Crazy 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.
Located 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.
Sheridan, Wyoming, 30 miles north of Buffalo via Interstate 90 along the Big Horn Mountains, provides additional services including exceptional restaurants, large building-supply stores, Walmart, commercial flights connecting to Denver, and a fine downtown shopping experience. Sheridan provides a great mix of the old west and modern conveniences.
Gillette, Wyoming, east of the ranch on Interstate 90 has commercial air 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:
Yellowstone National Park, Wyoming
Rapid City, South Dakota
The 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±
Big-gun Sprinklers Irrigated
State of Wyoming Leased Acres 280±
|Lease # 2-5239
Lease # 2-5533
|2023 payment of $173.04
2023 payment of $228.66
Bureau of Land Management information
|Muddy Creek, Allotment No. 22223
|2023 payment of $13.50
The 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.
The improvements on the ranch are exceptional.
Completed 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.
INDOOR LIVING AREA
|Main-Level Living Area Footprint
Lower-Level Living Area Footprint
| 4,394± SF
OUTDOOR LIVING AREA
|Main-Level Outdoor-Living Area Under Roof
Lower-Level Outdoor-Living Area Under Roof
| 3,390± SF
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.
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.
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.
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.
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.
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.
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.
The shop building, a 30´ X 60’ metal-sided 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.
The ranch is well equipped to host traveling guests with trailers with living quarters or RVs with two 60-amp plug-ins at the horse barn, one 60-amp plug-in at the shop, and one 60-amp plug-in by the guest cabin.
The 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-than-expected 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.
The 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.
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.
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.
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.
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.
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.
The 2023 real estate taxes were $22,734.00.
North Fork Irrigation District assessment (Fiscal Year 2022): $3,818.00
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.
Please view the offering brochure for additional water rights information or contact listing broker Scott Williams.
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.
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.
The 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.
Not 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 well-balanced 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.
OFFERING PRICE AND 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:
- 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;
- 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;
- 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;
- 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;
- 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.
TERMS OF INSPECTION
Photos provided by Whitney Kamman Photography.