The Big Sandy River Ranch is a vast, productive, beautiful and historic livestock operation with an estimated carrying capacity of 3,500 animal units including sheep, cattle and horses. Operating since 1905 on the site of the Oregon Trail, it spans 150± miles in southwest Wyoming from the Wind River Mountains down through the Big Sandy River Basin, across the sage flats to the edge of the Flaming Gorge and on through the Red Desert winter range. The backbone of this ranch is that it provides year-round grazing for both cattle and sheep - from summers in the National Forest, deeded lands and Bureau of Land Management (BLM) allotments, to winters in the desert on one of the largest private grazing associations in the U.S. Additionally, the ranch possesses exceptional water, gravel and wildlife assets. The higher elevation deeded lands are especially rich in the quality and quantity of its water resources sourced in its rivers, creeks, springs and flowing wells. These also provide high-quality fishing for trout. For the wildlife enthusiast and conservationist, these same lands are designated critical habitat for several of the ranch’s abundant wildlife resources -- mule deer, sage-grouse, elk, moose and antelope. The improvements are modest and adequate for the current operation. The Big Sandy River Ranch combines a highly efficient, diversified and profitable livestock operation with a package of the highest quality water assets, critical wildlife habitat and recreational amenities that is almost impossible to duplicate on one ranch.
The northern reaches of the operation, where the headquarters and most of the deeded lands are located, lie between the Big Sandy and Little Sandy Rivers 25 miles north of Farson, 40 miles south of Pinedale and 70 miles north of Rock Springs. The 7,000-foot long airport at Pinedale has full FBO services and instrument approaches. Rock Springs is served by United Express through Denver. The ranch is a contiguous combination of deeded and leased lands reaching from Sublette County, south into Sweetwater County and ultimately to the Colorado border. The headquarters are accessed from Big Sandy Elkhorn Road, a well-maintained county gravel road. To the northeast of the headquarters, the most mountainous portions of the ranch are accessed from the Lander Cutoff. Other ranch holdings and many of the grazing allotments are accessed from U.S. Highway 191, which runs north and south from Pinedale to Rock Springs. Southern areas of the ranch are accessed by Wyoming Highway 430, running south out of Rock Springs.
Spectacular mountains dominate the region, with elevations of the ranch ranging from 6,300 feet at the winter headquarters to 8,500 feet in the summer range. The Wind River Mountain Range and the Bridger National Forest lie five miles north of the property. The view is dominated by Temple Peak, the second highest peak in Wyoming at 12,977 feet, which can be accessed from Big Sandy Openings Trailhead by an easy three-mile hike. The ranch gradually slopes down toward Farson and Rock Springs. The Big Sandy and Little Sandy Rivers flow south out of the mountains on the northern reaches of the ranch, and the quality of their trout fishing is one of the area’s best-kept secrets. The upper Big Sandy River property is presently leased for guided fly fishing. This area has been managed as a fishery for more than a decade.
Rock Springs sprang from coal mines, established in 1868 to power the steam engines of the Union Pacific Railroad. The booming railroad and mining industries left behind a culturally diverse community that is represented by dozens of ethnic heritages.
Today, Rock Springs thrives with trona mines -- which supply the industrial glass and baking soda industries -- and a booming oil and gas industry, making it a regional hub for dining, shopping and other attractions.
Northwest of the ranch is Pinedale, a mountain town that is a regional destination for outdoor recreation – including mountain biking, fishing, backpacking and wildlife viewing. There is a regional airport that can be accessed by corporate aircraft. The town features new recreational facilities, schools and a new highway to its family-oriented ski area. Pinedale and the surrounding region are best known for their trophy hunting and reliable snowpack for winter recreation including snowmobiling.
The headquarters complex is located a short drive off Big Sandy Elkhorn Road in a private setting along Long Draw on Arambels’ slough. Surrounding the headquarters and the irrigated hay fields and pastures are open plains of rangeland typical of southwest Wyoming.
This part of the ranch is a combination of deeded land, Forest Service allotments and large BLM allotments. It is near the Wind River Mountains and provides a reliable drought-proof supply of strong summer grass. The numerous live water tributaries sustain the ranch’s water rights for irrigation and livestock needs. The river drainage and tributaries are scenic, with willow- and aspen-filled bottoms and scattered large spruce trees towering over the normally gin-clear waters.
The vast ecological diversity of the ranch makes it unique. Excellent rangeland health is well documented by years of scientific monitoring. The ranch is critical to many of the wildlife species. It is in the heart of the highly publicized mule deer migration and winter habitat and is key habitat for elk, antelope, sage-grouse and a variety of high desert and plains wildlife. The ranch is clearly the destination of choice for all species in the ecosystem.
The Big Sandy and Little Sandy Rivers flow into two irrigation reservoirs in the Farson area. Both reservoirs are on the ranch which owns the deeded land adjoining both reservoirs.
From these higher elevation summering areas, the ranch’s permits and its interest in the Rock Springs Grazing Association (RSGA) carry it south in a contiguous block to the Wyoming Colorado border. Much of this country is suitable for grazing throughout the winter months and its broken terrain offers protection from the elements. In earlier times both cattle and sheep were trailed on contiguous permits to RSGA for the winter. Currently, the cattle are trucked but the sheep are still trailed.
The deeded land is strategically located mostly along creeks, rivers and around springs which is where the early settlers homesteaded. The southern end of the operation, near Rock Springs, is comprised of the Rock Springs Grazing Association (RSGA) and the Vermillion Creek allotment, which offer winter-long grazing. The owners control five shares of RSGA stock -- equaling approximately eight percent of the association’s shares. They are offering four shares within this deal.
The association was founded when the Union Pacific railroad began selling its land-grant checkerboard parcels in 1907 and a grazing association was incorporated, forming the foundation for the RSGA. The association is comprised of 62.75 shares with each share representing the right to graze 3,500 head of sheep from December 15 through May 1 or 500 cattle for the same period. When the association was put together, the stockholders were only raising sheep. In the 1960s, the first cattle were allowed to come on, with a seven-to-one conversion rate. RSGA and Anadarko Petroleum own the majority of the private checkerboard land, which lies 20 miles north and 20 miles south of the railroad for 80 miles on either side of Rock Springs. The BLM controls the other half of even numbered sections. RSGA controls the entire acreage through permits with the BLM and by way of a lease arrangement with Anadarko. The land is used strictly for winter grazing from December 15 to May 1. The cost to the shareholders is less than $1 per head of sheep or $7 per cow for the season because the costs are offset by various income sources related to rights of way, gravel sales and mineral development.
The RSGA encompasses over 2,000,000 total deeded and leased acres. Of this total RSGA actually owns around 25% or 500,000 acres in rough numbers. Big Sandy River Ranch’s 6% share of that amounts to around 31,000 acres. The good news is that the ranch gets to use an equal amount of Anadarko land and double that amount of BLM land.
Deeded - 9,300± acres
State Lease - 11,292± acres
Forest Service Lease - 33,460± acres
RSGA - 120,000± acres
BLM Lease - 1,045,000± acres
Total - 1,219,052± acres
With the exception of range corrals, the majority of the structural improvements on the ranch are located at the ranch headquarters. There are two 160 ton granaries with legs located on a Union Pacific Lease in Rock Springs. These are utilized to store shell corn to supplement the sheep on winter range. In general, because of the fact that the livestock – particularly the sheep – are moving all the time, there is no practical use for a lot of permanent improvements. There are however two remote cabins – Summer Cabin and Grass Creek Cabin used as cow camps.
The Arambel Family Headquarters has all the infrastructure necessary for a long-term viable livestock operation. Included there are the following structures:
- Traditional ranch home of 1,128± sq. ft. built in 1928, remodeled and updated
- Second home of 1,020± sq. ft. built in 1940, remodeled and updated
- Bunkhouse for five people
- Barn, calving/lambing barn, loafing sheds, a tack barn, a garage and corrals
The ranch headquarters is at 7,160 feet in elevation. In general, the closer to the Wind River Mountains, the more precipitation the ranch receives. As a result, the headquarters -- which contains the majority of the irrigated hay base -- receives more rain and heavier snows than does the southern reaches of the ranch- on the RSGA for example.
Average July temperatures in Rock Springs range from 54 to 84, while January averages range from 13 to 30. Annual precipitation ranges from approximately 12 inches on the north end of the ranch to an average of 9 inches on the southern end. Average annual snowfall is approximately 50 inc
The operation is rated as a 3,500 Animal Unit (AU) ranch for sheep and/or cattle. The sellers have historically run both, and an optimum stabilized operation at the present time would be 1,200 mother cows, 800 yearlings and 8,000 ewes. In their early history the ranch ran only sheep and it is only in recent years that they have diversified into cattle. Essentially, they have been opportunistic in changing the mix to respond to market conditions. Much of their country is likely better suited to sheep but they have been very successful in wintering cows on RSGA in areas that had traditionally been sheep range. The viability of the livestock operation is evident from the fact that the ranch is in its fourth generation of Arambel ownership.
There are 1,600± acres of irrigated land with early water rights. Since there is very little need for hay, the ranch puts up hay on about 435± acres and utilizes the rest as irrigated pasture.
On the cattle side, they have maintained a Hereford herd but have used black bulls. The normal practice is to carry all the calves over to yearlings. As a result, they have developed an excellent reputation for their black-baldie heifers which sell at a premium. Normally the cattle are summered on the USFS permits and the upper BLM allotments with preference to running yearlings versus pairs on the USFS. The cows and bred heifers are trucked to RSGA or the Vermillion BLM permit on the Colorado border in the late fall after weaning. They winter out on open range with little or no supplement. The calves and bulls remain around headquarters. In March the steers are trucked to RSGA and the first calf heifers are brought back to headquarters for calving and extra care. In May the cows and steers are brought back to BLM permits in the Farson area where the calves are branded. Cows normally start calving on April 1st. They work their way north from there towards the headquarters and summer range.
The sheep operation generally summers in the same BLM and USFS permits north of and around the headquarters. They continually work their way south and they also winter on the RSGA and Vermillion Permits. They are fed a shell corn supplement in the winter. This is stored in the facility in Rock Springs and is set up to be fed either from pack horses or vehicles. The sheep work their way north in the spring to the Farson area and arrive back in the headquarters area for shearing. These sheep have been a way of life for the Arambel family for over 100 years and they have developed a reputation for their replacement ewes which also sell for a significant premium and are sought after by big range operators in Wyoming and Utah. The sheepherders live with the sheep and are brought in on special government programs from Nepal. The ranch has also been successful in bringing in workers from Mexico to work with the cattle. These programs have not been curtailed in any way by the current administration. A number of the herders have in fact been able to stay on and have received their green cards. There is a good base of loyal and seasoned workers to carry on the sheep operation with a new owner. These sheep are well adapted and are left on their own. The sellers report that they have achieved a 135% lamb crop which is exceptional for this type of operation.
The great advantage of a ranch like this is that it is an enormous grass factory which is being utilized year-round for grazing. It is extremely cheap feed so one has total flexibility on how to use it.
The ranch contains a large population of mule deer on and near the ranch. It produces some of the largest trophy deer in existence. In fact, the ranch’s lands lie in the path of the world’s longest deer migration corridor and is a part of the Wyoming Game and Fish Department’s Sublette Mule Deer Migration Corridor Assessment. The ranch is also key habitat for elk, antelope, sage-grouse and a variety of high desert and plains wildlife. The ranch is part of designated critical habitat for sage grouse, moose and antelope as well as mule deer. The ranch currently receives two landowner tags for each of the three species of big game – antelope, deer and elk.
The trout fishing in the Big Sandy and Little Sandy Rivers is second to none for large brown and rainbow trout. The fishing is so good that it is sought after by local outfitters and is currently leased to an Orvis endorsed outfitter.
Taxes are $6,135, based upon previous years.
Water resources are abundant on the ranch. The headquarters is located between two river drainages that supply much of the water to this area of Wyoming. In addition, there are springs, small tributaries and quality wells dispersed throughout the ranch. Twelve of the ranch’s wells were drilled into a formation that produces “artesian flows”. Some of these wells flow hundreds of gallons per minute. This is a significant resource for the ranch because they have been able to sell water to the oil and gas industry.
The ranch has historically irrigated approximately 1,600 acres and is currently putting up hay on approximately 435 acres of native grass meadows. The additional irrigated ground is used for pasture. All the irrigation water rights are territorial rights and the ranch owns all headgates. There are no ditch companies or shared water assessments.
* Complete list of water rights available in the downloadable brochure.
The seller does not own the mineral rights under the ranch; therefore, no mineral rights are being offered for sale as a part of this ranch listing. However, the ranchlands were patented prior to 1920, and as such the gravel on the ranch is not a mineral but a surface right. The Sellers own a 46M yard gravel deposit on 560± acres that is offered separately. Please contact us for further information regarding this offering.
This is a rare offering of a ranch that has been in the same family for over 100 years. It is arguably one of the cheapest and most efficient operating ranches in the northern Rockies. It also offers tremendous diversity and flexibility. At the same time, it boasts some of the finest big game hunting and trout fishing in Wyoming. Additionally, it controls critical water resources in an area that is not long on water.
The Big Sandy River Ranch is owned by multiple entities, two of which are “C” corporations. Title may transfer by means of the sale and purchase of 100% of the stock in these entities. Buyers will be asked to qualify themselves as appropriate for the transfer of these securities. Hall and Hall is not licensed for the sale of securities, so the parties will be asked to work with attorneys to complete this portion of the transaction. Those assets that are not owned by corporations will transfer in the normal manner by warranty deed.
- 20± miles of trout rivers and creeks
- Upper Green River Basin Senior Water Rights -- Big Sandy and Little Sandy Rivers plus high volume adjudicated water wells
- Core Habitat designation in crucial range for mule deer, elk, moose, antelope and sage-grouse
- 3,500 AU operating ranch
- 9,300± deeded acres
- 435± acres irrigated hay plus 1,165± acres irrigated pasture
- Rock Springs Grazing Association 4 ownership shares -- allows 2,000 AU during the winter season
- BLM and USFS grazing permits for 19,194 AUM’s
- 4th generation livestock ranch established 1905
- 46M Yard gravel deposit lands also available
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, Jerome Chvilicek, Dan Berstrom or Brant Marsh at (406) 656-7500 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, Dan Bergstrom or Brant Marsh at (406) 656-7500 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
Tina Hamm or Scott Moran • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884
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.