Located just outside of Thermopolis, WY, Saddle Horn Ranch is comprised of 34,535± acres (5,206± deeded, 12,050± BLM lease, 1,280± state lease, and 15,999± national forest lease which is for 299 AU's and the season of use is June 16-October 15). The ranch is rated at approximately 4,900 AUMs and is currently stocked with 400-500 pairs with outside hay purchased. Approximately 300± acres are irrigated consistently under two pivots. Additional irrigation is possible in high water years, with 1,895± acres of adjudicated water rights assessed by the Owl Creek Irrigation District. Ranch improvements include an excellent machine shop, apartment, garage, new corrals and new calving barn. There are approximately twelve miles of buried pipeline and several active water wells, including one well having hot water. The ranch also offers abundant big game hunting opportunities for trophy mule deer, whitetail deer and antelope.
Just the Facts
- 34,535± total acres; comprised of 5,206± deeded acres, 12,050± acres BLM lease, 1,280± acres State lease, and 15,999± acres US Forest Service lease
- US Forest Service lease is for 299 AU's, the season of use is June 16-October 15
- Estimated carrying capacity of 4,900 AUMs, with 1,950 deeded AUMs and 2,958 leased AUMs
- 300± sprinkler-irrigated acres under two Valley pivots, new in 2008
- 1,895± acres of adjudicated water rights assessed by the Owl Creek Irrigation District
- Currently stocked at 400-500 AU with outside hay production
- Twelve miles of stock-water pipeline
- Quality constructed steel shop building with apartment, garage, new calving/horse barn and new corrals
- Approximately ten miles west of Thermopolis, WY
- Big game hunting for trophy mule deer, whitetail deer and antelope
- New Hot Springs County Airport opened in 2015 with 6,370-foot runway
Commercial air service is available in Riverton (60 miles south) and Cody (80 miles north) with daily commuter service to both Denver and Salt Lake City, as well as an excellent fixed-base operation. In addition to nearby Thermopolis, social and cultural amenities as well as complete shopping, restaurants, and other services are all available in both Riverton and Cody.
The nearby community of Thermopolis is well known for its relaxing and comfortable ambiance as well as Hot Springs State Park, Wind River Canyon and Boysen Reservoir. Thermopolis offers most basic services and amenities including lodging, dining and a variety of shopping. It is a town which has always shown an unusual amount of pride and character.
Acreage (Deeded & Leased)
- 300± acres pivot sprinkler irrigated
- 1,595± acres sub-irrigated/irrigated pasture
- 3,311± acres range land
- 5,206± Total deeded acres
WYOMING AS A TAX HAVEN Many consider Wyoming to be one of the tax friendliest states to live in. Here are a few of the reasons:No state income tax on personal or corporate income or out of state retirement incomeNo state inheritance or gift taxNo state capital gains taxDynasty trusts are permitted in WyomingNo tax on personal property held for personal useProperty taxes in general are low and based on assessed values. No taxes on the sale of real estatePlease consult a tax professional for more information and assistance in evaluating Wyoming as “tax haven”.
4,264± total square feet and built in 2009. This building is equipped with a two-level, 1,756± sq. ft. apartment, with three bedrooms and two bathrooms. The lower level also has a 3,432± sq. ft. shop area that has three large 16-foot automatic garage doors – one door on the south side, one door on the west side, and one more door on the east side. This offers “pull through” capabilities for large equipment or trucks. The shop area is well lighted with heat and insulation.
Equipment/Dry Storage Shop
1,200± square feet and erected in 1999; equipped with electricity and a wood burning stove. The building is uninsulated, but works well for dry storage of equipment and ranch supplies.
3,000± square feet, built in 2015. The calving barn has three distinct sections. On the west end, utilizing approximately 25 percent of the square footage, are open stalls that can be utilized for horses, cattle, or storage. In the middle portion of the barn, using another 25 percent of the layout, is a heated vet room/tack room. This portion is also plumbed with water for easy cleanup of the room and equipment. The remaining east end of the barn is a well-designed calving facility. The barn has eight calving jugs and a large maternity pen. The large area is heated with over-head radiant propane heaters. The east end of the calving barn opens up into the well-constructed pipe corrals. The corrals are very well designed, with several large pens with water and numerous smaller pens for sorting livestock. The corral system flows nicely into a well-designed tub and loading chute for easy processing of cattle.
The Saddle Horn Ranch is not burdened with an overbuilt owner’s residence, but instead has very functional and practical improvements that will work well for all owners.
Domestic water is supplied via a pipeline from a well located approximately six miles northwest of the headquarters. This well also provides livestock water to both the east and west sides of Highway 120 via a newly renovated and extended pipeline. The BLM allotments contain several springs and reservoirs in addition to the pipeline servicing the heart of the allotments. There is also an independent well on the far north end of the ranch, as well as another servicing the south end of the ranch near the Owl Creek Road.
Other recreation beyond the simple enjoyment of these wildlife assets would include horseback riding, hiking, bird watching and utilizing other motorized forms of transportation to access the ranch’s many acres.
The ranch is located in an area of prime fishing. The famous Bighorn River flows right through Thermopolis and offers some of the best fly fishing Wyoming has to offer in the Boysen Reservoir tailwater section that flows through a beautiful canyon south of Thermopolis. This is a well-known destination fishery for Wyoming anglers that does not have the notoriety of the lower reaches of the Bighorn River in Montana. South of Thermopolis, just beyond the beautiful Wind River Canyon, is Boysen Reservoir and Boysen State Park. Boysen is known widely for its plentiful populations of trout, walleye, and perch, just to name a few of the it holds.
Thermopolis is known globally for its Hot Springs State Park, which holds the world’s largest mineral hot springs. There are several water parks with water slides and mineral hot pools for the entire family to enjoy. Cody, to the north, has the famous Buffalo Bill Center of the West and is also the gateway to the East Entrance of Yellowstone Park.
The current operator has suggested a cow/calf operation that would entail running a base herd of 375-400 mother cows, plus one would retain and run replacement heifers, appropriate bulls, and ranch horses. The lease ground, including State, BLM and US Forest Service is rated at 2,958 AUMs and the deeded property is rated at 1,950 AUMs for a total of 4,908 AUMs. As with this ranch and others, stocking rates can vary widely based on management practices, frame size of cattle, and willingness to feed additional feed supplements.
The Saddle Horn Ranch has been calving in March with the annual schedule of pasture rotation described below:
- January 1-31st- 400 cows on the BLM Allotments of “Steer and South Coal Draw”
- February 1- March 31st -400 cows on irrigated pasture receiving additional forage as needed
- April 1-April 30th- 200 pair on BLM Allotment “Back of the Rim” (north of improvements) and 200 pair on the deeded, southwest of the headquarters
- May 1-June 30th- Cattle are on the pivots and the south end of the deeded for breeding
- July 1-October 1st- 360 pairs on the US Forest Service lease, Salt Creek and C&H Allotments (above Shell, Wyoming)
- October 1-December 31st- Bred cows on BLM allotments “Steer and South Coal Draw”
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Thunder River RanchLaramie, WY
Encompassing a diverse landscape of 26,056± total acres (20,502± deeded plus 5,554± leased) that are well-blocked and extremely private, Thunder River Ranch combines a large working ranch with outstanding big game hunting and fishing.
“Most brokers have a strong sense of independence, so brokerages work around that, but Hall and Hall is not about the one working alone—their strength and longevity is built on the group, on the family,” explains Tyler Jacobs. “It’s the basic fundamentals and traditional values that we’ve thrived on since the company was founded back in 1946.”
Our Hall and Hall broker, Randy Shelton, kept us in the loop as though it were. Our sale hinged on that of larger surrounding parcels, and when an initial offer fell through, Randy went back to the drawing board and found a suitable buyer who shared our values. That meant a lot to us, as our property had been in the family for more than 100 years.
From the first time I walked through the door, I sensed Hall and Hall’s highest goals were to understand who I was and build a relationship, to understand what made my property special, and to find the buyer. Their discipline and focus was apparent. Throughout the entire process, their approach towards reality was different from the experiences I have had previously. Genuine would be the word I would use to describe everyone at Hall and Hall.
I interviewed 4 agents and selected Hall and Hall because of the agency’s reputation for expertise in high end ranch property and global marketing. I had the pleasure of working with Tim Murphy on the sale of a family property in the Paradise Valley, Montana. We believe he represented our family interests well and contributed to the integrity of the property by joining together buyer and seller and a shared love for this special place in our lives.
Bill McDavid was an outstanding and very patient partner in this sale. His expertise in the market and marketing of the property was excellent. I would use him again in a heartbeat to either buy or sell a ranch property.
“Guns, bear spray and handsaws: These aren’t the tools of your average luxury real-estate agent. But ranch brokers like Mr. Murphy, a Bozeman-based partner at Hall & Hall, occupy a unique and increasingly challenging niche in the world of multimillion-dollar property.”
“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.
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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.
I have purchased 4 ranches through Hall and Hall over the past 20 years, and there is simply no other team in the world like them. They have navigated complexity, professionally attended to every detail, operated with fairness and integrity, and demonstrated an unwavering commitment to me– whether representing me or the person on the other side of the deal.
Having been in our family for 70 years, selling Loveridge was a big decision for our family and we needed the right person to walk us through this process. Elliott Davenport has exceeded our expectations and represented our family very well through this sale. His depth of knowledge for the Red Hills, his critical thinking, intimate understanding of the market, and honest approach has made this process very pleasant and rewarding for us. Simply, he gets it and that has served us very well.
Positioning a high-end Luxury Farm in the market to maximize Seller value requires a special set of skills along with a true understanding of the audience. Having a National presence and the knowledge of how to market into that audience is key to executing a successful transaction. Elliott Davenport of Hall & Hall and his team of seasoned professionals are uniquely qualified to deliver these results. They exceeded our expectations! We could not be more thrilled with their performance.
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Have never experienced in my 50 year real estate career the level of complete professionalism that Bill McDavid performed through the entire sale process beginning at the listing all the way through the sale. Communication was excellent.
Bill walked me through the difference of what my dream ranch’s value was to me verses the market value. He sold my ranch in less than a year because it was priced in the market at a great value. My listing agent before Bill priced my ranch at a level of my expectation and no buyers showed up. Bill nailed the right price and we had buyers looking every month until the closing 9 months later.