West Hills Ranch... The West Hills Ranch is located 5 miles west of the town of Afton, in Fairview,...

West Hills Ranch S T A R V A L L E Y , W Y O M I N G

H u n t i n g | R a n c h i n g | F l y F i s h i n g | C o n s e r v a t i o n

w w w . L i v e W a t e r P r o p e r t i e s . c o m

The West Hills Ranch is located 5 miles west of the town of

Afton, in Fairview, Wyoming and is a turn key ranch comes

with all the furnishing included. This private ranch is

comprised of 885 deeded acres offering breathtaking views

of the surrounding mountains and the valley commonly

known as Star Valley. Improvements on the ranch include a

3,400 sqft main home built in 1993 and remodeled in 2012

and an equipment storage building roughly 2,000 sqft in

size. These structures are located in the heart of this ranch.

Traditionally this ranch, in conjunction with the nearby 200

acre Crow Creek Ranch river parcel (also being offered for

sale, separately) has been run as a cattle operation. Sound

management practices coupled with modest grazing and

diligent cattle rotation allow for 100 pairs from June to

October most years, under normal weather conditions.

Introduction:

West Hills RanchS T A R V A L L E Y , W Y O M I N G

Tate Jarry, Associate Broker

Cell: 307.413.2180

Toll Free: 866.734.6100


Location:The 885-acre West Hills Ranch is located in the southern

end of Star Valley about an hour south of Jackson Hole,

Wyoming. The Valley’s original settlers nicknamed this

area “Little Switzerland” in the late 1800s when first

viewing the lush, green valley and snowcapped peaks.

Star Valley is unique in that throughout its 50-mile

length, it is no wider than 6 miles between the Caribou-

Targhee National Forest and the Bridger-Teton National

Forest boosting some of the best elk, moose and mule

deer populations in the West.

Star Valley’s premium location amidst Wyoming’s

pristine, mountainous environment is ideal due in

large part to its proximity to Jackson Hole and Grand

Teton and Yellowstone National Parks. There are two

jet airstrips located close to the ranch, one 5 miles

east in Afton and one 25 miles north in Alpine. The

towns of Alpine, Etna, Thayne and Afton are located on

Highway 89, and they provide basic conveniences such

as grocery stores, gas stations, auto and farm equipment

dealerships and an acclaimed state of the art hospital.

Distance from West Hills Ranch Alpine Junction, Wyoming 30 Miles

Jackson Hole, Wyoming 70 Miles

Grand Teton National Park 75 Miles

Yellowstone National Park 90 Miles

Driggs Idaho 90 Miles

Idaho Falls, Idaho 100 Miles

Salt Lake City, Utah 200 Miles


Acreage:The West Hills Ranch has modestly sloping hillside ground located along the Idaho and Wyoming border. The property

lies predominately on the east and southeast facing aspect of the hillside. Large open pastures of native grasses and

sagebrush are intertwined among large stands of aspen and conifer trees. The trees provide excellent habitat for wildlife

as well as needed shelter and shade for foraging livestock. The ranch has perimeter fencing as well as some interior

pasture fences. They have been kept in good working condition by the current ranch manager and owner. Numerous

natural and man-made water features exist on the ranch providing easy access for both livestock and wildlife.

*This property, although it doesn’t have a conservation easement, does have a deed restriction which

limits the ability of future owner, to divide the property into parcels less than 35 acres in size. Contact

agent for specific details.

Ranch Operations: Traditionally, the cattle operation on the West Hills Ranch

has been run in conjunction with the Crow Creek Ranch

river bottom piece located nearby. Together these two parcels

total 1,085 deeded acres and support 100 pairs for the growing

season. With adequate moisture and sound management a

20% increase in the number of pairs is realistic. The upper

range is cross fenced into four pastures, all with ponds ,

springs and water pumped stock tanks.

In the recent past, the owner, in cooperation with his ranch

manager, raised polled and moderate framed Salers seedstock

which were offered for sale annually at the WHR Prime Cut

Production Sale in late February – March of every year. On

February 26, 2018, WHR conducted their annual bull sale for

the last time with a final female dispersal. This successful

event marked the end of a chapter for the owners and ranch

manager but opens up a great opportunity for someone

looking to continue the ranching tradition.

Improvements:The improvements on the ranch include a main home and outbuilding located at the heart of the ranch. The cozy 3-bedroom

2-bath, 3,400 sqft home was built in 1993 and remodeled in 2012. The owners continue to upgrade the residence as needed

and keep the home in excellent condition. In addition to the main home there is a 2,000 sqft metal outbuilding with water and

electricity that was built in 1994. It is used for equipment storage.


Nearby Live Water: Adjacent to the ranch there are numerous angling opportunities and many are within walking distance.

The Salt River: The Salt River is a classic meadow stream that flows through the center of Star Valley for approximately 50

miles. The river is navigable by drift boat or raft, however it receives minimal boat traffic. The tributaries to the river number

in the hundreds, with more than 75% of the summer flows from spring sources throughout the valley. The river’s typical

summer and fall flows range between 600 and 900 cubic feet per second, making it suitable to both wade fishing and float

fishing. The streambed consists of smaller pebbles and rocks and is devoid of the huge boulders found in some freestone

streams that make wading difficult. The Salt empties into the Palisades Reservoir about 30 miles downstream of the ranch just

south of the town of Alpine. The reservoir is a deep and massive body of holding water for wild brown and cutthroat trout that

move freely between the Salt, Snake and Greys Rivers. Brown trout typically choose the Salt River system due to the incredible

fertile waters provided by the spring sources. The river supports a wide variety of food sources for the fish. The riffles, runs,

pools and undercut banks host area insects such as golden stoneflies, yellow sallies, blue-wing olives, pale morning duns and

grey drakes. There are also hordes of caddis as well as fresh water shrimp commonly referred to as scuds.



Nearby Live Water (Continued): The best fishing of the season is during the summer and early

fall months when grasshoppers are out in abundance. This is a

time when large dry flies bring the largest trout to the surface

to feed. The fall brings on the huge migration of trophy brown

trout up the river system from Palisades Reservoir. After the

first freeze in September, one might find a monster brown

trout resting on the bottom of a deep pool, hungry and ready

to dart out after a big meal. Browns are abundantly present in

the river and valley spring creeks throughout the year, and still

their numbers substantially grow during the fall spawning run.

It is not uncommon to find resident trout up to 24 inches in

length and trophy migrating browns up to 31 inches.

Wildlife and Hunting: The wildlife game species, found on the ranch include elk, moose, mule deer, ruffed grouse and sharp-tailed grouse all of

which can be found in large numbers at various times of the year. Other hunting opportunities abound a short distance from

the ranch on the thousands of acres of national forest and public lands. The Wyoming Range and western edge of the state

continues to produce some of the best opportunities for trophy elk and mule deer hunts. Wyoming also has excellent drawing

odds for out-of-state hunters and a better than average success rate for hunt areas near the ranch. This has become a popular

hunting destination for avid big game hunters. A clear example of the quality in game and game management of the area can

be seen in the Non-Typical Outfitters website (nontypicaloutfitters.com), which has pictures of mule deer over 200 inches.

This is a common sight in this area.



Conservation Easement:West Hills Ranch is a model candidate for a conservation

easement placement by an incoming owner, creating

noteworthy tax benefits. Upon creation of a conservation

easement, an incoming owner would retain the right

to continue agricultural and recreational uses on the

property, while giving up further development rights

and preserving the wild landscape in perpetuity.

Wyoming Tax Benefits:Bloomberg Wealth Management magazine consistently rates

Wyoming as the #1 Tax Friendly State in America for both

individuals and corporations. Land ownership in Wyoming

can offer significant reductions in federal income taxes through

the strategic use of conservation easements while protecting

this valuable resource that we all cherish. Here are the “lucky”

thirteen reasons to purchase and stay in Wyoming for state

residents:

• No state income tax on personal or corporate income

• No state inheritance tax or estate tax

• No state excise taxes on gas or food

• No tax on the sale of real estate

• No state capital gains tax

• Dynasty trusts are permitted to shelter assets from

generation to generation

• Wyoming close LLC statute

• No tax on out-of-state retirement income

• No state gift tax

• No intangible taxes on financial assets

• No personal property tax on property held for personal use

• No tax on individual mineral interest

• Lower property taxes based on the assessed value


Summary

• 885 rolling acres on the border of Wyoming and Idaho

• Remodeled main home has 3,400 sqft

• 2,000 sqft equipment and storage building

• Dominant views of the Wyoming Mountain Range

• Abundant nearby fishing for brown and cutthroat trout

• Plentiful hunting on the ranch and on nearby public lands

• Owner/rated at 100 pair of cattle from 6/1 - 10/1 under

normal weather conditions

• Exceptional corporate or family retreat

PRICE Reduced: $2,18 0,000TAXES: $2,657 in 2018

CONTACT:

Tate Jarry, Associate Broker

Cell: 307.413.2180

Toll Free: 866.734.6100

Notes:1) Offering subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information provided herein is intended

as a general guideline and has been provided by sources deemed reliable, but the accuracy of which we cannot guarantee.2) Live Water Properties LLC represents the Seller as a Seller’s Agent.

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West Hills Ranch... The West Hills Ranch is located 5 miles west of the town of Afton, in Fairview,...

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Transcript of West Hills Ranch... The West Hills Ranch is located 5 miles west of the town of Afton, in Fairview,...