McCarty Canyon Ranch Offering Brochure

McCARTY CANYON RANCH
SARATOGA, WYOMING | CARBON COUNTY
LISTED EXCLUSIVELY BY

TABLE OF CONTENTS
INTRODUCTION 1
LOCATION & ACCESS 2
AREA INFORMATION 4
RECREATION & WILDLIFE 4
OPERATIONAL & PHYSICAL DESCRIPTION 6
CARRYING CAPACITY 6
ANIMAL GRAZING FEES 6
WATER RIGHTS 10
LIVE WATER 10
STOCK WATER 10
MINERAL RIGHTS 10
ELEVATION & CLIMATE 11
FENCES & BOUNDARY LINES 11
IMPROVEMENTS12
PERSONAL PROPERTY12
REAL ESTATE TAXES12
SUMMARY STATEMENT13
OFFERING PRICE & CONDITIONS OF SALE 14
CONTACT INFORMATION15
STATE & RANCH MAPS16-18

INTRODUCTION
McCarty Canyon Ranch is an excellent recreational and working ranch located on the northern end of the Sierra Madre mountain range and equidistant
from the towns of Saratoga, Baggs and Rawlins, Wyoming. With 9,436± total acres, including 1,160± deeded, 5,172± State lease, 3,104± BLM lease,
there is plenty of room to explore, hunt and hike. Encompassing the headwaters of Little Savery Creek and McCarty Creek, live water meanders
through the lush grass meadows and willows providing water for both livestock and wildlife. Used as a summer unit for many years, the hard grass
puts excellent gains on cattle. The Ranch offers excellent mule deer, elk, antelope, bear and mountain lion hunting and direct access to thousands of
acres of public land.
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LOCATION & ACCESS
The Ranch is located approximately 39 road miles south of Rawlins, Wyoming, via Highway 71 (16 miles), Sage Creek Road (14 miles), and McCarty
Canyon Road (8.5 miles). McCarty Canyon Road, a seasonally-maintained county road, transects the property.
Approximate distances to other nearby towns are as follows:
Saratoga, Wyoming
37 miles
Baggs, Wyoming
38 miles
Rawlins, Wyoming
39 miles
Laramie, Wyoming
138 miles
Denver, Colorado
267 miles
Salt Lake City, Utah
328 miles
Shively Field Airport (Saratoga Jet Center, KSAA) is located in Saratoga at 7,104 feet in elevation. The lighted runway is 8,801’ x100’ and has a beacon
that operates from sunset to sunrise. The airport provides full-service fuel, hangar, lav. cart, GPU and rental-car services. Contact for Saratoga Jet
Center: 307-326-8344 or info@saratogajetcenter.com.
Laramie, Wyoming, east of the Ranch on Interstate 80, has commercial air service with connecting flights to Denver International Airport.
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AREA INFORMATION
Saratoga, Wyoming, with a population of 1,623 is one of Wyoming’s best kept secrets. Saratoga’s blue-ribbon trout fishing is world renowned with
the North Platte River running right through the middle of town. It boasts several incredible restaurants, shops and summer activities that make this
a desirable community to live in and a prime tourist location. There are two golf courses including the famous ‘members only’ Old Baldy Club and
Saratoga Inn. Saratoga is home to the free mineral hot springs, known as the Hobo Pool that is open year round and is a draw for locals and tourists
alike. Livestock producers will appreciate the local Case IH and Polaris dealership, and local feed store.
Rawlins, Wyoming with a population of 8,600, has many essentials and local amenities. There are two grocery stores, including Walmart, several
fast food and dine-in restaurants, sporting goods, two ag supply stores, plus hardware and lumber stores. Rawlins also has a hospital, movie theatre,
recreation center, 18-hole golf course, and is home to the Carbon County Fair and Rodeo.
Baggs, Wyoming is the main hub of the Little Snake River Valley. The valley includes three smaller towns with a total population of just over 700. The
friendly area has many family ranches and is surrounded by great hunting and fishing opportunities.
RECREATION & WILDLIFE
The Ranch is home to a variety of wildlife including elk, mule deer,
antelope, black bear and mountain lion. With a healthy riparian zone
of willows and abundant grass, many species of wildlife are attracted to
this area for food, water and cover.
The High Savery Reservoir is only 15 miles from the property and
provides an excellent fishing opportunity and several fish species for
the avid angler. The reservoir is home to the native brook and rainbow
trout and has been stocked with Colorado cutthroat trout, tiger trout and
Kokanee salmon.
The Ranch is located within the following hunting areas:
Elk Hunting Area 21
Deer Hunting Area: Resident 82
Deer Hunting Area: Non-Resident Region W
Antelope Hunting Area 53
General tags (no draw necessary) are available for resident elk and
resident deer.
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OPERATIONAL & PHYSICAL DESCRIPTION
The terrain of McCarty Canyon Ranch is remarkably diverse. The riparian zone along McCarty Creek and Little Savery Creek is bordered by willows
and shrubs and transitions to sub-irrigated meadows beneath deep valleys and coulees leading up to big sagebrush-covered basins ornamented by thick
aspen groves.
Not only is this country known for putting excellent gains on cattle, but wildlife thrive here as well. In years past, hay was produced on the Ranch on
the irrigated meadows and used for winter feed.
McCarty Canyon Ranch has proven to be very drought resistant with the combination of sub-irrigated meadows, a high-elevation climate of cooler
temperatures and ample livestock water.
Acreage Breakdown
Total Acres:
Deeded:
Wyoming State Lease:
Bureau of Land Management:
Sub-Irrigated Meadows:
Native Pasture, Aspen Groves and Sagebrush:
9,436± acres
1,160± acres
5,172± acres
3,104± acres
219± acres
9,217± acres
CARRYING CAPACITY
McCarty Canyon Ranch is ideally suited for a summer grazing operation with
3,041 total preference AUMs which includes the BLM (00421 McCarty Canyon
Allotment) of 821 AUMs and the State Leases (# 3-8471 and #3-7088) of 1,765
AUMs, and the remaining AUMs of 455 on deeded lands.
ANIMAL GRAZING FEES
BLM Lease: $947.70*
2020 State Leases: $10,378.20
* 2019 amount based on actual use of 702 AUMs
Historically the Ranch has been able to graze approximately 1,000 yearlings for
three months but would also be an ideal summer grazing unit for cow/calf pairs.
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WATER RIGHTS
Below is a tabulation of irrigation water rights appurtenant to the lands under the control of McCarty Canyon Ranch:
Water Right Ditch Name Priority Acres CFS Source Owner
T1066.0 McCarty 3 & 4 4/30/1887 100 1.43 Little Savery Creek State of WY
P15870.0 Homestead No. 1 9/7/1920 20 0.28 Middle Fork Little Savery Creek McCarty Canyon Ranch Company
P15871.0 Homestead No. 2 9/7/1920 8 0.11 Middle Fork Little Savery Creek McCarty Canyon Ranch Company
P15872.0 State Land 9/7/1920 32 0.45 North Fork Little Savery Creek State of WY
P28273.0 State Land Ditch No. 2 10/1/1982 15.53 0.22 North Fork Little Savery Creek State of WY
LIVE WATER
McCarty Canyon Ranch encompasses the headwaters
of Little Savery Creek and McCarty Creek. With some
development of the water resource, a small fishery
could possibly be developed.
STOCK WATER
The Ranch is well watered by Little Savery Creek,
McCarty Creek, numerous springs, and a stock water
pipeline that services the higher elevations of the Ranch.
MINERAL RIGHTS
The Seller will convey with the Ranch 100% of whatever
mineral, oil, gas, geo-thermal, hydro-carbon and gravel
rights they actually own, subject to reservations by
previous owners. The Seller makes no representation as
to the quantity or quality of any mineral or other subsurface
rights appurtenant to the Ranch.
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ELEVATION & CLIMATE
The Ranch elevation ranges from approximately 7,350 to 8,150 feet above sea level. The Saratoga and Baggs area experience a semi-arid climate with
cold winters, wet springs and moderate summers. The average annual precipitation in nearby Saratoga is approximately 11 inches.
FENCES & BOUNDARY LINES
The Seller hereby makes known that there may be variations between the property boundary lines and the location of the existing boundary fences on
McCarty Canyon Ranch. The Seller makes no warranties with regard to the location of the fence lines in relationship to the property boundary lines,
nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.
The Seller is selling McCarty Canyon Ranch in its “as is-where is” condition which includes the location of the fences as they now exist. Boundaries
shown on any accompanying maps are approximate. The maps are not to scale and are for visual aid only. The accuracy of the maps and information
portrayed therein is not guaranteed nor warranted.
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IMPROVEMENTS
Improvements on the Ranch are minimal and typical of many mountain grazing camps.
Cabin: The cabin appears to be an original structure from the homestead era and consists of log construction. When you step into the cabin there is a
distinct perspective of days gone by. The possibility of refurbishing the cabin may appeal to the new owner.
Workshop: The small workshop provides space for miscellaneous tools and supplies.
Horse Barn: The horse barn is in disrepair and would require significant work to bring back to functionality.
Corrals: The wooden corrals provide a unique look while also providing function for handling livestock.
The Ranch does not have electricity but would lend itself to an off-grid electrical setup.
PERSONAL PROPERTY
House furnishings and personal property located on the Ranch may be available and negotiated outside of the real estate transaction.
The 2019 real estate taxes were $1,354.47.
REAL ESTATE TAXES
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SUMMARY STATEMENT
Rarely does a sizable ranch come up for sale in Carbon County, Wyoming. Ideal as a seasonal retreat with income potential from grazing, McCarty
Canyon Ranch provides a good balance of recreational and cattle-production opportunities. The Ranch, encompassing 9,436± total acres, of which
1,160± are deeded, 5,172± are State lease and 3,104± are BLM lease, is located at the headwaters of Little Savery Creek and McCarty Creek. The
combination of sub-irrigated meadows and big sagebrush-lined basins ornamented by thick stands of aspen groves, provides excellent feed for livestock
and attracts large numbers of wildlife including mule deer, elk, antelope, bear and mountain lion.
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OFFERING PRICE & CONDITIONS OF SALE
McCarty Canyon Ranch is offered at $2,500,000 Cash. The Conditions of the Sale are as Follows:
1. All offers to purchase must be in writing and accompanied by an earnest money deposit check in the amount of 5.00% of the
Purchaser’s offering price;
2. All Offerors must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the Ranch prior to scheduling
a showing;
3. Earnest money deposits will be placed in escrow with First American Title Company, Rawlins, Wyoming;
4. The Seller will provide and pay for a standard owner’s title insurance policy issued by First American Title Company. Title to the
real property will be conveyed by warranty deed;
5. All of the Ranch’s mineral rights appurtenant to the property and currently owned by the Seller will be transferred at Closing;
6. Buyers’ Brokers are welcome and cordially invited to contact Swan Land Company for information regarding Cooperation Policies
and Commission Splits.
The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the
Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property
which the Sellers may acquire.
This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller.
Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general
guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Swan
Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.
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Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of McCarty
Canyon Ranch. Since 2002, we have primarily focused on the brokerage of significant ranches, farms and recreational properties
throughout the Rocky Mountain West.
This Offering is based on information believed to be correct; however, it is subject to errors, omissions, prior sale and change or
withdrawal without notice. Information contained herein has been provided by the Seller or obtained from other sources deemed
reliable. The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent
investigation.
For more information or to make an appointment to inspect the Ranch please call:
Kirby Berger - Sales Associate
Scott Williams - Broker
Swan Land Company
Swan Land Company
P.O. Box 1645 P.O. Box 865
Saratoga, Wyoming 82331 Buffalo, Wyoming 82834
Mobile 307.329.5886 Mobile 307.621.0098
Email kirby@swanlandco.com Email scott@swanlandco.com
Toll Free 866.999.7342
www.swanlandco.com
A 48-hour notice is requested to make proper arrangements for an inspection of McCarty Canyon Ranch.
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McCARTY CANYON RANCH

Rawlins, WY
Saratoga, WY
McCARTY CANYON RANCH
Baggs, WY

Genuine. Devoted. Proven.
866.999.7342 | WWW.SWANLANDCO.COM | INFO@SWANLANDCO.COM