This 2,575± acre mountain property is located in both Washakie and Natrona counties, approximately 35 miles south of Ten Sleep. The ranch is situated on the southwest end of the Bighorn Mountains with Lost Creek, Little Lost Creek and six tributaries passing through the property. The terrain is mountainous with open sagebrush flats transitioning to foothills and mountains covered with dense stands of pine and aspen trees. The small mountain streams that are scattered throughout the ranch flow west and eventually north into the Nowood River, providing drinking water for both wildlife and livestock. The ranch is extremely private with huge expansive views. It offers an ideal combination of timbered areas that provide excellent wildlife habitat and rangeland that allows for a functional grazing property.
The Lost Creek Mountain Property is located south of Ten Sleep, Wyoming, taking in a significant portion of the southwest Bighorn Mountains. Approximately 35 miles from Ten Sleep, the ranch is extremely private, in an area that is lightly impacted, and much as it was 100+ years ago. Just an hour from the ranch lies Worland, a mid-sized, prosperous town that sits in the middle of the Bighorn Basin. Commercial air service is available in nearby Cody, and Worland has its own airport for private aircraft. Worland has a full range of services and amenities to accommodate most needs. The ranch is accessed by the county road Cherry Creek Stock Trail, just off the Upper Nowood Road.
This area of Wyoming is primarily known for large tracts of land that lie in and below the Bighorn Mountains, feeding out towards the plains of central Wyoming. Grass-covered bottoms flow up into ridges covered with sagebrush, then further up into timber country and aspen bottoms. Most all adjacent landowners use this higher ground for summer grazing of livestock and ultimately big game hunting for elk, deer and antelope. The ranch is an exceptional hunting property.
The 2,575± acre ranch is accessed off Cherry Creek Stock Trail, a county road off Upper Nowood Road. From Cherry Creek Stock Trail Road, the ranch is accessed by easement through the adjacent landowners. The ranch is entered from the north onto the mid-elevation of the ranch. From there, the landscape changes dramatically, from open grass and brush-filled bottoms that feed up into rugged draws, benches, ridges, and ultimately to the highest elevation on the east side of the ranch.
Lost Creek flows west and then northerly through the ranch collecting three tributaries and multiple spring-fed drainages before leaving the property. The lower elevations on the west end of the ranch are covered with sagebrush and shaded rock outcroppings, providing ideal mule deer habitat. To the east, the elevation increases from grassy bottom areas into aspen groves and pine ridges. The ranch is scenically appealing and a magnet for a broad diversity of wildlife.
Because of its elevation, Wyoming has a relatively cool climate. The average high temperatures in the summer months at Ten Sleep max out in the 80s and the average low in the winter months is around 20 degrees. With increasing elevation, average temperatures drop rapidly. Summer nights are invariably cool, even though daytime readings may be in the 80s at times. High temperatures rarely reach 90 degrees on the ranch. In the wintertime, it is characteristic to have rapid and frequent changes between mild and cold spells. Average annual precipitation at Ten Sleep is around 12 inches. Snow at the ranch can be considerable and limit travel to the ranch in the winter. Although it is not predictable, the elevation of the ranch assures some serious snowfalls in winter which can reduce the accessibility to the ranch.
The Lost Creek Mountain Property has historically been utilized as a summer grazing allotment for cattle, and hunting in the fall. The ranch has been supporting 300 pair of cattle in the summer months. Leased to a local tenant, the sellers have opted to lease the summer grazing. The diverse topography and many different attributes of the ranch make it an ideal big game hunting property.
There are multiple water sources throughout the ranch, providing plentiful water for livestock and wildlife. Multiple spring-fed tributaries traverse throughout the ranch and ultimately end up in one of several drainages of Lost Creek. The springs and creek bottoms flow throughout most of the ranch. The ranch also has a spring-fed well that supplies additional water to the center of the ranch.
Lost Creek Mountain Property is home to a variety of wildlife. Showcasing the ranch is the opportunity of seeing trophy elk. Elk frequent and inhabit the property. Timbered ridges, spring-fed draws and grass parks are key habitat to supporting the area elk herd. Besides elk, the ranch holds good populations of mule deer. The lower elevations on the west end of the ranch are covered with sagebrush and shaded rock outcroppings, providing ideal mule deer habitat. There are also quite a few antelope scattered throughout the ranch as well.
Lost Creek Mountain Property lies in the elk hunting Area 48, an area known for producing giant trophy bull elk, and is relatively easy to draw a license. Numerous trophy elk have been harvested on the ranch. The ranch has historically received “landowner tags” for elk, mule deer and antelope. The ranch has areas of timber and spring bottoms that elk love to inhabit, and the mule deer enjoy the same. The lower ground is covered with sagebrush that the mule deer love to browse and hang in for refuge.
Lost Creek Mountain Property offers endless recreational opportunities. The property and the area are known for its excellent hunting. In addition, Lost Creek Mountain Property is ideal for horseback riding, ATV riding and hiking. The dramatic views, the mountainous setting and the large ridges provide beautiful scenery while enjoying the ranch.
Based upon past years, the real estate taxes are estimated to run less than $1,000 per year.
Seller does not believe to own any mineral rights. Any owned by the Seller will convey to the Buyer at closing.
Lost Creek Mountain Property is an opportunity to own a solid summer grazing ranch and a beautiful hunting property in one of Wyoming’s most desirable areas. There are plenty of elk, deer and antelope on, and traveling through, the property on a consistent basis for enjoying or hunting. The surrounding area is loaded with opportunities to explore, without a lot of people. Lost Creek Mountain Property is an affordable option to getting in and having the ability to hunt one of Wyoming’s most sought-after areas.
Cash at closing
- 2,575± acres (2,294± deeded, 160± State of Wyoming lease, 121± BLM lease)
- Excellent elk and mule deer hunting
- Superb summer grazing allotment for 300-350 pairs for the grazing season
- Ranch lies within elk hunting area 48, and deer areas 35 and 40; currently receiving landowner tags for both areas
- An affordable ranch with great hunting
- Extremely private
- Thousands of acres of public lands surrounding or in close proximity to the property
- Impressive panoramic views of the area and the Bighorn Mountains
- No improvements
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 and Jerome Chvilicek at (406) 656-7500 or Randy Clavel at (308) 534-9000 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 or Jerome Chvilicek at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.
AUCTIONS - Hall and Hall Auctions offers “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 over 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.
SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to the intermountain west. 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 strong relationships with our lenders allows us to quickly tell you whether we can provide the required financing.
Competitive Pricing • Flexible Terms • Efficient Processing
In-House Appraisals • Common Sense Underwriting
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Randy Clavel • (308) 534-9000
Monte Lyons • (806) 698-6882
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.