Five Points Ranch Offering Brochure

INTRODUCTION
F
ive Points Ranch has been a
family-owned ranch since 1952.
This marks the first time in over
70 years that this incredible
piece of property has been
made available to the public for sale. The
most significant feature of this ranch is the
combination of accessibility and privacy. It
has highway frontage and county road access,
but you cannot even begin to see what the
property has to offer until you are inside
the boundary.
The ranch is named ‘Five Points’ after the
central hub of the ranch which is a spot in
the trees where the roads fork and can take
you in one of five different directions. Head
one way and you wind through tall lodgepole
pines, scattered with occasional aspen trees
to the ranch’s upper entrance off of the
Brush Creek Forest Road. A second road
will take you down to the lush green creek
bottom with irrigated meadows and willows
surrounding neatly staggered beaver ponds.
Take a third road and you will be walking or
driving through dense timber way back into
a very enchanting forest setting. Fourth, is
the rocky hillside with the most open and
spectacular view to the west. This is where
the homesteaders chose to make their home,
and it is obvious why they chose this location.
And finally, the fifth road takes you all the way
to the top of the property with a big open
sagebrush park surrounded by pine trees.
This point is also secluded, but a short walk
through the trees will reveal stunning views
in any direction.
The ranch has historically been used for
seasonal cow-calf grazing through the
summer and as a recreational property for the
owners. Besides the irrigation infrastructure,
this is a completely undeveloped piece of
property. There are a multitude of unique
places that would be ideal for a house,
camping spot, picnic area, hunting blind,
or just a place to take in the scenery. Rock
outcroppings, large aspen groves, lodgepole
and ponderosa pines, sagebrush hillsides,
live water, marshy creek bottoms, and ponds
create an extremely varied landscape. It is
incredible how much land diversity is packed
into this 523-acre ranch!

TABLE OF CONTENTS
LOCATION & ACCESS 1-2
PHYSICAL DESCRIPTION 3
CARRYING CAPACITY 3
RECREATION & WILDLIFE 4
OTHER AREA ATTRACTIONS 4
MINERAL RIGHTS 7
UTILITIES & SERVICES 7
REAL ESTATE TAXES 7
IMPROVEMENTS 7
FENCE & BOUNDARY LINES 8
WATER 9
WATER RIGHTS 9
ELEVATION & CLIMATE 10
SUMMARY STATEMENT 11
OFFERING PRICE & CONDITIONS OF SALE 12
RANCH MAPS 13-15
CONTACT INFORMATION 16

LAKE MARIE
T
he ranch is located two miles from the town of Ryan Park, and
20 miles from Saratoga, Wyoming. Access is available to the
west side of the property from Highway 130, and to the south
via North Brush Creek Road. There is a seasonal closure gate
3 miles up Highway 130. This pass typically opens Memorial
Day weekend in May and stays open through the end of October and into
November as weather allows. For the rest of the winter, this closed highway
has become one of the most popular snow machining attractions around.
Ryan Park, Wyoming is a very small town with a population of only 25
people. There are few amenities close by, but Ryan Park does have a selfserve
fuel station. The Ten Mile Inn is a quarter mile from the property
and offers fuel, a small bar menu as well as 5 guest rooms, 5 cabins, and
5 RV hookups. Medicine Bow Lodge is also nearby, offering lodging and
guest adventures including horse trail riding.
Saratoga, Wyoming, with a population of 1,623 is one of Wyoming’s bestkept
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
LOCATION & ACCESS
— 1 —
Saratoga Hot Springs Resort. Saratoga is home to the free mineral hot
springs, known as the Hobo Pool which is open year-round and is a draw
for locals and tourists alike. Outdoorsmen will appreciate the local Case
IH and Polaris dealership that sells and works on many models of ATVs,
side-by-sides, and snow machines. There is also a full grocery store and
a 24-hour critical-access hospital.
Shively Field Airport (Saratoga Jet Center, KSAA) is located in Saratoga at
7,104 feet in elevation. The lighted runway is 8,801' x 100' and has a beacon
that operates from sunset to sunrise. The runway can handle heavy aircraft
including G6 and Global planes. The airport provides full-service fuel, a
hangar, lav. cart, GPU, and rental-car services as well as a newly expanded
aircraft apron. Contact for Saratoga Jet Center at 307-326-8344 or info@
saratogajetcenter.com.
Encampment and Riverside, Wyoming are two small towns that combine
to have a K-12 school, and a few great small-town restaurants including
the Bear Trap, Mangy Moose, and The Divide. The towns sit between the
Snowy Range Scenic Byway and the Battle Mountain Scenic Byway which
are beautiful seasonal routes that attract many travelers in the summer
months.

Laramie, home to the University of Wyoming, is a friendly college town with a population of approximately 32,000 and provides all the essentials with
a modern hospital, multiple grocery stores, sporting goods stores, banks, agricultural supply, hardware and lumber stores, a movie theatre, modern
restaurants, and an excellent public school system.
Laramie Regional Airport (KLAR) is located near Laramie, Wyoming, approximately 90 miles east of the property, at 7,283 feet in elevation, and handles
several commercial flights to and from Denver each day. With a well-improved lighted asphalt/grooved runway of 8,502’ x 150’, flying into Laramie is
the nearest commercial flight.
Approximate distances to nearby towns are as follows:
Ryan Park, Wyoming
Encampment, Wyoming
Saratoga, Wyoming
Laramie, Wyoming
Laramie, Wyoming (winter)*
Steamboat Springs, Colorado
2 miles
26 miles
23 miles
57 miles
116 miles
133 miles
Cheyenne, Wyoming
Cheyenne, Wyoming (winter)*
Casper, Wyoming
Denver, Colorado
Denver, Colorado (winter)*
*Winter: December through the end of May, the Snowy Range Scenic Byway is closed due to seasonal closure.
105 miles
164 miles
174 miles
184 miles
243 miles
Approximate distances to other areas:
Medicine Bow National Forest
Snowy Range Snow Machine Lot
Lake Marie
Borders the property
3 miles
12 miles
— 2 —

PHYSICAL DESCRIPTION
F
ive Points Ranch stands out with its vast topographical range
covering a total of 523 deeded acres. There are approximately
140 acres of moderate to heavy timber, 210 acres of grass
and riparian area, with the balance in open sagebrush, and
scattered or open timber. There are also numerous beaver
ponds, rock outcroppings, and live water features that add to the charm
and diversity of the ranch.
There are two small streams that run through the property that create
abundant water for livestock and keep the ponds full. The irrigation ditches
also run water for the majority of the summer.
Trees on the ranch include lodgepole pine, quaking aspen, ponderosa pine,
cottonwood, and willows. These trees provide incredible protection and
habitat for all local wildlife. The green and riparian areas have a variety of
grass as well that provide feed for both livestock and wildlife.
CARRYING CAPACITY
The ranch has historically been a summer grazing operation for 150 cow/calf pairs for the months of June, July, and August.
— 3 —

RECREATION & WILDLIFE
T
he ranch is located in the Kennedy Peak
Area 12 for elk, and Area 79 or Region
D for deer hunting. The terrain, dense
cover, and natural wildlife trails on the
ranch make an incredible habitat for
all kinds of big game animals, as well as small game,
birds, and predators. Elk, mule deer, whitetail deer,
moose, black bears, mountain lions, and coyotes have
all been seen and routinely inhabit the property. The
Medicine Bow National Forest borders the ranch on
the north and south ends. This continuous tract of
public land consists of over 22,000 contiguous acres
of additional hunting and recreation. One of the
best secrets of the ranch is the viewing and exclusive
access to parts of the national forest that cannot
be easily seen or accessed by the general public.
Highway 130 is part of the Snowy Range Scenic
Byway. Passing through the Medicine Bow-Routt
National Forest, this 29-mile stretch of road is known
for its incredibly scenic views. This includes Lake
Marie, a majestic mountain lake that sits just under
the summit of Medicine Bow Peak which reaches
12,000 feet in elevation at its summit. There are
dozens of roads, hiking trails, camping spots, and
lakes to fish all over this area.
In the wintertime, this road is closed to automobile
traffic but opens up access to snow machines only
and is one of Wyoming’s premier winter attractions.
Five Points Ranch would make an epic rendezvous
point to enjoy this snowmobile haven or have your
winter wonderland and private snowmachine trails
right on the ranch.
Snow machining has become very popular in the
area. All winter, sledders from several surrounding
states come to spend many days traveling through
the incredible fresh powder and varying slopes that
make this area so desirable.
OTHER AREA ATTRACTIONS
North Platte Valley is home to some of the best blueribbon
trout fishing anywhere in the world. There
are several public access points along Encampment
River and North Platte River within minutes of the
ranch. Whether you are a serious fisherman or just
like to enjoy the tranquil scenery of a quiet raft float,
it is hard to beat the river recreation of this area.
Just a short 7-mile journey from Five Points Ranch lies
the renowned Lodge and Spa at Brush Creek Ranch,
where guests indulge in a multitude of genuine ranch
adventures. The breathtaking scenery of this luxury
resort enthralls visitors from around the world, and
unquestionably, Five Points Ranch boasts an equally
impressive natural beauty. Sharing the same vicinity
allows you to explore the very same nearby attractions
that draw travelers from far and wide.
— 4 —

MINERAL RIGHTS
The seller will convey with the property
50% of whatever mineral 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 property.
UTILITIES & SERVICES
Electrical poles are near the property
edge. There is good cell phone service
from Union Wireless on the property.
Propane would be a good option for gas
heat utility. There are no wells currently
on the property. A well permit can be
applied for through the Wyoming State
Engineer’s Office.
REAL ESTATE TAXES
The 2023 real estate taxes are $865.
IMPROVEMENTS
There are no improvements on the Five
Points Ranch. This leaves a clean slate for
anyone wanting to build their dream home
here. There are remnants of older cabins
from the homestead era of the 1800s.
When you see the locations, you will
quickly see why they built these structures
where they did! There seems to be no
end to the incredible building sites on this
ranch. Whether you want a lofty view or
a completely secluded place surrounded
by trees, there are numerous homesite
options available.
— 7 —

FENCE & BOUNDARY LINES
T
he property is fenced on the north, east, part of the south, and
part of the west. Two boundaries on the northeast corner are
open to the forest. There are surveyed forest boundaries in
place. The current grazing leaseholder on Five Points Ranch
also has the grazing lease on the forest permit.
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 current owner has surveyed out approximately 40 acres on the
southwest side of the ranch. The owner does not have it fenced at this
time. There are survey markers in place for the boundaries on this part
of the property.
The seller hereby makes known that there may be variations between the
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.
— 8 —

T
here is a significant amount of water on this ranch including
live creeks, irrigation supply ditches, and irrigation water
specifically for the ranch.
North Brush Creek crosses the property on the northeast
corner for a short stretch. The ranch also has two small tributary streams
that cross the length of the property from southeast to northwest, where
There are 410 acres of appropriated surface irrigation water rights on the
ranch. Of these acres, 315 are dated 1900 and 1902, putting the majority
of the ranch in the top priority when it comes to receiving the water. This
means the ranch has the right to turn water on sooner and use it later
than other ranches with later dates of appropriation. Also, being the
highest ranch on the creek has the advantage of making sure the owner
gets their water.
WATER
— 9 —
they empty into North Brush Creek.
WATER RIGHTS
The Stuart Ditch runs across the whole length of the property on the east
side. This carries a significant amount of water in the spring but also can
have water at any other point throughout the year. The ranch’s irrigation
comes from this ditch. There is also a short section of a smaller supply
ditch that cuts across a corner on the west.
This irrigation water comes out of the Stuart Ditch that traverses the
property for almost a mile and a half on the east side of the ranch. The
gravity flow ditch requires no utility input to operate. The previous owners
have put in several other lateral and supply ditches that carry this water
throughout the rest of the ranch to greatly enhance the feed volume that
the ranch produces. It does take some labor to maintain; however, in
recent years, the grazing leaseholder has been responsible for maintaining
the flow and disbursement of this water.

T accumulate
ELEVATION & CLIMATE
he elevation of the property at the highway entrance is approximately 7,920 feet and rises to 8,160 feet at the highest elevation of the ranch.
The Saratoga and Ryan Park areas experience a semi-arid climate with cold winters, wet springs, and moderate summers. The average
annual precipitation in nearby Ryan Park is approximately 17.3 inches. At the foot of the Snowy Range Mountains, the Ryan Park area can
significant amounts of snow in the winter.
— 10 —

SUMMARY STATEMENT
Historic family ranches do not become available often. This
one has been in the same family for over 70 years and has
been used and enjoyed by four generations. The unique
terrain, diversity of landscape, and easy access make it hard
to compare to anything else on the market. This type of
property is a hidden gem. Within seconds of pulling off the highway, you
have enough privacy to feel like you are the only one in the world. It is
very hard to find a property with both easy access and seclusion, but that
is exactly what this ranch offers. Once you are inside the fence and on the
ground, you can begin to see all the opportunities that await. Five Points
Ranch is finally up for sale to the public and its next legacy is about to begin!
— 11 —

OFFERING PRICE & CONDITIONS OF SALE
Five Points Ranch, as described herein, is offered at US $7,500,000.00 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 3.00% 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, 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 special warranty deed;
5. 50% 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 invited to contact listing agent
Kirby Berger 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.
To learn more and view additional images and ranch video,
visit https://www.swanlandco.com/properties/five-points-ranch/.
— 12 —

FIVE POINTS RANCH
— 13 —

Medicine Bow
National Forest
Medicine Bow
National Forest
— 14 —

FIVE POINTS RANCH
— 15 —
VIEW INTERACTIVE
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 Five Points
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
Five Points Ranch.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
INSPECT THE PROPERTY, PLEASE CALL KIRBY BERGER.
KIRBY BERGER
SALES ASSOCIATE
SWAN LAND COMPANY
P.O. BOX 1645
SARATOGA, WY 82331
307.329.5886
KIRBY@SWANLANDCO.COM
OFFICE 307.329.5886 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
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