wyo. Stat. § 33-28-304(c). As a Buyer's Agent, Broker has duties to disclose to the Buyer certain information; therefore, the Seller should not tell Broker any information which the Seller does not want shared with the Buyer.
Intermediary. (Requires written agreement with Seller and/or Buyer)
The Intermediary relationship is a non-agency relationship which may be established between a Broker and a Seller and/or a Broker and a Buyer. A Seller may choose to engage a Broker as an Intermediary when listing a property. A Buyer may also choose to engage a Broker as an Intermediary. An Intermediary shall not act as an agent or advocate for any party and shall be limited to providing those services set forth below. Wyo. Stat.§ 33-28-305.
As an Intermediary (Non-Agent), Broker will not represent you or act as your agent. The parties to a transaction are not legally responsible for the actions of an Intermediary and an Intermediary does not owe the parties the duties of an agent, including the fiduciary duties of loyalty and fidelity. Broker will have the following obligations to you:
- perform the terms of any written agreement made by the Intermediary with any party or parties to the transaction;
- exercise reasonable skill and care;
- advise the parties to obtain expert advice as to material matters about which the Intermediary knows but the specifics of which are beyond the expertise of the Intermediary;
- present all offers and counteroffers in a timely manner;
- account promptly for all money and property Broker received;
- keep you fully informed regarding the transaction;
- obtain the written consent of the parties before assisting the Buyer and Seller in the same real estate transaction as an Intermediary to both parties to the transaction;
- assist in complying with the terms and conditions of any contract and with the closing of the transaction;
- disclose to the parties any interests the Intermediary may have which are adverse to the interest of either party;
- disclose to prospective Buyers, known adverse material facts about the property;
- disclose to prospective Sellers, any known adverse material facts, including adverse material facts pertaining to the Buyer's financial ability to perform the terms of the transaction;
- disclose to the parties that an Intermediary owes no fiduciary duty either to Buyer or Seller, is not allowed to negotiate on behalf of the Buyer or Seller, and may be prohibited from disclosing information about the other party, which if known, could materially affect negotiations in the real estate transaction.
- disclose Buyer's intent to occupy property as primary residency.
As Intermediary, Broker will disclose all information to each party, but will not disclose the following information without your informed consent:
- that you may be willing to agree to a price different than the one offered;
- the motivating factors for buying or selling the property;
- that you will agree to financing terms other than those offered; or
- any material information about you, unless disclosure is required by law or if lack of disclosure would constitute dishonest dealing or fraud.
Change From Agent to Intermediary -- In-House Transaction
If a Buyer who has signed a Buyer Agency Agreement with Broker wants to look at or submit an offer on property Broker has listed as an agent for the Seller, the Seller and the Buyer may consent in writing to allow Broker to change to an Intermediary (non-agency) relationship with both the Buyer and the Seller. Wyo. Stat. § 33-28-307.
An established relationship cannot be modified without the written consent of the Buyer or the Seller. The Buyer or Seller may, but are not required to, negotiate different commission fees as a condition to consenting to a change in relationship.
Designated Agent. (requires written designation by the brokerage firm and acknowledgement by the Buyer or Seller)
A designated agent means a licensee who is designated by a responsible broker to serve as an agent or intermediary for a Seller or Buyer in a real estate transaction. Wyo. Stat. § 33-28-301 (a)(x).
In order to facilitate a real estate transaction a Brokerage Firm may designate a licensee as your agent or intermediary. The Designated Agent will have the same duties to the Buyer and Seller as a Buyer's or Seller's Agent or Intermediary. The Broker or an appointed "transaction manager" will supervise the transaction and will not disclose to either party confidential information about the Buyer or Seller. The designation of agency may occur at the time the Buyer or Seller enters into an agency agreement with the Brokerage Firm or the designation of agency may occur later if an "in house" real estate transaction occurs. At that time, the Broker or "transaction manager" will immediately disclose to the Buyer and Seller that designated agency will occur.
Duties Owed by An Agent But Not Owed By An Intermediary.
When acting as the agent for one party (either buyer or seller), broker has fiduciary duties of utmost good faith, loyalty, and fidelity to that one party. A broker engaged as an intermediary does not represent the buyer or the seller and will not owe either party those fiduciary duties. However, the intermediary must exercise reasonable skill and care and must comply with Wyoming law. An intermediary is not an agent or advocate for either party. Seller and buyer shall not be liable for acts of an intermediary, so long as the intermediary complies with the requirements of Wyoming’s brokerage relationships act. Wyo. Stat. § 33-28-306(a)(iii).
This written disclosure and acknowledgment, by itself, shall not constitute a contract or agreement with the broker or his/her firm. Until the buyer or seller executes this disclosure and acknowledgment, no representation agreement shall be executed or valid. Wyo. Stat. § 33-28-306(b).
No matter which relationship is established, a real estate broker is not allowed to give legal advice. If you have questions about this notice or any document in a real estate transaction, consult legal counsel and other counsel before signing.
The amount or rate of a real estate commission for any brokerage relationship is not fixed by law. It is set by each Broker individually and may be negotiable between the Buyer or Seller and the Broker.
On (date), I provided (Seller) (Buyer) with a copy of this Real Estate Brokerage Disclosure and have kept a copy for our records.
Brokerage Company; Hall and Hall Partners, LLP
I/We have been given a copy and have read this Real Estate Brokerage Disclosure on (date) ________________ time _______________ and hereby acknowledge receipt and understanding of this Disclosure.
Seller's Signature _______________________________
NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.