Two Rivers RanchGunnison, Colorado$5,500,000- SOLD!
Executive Summary
Only one mile from Gunnison, Colorado the Two Rivers Ranch includes one mile of frontage on the main stem of the Gunnison River as well as a mile of both banks of Ohio Creek which passes through the center of the property. It offers exceptional water and fishery resources on 402± deeded acres and includes senior water rights, 260± irrigated acres with massive cottonwood trees. It is contiguous to BLM land and offers numerous building sites that include wonderful views and very private settings. The Two Rivers Ranch is a multi-dimensional property and is extremely well-located, creating value for a conservation easement, potential future development, and long-term appreciation. It is also well-suited for the creation of a world-class fly-fishing resort. Location
Conveniently located one mile from the city of Gunnison, the Two Rivers Ranch is accessed from Highway 135 and County Rd. 13, which ends at the entrance to the property making this a true “end-of-the-road” ranch. The celebrated town of Crested Butte and the Crested Butte Mountain Resort is less than 30 miles from the property. Monarch Ski Area is slightly over 50 miles from Gunnison via Highway 50 that crosses Monarch Pass on the way to Denver, which is approximately 200 miles to the northeast.
The Gunnison-Crested Butte Regional Airport is located one mile southwest of Gunnison at an elevation of 7,678 feet and is served commercially by United, United Express and American Airlines. The airport is owned by Gunnison County and includes a full-service FBO, charter service, vehicle rentals and all-weather operations. Locale
Gunnison has long been recognized as one of Colorado’s premier recreational destinations, offering a multitude of year-round recreational opportunities, a friendly atmosphere, unique mountain lifestyle and small-town flavor. One of the reasons Gunnison will always have a vibrant cultural atmosphere is because it is a “college town.” Western State College, highly ranked academically, is a fully accredited four-year institution offering a wide array of courses and degrees. Gunnison supports a diverse culture with several art galleries, antique shops, museums, shopping, and a variety of restaurants serving a wide range of cuisines. A county-owned airport, convention center, hospital, a variety of local health services, financial services, sporting goods stores, golf courses, shopping and plenty of fly shops are some of the attributes of this very distinctive mountain town. The three main drivers of Gunnison County are tourism, education and ranching. The county is the sixth largest in the state consisting of 3,242 square miles and is approximately 78% federally owned. The current population is estimated to be slightly over 15,000 residents.
Crested Butte is a historic and colorful mountain town less than 30 miles from Gunnison. To quote one of the locals, “Crested Butte is unpretentious and full of life, a place to unplug and recharge.” The Colorado State Legislature has officially recognized Crested Butte as the “Wildflower Capital of Colorado.” The annual Wildflower Festival, held in July, was recently named the “Best Annual Festival in the Mountains” by the Westword Magazine. Mountain-biking enthusiasts from around the world also come to visit The Mountain Bike Hall of Fame, also headquartered in Crested Butte. Climate
Known for its consistent sunshine, Gunnison receives approximately 10± inches of annual precipitation and averages between 46 and 54 inches of snowfall per year. A typical winter day is in the low 20s to 30s and summer-time temperatures vary from the mid 70s to high 80s. While Gunnison can experience very cold winters, the area also offers some of the best spring, summer and fall weather anywhere in Colorado. General Description
The Two Rivers Ranch possesses an abundance of surface water including river frontage, both banks of an exceptionally large creek and outstanding water rights. Widely recognized as one of North America’s best trout fisheries, the Gunnison River serves predominately as the eastern border of the property for approximately one mile. Centered in the heart of the ranch, Ohio Creek offers a very mild gradient and traverses through the property in a southwesterly direction for approximately one mile. Complete control of both banks of this high-quality freestone fishery in a beautiful setting of massive cottonwoods provides a feeling of absolute privacy.
Nicely positioned at the end of a county road, which also adds to a sense of privacy, the ranch is within one mile of the town of Gunnison’s master plat annexation. The topography is predominately flat and includes 260± acres of irrigated hay meadows. Low-lying river bottomland set off by magnificent cottonwoods in the riparian areas characterize two-thirds of the property. The western one-third of the property graduates in elevation, transitioning into a fairly steep hillside/bluff with several small drainages, pockets of pine trees and rock outcroppings. The western boundary of the ranch is a very scenic backdrop, serving as a wall of protection over the property. This boundary adjoins several hundred acres of BLM land offering additional protection from development. Two steel bridges, formerly the property of the Denver and Rio Grande Railroads, provide access across the Gunnison and Ohio Creek to ensure that the entire property is easily accessible. Improvements
While the property does not include a residence, the Two Rivers Ranch affords a host of outstanding building sites. Existing improvements include an equipment shop, an open-sided hay shed, a barn and a set of corrals.
•Equipment Shop/Barn: Built in 1980, 735 square feet, a concrete floor, metal construction.
•Hay Shed: 12,000 square feet, steel frame and metal roof construction.
•Wood Barn: Built in 1942, 1,375 square feet, currently used to store feed and tack
In addition to the above-mentioned improvements, the property includes two railroad bridges which cross the main stem of the Gunnison River and Ohio Creek. The replacement costs of these bridges and permitting process would be substantial today and they certainly add considerable value to the property. Water Resources
The water rights that have historically been used for surface irrigation on the Two Rivers Ranch are as follows and are used to irrigate approximately 260.41± acres:
•An undivided one-half interest in and to the VIDAL DITCH NO.1, being Ditch No. 3, in Water District 59 and an undivided interest in the water decreed to said ditch, namely, priority No.3 for 2.95 cubic feet of water per second of time.
•An undivided one-half interest in the HYZER-VIDAL-MILLER DITCH, being Ditch No. 4, in Water District No. 59, and an undivided one-half interest in the water decreed to said ditch, namely priority No. 4 for 3.5 cubic feet of water per second of time, priority No. 32 for 12.5 cubic feet of water per second of time and a 7/26 interest in priority No. 276 for 19 cubic feet of water per second of time.
•All of the BEAVER DAM DITCH, being Ditch No. 56 in Water District No. 59 and all of priority 46 and 164 for 3.25 cubic feet of water per second of time and all of priority No. 312 for 3 cubic feet of water per second of time.
•All of the CHANNEL DITCH, being Ditch No. 297 in Water District No. 59, and all of priority No. 465 for 5 cubic feet of water per second of time. Wildlife Resources
Gunnison County and the surrounding areas provide some of the finest hunting opportunities anywhere in North America.
Excellent habitat, an abundance of public land including over a million acres of pristine national forest, and designated wilderness areas make the Gunnison River Valley a haven for wildlife. Elk, mule deer, black and brown bear, big horn sheep, mountain lion, coyotes, a variety of small-game species, bald and golden eagles, and various birds call this area, along with the 1.7-million-acre Gunnison National Forest, home.
The Two Rivers Ranch is located in Game Management Unit 54 as designated by the Colorado Division of Wildlife. Although the property is only one-and-a-half miles from town, it is also bordered by several hundred acres of BLM land and the majority of the eastern boundary is the Gunnison River. A combination of a tremendous amount of surface water and irrigated land attracts wildlife. A variety of small game species and birds inhabit the property. Mule deer, eagles and blue herons can often be seen on the property as well. Fishery Resources
In an area widely recognized for its world-class fly-fishing opportunities in its trout-filled waters, Gunnison County offers literally hundreds of miles of waterways.
Over three million new fish are introduced and released each year. Located in the Gunnison River Valley, the Two Rivers Ranch is supremely positioned at the tail-end of three separate drainages: the Ohio Creek Valley, East River and Taylor River. The East River and Taylor River meet in Almont, just seven miles north of Gunnison, forming the confluence of the Gunnison River. The Two Rivers Ranch, just one mile upstream from Gunnison, features approximately one mile of frontage on the main stem of the Gunnison River and offers an additional mile of both banks of Ohio Creek.
Gunnison River:
Prime fishing season on the Gunnison is late May through the end of September or beginning of October. Rainbows, browns and cutthroats are the predominate species of fish. However, the Gunnison offers tremendous fall fishing for migrating Kokanee salmon as well. According to a survey performed by the Colorado Division of Wildlife Gunnison Service Center, brown trout make up approximately 80% of the total population while rainbows attribute 15% and cutthroats round out the total angler catch. Average size of all trout range from 14 to 18 inches with an excellent population of fish over 20 inches.
Ohio Creek:
The portion of Ohio Creek that traverses through the Two Rivers Ranch is exceptional and parallels the same hatches, season dates and species of fish as that of the Gunnison. Ohio Creek offers a more intimate environment, surrounded by towering cottonwoods that provide ample amounts of shade in a picturesque setting. The creek channel ranges from 20 to 30 feet in width, has several bends, adequate depth, a mild gradient, pocket water, small riffles and pools, a freestone base and is easily fishable from the banks by sight casting.
The Hatch:
There are several species of insects and various hatches throughout the peak fishing season. Stoneflies, mayflies and caddis hatches are prolific. If one is lucky enough to witness a full-blown hatch, the fishing is mind-blowing. Using midges, nymphs and streamers are also an excellent means of catching trout. Some successful flies are the salmon fly, golden stonefly, green drakes, pale morning duns, blue-winged olives, and various drakes.
Fly-fishing is a way of life in the Gunnison River Valley and during peak summer months, one can expect several drift boats per day on the main stem of the river. Anglers from all over the country want to fish the Gunnison and receive expert instruction and guiding from several of the local fly shops. While the existing fishing opportunities and aquatic habitat are very impressive on the Two Rivers Ranch, the quality of this fishery could easily be improved and enhanced by one of the many firms that specialize in fisheries enhancement. Acreage
402± Acreage Breakdown
Broker Comments
The Two Rivers Ranch presents an excellent opportunity to acquire a multi-dimensional property in an incredible location with frontage on the Gunnison River and both banks of Ohio Creeks as well as plentiful water rights and irrigated meadows, all contiguous to public land. This property is an excellent candidate for a conservation easement due to its superior location, habitat, water resources and future development potential. The physical attributes of the property include all of the features that tend to cause appreciation in value and make for a solid long-term investment. For those who simply love the land, the site offers several outstanding homesites to choose from and a world of recreational features without ever leaving the property.Terms
*Owner will carry under the following terms: (20 years, 30% down and 7.0% APR)
Mineral Rights
Seller will convey all mineral rights owned by seller, if any, to buyer at closing. Recreational Considerations
Gunnison, Colorado offers something for everyone, from alpine skiing to whitewater rafting. The majority of land in Gunnison County is public and provides hundreds of thousands of acres to enjoy all types of recreational activities on a year-round basis.
Crested Butte Mountain Resort, a very attractive ski resort with a unique local panache, is less than 30 miles from the Two Rivers Ranch. It is known for its extreme skiing and offers 1,167 skiable acres, 121 established runs, 2,775 feet of vertical drop, and 300± inches of annual snowfall. Monarch Mountain is approximately an hour east of Gunnison and was established in 1939. With 350± inches of annual snowfall, 54 runs, 800 skiable acres, a vertical drop of 1,170 feet, Monarch offers some of the best powder and tree-skiing Colorado has to offer.
Directly south of Gunnison is the Dos Rios Country Club, featuring a 6,535 yard golf course that is attractively intertwined with the Gunnison River. The Skyland Mountain Golf Resort at Crested Butte offers a 7,208-yard championship course and well-regarded golf school known as the John Jacobs Practical Golf School.
The Gunnison National Forest, nearly surrounding the Gunnison River Valley consists of over 1.7 million acres of pure Colorado wilderness. Within Gunnison County there are seven designated national wilderness areas, two national forests and one state park. The Black Canyon is a geological marvel with enormous vertical walls rising to the highest point of 2,722 feet and in its widest spot stretches more than 1,500 feet. The name “Black Canyon” is appropriately titled. Due to the dimensions of this natural wonder, sunlight is precious and only for a short time illuminates the canyon.
The Gunnison River has carved its way through this 47.26-mile-long canyon creating one of the most beautiful landmarks in the western United States.
Within 30 minutes of the Two Rivers Ranch is the 2,033± surface-acre Taylor Park Reservoir. The lake boasts excellent year-round fishing, summer and winter activities and seasonal boating recreation. Another attractive recreation area is the Curecanti National Recreation Area, located just west of Gunnison and consisting of 41,972 total acres. This designated recreation area has three major reservoirs: the Blue Mesa Reservoir, Morrow Point Reservoir and Crystal Reservoir. Blue Mesa Reservoir is Colorado’s largest man-made body of water and when at maximum capacity, there are approximately 96 miles of shoreline and the reservoir is 20 miles long. Blue Mesa Reservoir is also recognized as the largest Kokanee salmon fishery in the United States. Morrow Point and Crystal Reservoirs are only accessible by a designated trail system and boating is limited to hand-carried crafts and guided tours. Morrow Point is the beginning of the famous “Black Canyon” and the Crystal Reservoir is further downstream on the Gunnison River. Taxes
The annual property taxes are estimated to be $2,600. 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 begin_of_the_skype_highlighting (406) 656-7500 end_of_the_skype_highlighting begin_of_the_skype_highlighting (406) 656-7500 end_of_the_skype_highlighting begin_of_the_skype_highlighting (406) 656-7500 end_of_the_skype_highlighting begin_of_the_skype_highlighting (406) 656-7500 end_of_the_skype_highlighting begin_of_the_skype_highlighting (406) 656-7500 end_of_the_skype_highlighting or Randy Clavel at (303) 861-8282 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.
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, Judy Chirila, or Randy Clavel ● (303) 861-8282
Monte Lyons ● (806) 698-6882 Email Broker - Jeff Buerger Return to Top | Return to List
Hall and Hall is acting as a Seller’s Agent and will cooperate with other agents acting as a Transaction Broker or Buyer Agent only.
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.
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