Crazy P Ranch Offering Brochure

IMPROVEMENTS WITH VIEW OF THE BIGHORNS

INTRODUCTION
C
razy P Ranch is one of
the most thoughtfully
developed ranches in
the eastern foothills
of the Big Horn
Mountains. Located approximately
15 miles south of Buffalo, Wyoming,
the ranch is comprised of 1,749±
total acres of which approximately
1,429± acres are deeded, 280±
acres are State of Wyoming leases,
and 40 acres are a Bureau of Land
Management lease. Lush fields
attract an abundance of wildlife
including whitetail deer, mule deer,
elk, antelope, sharp-tailed grouse,
Hungarian partridge, pheasants,
and turkeys. Live water in Muddy
Creek provides some technical
fishing opportunities for large trout.
The “next level” improvements are
second to none in the area and
include a well-designed main home, a
meticulously planned equestrian barn
along with an outdoor arena, round
pen, horse runs, hot walker, and
paddocks. Working improvements
on the ranch are all in good condition
and include employee housing, a
calving barn, a shop, and corrals.
With exceptional panoramic scenic
qualities, unlimited outdoor sporting
opportunities, and agricultural
production, Crazy P Ranch offers
a unique opportunity to invest
and share the enjoyment of an
extraordinary luxury ranch rarely
found in this area.

TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 3
CARRYING CAPACITY 4
IMPROVEMENTS 5-12
RECREATION & WILDLIFE 13
AREA HISTORY 14
MINERAL RIGHTS 15
UTILITIES & SERVICES 15
FENCE & BOUNDARY LINES 15
PERSONAL PROPERTY 16
REAL ESTATE TAXES & ASSESSMENTS 16
WATER RIGHTS 17
ELEVATION & CLIMATE 18
SUMMARY STATEMENT 19
OFFERING PRICE & CONDITIONS OF SALE 20
RANCH MAPS 21-23
CONTACT INFORMATION 24
FRONT & BACK COVER | PHOTO CREDIT: WHITNEY KAMMAN PHOTOGRAPHY

L
ocated just 15 miles south of Buffalo, Wyoming, via Old Highway
87, Crazy Woman Canyon Road, and Muddy Creek Road, the
ranch enjoys excellent year around access and privacy.
Johnson County Airport (KBYG), a well-improved airstrip capable
of handling good-sized aircraft, is located in Buffalo, Wyoming. The lighted
asphalt runway is 6143’ x 75’ with a beacon operating from sunset to sunrise.
Buffalo also has all the essential services needed before heading to the
ranch. With a modern hospital and clinic, two grocery stores, sporting
goods store, four banks, several agricultural-supply stores, hardware and
lumber stores, a movie theatre, fine dining, and an excellent public school
system, Buffalo can provide all of the essentials.
LOCATION & ACCESS
service with connecting flights to several major hubs including Denver and
Salt Lake City. Gillette also offers additional services for building supplies
and equipment to satisfy nearly all the needs on the ranch.
The ranch is equipped with a security gate and remote cameras to control
access. This allows for the level of privacy most are seeking when they
purchase a ranch of this caliber. With multiple access codes for residents,
delivery workers, and service providers, access is limited to an invited basis.
Approximate distances to nearby towns are as follows:
Buffalo, Wyoming
Sheridan, Wyoming
Sheridan, Wyoming, 30 miles north of Buffalo via Interstate 90 along the Gillette, Wyoming
Big Horn Mountains, provides additional services including exceptional Casper, Wyoming
restaurants, large building-supply stores, Walmart, commercial flights Billings, Montana
connecting to Denver, and a fine downtown shopping experience. Sheridan
Yellowstone National Park, Wyoming
provides a great mix of the old west and modern conveniences.
Rapid City, South Dakota
Gillette, Wyoming, east of the ranch on Interstate 90 has commercial air
— 1 —
15 miles
51 miles
88 miles
105 miles
180 miles
208 miles
227 miles

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PHYSICAL & OPERATIONAL DESCRIPTION
T
he ranch is well-balanced with both native pastures and
irrigated meadows. The irrigated meadows produce grass hay
and alfalfa sufficient to provide feed for wintering livestock.
The native pastures are comprised of buffalo, blue gramma,
and several varieties of wheat grasses. With a combination of
irrigation methods including a remote-controlled Valley 5-tower pivot, two
side-roll sprinklers, big-gun sprinklers, and flood irrigation via gated pipe
and ditches, the irrigated ground produces quality hay that can be fed on
the ranch or sold annually. These lush fields not only create a beautiful
park-like setting but also attract an abundance of wildlife.
The following acreage breakdown is an estimation only. Buyers are
encouraged to investigate the acreage to their own satisfaction.
The land is generally classified as follows:
Deeded Acres 1,429±
Pivot Irrigated Acres 60±
Wheel-Line Irrigated Acres 35±
Big-gun Sprinklers Irrigated Acres 30±
Gated-Pipe Irrigated Acres 70±
Flood-Irrigated Acres 50±
Sub-Irrigated Acres 55±
Native Pasture Acres 1,129±
State of Wyoming Leased Acres 280±
Lease # 2-5239 2023 payment of $173.04
Lease # 2-5533 2023 payment of $228.66
Bureau of Land Management information
Muddy Creek, Allotment No. 22223 2023 payment of $13.50
— 3 —

CARRYING CAPACITY
T
he ranch is currently operated as an equestrian and Angus
seedstock operation raising high-quality Black Angus cattle.
Depending upon the yearly climatic conditions, the ranch is
estimated to support approximately 85 animal units utilizing
native pastures and hay ground. Currently, the ranch is feeding a dozen
horses plus a variety of age classes of livestock to support the seedstock
operation. Annual hay yield over the past few years has been approximately
300 tons.
— 4 —

The improvements on the ranch are exceptional.
IMPROVEMENTS
MAIN HOUSE
C
ompleted in 2019 and consisting of
12,369± square feet under roof, a
massive courtyard, numerous outdoor
living spaces porches, decks, patios, and
tasteful landscaping, the main house
was architecturally designed by Kipp Halverson and
team with Faure Halvorsen Architects, and built by
custom home builder Behrend Construction, Inc. This
well-planned home has 3 bedrooms, 3 full bathrooms, 3
powder rooms, many storage areas, an exercise room,
a game room, a reading nook, a great room, an oversize
kitchen with a large pantry and galley, a large dining
area, mud room, large laundry area, and a 1 bed/1 bath
casita attached by a breezeway. The home is heated
with in-floor heat on the lower level and forced air on
the main level. The exterior is a mix of stucco and stone
with large stone headers for all of the exterior doors
and windows along with large stones used as support
for exposed rustic beams. Rustic tin covers the entire
home with exposed beams in many of the rooms and
all the outside porches. Smart features in the home
include thermostats and lights which have the capability
to be controlled remotely. Also included is a Tesla
charging station. The landscaping includes an automatic
sprinkler system on the sodded grass, many hardscape
locations, and a fire pit to enjoy the pleasant evenings
outside. This home is positioned to capture excellent
views of the ranch and the surrounding mountain vista.
The construction and workmanship in this home is of
the utmost quality and attention to detail.
SQUARE-FOOTAGE BREAKDOWN
INDOOR LIVING AREA
Main-Level Living Area Footprint
4,394± SF
Lower-Level Living Area Footprint
2,898± SF
Casita/Guest House
600± SF
Conditioned Garage
1,200± SF
OUTDOOR LIVING AREA
Main-Level Outdoor-Living Area Under Roof 3,390± SF
Lower-Level Outdoor-Living Area Under Roof 487± SF
Breezeway
600± SF
Concrete Courtyard
5,064± SF
— 5 —

PHOTO CREDIT: WHITNEY KAMMAN PHOTOGRAPHY

MAIN HOUSE

MANAGER’S HOME
The custom-designed log home, which was featured in Log Home
Living’s “Focus on Floorplans”, was constructed in 1998. The home has
approximately 2,250 SF of living space with 3 bedrooms and 2 bathrooms.
The vaulted ceiling provides abundant light to the open loft with the
balcony overlooking the stunning river-rock fireplace. Four covered
porches lead to beautifully designed flagstone patios and manicured
landscaping surrounding the home. With an automatic underground
sprinkler system for the lawn and a drip system for the trees, the yard
remains lush through the summer and fall seasons.
GUEST CABIN
The guest cabin, originally built in the 1880s as a homesteader’s cabin and
refurbished in 2002, is a quaint one-bedroom cabin with approximately
450 SF of indoor living space which provides a rustic yet comfortable
experience. With a wrap-around wood deck, outdoor living is made
both convenient and enjoyable.

— 9 —

HORSE BARN
Very rarely does a horse barn have this much functionality and class. Matching the Main House with stucco and stone accents, a full concrete foundation
backfilled with gravel, the 7,729 square-foot steel structured barn is finished with a bridge plank timber floor (repurposed from a racetrack in Arizona
and re-milled locally), 9 custom pipe and wood lined box stalls, two stalls that are extra-large to accommodative mares and foals, 1,344 square feet of
covered space leading to outside runs, heated/automatic waterers, large tack room, feed storage bay, wash bay, office, ½ bathroom, and an indoor
riding area. Designed with the comfort of the horses in mind for every season, the barn is thoroughly insulated and heated with radiant heat for the
colder months. An integrated fly control system for both indoor stalls and outside runs keeps the horses comfortable during the fly season. Along
with large fans to keep the air moving, an odor exhaust system pulls air from beneath the wood flooring to keep the air fresh and limit unwanted odors
from developing in the barn. Set up to accommodate auctions, the barn is also wired for several multimedia options. Propane has been plumbed to
the outside of the barn to accommodate barbeques and the opportunity to relax with the view after a long day around the horses.
— 10 —

ARENA
The 150' x 300' arena is thoughtfully designed for many different equestrian pursuits.
Built with pipe and lined with wood, it not only looks great but is very functional. With
adjustable roping boxes, an automatic air/electric controlled Priefert roping chute, 2
cattle pens with loafing sheds, and a return alley, the most experienced team roper
will be sure to be impressed. With great footing in the arena, reining, cutting, cow
horse, English disciplines, and other events could be easily accommodated. The arena
and barn were designed together to accommodate the future full enclosure of the
arena with elevations and other construction considerations in mind.
ROUND PEN
The 60’ round pen has high sides and is constructed of pipe and lined with wood.
Equipped with an observation deck and of solid construction, this is one of the nicest
round pens anywhere.
HOT WALKER
The 6-horse Priefert automatic walker is brand new, can change speed and direction,
has water mist capability, and has a drag rake option to keep the footing just right.
— 11 —

HAY AND EQUIPMENT SHED
A large hay and equipment shed near the barn was constructed to keep the numerous deer away from the high-quality hay produced on the ranch.
CALVING BARN AKA “COW PALACE”
Consisting of approximately 2,800 SF, the calving barn has 6 calving jugs, a vet room, and accommodates the cattle working tub and squeeze chute
with digital scale under the 16’ x 70’ attached lean-to. A remote camera system has been installed to be able to monitor calving activities in the outside
pens as well as the indoor jugs.
SHOP
The shop building, a 30´ X 60’ metalsided
structure provides inside working
space for the operations of the ranch.
The shop has electric power and a
concrete floor throughout the entire
building plus a large concrete apron to
accommodate outside projects.
RV HOOKUPS
The ranch is well equipped to host
traveling guests with trailers with living
quarters or RVs with two 60-amp plugins
at the horse barn, one 60-amp
plug-in at the shop, and one 60-amp
plug-in by the guest cabin.

RECREATION & WILDLIFE
T
he ranch is home to an
abundance of wildlife
including whitetail deer,
mule deer, elk, antelope,
sharp-tailed grouse,
Hungarian partridge, pheasants, and
turkeys. Muddy Creek, which runs
through the ranch, holds larger-thanexpected
trout and provides a healthy
riparian zone that creates desirable
habitats for many different species.
Further development of food plots and
cover could significantly enhance the
hunting opportunities on the ranch.
Muddy Guard Reservoir #1 and Muddy
Guard #2 are located adjacent to the
property on adjoining state land and
private property. These reservoirs are
managed by the Wyoming Game and
Fish Department and provide excellent
fishing opportunities. Muddy Guard
#1 is considered a trophy fishery and
regulations limiting the use of live bait
have enhanced the quality of fish in
the reservoir. Crazy P Ranch has a
convenient private-access route to
the Muddy Guard #1 reservoir allowing
quick and easy access from the ranch.
The ranch is adjacent to approximately
1,320 acres of state land which provides
additional opportunities for outdoor
activities, including fishing in Patch
Reservoir for largemouth bass.
CRAZY WOMAN CANYON
One of the desirable features regarding
location is the proximity of the ranch
to Crazy Woman Canyon. Crazy
Woman Canyon Road is one of only
several access points to the Big Horn
Mountains and it is right out the back
door of the ranch. Stunning views
up the canyon are enjoyed as well as
hiking, camping, horseback riding,
fishing, hunting, rock climbing, and
many other outdoor pursuits.
— 13 —

AREA HISTORY
T
he Buffalo, Wyoming area is rich
in history as multiple battles took
place in the region. The Johnson
County War, a battle between large
cattle barons and homesteaders,
took place just a few miles from Crazy P Ranch.
Also, just a short drive from Buffalo is the
Fort Phil Kearney historic site, the Fetterman’s
Massacre Site, Wagon Box Fight, and the
infamous “Hole in the Wall”- which was the
hideout of the notorious Butch Cassidy and the
Sundance Kid along with the rest of the Wild
Bunch. The Jim Gatchell Museum in Buffalo is
a must-see with over 15,000 artifacts from the
old west. The historic Bozeman Trail marked its
path through the area and served as an overland
route connecting the gold rush territory of
Montana to the Oregon Trail.
— 14 —
The Basque culture is very rich in Johnson
County. Many families in the area emigrated
from the Basque country of the Pyrenees
Mountains between Spain and France and made
this area their home. Watching over large
flocks of sheep they became a cornerstone of
the local culture.
The area’s economy is driven by agriculture,
tourism, and energy development. However,
through the boom and bust of energy
development, agriculture has remained the
backbone of the local economy. Tourism
remains a viable economic factor as Buffalo is
located at the intersection of Interstate 90 and
Interstate 25 and is a logical stopping point for
visitors heading to Yellowstone National Park.
As a result, Buffalo has excellent hotel amenities
and restaurants.

MINERAL RIGHTS
The seller will convey with the ranch 100%
of whatever mineral, oil, gas, geo-thermal,
hydrocarbon, solar, wind, and gravel
rights it owns, 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 property.
UTILITIES & SERVICES
Electricity is provided by Powder River
Energy Corporation. Propane gas is
provided by Tri-County Gas. Broadband
internet is provided by Visionary
Communications. A wireless booster has
been installed to provide internet access
to many of the improvements on the
ranch. Sanitation services are provided
by Bald Mountain Sanitation. Satellite
TV is provided by DISH, domestic water
is provided by a Madison well and the
sewage system is septic.
FENCE & BOUNDARY LINES
The seller hereby makes known that
there may be variations between the
deeded property lines and the location of
the existing fence boundary lines on the
property. The seller makes no warranties
regarding the location of the fence lines in
relationship to the deeded property lines,
nor does the seller make any warranties
or representations regarding specific
acreage within the fenced property lines.
The seller is selling the property 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 thereon is not guaranteed nor
warranted.
— 15 —

PERSONAL PROPERTY
All irrigation equipment used on the ranch will be included in the sale.
A list of personal property to be transferred with the ranch can be provided to qualified buyers.
REAL ESTATE TAXES & ASSESSMENTS
The 2023 real estate taxes were $22,734.00.
North Fork Irrigation District assessment (Fiscal Year 2022): $3,818.00
— 16 —

The ranch has direct flow irrigation rights from both Muddy Creek and Crazy Woman Creek along with reservoir storage rights in Patch Reservoir
and Muddy Guard # 1 Reservoir.
DIRECT FLOW IRRIGATION RIGHTS
SOURCE PERMIT DITCH PRIORITY DATE CFS PERMITTED ACRES
Muddy Creek #7 Red Bank Ditch 7-5-1889 1.23± 86.4±
Muddy Creek #24 Thompson Bros. Ditch 7-5-1889 .71± 50±
North Fork of Crazy Woman Creek #25 Thompson and Matthews Ditch 7-5-1889 3.19± 223±
*The CFS and permitted acres listed above are estimated and were provided by the Wyoming State Engineer’s office.
RESERVOIR STORAGE RIGHTS
RESERVOIR
ACRE FEET
Patch 90
Muddy Guard # 1 110
WATER RIGHTS
WATER USE AGREEMENT
All houses, horse barn, calving barn, guest cabin, stock-watering system, side-roll sprinklers, and the big-gun sprinklers utilize water from a Madison
well located at the western edge of the property. Ownership of the Madison well and the small acreage surrounding the well is owned by a third party.
A water-use agreement allowing continuous use of 300 gpm is in place. Contact Listing Agent Scott Williams for specifics.
STOCK WATER
The ranch is well watered by an underground pipeline and over a dozen rubber-tire stock tanks. Water is supplied by the well which is produced
from the Madison Formation. Along with the stock-watering pipeline, irrigation ditches, and stock reservoirs provide adequate watering locations for
livestock year-round on the majority of the ranch.
— 17 —

ELEVATION & CLIMATE
T
he ranch elevation is approximately 5,200 feet above sea level.
Buffalo experiences a semi-arid climate with cold, dry winters,
wet springs, and hot summers. The average annual precipitation
in nearby Buffalo is 13.26 inches. Regarding cattle ranching,
Buffalo and the surrounding area are considered by many cattlemen to
be one of the most desirable locations to raise cattle in Wyoming. This is
due to the mild winters and wet spring weather which usually produces
excellent quantity and quality of forage for livestock to utilize year-round.
The ranch sits in a valley that is noted for exceptionally mild winters.
When much of the surrounding area is covered in snow, often the ranch
is experiencing milder conditions. This proves to be beneficial from the
standpoint of good year-round access and more accommodating weather
for livestock production.
— 18 —

SUMMARY STATEMENT
N
ot often does a ranch with improvements of this quality
come to the market along the Big Horn Mountains or in the
Buffalo, Wyoming area.
Perfectly situated to capture the views of the Crazy Woman
outcroppings, the Crazy P Ranch consists of 1,749 total acres (1,429 deeded)
and is located at the base of the Bighorn Mountains approximately 15 miles
south of Buffalo, Wyoming. Luxury improvements include a main house
and equestrian facilities along with working improvements and employee
housing. Lush meadows and native pastures combine to make a wellbalanced
agricultural operation. Buyers seeking a very well-maintained
ranch with abundant wildlife will find the Crazy P Ranch of particular
interest. The location of Crazy P Ranch with tremendous vistas, privacy,
and security makes it an attractive offering in the Johnson County market.
— 19 —

OFFERING PRICE & CONDITIONS OF SALE
Crazy P Ranch, as described herein, is offered at US $18,500,000.00 Cash or at Terms acceptable solely at the discretion of the
Seller.
The Conditions of the Sale are as Follows:
1. All offers to purchase must be in writing and accompanied by
earnest money made payable to the escrow account of Sovereign
State Title Company in Sheridan, Wyoming;
2. All Prospective Buyers must demonstrate to the satisfaction of the
Listing Agent the financial capability to purchase the ranch prior
to scheduling a personal tour of the ranch;
3. The Seller will provide and pay for a standard owner’s title insurance
policy. Title to the real property will be conveyed by warranty deed;
4. All of the appurtenant water rights controlled by the ranch 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;
5. Buyers’ Brokers are welcome and invited to contact Scott Williams
with Swan Land Company for additional information and to set
up a private ranch tour.
The Seller reserves the right to affect 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 Seller may acquire.
— 20 —

Buffalo, WY
Bighorn
National
Forest
CRAZY P RANCH
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CRAZY P RANCH
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MAP ONLINE

CONTACT INFORMATION
Swan Land Company has been authorized by
the Seller to act as their Exclusive Real Estate
Broker on the sale of Crazy P 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
Crazy P Ranch.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
INSPECT THE PROPERTY, PLEASE CALL SCOTT WILLIAMS.
SCOTT WILLIAMS
BROKER
SWAN LAND COMPANY
P.O. BOX 865
BUFFALO, WY 82834
307.621.0098
SCOTT@SWANLANDCO.COM
OFFICE 307.621.0098 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
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