Carlat Ranch

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Just 24 miles south of Buffalo, the county seat (population 4,585), and 20 miles northwest of Kaycee (population 263), the ranch has good access via paved State Route 196, locally known as “Old Highway 87”.
 
The City of Sheridan (population 17,444) lies 56 miles north of the ranch, while the City of Casper (population 55,316) is approximately 88 miles south. Complete retail, business and entertainment resources can be found in each of the surrounding communities. Commercial airline service is available in Casper, Sheridan, and Billings, Montana.
 
For the rancher, the Buffalo Livestock Auction is a very active, year-around facility that provides purebred/commercial cattle and horse sales.
 
The area enjoys rich western history, art and culture.  Sheridan and Buffalo are well known for their award-winning golf courses.

 

The Carlat Ranch is a contiguous block of deeded land (4,638 acres deeded) located at the foot of the Big Horn Mountains between Old Highway 87 (paved) and Grueb Road (a graveled, county-maintained road). There is an 80 acre BLM lease.
 
The elevation of the ranch ranges from 4800-5223 feet above sea level.  Annual precipitation ranges between 12 and 14 inches, according to the NRCS 30-year average.  The ranch lies in an area considered to be mild winter country.
 
For many years, the Carlat Ranch has been utilized as a year-round cow/calf operation with calves typically sold in the fall.  The carrying capacity is owner-rated at 250 animal units year around with supplemental feeding (hay) during the winter months.  It is estimated that 1.6 tons of hay is required to winter one cow, or about 400 tons of hay to winter 250 animal units.
 
Approximately 209.6 acres of hay-producing meadows are irrigated under two pivot sprinkler systems, 38.9 acres are flood irrigated, 64 acres are irrigated by gated pipe, and 159.4 acres are dryland hay land.  Depending on the year, fertilizer program, and management practices, the ranch can produce 850-1000 tons of hay annually, which allows for excess hay to be sold.
 
The ranch is fenced into seven pastures, all with excellent livestock water availability.  Two creeks traverse through the ranch and provide excellent sources of livestock water — Beaver Creek flows year around through the center of the ranch and Pole Creek flows through the southwestern portion of the ranch. The ranch has first priority adjudicated water rights out of Beaver Creek with priority dates of 1884, 1886 and 1905.
 
Two large reservoirs (Willow Glen and Pole Creek) along with four smaller reservoirs also provide adequate livestock water.  Water from Beaver Creek is pumped into a large storage tank and piped to rubber-tire stock tanks located in outlying pastures.

 

The main residence (2,198 sq. ft.) is a newer modular with 3 bedrooms, 2 bathrooms, kitchen, dining area/living room, mud room and an attached 2-car garage. The older, log home (1,497 sq. ft.) has 3 bedrooms, one bathroom, kitchen, and a living room with fireplace. The older, double-wide mobile home (1,248 sq. ft.) has 3 bedrooms, 2 bathrooms, kitchen and living room. Large, metal shop/machine building (3,840 sq. ft.). Other improvements include a calving shed with 4 pens and bunking quarters for night-calving, barns, corrals, sheds at main headquarters, storage shed, garage, and small set of corrals located at upper end of ranch, and new set of pipe corrals, pens, working alleys and loading chute.

 

Mule deer and antelope hunting on the ranch is excellent.  Fishing in the Willow Glen Reservoir is considered good.

 

The Carlat Ranch is being offered for $4,525,000 (Four Million Five Hundred Twenty-five Thousand Dollars).  The agreed upon sales price shall be payable in cash; provided, however, Seller may, in its sole and absolute discretion, accept installment payments upon terms and conditions acceptable to Seller.

 

Seller reserves the right to effectuate a 1031 tax-deferred exchange according to IRS Regulations.  This exchange will not incur any expense or liability on the part of the Buyer.