Evitt Ranch

Featur ing Rock Creek & the Bighorn Mountains

Buffalo, Wyoming—Johnson County

Experienced Professional Ranch Brokers

Specializing in the Sale of Ranches, Farms & Recreational Properties

58 E. Benteen St. | Buffalo, WY 82834 | PHONE 30758 E. Benteen St. | Buffalo, WY 82834 | PHONE 307--684684--9556 | FAX 3079556 | FAX 307--684684--8565 | info@pearsonrealestate.com 8565 | info@pearsonrealestate.com

www. PearsonRealEstate.comwww. PearsonRealEstate.com

The Evitt Ranch is offered in its entirety; however, the ranch parcel on Rock Creek and

the Bighorn Mountain property may be purchased individually.

2 For more information please call us at (307) 684-9556 | Email info@PearsonRealEstate.com

www.PearsonRealEstate.com

The Evitt Ranch - The Rock Creek Headquarters are

located about 12 miles northwest of Buffalo, WY on Rock

Creek Road. The Bighorn Mountain Elk Camp is located

roughly an additional 5.5 miles west of the ranch parcel.

Evitt Ranch - Rock Creek Headquarters

760 +/- deeded acres

640 +/- acres State of Wyoming grazing lease

Total = 1,400 +/- acres

OR

Evitt Ranch - Bighorn Mountain Elk Camp

1,069 +/- deeded acres

OR TOGETHER

The Evitt Ranch - Ranch Parcel and Mountain Parcel

1,829 +/- deeded acres

640 +/- acres State of Wyoming grazing lease

TOTAL = 2,469 acres

Approximate distances from the Headquarters to:

Buffalo, WY………… 12 miles

Sheridan, WY ……… 33 miles

Gillette, WY ……….. 82 miles

Casper, WY ………. 124 miles

Cheyenne, WY….. 302 miles

Denver, CO ………. 401 miles

Billings, MT ………. 177 miles

Rapid City, SD …… 222 miles

LOCATION ACREAGES

EVITT

R A N C H

The Evitt Ranch is located on scenic Rock Creek in Johnson County, Wyoming. The property has two homes, one of which is a comfortable stone house built in the late 1800’s. The spacious second home was built in 1985. Other ranch facilities include a classic red hip-roofed barn, a number of machinery storage buildings, a large outdoor roping arena, and livestock corrals. This picturesque property has been used as a commercial cow-calf operation with the irrigated meadows producing hay and providing winter grazing. Recreationally, the Evitt Ranch provides both fly fishing and big game hunting opportunities on deeded land with adjacent state and federal lands that enhance the

recreational use of the property. Rock Creek flows through the ranch for nearly 1.6 miles and offers trout fishing near the homes. The easily accessible mountain parcel borders both the National Forest and state land and offers private elk and mule deer hunting.

3

The second home was built in 1985 and has 1,664+/-

square feet of living space on the main floor and

another ~1,664 sq. ft. of finished living space in the

basement. This spacious home has 6 bedrooms and 2.5

bathrooms. A large mudroom has an easy-access water

closet, laundry hook-ups, and utility sink. In addition to

hot water heat, the home has two large wood stoves

upstairs and downstairs. The layout of the home is very

open and inviting.

The primary home is a 4,015+/- square foot historic

home built in the late 1800’s (per Johnson County

Assessor’s Office). The home is constructed from

stone and stucco and in recent years has been sided

with rough-sawn lumber and brick. A stone fireplace

with a modern insert is the central feature of the living

area. The home has a large master bedroom with a

west facing bump-out sitting area and an en suite

master bathroom. About 20 years ago an addition was

added and purposed as a hot tub room. The large

windows create an open, sunny atmosphere within the

home and frame beautiful views of the mountains,

meadows and nearby Mowry Creek. A walking bridge

across Mowry Creek makes a quick trip between the

house and the historic barn and horse corrals. The

detached double garage contains a workshop area and

a walk-in cold storage locker.

THE ROCK CREEK HEADQUARTERS

4

In addition to the homes, other buildings on the

ranch include a circa 1901 hip-roof style barn, a

1,200+/- sq. ft. steel shop building built in ~1979, a

number of open-faced machinery storage

structures, an original calving/lambing shed, and

various other livestock structures.

The corrals and large outdoor roping arena are

constructed of repurposed heavy duty oil field

pipe.

Horses grazing near Rock Creek For more information please call us at (307) 684-9556 | Email info@PearsonRealEstate.com www.PearsonRealEstate.com

ROCK CREEK — Rock Creek originates at an elevation of ~8,000’ in the Bighorn National Forest near the

Cloud Peak Wilderness. The year-round stream flows through nearly one mile of the deeded acres and then

continues across the Evitt’s State grazing lease for another 0.6+/- miles. Small brook trout and rainbow trout

keep the fly-fishing challenging. Other activities include swimming and tubing in the summer and ice skating in

the winter.

MOWRY RESERVOIR — This stream-fed reservoir lies above the main home on Mowry Creek. While

built primarily to provide stored irrigation water, the reservoir has been stocked with trout and provides yet

another fishing and recreation opportunity.

WILDLIFE — Whitetail deer, mule deer, antelope, and turkeys are the main game species on the ranch.

STATE GRAZING LEASES — The deeded portions of the Rock Creek Headquarters parcel are

connected by two State of Wyoming grazing leases. Lease #2-4022 is a 160 acre lease with a permitted 90

AUMs and lease #2-3928 is a 480 acre lease with a permitted 171 AUMs. The leases were recently renewed

and will not be up for renewal again until 02/01/2024.

WATER RIGHTS and IRRIGATION — The Evitt Ranch owns 7 shares (98 Acre-Feet) in the Rock Creek

and Piney Reservoir & Ditch Company. The annual cost of this water has typically run about $100 per share.

Other permitted water rights include 25 acres from the Jenny Mowry Ditch, a diversion off of Rock Creek

(Proof #2141), 75 acres from Hallie Ditch (Permit 1323), and an unregulated number of acres from Mowry

Reservoir (Permit #6652). With a lessee in place, the estimated current number of irrigated acres (estimated

from an aerial image) ranges from 180-210+/- acres. The historical number of irrigated acres is closer to

265+/- acres. The ranch has a high ratio of irrigable acres (347 of the 760 deeded acres), according to the

Johnson County Assessor’s office. Irrigation improvements to fully utilize the irrigable acres would greatly increase the ranch’s production capability, particularly on the north end.

PROPERTY TAXES - The 2014 property taxes were $6,920 (Johnson County Assessor’s website).

LOCAL SCHOOLS - The closest

schools are in Buffalo but Wyoming does

allow students to attend school in the

district of their choice. Public schools

located in Buffalo include Meadowlark

Elementary, Cloud Peak Elementary, Clear

Creek Middle School, and Buffalo High

School. (www.jcsd1.us/schools)

5

ROCK CREEK HEADQUARTERS PROPERTY DATA

Google Earth aerial view of the Bighorn Mountain Elk Camp parcel of the Evitt Ranch. 6

The Bighorn Mountain Elk Camp parcel is a unique and rare offering. This deeded land is an island of rugged mountain terrain and

beautiful vistas surrounded almost entirely by federal or state land. The property itself, as well as the elk herd in the area, are of high

quality. The mountain parcel is a contiguous, deeded parcel of approximately 1,069 acres bordered on the west by the Bighorn

National Forest. The northern, southern, and a portion of the eastern boundaries are adjacent to Wyoming State Trust lands.

The only private neighbor is another recreational parcel owned by the HF Bar Ranch, a prominent and historic guest ranch. The Evitt

Ranch and the HF Bar Ranch have enjoyed a congenial relationship over their many years as neighbors. Evitt constructed a horse gate

where the HF Bar Ranch’s wranglers and guests could cross his land and access trails in the Bighorn National Forest.

A large outcropping, Castle Rock, overlooks the property. The views are expansive. Lake DeSmet and the open plains far beyond

can be seen from the property. The meadows are rimmed by timbered ridges and slopes which include alpine fir, Douglas-fir,

lodgepole pine, ponderosa pine, and aspen. The meadows are covered with fescue, wheatgrass, mountain brome, and sagebrush.

A 1,040+/- sq. ft. cabin built in ~1975 is on the southern end of the property. The rustic cabin features running water from a natural

spring above the cabin. There are two small bedrooms with one larger bedroom filled with bunk beds for visitors and hunters. Other

amenities include a bathroom and a propane fired water heater for a warm shower. A small hay shed and horse shelter sit near the

cabin. A 192+/- sq. ft. cowboy cabin provides shelter to the north.

This area of the Bighorn Mountains is home to hundreds of elk. Elk have been harvested on the property for years providing

additional income. The elk hunt area is Area 36, a general hunt area. The deer hunt area is Area 27, another general area. Mountain

lion and bear also inhabit the east slope of the Bighorn Mountains.

The 2014 property taxes for the mountain property were $441 (Johnson County Assessor’s website).

THE BIGHORN MOUNTAIN ELK CAMP

7

No

rth

OU

T

PROPERTY MAPS

For more information please call us at (307) 684-9556 | Email info@pearsonrealestate.com 8

Evitt Ranch - Rock Creek Headquarters

760 +/- deeded acres

640 +/- acres State of Wyoming

grazing lease

Total = 1,400 +/- acres

OUT

N

PROPERTY MAPS

9

Evitt Ranch

Bighorn Mountain Elk Camp

1,069 +/- deeded acres

N

OUT

10 10 For more information please call us at (307) 684-9556 | Email info@PearsonRealEstate.com www.PearsonRealEstate.com

The beautiful Bighorn Mountains

provide a spectacular background for

the pristine setting of the Evitt Ranch.

EVITT

R A N C H The Evitt property is being offered three ways:

The Evitt Ranch - Rock Creek Headquarters is being offered for

$4,150,000

OR

The Evitt Ranch - Bighorn Mountain Elk Camp is being offered for $5,380,000

OR

The entire Evitt Ranch - Ranch Parcel and Mountain Parcel are being offered for

$9,530,000

Seller shall require an all cash sale.

Seller reserves the right to effectuate a 1031 tax deferred exchange in accordance with IRS regulations.

This exchange will not incur any expense or liability on part of the buyer.

OFFERING DETAILS

The Evitt Ranch is a 20-minute drive north from the town of Buffalo, population just over 4,500. Buffalo is alive with Western history.

The Bozeman Trail curves through the Historic Main Street District. It offers antique shops, art galleries, and the Occidental Hotel (of

“The Virginian” fame) and the Jim Gatchell Memorial Museum. The Buffalo Municipal Golf Course has been featured by Golf Digest as

one of “Wyoming’s Best.” Demonstrating a commitment to community fitness, Buffalo is the smallest town in the United States to have a

full-service YMCA. Buffalo also offers one of the best integrated small community health care systems in the northern Rockies and boasts

a 6,143’ runway at the public airport.

The Ranch is a 40-minute drive south from the regional center of Sheridan, the “King of Cowboy Towns”. King Ropes, Don King Days,

the Sheridan WYO Rodeo, and the polo clubs of Big Horn are well known equestrian staples of the area. Sheridan was voted the #1

Western Town by True West Magazine in March 2006, and is currently included in the Top 100 Adventure Towns by National

Geographic Adventure Online. Sheridan offers commercial air service, a fine community college, a thriving arts & theatre community, and

many more services to supplement its smaller neighbor, Buffalo.

Gillette, the busy business hub of the Powder River Basin, lies between the Bighorn Mountains and the Black Hills only a 60-minute drive

east of Buffalo. A prominent ranching area, Gillette is also known as the “Energy Capital of the Nation” for its vast coal reserves, oil and

natural gas production, and modern electric power plants. Gillette is the host city for many conferences, concerts, and sporting events.

The National Finals High School Rodeo is just one of the major events held each year at the premier multi-use facility, the Cam-Plex.

Hotels, restaurants, and retail shops continue to prosper. Gillette offers excellent commercial air service, a local community college, and

the Technical Education Center.

Within a five-minute drive, the Evitt Ranch enjoys public access to a major State of Wyoming Big Game Management Area and to the

Bighorn National Forest beyond. The Bud Love Wildlife Habitat Management Area spans 7,900 acres and provides critical winter habitat

for big game species including elk and mule deer. Set with high alpine meadows, crystal-clear lakes, glacier-carved valleys and snowcapped

peaks, the Bighorn Mountains offer wonderful, uncrowded outdoor experiences.

Conveniently located near Interstates 25 and 90 and U.S. Highway 16, the Ranch is a morning’s drive from many of the area’s regional

attractions including the Black Hills, Mount Rushmore, Yellowstone Park, the Little Bighorn National Historic Site, Devil’s Tower National

Monument, the excellent fisheries of the Bighorn, Platte, and Tongue Rivers, the Crow and Northern Cheyenne Nations, and enormous

stretches of public lands in all directions. For urban amenities, Denver is a 5.5 hour drive south on Interstate 25, Billings, Montana is a 2.5

hour drive northwest on Interstate 90, and Jackson Hole is a 6 hour drive west via U.S. Highway 16.

11

BUFFALO | SHERIDAN | GILLETTE COMMUNITY INFORMATION

Important Information for Prospective Buyers:

Seller's Notice to Potential Purchasers: Fences vs. Boundary Lines: The fence lines on the subject property may or may not represent the actual boundary lines of the property. It is the Seller's intention that where fences deviate from the actual boundary lines, such fences are fences of convenience, only, and not the actual boundary lines. Seller is selling the property in “as is, where is” condition, which includes the location of the fences.

Notice to Buyers: Wyoming Real Estate License Law requires that the listing Broker and all licensees with the listing Broker make a full disclosure, in all real estate transactions, of whom they are agents and represent in that transaction. All prospective buyers must read, review and sign a Real Estate Brokerage Disclosure form prior to any showings. Pearson Real Estate Co., Inc. with its sales staff is an agent of the seller in this listing.

This information and any other information contained in this Exclusive Listing Agreement has been obtained from sources deemed to be reliable by Pearson Real Estate Co., Inc.; however the accuracy of this information is not guaranteed or warranted by either Pearson Real Estate Co., Inc. or the sellers. Prospective buyers are expected to conduct their own independent investigation of the information contained herein. Updates and corrections may be made to this brochure as needed.

For more information, contact us at

58 E. Benteen Street

Buffalo, WY 82834

307-684-9556

(toll free) 888-684-9557

All maps are provided as visual aids only. The accuracy of the maps is not guaranteed and the maps should not be relied upon for legal purposes. All statements of acreage are approximate and are based on the legal description, not the location of the fences . This offer is subject to prior sale, price change, correction or with-drawal without notice.

Visit our Website: www.PearsonRealEstate.com