Blacks Fork River Ranch Brochure

INTRODUCTION
E
njoy the seclusion of this end-ofthe-road
102± deeded-acre river
ranch while residing less than a
mile from the truly historic town
of Fort Bridger, Wyoming. The ranch includes
nearly a half-mile stretch of the Blacks Fork
River meandering through the property.
Being sold turnkey, the spectacular 6,260±
square-foot custom home is perfectly situated
overlooking the pond, manicured landscaping
and lush pastures. Located near the home
is the custom-built combination horse barn,
equipment storage facility and self-contained
apartment. All of the improvements are
constructed with the finest materials and the
building style is exemplified by 2" x 6" exterior
wall construction, premium insulation, custom
oversize solid-wood doors, and premium
hardwood floors.
The productive hay meadows on the ranch
produce about 1.5 tons of grass hay per acre
with excellent irrigation water rights.
This grand property presents a rare opportunity
to own a beautifully-designed, family legacy
estate. In addition, according to Bloomberg
Wealth Management magazine, Wyoming is
consistently rated as the #1 Tax Friendly State
in America with no state income tax on personal
or corporate income, no state inheritance tax
or estate tax, and lower property taxes based
on the assessed value, to name a few, making
this an excellent location to establish residency.

TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 3
ELEVATION & CLIMATE 4
IMPROVEMENTS 5-12
LIVE WATER 14
WATER RIGHTS & IRRIGATION 14
BRIDGER VALLEY 15
UTILITIES & SERVICES 16
MINERAL RIGHTS 16
REAL ESTATE TAXES 16
FENCES & BOUNDARY LINES 17
OFFERING PRICE & CONDITIONS OF SALE 18
RANCH & AREA MAPS 19-21
CONTACT INFORMATION 22

LOCATION & ACCESS
T
he ranch is located about three-quarters of a mile from the
town of Fort Bridger and the Fort Bridger Historic Site in
Uinta County, Wyoming.
Access to the ranch from Fort Bridger is via a graveled,
graded and drained county-maintained road except for the
last one-half mile or so built and maintained by the seller.
From Exit 34, the town of Fort Bridger is conveniently located approximately
two miles from Interstate 80.
Evanston, a 40-minute drive from the ranch, has a jet-capable airport with
a full-time FBO that was put to the test during the 2002 Winter Olympic
Games, when a no-fly zone was imposed over the entire Salt Lake City area.
Many well-heeled spectators, including European royalty, chose to fly into
Evanston and take the 45-minute limo ride to Park City.
In addition, there is a paved, light-jet capable runway about 20 minutes
outside of Fort Bridger.
Distance and driving times to selected destinations from the ranch:
Evanston, Wyoming
Flaming Gorge National Recreation Area
Park City, Utah
Salt Lake City, Utah
38 Miles
60 Miles
96 Miles
114 Miles
— 1 —

— 2 —

PHYSICAL & OPERATIONAL DESCRIPTION
DEEDED ACREAGE & RANCH AMENITIES:
• 102± Deeded Acres
• .5+ miles of Blacks Fork River
• .5+ miles of Austin Canal
• Mixed topography of riparian area, open meadows, and timber with a mixture of pines, aspen, and cottonwoods
T
he deeded land consists of 102 surveyed acres in a rectangular
shape: 2,640’ (1/2 mile) east to west; and 1,683’ (over 1/4
mile) north to south.
The land consists of almost all flood-irrigated hay meadows
interspersed with large stands of cottonwood trees and willows along the
river and other waterways.
The ranch produces between 1 to 1.5 tons per acre of grass hay. The seller
is willing to lease back the agricultural operation, and alternately harvest
the hay crop and graze the ranch in accordance with best practices.
— 3 —

ELEVATION & CLIMATE
T
he elevation at the south end of the ranch is 6,700 feet above
sea level with an approximate 15-foot fall to the north.
Climate at the ranch is four seasons with a freeze-free period
of 90 days or so from about June 1st to August 30th. Winters
in the Bridger Valley can be very cold with temperatures dropping below
zero for periods of time. Snow accumulations at the ranch average about
1.5 feet deep.
—— 4 — 4 —
Summer High:
Winter Low:
Rain:
Snow:
July average high is 82.8 degrees
December average low is -3.7 degrees
Averages 8.3 inches of rain annually
Averages 55 inches of snow annually

IMPROVEMENTS
T
his custom-designed home
includes four bedrooms
each with its own bath, a
large, vaulted great room
including the kitchen,
breakfast area, formal dining and
living room with wet bar, all in one
magnificent space overlooking the
river-fed pond. In addition, the main
level includes a mud room with a 3/4
bath and an attached, oversized, fourcar
garage.
A second level, overlooking the great
room, includes a game area and sitting
room, an office, an exercise room with
extra beds, and a fourth bedroom and
bathroom. A carpeted storage room
upstairs has served as an additional
sleeping area.
There are custom oversized solidwood
doors, premium hardwood floors
and rounded corners throughout the
home. Pella windows and doors are
also utilized in the construction of
the home.
MAIN RESIDENCE
The exterior walls of the home,
including the garage, are 2" x 6"
construction with premium foam
insulation. The house is also equipped
with a central vacuum system. The
entire house is wired for satellite or
cable television.
The oversize, four-car garage is
completely finished, insulated
and heated, and includes an easymaintenance
epoxy-finished floor with
a carefully calculated slope to a drain
that traverses the frontage.
The residence is heated with naturalgas
forced-air heat provided by three
separate furnaces, together with
central air conditioning, which is very
rarely needed at this 6,700’ elevation.
And the plumbing is old-school copper.
The home is surrounded by a beautifully
manicured lawn with a fully-automated
sprinkler system.
The home is being sold turnkey. Please
inquire with Listing Broker Sam Sanders
for additional details.
Residence:
Main Level
Upper Level
6.260 SF
4,365 SF
1,895 SF
— 5 —

— 6 —

T
his building includes a
very comfortable, selfcontained
one-bedroom
apartment encompassing
about 880 square feet. The barn
portion of the building includes three
horse stalls with attached outside
paddocks and a large equipment
storage area with three convenient,
automatic, overhead doors. The entire
BARN & APARTMENT
building is completely finished and
insulated.
The barn is all-electric because gas
pressure was inadequate at the time
it was built; however, the gas company
has rectified this so the building can be
converted to natural gas if the buyer
so chooses.
Main Level
Apartment
Tall Storage
Regular Storage
4,365 SF
880 SF
865 SF
1,380 SF
— 9 —

— 10 —

POND
The river-fed pond located between the house and the river is
over 20 feet deep at the deepest point. It could easily be stocked
with trout which would winter-over with that much depth.
RIVER BRIDGE
Just beyond the residence and pond is a river bridge with a wellbuilt
deck and side rails. The bridge is capable of handling all
farm equipment and full-size trucks.
EQUIPMENT STORAGE
This building is located on the far side of the river, out of sight
of the house. It is open on one side and has four gated bays for
sheltering large equipment.

— 13 —

LIVE WATER
BLACKS FORK RIVER
The Blacks Fork River meanders through the
ranch for over a half-mile, offering the desirable
aesthetic benefits of year-round live water and
productive trout fishing.
AUSTIN CANAL
The Austin Canal diverts water out of the Blacks
Fork River near the southeast corner of the ranch
and traverses the property for over a half-mile.
The sellers report that fishing in the canal is even
better than in the river. There is a bridge over
the Austin Canal which will accommodate four
wheelers and side-by-sides, and a solid-bottom
ford for larger vehicles.
WATER RIGHTS & IRRIGATION
T
he majority of the ranch is covered by a territorial irrigation water right from the Blacks Fork River with a priority date of May 15, 1886.
The ranch also has part of a Blacks Fork River irrigation water right with a priority date of September 3, 1895. In addition, the ranch has
a storage water right for about 33 acre-feet of water in the Meeks Cabin Dam located on the upper Blacks Fork River.
— 14 —

BRIDGER VALLEY
T
his historic valley is named for Jim Bridger, the uncrowned
king of the Mountain Men, who established the original trading
post here in 1843. He selected the site because of its strategic
location along the Oregon and California Emigrant Trails and
because of “the beautiful location on the Blacks Fork of the
Green River, receiving fine, fresh water from the snow on the Uinta Range
and streams that are alive with mountain trout.” Fort Bridger was the
first emigrant way-station, the initial trading post established specifically
to serve the covered wagon trains laboriously moving to the Far West.
Today, the Bridger Valley has a population of about 5,760 living among the
towns of Fort Bridger, Urie, Lyman and Mountain View.
Fort Bridger, nearest the ranch, is home to the Wyoming State Parks Fort
Bridger Historic Site. The grounds of this State Park are sprinkled with
aspen and cottonwood trees and beautifully restored buildings that date
from the mid to late 1800s. “The Fort Bridger Rendezvous” – held on
Labor Day Weekend – is the largest modern-day mountain man rendezvous
in Wyoming. This small community also has a convenience store and gas
station, post office, restaurant, bar and several churches.
The Bridger Valley town of Mountain View is about six miles away from the
ranch. Mountain View has excellent schools with kindergarten through
high school grades and a vocational education program. The town also
features a large modern grocery and hardware store, several convenience
stores, a bank, gas stations, restaurants, and a bowling alley. There is also
a senior citizen center and a daycare facility for children.
The Bridger Valley is a major gateway to the Wasatch and Ashley National
Forests, the 456,000-acre High Uintas Wilderness Area and Flaming
Gorge National Recreation Area. These convenient Forest and Wilderness
resources offer a full range of year-round recreational opportunities, all
within about a 60-mile radius of the ranch.
— 15 —

UTILITIES & SERVICES
All utilities are underground. Electricity and high-speed internet are provided
by Bridger Valley Electric, phone service (including cellular) is provided by
Union Telephone. Natural gas is supplied by Dominion Energy. Domestic
water comes from a private well, and sewer is septic. Irrigation water for the
landscaping around the house and barn comes from two shallow wells that
are dedicated to the fully-automatic sprinkler system.
MINERAL RIGHTS
The sellers will convey the property without reservation, making no
representation as to the quantity or quality of any mineral or other sub-surface
property rights that may or may not be appurtenant.
REAL ESTATE TAXES
Wyoming is known for its real estate tax benefits, including having one of the
lowest property tax rates in the United States. According to Bloomberg Wealth
Management magazine, Wyoming consistently is rated as the #1 Tax Friendly
State in America with no state income tax on personal or corporate income,
no state inheritance tax or estate tax, no tax on the sale of real estate, and
lower property taxes based on the assessed value, to name a few.
The taxes for 2022 for the property were $11,194.00.
— 16 —

FENCES & BOUNDARY LINES
The seller is making known to all potential purchasers that there may be
variations between the property lines and the location of the existing fence
boundary lines on Blacks Fork River Ranch. The seller makes no warranties
with regard to the location of the fence lines in relationship to the property
lines, nor does the seller make any warranties or representations with
regard to specific acreage within the fenced property lines.
The seller is selling Blacks Fork River Ranch in an “as 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 orientation purposes only. The accuracy of the maps and
information portrayed thereon is not guaranteed nor warranted.
— 17 —

OFFERING PRICE & CONDITIONS OF SALE
Blacks Fork River Ranch, as previously described herein, is offered turnkey at $6,390,000.00. The Conditions of Sale are as follows:
1. All All offers to purchase or letters of intent must be in writing and
accompanied by an earnest money deposit in the amount of $200,000;
2. Earnest money deposits will be placed in escrow with First American
Title Company of Evanston, Wyoming;
3. All Prospective Buyers must demonstrate to the satisfaction of the Seller
absolute financial capability to purchase the ranch prior to scheduling
an inspection of the property;
4. The Seller will provide and pay for a standard owner’s title insurance
policy issued by First American Title Company of Evanston, Wyoming.
Any endorsements requested by the Buyer or any lender will be at
Buyer’s expense. Title to the real property will be conveyed by special
warranty deed;
5. Inventory of any personal property will be transferred via a separate
Bill of Sale at Closing;
6. All of the water rights and irrigation company water shares controlled
by the Seller will be transferred to the Buyer at Closing, and all of the
mineral rights which the Seller actually owns will be conveyed to the
Buyer at Closing;
7. Buyers’ Brokers are welcome and invited to contact Sam Sanders in our
Salt Lake City Office for information regarding Cooperation Policies.
The Sellers reserve 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 Sellers.
Information regarding land classifications, acreages, carrying capacities,
crop yields, potential profits, hunting districts and regulations, etc., are
intended only as general guidelines and have been obtained from sources
deemed reliable; however, accuracy is not warranted or guaranteed by
the Sellers or Swan Land Company. Prospective Buyers should verify
all information to their sole and complete satisfaction.
— 18 —

-
BLACKS FORK RIVER RANCH
— 19 —

— 20 —

— 21 —
BLACKS FORK
RIVER RANCH

CONTACT INFORMATION
Swan Land Company has been authorized
by the Sellers to act as their Exclusive Real
Estate Broker on the sale of Blacks Fork River
Ranch. Since 2002, we have 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 Sellers or obtained
from other sources deemed reliable. The
Agent does not, however, guarantee accuracy
and recommends that any Prospective Buyer
conduct an independent investigation.
A 48-hour notice is requested to make proper
arrangements for an inspection of Blacks Fork
River Ranch.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
INSPECT THE PROPERTY, PLEASE CALL SAM SANDERS.
SAM SANDERS
LISTING BROKER
SWAN LAND COMPANY
P.O. BOX 9132
SALT LAKE CITY, UT 84109
801.694.2092
SAM@SWANLANDCO.COM
OFFICE 406.522.7342 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
PROUDLY SERVING
MONTANA WYOMING COLORADO NEBRASKA UTAH IDAHO
— 22 —