BROKEN ANVIL RANCH - Wyoming State Lands

DETAILED ANALYSIS 

DETAILED ANAYLSIS 

LAND EXCHANGE PROPOSAL BETWEEN THE 

BOARD OF LAND COMMISSIONERS 

and 

BROKEN ANVIL RANCH, INC. 

FREMONT, COUNTY, WYOMING 

PROPOSAL: 

Broken Anvil Ranch, Inc. (Broken Anvil) has presented a land 

exchange proposal to the Office of State Lands and Investments 

(the Office) involving state trust lands within the ranch boundaries 

for a parcel of deeded land. Broken Anvil submitted a letter 

proposing the exchange on March 15, 2005. The letter and 

accompanying map are attached as Exhibit “A”. 

The Office recorded the proposal on the Category I 

Disposal/Acquisition Lists. After preliminary review, the Director 

determined that the parcels may be suitable for exchange, and 

moved the parcels to the Category II Disposal/Acquisition Lists in 

accordance with the rules of the Board of Land Commissioners 

(the Board). 

AUTHORITY: 

W.S. 36-1-107. Exchange of state-owned and privately owned 

lands. 

W.S. 36-1-110. Authority of the director to effect and complete 

land exchanges. 

W.S. 36-1-111. Orders, rules and regulations relative to exchange 

of lands 

Rules: Chapter 26, Section 5, Exchanges. 

Trust Land Management Objectives adopted by the Board August 

11, 2005. 

All documents relating to the Board’s authorization to exchange 

state land are attached as Exhibit “B” 

LEGAL 

DESRIPTION: 

STATE LAND 

160.00 ± Acres 

Township 31 North, Range 98 West, 6th P.M. Fremont County, 

Wyoming 

Section 08: SW¼SW¼ 

Section 17: W½NW¼ 

Section 18: NE¼SE¼


PRIVATE LAND 

160.00 ± Acres 

Township 31 North, Range 98 West, 6th P.M. Fremont County, 

Wyoming 

Section 19: SE¼NE¼: E½SE¼ 

Section 20: SW¼SW¼ 

SUBJECT PROPERTY DESCRIPTION: 

STATE LAND 

County/Location: The state land is located in Fremont County, Wyoming approximate 13 

miles southeast of Lander, Wyoming in Weiser Creek and West Fork of Cottonwood Creek 

drainage. 

Maps and Photographs: Topographical maps of the state land including illustrations of the 

land ownership status before and after the proposed exchange are attached as Exhibit “C”. 

Photographs of the state land are attached as Exhibit “D”. 

Size and Shape: The state land encompasses 160.00± acres. The state land in Sections 8 

and 17 is 120 acres, adjacent to Broken Anvil deeded land and arranged in a rectangle, ¼ mile 

wide and ¾ mile long. The state land in Section 18 is a 40 acre parcel, ¼ mile square which 

corners on the state land in Section 17. 

Topography: The state land is on a hill that lies between Weiser Creek and the West Fork of 

Cottonwood Creek. The state land’s terrain is rugged with slopes between 10 and 20 percent. 

Soils and Productivity: Soils in this area are a mixture of clay loam and sandy clay loam and 

are adequate and typical for the area. 

Vegetative Cover: The vegetative cover on the state land is a combination of sagebrush, 

rabbit brush and grasses. Scattered cottonwood trees and willows line the West Fork of 

Cottonwood Creek with a smattering of cedars on the ridges. Some of the grasses that are on 

the state land are western wheatgrass, Indian ricegrass, prairie junegrass, and green 

needlegrass. 

Access: The most practical vehicular access route to the subject state land is by a primitive 

road off of Wyoming Highway 28 through about 1½ miles of private land owned by Broken Anvil. 

An alternative route is a primitive road from the north off of US Highway 287 for approximately 

two miles across private land. Legal public access to the state land is only possible by foot or 

horseback. A person could park on Highway 28 and hike or ride in an easterly direction across 

nearly two miles of BLM land located to the west of the state land parcel. 

Utilities: A power line cuts through the SW¼SW¼ of Section 8. 

Fences: The subject state land is not fenced.


Water Rights: A review of the State of Wyoming State Engineer’s website did not show any 

water rights appurtenant to the subject state land. 

Water Influence: Both Weiser Creek and West Fork of Cottonwood Creek are intermittent 

streams as they flow through the state land. The creeks provide spring and early summer water 

but dry up during late summer and fall. Weiser Creek runs in a northeasterly direction while the 

West Fork of Cottonwood Creek runs in a northerly direction. The confluence of the West Fork of 

Cottonwood Creek and Weiser Creek is just east of the eastern border of the state land in 

Section 8. Weiser Creek enters the state land in the northwest corner of Section 17 and exits the 

state land on its eastern border in Section 8. The West Fork of Cottonwood Creek enters the 

state land through its southeast corner in Section 17 and exits the state land through the state 

land’s eastern border in the NW¼NW¼ of that section. Several unnamed draws flow toward both 

Weiser Creek and West Fork of Cottonwood Creek. 

Livestock Water: Weiser Creek and West Fork of Cottonwood Creek provide water for 

livestock and wildlife during the spring and early summer. 

Mineral Rights: The state owns all of the minerals. The subject state land’s minerals are not 

leased with the last lease on them being in the mid 1980’s. 

Building Improvements: There are no structural improvements on the property. 

Land Improvements: There are no land improvements to this property. 

Easements, Hazards, Detriments: There is an electrical line easement that runs west to 

east across the state land in Section 8. There does not appear to be any hazardous materials or 

environmental concerns present on the property. The land has not been developed for any use 

that would subject the land to hazardous materials, or which would create environmental 

concerns. The appraiser did not notice any hazardous materials on the property during his 

inspection. 

Annual Tax Load: The property is owned by the State of Wyoming; it is not assessed or 

taxed by Fremont County. If the land was taxed by Fremont County the taxes would be estimated 

at $130.00. In Fremont County, taxes on land used for agricultural purposes are based on 

agricultural production. 

Amenities: There are no outstanding amenities on the state land proposed in the exchange. 

There is a panoramic view of the surrounding country from the top of the ridge. 

Forest Products: There are no forest products on this parcel of state land. 

Broken Anvil Land 

County/Location: The Broken Anvil, Inc. property is located in Fremont County, 

approximately 15 miles southeast of Lander, Wyoming in the West Fork of Cottonwood Creek 

drainage. 

Maps and Photographs: Topographical maps of the Broken Anvil land including illustrations 

of the land ownership status before and after the proposed exchange are attached as Exhibit


“C”. Photographs of the Broken Anvil land are attached as Exhibit “E”. 

Size and Shape: The subject encompasses approximately 160 deeded acres. The land in 

Section 19 is ¾ mile long from north to south and a ¼ mile wide. The land in Section 20 is 

square, being ¼ mile on each side. 

Topography: The Broken Anvil property has two land classes: wet meadows and upland 

range. On the property are three knolls. One knoll is on the northern end of the property with the 

second being located approximately in the eastern center of the property and the third straddling 

the border between the SE¼SE¼ of Section 19 and the SW¼SW¼ of Section 20. The Hofftowe 

Meadows, as identified on topographical maps, is fed by springs on the subject property and off 

of the property. The meadow lies between the three knolls. The remaining acreage is rolling to 

steep upland range. The land slopes towards the West Fork of Cottonwood Creek. 

Soils and Productivity: Soils in this area are a mixture of clay loam and sandy clay loam. 

The soils are adequate and typical for the area. 

Vegetative Cover: The vegetative cover is a combination of sagebrush, native grasses and 

sedges. Cottonwood trees and willows are scattered along West Fork of Cottonwood Creek. 

Western wheatgrass, Indian ricegrass, prairie junegrass, and green needlegrass are some of the 

grasses that are on the upland range. 

Access: There are no roads on the property. The most direct access route to the Broken Anvil 

land is by foot or horseback across BLM land situated west of the parcel. From Wyoming 

Highway 28, a person could hike or ride in an easterly direction for approximately one mile to the 

Broken Anvil land. 

Utilities: No utilities are extended to the property. The nearest power line is 1 mile to the north. 

Fences: There are wood and barb wire fences along its western and southern border. 

Water Rights: The Hofftowe Meadows have a water right on 17 acres. A review of the 

Wyoming State Engineer’s website shows that there is a water right for 17 acres on the 

SW¼SW¼ Section 20 and E½SE¼, SE¼NE¼ of Section 19 Township 31 North, Range 98 West 

with an 1886 appropriation date for .45 cubic feet per second of water out of Commissary 

Springs through Huftile ditch. 

Water Influence: There are several springs on this parcel of land providing water for wildlife 

and livestock. 

Mineral Rights: Broken Anvil reportedly owns the minerals underlying its land. The Office has 

not conducted mineral title research of the Broken Anvil property. 

Building Improvements: There are no structural improvements on the property. 

Land Improvements: Land improvements consist of fencing only. From a valuation 

perspective, the land improvements are included as part of the land value. 

Easements, Hazards, Detriments: No obvious easements were noted by the appraiser or 

the staff. There does not appear to be any hazardous materials or environmental concerns 

present on the property. The land has not been developed for any use that would subject the


land to hazardous material, or which would create environmental concerns. The appraiser did not 

notice any hazardous material on the property during his inspection. 

Annual Tax Load: The Broken Anvil property is taxed by Fremont County in the amount of 

$130.00. In Fremont County, taxes on land used for agriculture purposes are based on 

agricultural production. 

Amenities: There are no outstanding amenities on the Broken Anvil land in the proposed 

exchange. There is a panoramic view of the surrounding country from the top of the ridge. 

Forest Products: There are no forest products on the Broken Anvil property. 

COMMENTS FROM AGENCIES: 

In accordance with the Board’s rules the Wyoming Game and Fish Department (the Department) 

and the Wyoming Department of State Parks and Cultural Resources (State Parks) was notified 

of the proposed land exchange. 

Wildlife and Wildlife Habitat: 

The Department’s report indicates the state land and the Broken Anvil land proposed for 

exchange is within a crucial winter/yearlong range for mule deer. It also provides habitat for 

pronghorn, small game, upland game and non-game wildlife. The state land proposed for the 

exchange would possibly be developed in conjunction with the Wyoming Catholic College, which 

may have an affect of wildlife habitat. The comment letter from the Department is attached as 

Exhibit “F”. 

Recreation and Cultural Resources: 

State Parks reviewed the proposed exchange between the Board and Broken Anvil Ranch, Inc. 

and determined it would have no positive or negative effect on public recreation in Fremont 

County. 

The Wyoming State Historic Preservation Office (SHPO) has searched its records and found that 

there has not been a cultural resource survey in the area of the proposed exchange. SHPO 

recommends that a cultural resource survey of the lands involved in the proposed exchange be 

conducted. The comment letters from State Parks and SHPO are attached as Exhibit “G”. 

APPRAISED VALUE: 

The Office conducted an appraisal of both properties. The effective date of the appraisals was 

September 9, 2005. The appraiser determined that the highest and best use of each parcel is as 

add-on ranch property with recreational influences. The appraiser used the sales comparison 

approach to arrive at the market value of each of the subject properties. The comparable sales 

were all selected from Fremont County within a 20 mile radius of the subject property. The 

appraised value for the subject properties are summarized as follows: 

State Land: 160 Acres @ $887.50 per Acre = $142,000.00 

Broken Anvil Land: 160 Acres @ $968.75 per Acre = $155,000.00 

The appraiser determined that the two properties are very similar. The only exception identified 

by the appraiser, and the reason for the $13,000 difference in the appraised value, is that the 

Broken Anvil land has a water right and 17 acres of meadow.The appraisal reports for both


properties along with the accompanying comparable sales information, maps, photographs and 

related information are available in the Office for review. 

MANAGEMENT OF THE PARCELS CONSIDERED IN THE EXCHANGE: 

The detailed analysis provides a side by side comparison of the two parcels from a management 

perspective; each as a stand alone property and in conjunction with other state lands (if 

applicable). 

State Land: 

The state 160 acres is part of a state grazing lease with 280 acres. The entire lease has 68 

AUMs and based on the established AUM rate of $4.78 for 2006 the revenue from that lease is 

projected to be $325.04. The 160 acres provides 39 AUMs and is expected to contribute $186.42 

of the 2006 annual rental. It is used in conjunction with other private land and a BLM allotment. 

The state land is not leased out for mineral production and it has no timber. It is likely that if this 

parcel is retained by the state that the state would continue to utilize it under the grazing and 

agricultural lease. 

If Broken Anvil acquires the state land through this exchange, the indications are that the land 

will be included in the development plans for location of the Wyoming Catholic College. The 

grazing lease on the state lands that Broken Anvil would acquire through the exchange would be 

terminated. The Broken Anvil land that the state would acquire would be incorporated into Broken 

Anvil’s grazing lease. 

Broken Anvil Land: 

The Broken Anvil parcel is 160 acres used in conjunction with other private, state and federal 

land within a BLM allotment. Within the allotment are 310 acres of private land, 280 acres of 

state land and approximately 1,160 acres of federal land. The Bureau of Land Management 

estimates that there are 120 AUMs on the 310 acres of private land within the allotment. If the 

trade is consummated the acres of ownership within the allotment would not change. The overall 

AUMs would not be affected. The AUMs within the state grazing lease would increase due to the 

higher production on the meadow. The management of the state land for grazing would not 

change from the current scenario. 

The exchange would provide a slightly better land ownership configuration for the state because 

the Broken Anvil land is adjacent to a full section of state land to the south (Section 29, Township 

31 North, Range 98 West). 

ANTICIPATED INVESTMENT RETURN: 

The total return of any investment is comprised of two parts; (1) income generating potential; and 

(2) appreciation of the underlying asset. 

1. INCOME GENERATING POTENTIAL: 

Board of Land Commissioners Rules and Regulations Chapter 26 require the detailed analysis to 

include an estimate of the income generating potential of the parcel, individually and in 

combination with other trust lands. 

Broken Anvil Land: 

The Office has inspected the Broken Anvil property but has not conducted a range survey to 

establish its carrying capacity. The productivity of other state land in the area is rated much more 

conservatively than the Broken Anvil property, but those lands do not have meadows or the


amount of livestock water which is present on the Broken Anvil property. 

The uplands on the Broken Anvil property are similar to that of the surrounding state lands. It is 

estimated there is 143 acres of dry upland range on this 160 acre parcel with the remaining 17 

acres being classified as meadow. Conservatively, it is anticipated the Broken Anvil property 

would have a carrying capacity of 52 AUMs. Using the 2006 state rental rate of $4.78, the Broken 

Anvil parcel would generate an annual income of $248.56 in comparison to the $186.42 that the 

state would have earned on the 160 acres considered in the exchange proposal. The proposed 

exchange would result in an additional $62.14 in rental income to the state in 2006. 

If acquired through exchange, the Broken Anvil land wuld be incorporated into the existing lease 

held by Broken Anvil Ranch, Inc. The income from that lease will reflect the additional annual 

rental. 

Projected Income from Mineral Related Opportunities: 

The mineral rights on both properties are included in the exchange, however, the exchange will 

not increase or decrease the likelihood of mineral development on either property. The minerals 

are not leased on either property and income has not been projected in this analysis. 

Projected Income from Wildlife Oriented Opportunities: 

The exchange as proposed would not significantly alter the current wildlife habitat or wildlife 

oriented opportunities in Fremont County. 

Projected Income from Public Recreational Opportunities: 

The exchange as proposed would not significantly change public access or public recreational 

opportunities on state land in Fremont County. 

2. ANTICIPATED APPRECIATION OF PARCELS AS A REAL ESTATE ASSET: 

The appraisal of the Broken Anvil Ranch, Inc. property and the state land indicates that land of 

this type is appreciating in value at 3 percent per year. Appreciation in land value is a function of 

supply and demand and the local community’s economic condition. The appraisal indicates that 

the state land and the Broken Anvil land are appreciating at the same rate. 

CONCLUSION: 

The Office has completed the Detailed Analysis as required by the Board’s rules. The Detailed 

Analysis has determined that the proposed land exchange meets the following Trust Land 

Management Objectives: 

1. Better meet the beneficiaries’ short and/or long term objectives: 

a. Revenue – Improved income generating potential from grazing and agricultural 

leasing of $248.56 on the Broken Anvil property compared to $186.42 on the state 

land, assuming that the Broken Anvil land will be incorporated into an existing lease at 

the standard state AUM rate. 

b. Investment – 

i. Asset Value – The appraised value of the Broken Anvil property involved in the 

exchange results in a net value gain to the state land trust of $13,000.00 

ii. Appreciation potential – The Broken Anvil property should continue to increase 

in value at a minimum of 3 percent per year. Over a 10-year period the value of 

the Broken Anvil property could increase to $208,307.04. However, the state 

would only realize that increase if it exchanged or sold the Broken Anvil


property. In comparison the state land over the same 10-year period would 

increase in value to $190,836.13 at a 3 percent appreciation rate. 

2. Improve the manageability of the land asset: 

a. Consolidate ownership patterns – The addition of the 160 acres Broken Anvil property 

would connect an isolated 120 acres of state land with 640 acres of state land 

blocking nearly 920 acres. 

3. Meet a specific school and/or community need: 

a. Provide growth opportunity – The exchange would allow Broken Anvil to gift this 

portion of its ranch to the Wyoming Catholic College which is proposing to build its 

campus at this site. Construction and completion of the college would subsequently 

increase sales tax revenue as a result of faculty and student population expenditures 

in Fremont County. 

This Detailed Analysis is being distributed to the public in accordance with the rules. The detailed 

analysis is also available on the Office’s website. It is also available for public viewing at several 

locations in Fremont County. 

As required in the rules, one public hearing will be conducted in Fremont County. The date, time 

and location of the public hearings will be advertised in the Lander Journal, Riverton Ranger, and 

Casper Star Tribune. 

This Detailed Analysis includes the following documents and attachments as required by the 

rules: 

Detailed descriptions of the state land and the deeded land, including maps and 

photographs. 

A summary of the appraisal of the State land and the Broken Anvil Ranch, Inc. property. 

The Office has made the appraisal of both properties available for public review in the 

Cheyenne and Lander Offices. 

The determination by the Wyoming Game and Fish Department of the existence and 

importance of any wildlife habitat and wildlife-orientated recreational opportunities located 

on the parcels considered in the exchange proposal. 

The determination by the Department of State Parks and Cultural Resources of the 

existence and importance of any public recreational opportunities or cultural resources 

located on the parcels considered in the exchange proposal. 

Anticipated Investment Returns from Income Generation and Appreciation. 

LIST OF EXHIBITS


"A." 

"B" 

"C" 

"D" 

"E" 

"F" 

"G" 

Exchange Proposal from Broken Anvil 

Authorities of the Board to Sell Land 

Maps – Current Ownership and Proposed Ownership 

Photographs of the State Trust Land 

Photographs of the Broken Anvil Land 

Wyoming Game and Fish Department Report 

State Parks and Cultural Resources Department Reports

BROKEN ANVIL RANCH - Wyoming State Lands

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