A second set of improvements lies at the NW corner of the ranch, consisting of a recently remodeled 1600 sq ft home with 2 car attached garage. There are some corrals and pens on the NW unit as well.

Domestic water for both sets of improvements is from private wells on the property, and a third well in the SW field, supplying domestic water to a mobile home site as well as livestock. Water has tested potable.

ABOUT THE LAND

The ranch consists of 1428 deeded acres with 582 acres irrigable.

Irrigation water is provided by the Midvale Irrigation District. There are 5 Reinke center pivots, one side-roll and approximately ft of gated pipe in the water delivery system. Water is usually available from the end of April through the end of September. A typical years water allotment is 2.5 3.0 acre feet. In the irrigation district, all landowners receive the same amount of water. There is no disparity of one owner receiving more than another because of priority. Employees of Midvale (ditchriders) enforce this rule.

The major soil types on this ranch consist of the Apron-Lost Wells Association. The USDA Soil Survey describes this soil as consisting of deep, well drained sandy loams and sandy clay loams on alluvial fans. Also, this association is used mainly for irrigated crops and pasture, but it is also used for range. Some of the best range in the survey area is in this association.

Elevation of most of the ranch is right at one mile.

Referencing the aerial map of the various fields, current crops are as follows;

Field #1: 80 acres pivot

28 acres gated pipe

New seeding of alfalfa in 2022

Field #2: 81 acres gated pipe 24 acres sideroll

Under gated pipe is alfalfa/grass seeded in 2021 and 2022 Under sideroll is ryegrass

Field #3: 129 acre pivot Ryegrass

Field #4: 170 acres pivot Alfalfa seeded 2016

Field #5: 35 acres pivot Alfalfa seeded 2016

Field #6: 58 acres pivot Ryegrass

Current owners sell the hay and forage out of the field and take in cows to graze the aftermath in the winter.

THE FINANCIAL STUFF

Wyoming has no state income tax, and real estate taxes compare very favorably compared to many other states.

Operating overhead for the Sand Butte Ranch is as follows:

Real Estate Taxes Midvale Irrigation Water Cost to operate pivots

$10,000/yr

12,700/yr

3,500/cutting

TERMS OF SALE

Cash to sellers. 1031 exchanges are welcome. This offering is made in two parcels.

The east unit consists of fields #1 and 2 and the headquarters unit totaling approximately 457 acres, with 213 acres irrigated. This parcel is priced at $1,800,000.

The west unit consists of fields #3-6 and the improvements located thereon. There are approximately 966 acres with 370 irrigated acres. This parcel is priced at $3,200,000.

Purchasers offering to buy the entire ranch will receive a more favorable pricing option.

DISCLAIMERS

While every effort has been made to represent the property accurately, there may be variations between the deeded property lines and existing fences. All references to acreage are estimates based on technology available. Potential buyers are encouraged to conduct their own due diligence which may include professional surveys, water rights examination etc. Sellers will cooperate with all reasonable inquiries into the condition of the property.