OTTER CANYON RANCH - LandBrokerMLS

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OTTER CANYON RANCH TEN SLEEP, WYOMING LISTING AGENT: JIM TAYLOR 2290 GRANT ROAD BILLINGS, MONTANA 59102 P: 406.656.7500 M: 406.855.0344 [email protected] $2,250,000 | 276± ACRES

Transcript of OTTER CANYON RANCH - LandBrokerMLS

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OTTER CANYON RANCHTEN SLEEP, WYOMING

LISTING AGENT: JIM TAYLOR

2290 GRANT ROAD BILLINGS, MONTANA 59102

P: 406.656.7500 M: 406.855.0344

[email protected]

$2,250,000 | 276± ACRES

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OTTER CANYON RANCHTEN SLEEP, WYOMING

LISTING AGENT: JIM TAYLOR

2290 GRANT ROAD BILLINGS, MONTANA 59102

P: 406.656.7500 M: 406.855.0344

[email protected]

$2,250,000 | 276± ACRES

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Land… that’s where it all begins. Whether it is ranch land or family retreats, working cattle ranches, plantations, farms, estancias, timber or recreational ranches for sale, it all starts with the land.

Since 1946, Hall and Hall has specialized in serving the owners and prospective owners of quality rural real estate by providing mortgage loans, appraisals, land management, auction and brokerage services within a unique, integrated partnership structure.

Our business began by cultivating long-term relationships built upon personal service and expert counsel. We have continued to grow today by being client-focused and results-oriented—because while it all starts with the land, we know it ends with you.

WITH OFFICES IN :

SALES | AUCTIONS | F INANCE | APPRAISALS | MANAGEMENTSALES | AUCTIONS | F INANCE | APPRAISALS | MANAGEMENT

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DENVER, COLORADO

EATON, COLORADO

STEAMBOAT SPRINGS, COLORADO

SUN VALLEY, IDAHO

TETON VALLEY, IDAHO

HUTCHINSON, KANSAS

BUFFALO, WYOMING

BILL INGS, MONTANA

BOZEMAN, MONTANA

MISSOULA, MONTANA

VALENTINE, NEBRASKA

COLLEGE STATION, TEXAS

LAREDO, TEXAS

LUBBOCK, TEXAS

MELISSA, TEXAS

SOUTHEASTERN US

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EXECUTIVE SUMMARY Otter Canyon is a classic off-the-grid fishing and hunting retreat located on the west slope of the Bighorn Mountains approximately 20 miles south of Ten Sleep. Consisting of 276± critical acres of highly strategic land consisting of over two miles of the dramatic South Fork of Otter Creek Canyon. Otter Creek is a meandering trout stream which, if measured on its bends and turns, would offer many more than the two canyon miles of highly sought-after trout water. The downstream neighbor is a multi-generational local ranch family, and the lands above the ranch are BLM or State of Wyoming land for many miles offering near private access to virtually unlimited waters and acres for hunting or other recreational pursuits. Improvements include an historic homestead cabin and a modest three-bedroom more “modern” cabin with living area and kitchen. This is without question a unique, one-of-a-kind property that plays way bigger than 276± acres.

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LOCATIONThe ranch is located approximately 20 miles south of Ten Sleep, which places it about a 50-minute drive from Worland for major services and an airport for private aircraft of any size. Access to the canyon floor is by way of private easements from adjoining ranches off of the Spring Creek County Road. The nearest commercial air service is in either Cody or Casper about a two-hour drive from the ranch. Ten Sleep is a charming mountain town with exceptional schools at the base of the Bighorn Mountains that offers basic services, including bars, restaurants, shops and motels - veterinary services, too. The annual Fourth of July rodeo is a well-attended Bighorn Basin tradition. Worland offers a full cross-section of services for the local agricultural community as do the more distant and larger communities of Cody, Billings, and Casper.

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LOCALEOtter Canyon lies in an area of large and medium-sized traditional family ranching operations that lie along the western side of the Bighorns. Many take advantage of the excellent big game hunting, and the surprisingly prolific spring-fed trout streams like Otter Creek that flow out of these mountains. These have given rise to guest ranches and, more recently, new families and landowners who are more interested in the scenic and recreational amenities than traditional ranching. The Nature Conservancy has recognized the unique quality of this area by creating a Nature Preserve just east of Ten Sleep. By and large, however, this remains a traditional ranching community where people “neighbor” with each other and support those in need. Ranches generally do well here because the lower country is good for wintering livestock, and the upper country grows good summer grasses. These ranches also benefit from the immense Bighorn Basin reaching to the west and home to some of Wyoming’s most productive irrigated farms.

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GENERAL DESCRIPTIONThe Otter Canyon Ranch consists of over two miles of the South Fork of Otter Creek canyon. The canyon walls, which rise around 600 vertical feet in some locations, make for a truly dramatic setting. The floor is open enough to allow excellent access to the stream for fishing, and a good two-track road allows access to most parts of the stream by ATV. At the same time, there is a rich mix of deciduous trees and bushes and the more northerly faces boast heavier stands of Douglas fir, and there is ponderosa pine on the opposing slopes. Overall the canyon offers great cover and habitat for a cross-section of wildlife from black bear and mountain lion to deer and elk.

Most importantly, the canyon above the ranch runs through miles of public land that is not easily accessible to the public, and below the ranch, the canyon continues through public lands. This puts the owners of Otter Canyon Ranch in a preferred position to enjoy many miles of pristine wildlands above and below the ranch. Because of its protected nature, it is an absolute haven for wildlife in addition to offering many miles of private fishing.

ACREAGE276± deeded acres

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IMPROVEMENTSThe historic cabin has the potential to be fixed up but is not currently being used. The main cabin built in 1987 has three bedrooms and a kitchen, living room area as well as a screened porch and a nice deck. The water system is gravity fed from a 400-gallon storage tank above the cabin where water is pumped from the stream. Drinking water is brought in from outside. The ranch has enormous potential with current technology to develop solar or even hydro-power with a backup generator or batteries or both. Presently they use propane, which is provided by portable tanks that are hauled out to the county road to be refilled. Current technology is also available to allow one to bring in cellular service with a booster installed above the canyon. The accommodations would be considered adequate for a comfortable hunting or fishing camp.

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CLIMATEAs mentioned earlier, this property consists of about two linear miles of a dramatic canyon. It is located where the Bighorn Mountains transition into the Bighorn Basin which is basically a desert environment. The ranch likely gets around 13 inches of annual precipitation, which places it more in a “foothills” category than either a desert or high alpine area. It is, of course, very protected from extremes of wind and weather and would normally not get heavy accumulations of winter snow.

GENERAL OPERATIONSThe current owners operate Otter Canyon as a private fishing retreat with a caretaker living in Ten Sleep and checking on the property. It sits behind two locked gates on private roads.

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WILDLIFE RESOURCESBecause of the protected nature of the canyon, the ranch attracts a full complement of wildlife from black bears and mountain lions to deer and elk. There is also prolific birdlife. More importantly, it provides a base from which one can access thousands of acres of public lands that adjoin it.

FISHERY RESOUCESThe focal point of Otter Canyon is the multiple miles of the South Fork of Otter Creek that pass through the canyon. There are two linear miles of the canyon, but with its many twists and turns, we are estimating that the miles of creek could be double that. This does not take into account the many miles of creek that pass through public lands both above and below the ranch. This is a fishery that supports rainbow, brook, brown and cutthroat trout.

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TAXESAnnual real estate taxes are estimated at $1,196 per annum based upon past year’s taxes.

MINERAL RIGHTSSellers will transfer all the mineral rights that they own.

WATER AND WATER RIGHTSWater for the cabin is provided by a pump in the stream, which fills a 400-gallon tank above the cabin providing gravity pressure for showers, sinks, etc.

CONSERVATION EASEMENTThe ranch is not encumbered by any conservation easements.

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SPECIAL NOTEThe ranch lies in a contiguous block where practical access is across BLM and State lands.

BROKER’S COMMENTThe Otter Canyon Ranch is a truly enchanting retreat with its dramatic setting in Otter Canyon. It is very private and well off the beaten track. With modern off the grid technology, it has the potential to be converted from a modest fishing camp to a comfortable retreat enjoyed by all members of the family.

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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, building measurements, 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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Click on map above for link to MapRight map of property.

PRICE

$2,250,000

ADJACENT PROPERTY AVAILABLEFor those interested in an operating mountain ranch retreat, the adjacent Double H Ranch offers a complete livestock operation with outstanding elk and deer hunting and comfortable improvements. See the map showing the combination.

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ADDITIONAL SERVICES OFFERED BY HALL AND HALL1. 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,

or Dan Bergstrom at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

2. 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, or Dan Bergstrom at (406) 656-7500 are available to

describe and discuss these services in detail and welcome your call.

3. 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.

4. 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. Stacy Jackson at (903) 820-8499 is available to describe and discuss these services in detail and welcome

your call.

5. 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

Adam Deakin • (970) 716-2120

Monte Lyons • (806) 698-6882

J.T. Holt • (806) 698-6884

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UNDERSTANDING WHOM REAL ESTATE AGENTS REPRESENTMontana law requires that BUYER’s and SELLER’s be advised about the different types of agency relat ionships avai lable to them (MCA § 37-51-102 & 37-51-321). A real estate agent is qualif ied to advise only on real estate matters. As the cl ient or as the customer, please be advised that you have the option of hir ing outside professional services on your own behalf ( legal and tax counsel, home or building inspectors, accountant, environmental inspectors, range management or agricultural advisors, etc.) at any t ime during the course of a transaction to obtain addit ional information to make an informed decision. Each and every agent has obl igations to each other party to a transaction no matter whom the agent represents. The various relat ionships are as fol lows:

SELLER’s Agent: exclusively represents the SELLER (or landlord). This agency relat ionship is created when a l ist ing is signed by a SELLER/owner and a real estate l icensee. The SELLER’s agent represents the SELLER only, and works toward securing an offer in the best interest of the SELLER. The SELLER agent st i l l has obl igations to the BUYER as enumerated herein.

BUYER’s Agent: exclusively represents the BUYER (or tenant). This agency relat ionship is created when a BUYER signs a written BUYER-broker agreement with a real estate l icensee. The BUYER agent represents the BUYER only, and works towards securing a transaction under the terms and condit ions established by the BUYER and in the best interest of the BUYER. The BUYER agent has obl igations to the SELLER as enumerated herein.

Dual Agent: does not represent the interests of either the BUYER or SELLER exclusively. This agency relat ionship is created when an agent is the SELLER’s agent (or subagent) and enters into a BUYER-broker agreement with the BUYER. This relat ionship must receive ful l informed consent by al l part ies before a “dual-agency” relat ionship can exist. The “dual agent” does not work exclusively for the SELLER or the BUYER but works for both part ies in securing a conclusion to the transaction. I f you want an agent to represent you exclusively, do not sign the “Dual Agency” Disclosure and Consent” form.

Statutory Broker: is a l icensee who assists one or more of the part ies in a transaction, but does not represent any party as an agent. A l icensee is presumed to be acting as a “statutory broker” unless they have entered into a l ist ing agreement with the SELLER, a BUYER-broker agreement with the BUYER, or a dual agency agreement with al l part ies.

In-House SELLER Agent Designate: is a l icensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the SELLER for a specif ic transaction in which the brokerage has the property l isted and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the SELLER, but st i l l is obl igated to the BUYER as any SELLER’s agent would be.

In-House BUYER Agent Designate: is a l icensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the BUYER for a specif ic transaction in which the brokerage has the property l isted and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the BUYER, but st i l l obl igated to the SELLER as any BUYER’s agent would be.

Subagent: is an agent of the l icensee already acting as an agent for either the SELLER or BUYER. A “SELLER agent” can offer “subagency” to an agent to act on his behalf to show the property and sol icit offers from BUYER’s. A “BUYER agent can offer “subagency” to an agent to act on his behalf to locate and secure certain property meeting the BUYER’s cr i ter ia.

Jim Taylor of Hall and Hall is the exclusive agent of the Seller.

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SALES | AUCTIONS | F INANCE | APPRAISALS | MANAGEMENT

WWW.HALLANDHALL.COM | [email protected]

Dedicated to Land and Landowners Since 1946