BLACKS FORK RIVER RANCH

Swan Land Properties

Revised Listing

Fort Bridger, Wyoming
102 Deeded
$6,390,000

Enjoy the seclusion of this end-of-the-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 oversized 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.

This property is being sold turnkey. Please inquire with Listing Broker Sam Sanders for details.

The 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.

Distance and driving times to selected destinations from the Ranch:

Evanston, Wyoming
Park City, Utah
Salt Lake City, Utah
Flaming Gorge National Recreation Area

38 Miles
96 Miles
114 Miles
60 Miles

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.

The 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.

The 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.

MAIN RESIDENCE

This 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, four-car 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 solid-wood doors, premium hardwood floors, and rounded corners throughout the home. Pella windows and doors are also utilized in the construction of the home.

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 easy-maintenance epoxy-finished floor with a carefully calculated slope to a drain that traverses the frontage.

The residence is heated with natural gas 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 details.

Residence: 6,260 Square Feet

Main Level 4,365 square feet

Upper Level 1,895 square feet

BARN and APARTMENT

This building includes a very comfortable, self-contained 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 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.

Barn and Apartment 3,125 Square Feet

Apartment 880 square feet

Tall Storage 865 square feet

Regular Storage 1,380 square feet

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 well-built 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.

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.

The 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.

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.

All utilities are underground. Electricity and high-speed internet are provided by Bridger Valley Electric, and phone service (including cellular) is provided by Union Telephone. Natural gas is supplied by Dominion Energy. Domestic water comes from a private well, and the 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.

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 2022 taxes for the ranch were as follows:

Real Estate Taxes: $11,194.00

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 the 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.

This 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.

OFFERING PRICE and CONDITIONS OF SALE

Blacks Fork River Ranch, as described herein, is offered turnkey at US $6,390,000.00 Cash. The conditions of the sale are as follows:

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;
Earnest money deposits will be placed in escrow with First American Title Company of Evanston, Wyoming;
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;
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;
Inventory of any personal property will be transferred via a separate Bill of Sale at Closing;
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;
Buyers’ Brokers are welcome and invited to contact Sam Sanders in our Salt Lake City Office for information regarding Cooperation Policies.

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.

TERMS OF INSPECTION

A 48-hour notice is requested to make proper arrangements for an inspection of Blacks Fork River Ranch.

Swan Land Company has been authorized by the Seller 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.

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Sam R. Sanders

801-694-2092 | [email protected]

I was born and raised in rural Utah in the ’60s and ’70s. My early summers were spent working on family ranches in Wyoming, Idaho, Montana, Oregon. I’ve been lucky enough to work in a variety of fields, each of which has contributed to my extensive knowledge of logistics and handling government officials. My first ...

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