Pass Creek Ranch is comprised of 60,004± total acres (27,125± deeded, 24,382± BLM lease, 3,040± state lease, and 5,457± private lease) just ten minutes from the attractive community of Saratoga, WY. The picturesque ranch headquarters lies along Pass Creek, a trout stream which flows through the ranch for approximately four miles, providing water rights for approximately 1,364 acres of irrigated hay fields which surround the headquarters. The ranch improvements include two houses and cattle working facilities, which are high quality and in excellent condition. There is a lease of the ranch in place to a single, high-quality tenant which includes the ranch’s grazing, crops and improvements, but not fishing or hunting. This provides an outstanding income at a high rate of return to the owner. Elk, deer and antelope are plentiful, providing abundant recreational opportunities to complement this quality investment in an owner-rated 1,200 AU working ranch.
Just the Facts
- 60,004± total acres; comprised of 27,125± deeded acres, 24,382± BLM lease, 3,040± state lease, and 5,457± private lease
- Ten miles from Saratoga
- Four miles of Pass Creek, a year-round trout stream
- Leased through April 30, 2020 at an excellent rate of return to a single, strong tenant
- 3,113 AUM BLM lease
- Extensive irrigation rights
- 1,200 AU by owner estimate
- Commercial air service in Laramie, WY (1.5-2 hours) or a private jet-capable airport is a 10-minute drive from the ranch
- Elk, mule deer, whitetail deer, antelope hunting with non-resident landowner tags available
- Fishing in Pass Creek for brook and brown trout and 40± acre Kinney Reservoir for large rainbow trout
- Two ranch residences, mobile home, enclosed livestock barns with scale and cattle-working facilities, pipe corrals, shop, equipment barn, livestock barn and other outbuildings
The overall condition of the ranch is very good. Forage has more recently been under-utilized, fences are maintained, additional livestock water has been developed or expanded, homes have been recently renovated, and the cattle-working facilities are relatively new and of high-quality construction.
Hunting opportunities on the ranch are excellent, complimenting the ranch’s attraction as a land investment. Elk and antelope are particularly abundant, with mule deer and whitetail deer present in more modest numbers. Landowner tag availability makes hunting the ranch on a consistent basis possible for a non-resident landowner.
Saratoga has a population of approximately 1,700 people and provides basic ranch services including public air service at Shively Field Airport, which contains an 8,800-foot asphalt runway. Approximately 30 minutes to the northwest of the ranch is the town of Rawlins (population 9,000) which is the Carbon County seat and offers an increased menu of services, including the Rawlins Municipal Airport.
Saratoga is named for its hot springs, with natural hot water that is clear, odorless, and thought to have medicinal value comparable to the famous springs of Germany. After relaxing at the Hobo Hot Pool, guests often dine at the historic Wolf Hotel.
Just outside of Saratoga, the Old Baldy Club is a prestigious, members-only golf and fly fishing club. It was established in 1962 by George Storer of Storer Broadcasting and offers a country-club experience in a western setting. Old Baldy provides executive accommodations, dining and services highlighted by eighteen holes of championship golf and 80 miles of blue ribbon trout water.
Ranching in Carbon County began in the 1880s with a combination of sheep and cattle ranches. Today ranches in the area are typically large holdings comprised of a combination of private and public land, with ownership typically found in checkerboard fashion. This pattern of ownership dates back to the transcontinental railroad, which was completed in 1869, and was financed in part by land grants to Union Pacific, which was granted every other section of land within 20 miles of the railroad. Like many neighboring ranches, Pass Creek Ranch holds a permit to graze the public Bureau of Land Management (BLM) and State of Wyoming lands in conjunction with the privately deeded lands.
Climate data for Saratoga shows an average temperature range in July of 82-50 degrees and an average range in January of 33-11 degrees. Annual precipitation averages approximately 10 inches with average annual snowfall of approximately 52 inches.
Acreage (Deeded & Leased)
Deeded Acres: 27,125±
State Leased Acres: 3,040±
Private Leased Acres: 5,457±
BLM Leased Acres: 24,382±
Total Leased Acres: 32,879±
Total Acres: 60,004±
At the headquarters there is also a barn, calving barn and loafing shed, machine shed and shop, and corrals. Just east of the headquarters is an additional metal barn, with indoor cattle-working facilities and pipe corrals. There are apartment or office facilities upstairs in the newer barn, as well.
The assessment highlights four active water rights along Pass Creek which total 21.27 cfs with a nominal place of use of 1,489± acres. Considering overlapping place of use, it appears that realistically, roughly 1,180 acres can be irrigated along Pass Creek. Water is conveyed by the Hamilton Ditch and McDonald-Jackson Ditch.
Five active water rights are in the Dana Meadows/Kinney Reservoir area. They total 4.98 cfs and 350± acres of use. In addition, there is a 480-acre-foot storage right for the reservoir. This area is currently used as flood irrigated and sub-irrigated pasture, but has the potential to be converted to sprinkler irrigation.
A summary of the 63 water rights believed to be appurtenant to the ranch is available on request from Hall and Hall. The tables below show the primary irrigation rights. These include the ranch’s flowing water rights on Pass Creek and the Dana Meadows units as well as the Dana Springs/Kinney Reservoir storage rights.
PASS CREEK RANCH IRRIGATION WATER RIGHTS FROM PASS CREEK
Water Right NumberAssociated PermitPriority DateStatusOwnerUseFlow (CFS)AcresT426.0-OR 01/2054/30/1885Fully AdjudicatedArchibald Campbell Et AlIrrigation4.28300CR CC35/153P1682.0E1/7/1907Fully AdjudicatedJamesDickersonIrrigation5.86410CR CC53/152P9337.0D1/7/1907Fully AdjudicatedJamesDickersonIrrigation3.63254CR CC47/577P4387.0E10/20/1920Fully AdjudicatedArchie & Joseph CampbellIrrigation7.5525
PASS CREEK RANCH IRRIGATION WATER RIGHTS IN THE KINNEY RESERVOIR/DANA SPRINGS AREA
Water Right NumberAssociated PermitPriority DateStatusOwnerUseSourceFlow (CFS)Acres/VolumeCR CC1/031P3778.0D3/17/1902Fully AdjudicatedH.P. HansenDomesticStockIrrigationDana Springs0.2820CR CC31/217P5144.0D6/19/1902Fully AdjudicatedE.C. KinneyDomesticIrrigationKinney Creek1.2185CR CC31/216P5835.0D2/16/1904Fully AdjudicatedE.C. KinneyIrrigationDana Springs1.57110CR 31/215P474.0R2/16/1904CompleteE. KinneyIrrigationDana SpringsReservoir Storage480 AFCR CC27/4651574.0E7/16/1906Fully AdjudicatedH. Peter HansenDomesticStockIrrigationDana Springs1.92135
Stock water is provided by a number of sources with reservoirs, spring developments and wells supplementing the smaller streams that are abundant in portions of the ranch’s range. New stock water developments in recent years have increased cattle dispersion and range utilization.
Pass Creek is ideal for a group of investors who have an interest in the big game hunting because of tag availability, the diversity of game, and overall size of the ranch. The ranch currently receives two landowner tags for each of the three species. But, because the ranch is comprised of separate units and lies in multiple game management areas, each supporting game consistently, there is excellent potential for additional landowner tags. Drawing odds for elk are also very good on significant portions of the ranch because a majority of the hunt unit is privately owned, which limits access and presumably applicants.
Trout fishing is available in Pass Creek. Brown trout are most common with rainbows making up a minority of the population. A 2005 survey found trout from 4-21 inches, with a survey estimate of 405 trout per mile from the Pass Creek confluence to the Interstate 80 bridge. In addition, Kinney Reservoir has been stocked in the past and holds sizeable trout.
Leases and Permits
Other PropertiesMore Like This
Beaver Creek RanchDaniel, WY
The 12,040± acre Beaver Creek Ranch is located north of historic Daniel, Wyoming and less than an hour from Jackson Hole, Wyoming. The ranch supports 3,500± head of cattle, has over 35 miles of trophy trout, live water and abundant big game.
“When it was time to invest in a ranch for our family, we knew we needed to work with Hall and Hall. The expertise is unsurpassed.”
In 1988, Joel Leadbetter became a partner at Hall and Hall where he has been instrumental in completing complicated, high-profile deals such as the recent sale of Texas’ historic 512,000-acre Waggoner Ranch.
“The professionalism, preparation, and overall positive demeanor exhibited… were truly impressive… I have never before worked with a more dedicated, knowledgeable, and level-headed sales professional.”
I had been looking for the right property for several years and Elliott Davenport’s insight into the quail plantation market and his ability to think strategically was instrumental in helping me find our new place. Elliott was helpful on all technical aspects of contracting and due diligence. His post closing help with hiring and contractors made the process much easier as well.