TOMAHAWK RANCH

Tomahawk Ranch is a reputation cattle ranch located along La Prele Creek, just 11 miles southwest of Douglas, Wyoming. Carrying capacity is owner rated at 800 cows, plus replacement heifers, bulls, and saddle horses running on nearly 17,460± total acres, of which 14,125± acres are deeded. The balance of native pastures and irrigated land facilitates a consistent year-round agricultural operation producing 1,700± tons of hay annually. Excellent wildlife habitat consisting of rolling hills, deep draws, rock outcroppings, native grasslands, and excellent cover along La Prele Creek consistently produces trophy elk, mule deer, whitetail deer, antelope, upland birds, and fishing opportunities. Access via paved Wyoming Highway 91 provides year-round convenience to Douglas, Wyoming, and a less than one-hour drive from Casper. This is a generational opportunity to acquire an investment-grade working and recreational ranch.

Located just 11 miles from Douglas, Wyoming, via paved Highway 91, the Ranch enjoys convenient year-round access just a short drive from the amenities of town.

Douglas is a friendly town with a population of approximately 6,000 and is able to provide all of the essentials with a modern hospital and urgent care, two grocery stores, sporting goods store, three banks, several agricultural supply, hardware and lumber stores, a movie theatre, restaurants and an excellent public-school system. Home to the Wyoming State Fair and Rodeo, Douglas welcomes families and 4-H animals from every corner of the state.

Approximate distances to other nearby towns are as follows:

Casper, Wyoming
Wheatland, Wyoming
Cheyenne, Wyoming
Fort Collins, Colorado
Denver, Colorado

58 miles
77 miles
145 miles
190 miles
244 miles

Converse County Airport (KDGW), a well-improved airstrip capable of handling good-sized aircraft, is located in Douglas, Wyoming at 4,932 feet elevation. The lighted asphalt runway is 6,534′ x 100′ with a beacon operating from sunset to sunrise.

Casper, with a population of approximately 55,000 people, is the second largest city in Wyoming and is located 58 miles west of the Ranch via Interstate 25. Casper provides additional services including exceptional restaurants, large building-supply stores, Walmart, Sam’s Club, a shopping mall, and multiple box stores. Casper serves as the major local hub of commerce for central Wyoming. Natrona County International Airport is located near Casper and provides commercial air service with connecting flights to several major hubs including Denver and Salt Lake City.

Tomahawk Ranch is very diverse with over 1,100 feet of elevation change. The Ranch covers multiple land-classification zones ranging from La Prele Reservoir shoreline to the riparian zone along La Prele Creek, through the irrigated meadows, across large grass-filled basins, and up the rugged valleys and steep hillsides covered in mountain mahogany.

Approximately 1,700 tons of hay are produced annually on the irrigated land. The meadows consist mostly of garrison creeping meadow foxtail and brome grasses with an alfalfa-grass mix under the pivot.The native pastures are comprised of buffalo, blue grama, and several varieties of wheat grasses. Sagebrush control on a large portion of the Ranch has significantly increased grass production and carrying capacity over the past 10 years.The Ranch is currently utilized as a commercial cow/calf and bison operation. With a balance of native rangeland and irrigated meadows, cattle and bison efficiently utilize the ranch resources. While the cow-calf operation is the primary operational focus on Tomahawk, the bison offer diversification to the mix of revenue streams on the Ranch.

Acreage Breakdown

Total Acres:	17,459.8± acres
Deeded: Wyoming State Lease: Bureau of Land Management: Irrigated: Flood Irrigated: Pivot Irrigation: Native Pasture:	14,125.5± acres 3,214.3± acres 120± acres 713.3± acres 623.3± acres 90± acres 16,746.5± acres

* Details of deeded acreage are under review and may not represent the final acreage.

Tomahawk Ranch is uniquely equipped to produce winter feed on the irrigated meadows along La Prele Creek. The balance of irrigated lands and native pastures allow for a consistent year-round operation.

Carrying capacity is owner rated at 800 cows, plus replacement heifers, bulls, and saddle horses. Currently, the Ranch functions as a cow-calf and bison operation and operates in conjunction with another ranch in the area. Many different operating scenarios could be implemented depending on the owner’s goals and interests.

The Ranch elevation ranges from approximately 5,500 to 6,600 feet above sea level. The local area experiences a semi-arid climate with moderate temperatures. The average annual precipitation in nearby Douglas is 14.18 inches. With regard to cattle ranching, Douglas and the surrounding area is considered by many cattlemen to be one of the most desirable locations to raise high-gaining cattle in Wyoming.

The 2019 real estate taxes were $17,290.25.

2020 Wyoming State Land Annual Rentals are:

State Land 1-7163 $1,170.12
State Land 1-7571 $1,693.44
State Land 1-8371 $ 446.88
State Land 1-8724 $2,651.88

BLM allotment: 20217 Buckshot Creek, La Prele Creek, Buckshot

2020 BLM grazing fees are $31.05

The Seller hereby makes known that there may be variations between the property boundary lines and the location of the existing boundary fences on Tomahawk Ranch. The Seller makes no warranties with regard to the location of the fence lines in relationship to the property boundary lines, nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.

The Seller is selling Tomahawk Ranch 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 therein is not guaranteed nor warranted.

With four homes, two horse barns, a shop, and multiple storage buildings, the improvements on the Ranch are modest but adequate for the operations of the Ranch.

Classic Farmhouse

The centerpiece of the improvements is the stoic and classic farmhouse. This 3,140± square-foot home, built in the 1890s, has five bedrooms and two and a half bathrooms. Located amongst mature cottonwood trees, this home has both place and purpose.

Bunk House

The bunkhouse has been used for hunters and hired workers through the years. Built in 1921, the bunk house, which consists of 1,244± square feet, has two bedrooms and two bathrooms.

Modular

Built in 1976, this structure has three bedrooms and two bathrooms with approximately 1,754 square feet of living space.

Horse Barn

The classic horse barn was constructed in 1921.

Block Shop

The 2,800± square-foot shop built of cinder blocks has three overhead doors and was constructed in 1980.

Second Modular

The second modular house was constructed in 1976, has three bedrooms and one bathroom.

Second Horse Barn

The second horse barn was built in 1950 and is approximately 1,250 square feet.

Calving Barn and Corrals

The Ranch includes a functional calving barn with 16 jugs and a head catch to support calving efforts during the spring calving season.

Also included are multiple miscellaneous buildings used for storage.

Electricity is provided by Rocky Mountain Power. Propane is provided by Global Energy of Wyoming. Telephone and internet services are provided by CenturyLink. Domestic water is provided by a well and the sewage system is septic.

All irrigation equipment, including the T-L pivot, John Deere diesel motor and diesel tank at the pivot location will be transferred via a bill of sale at closing. All other personal property shall be negotiated outside of the real estate transaction.

La Prele Creek traverses the property for approximately 4.75 miles. La Prele offers excellent fishing for rainbow and brown trout in its fast-moving riffles and deep holes.

The Ranch is well watered by La Prele Creek, numerous springs, reservoirs, and wells.

The Ranch has direct-flow irrigation rights from La Prele Creek. A detailed tabulation of water rights can be provided to qualified buyers upon request.

The Douglas, Wyoming area consists of a very diverse landscape. The area economy is driven by agriculture and energy development. However, through the boom and bust of energy development, agriculture has remained the backbone of the local economy.

The nearby Medicine Bow National Forest provides endless sightseeing, hiking, camping, horseback riding, hunting, and fishing opportunities. Wildflowers, rushing creeks, beautiful rugged terrain, and good wildlife populations make the Douglas area a prime location to live and enjoy the Wyoming lifestyle. The North Platte River and a series of dammed reservoirs along the river provides excellent opportunities for lake fishing, river fishing, and water sports.

Casper Mountain serves as a local outdoor destination and is home to the Hogadon Ski area. With excellent wildlife habitat and numerous water sources flowing from the mountains to the river, the wildlife resources around Douglas are exceptional.

Historians will enjoy the Ayres Natural Bridge just downstream from Tomahawk Ranch, and in Casper ̶ the Fort Caspar Museum and Historic Site, the National Historic Trails Interpretive Center, and various other sites that memorialize the emigrant trails across Wyoming.

The Ranch itself is home to an abundance of wildlife including trophy elk, whitetail deer, mule deer, antelope, upland birds, and turkeys.

La Prele Creek, which traverses the Ranch for 4.75 miles, provides anglers the opportunity to fish private waters teeming with brown and rainbow trout. With a healthy riparian zone of cottonwoods, river birch, and abundant grass, many species of wildlife are attracted to this space for food, water, and cover.

Deep valleys filled with mountain mahogany make for the perfect habitat for mule deer and elk.

The Tomahawk Ranch offering presents the production-minded buyer the opportunity to acquire a reputation cattle ranch in one of the best locations in Wyoming. With nearly 17,460± total acres, of which 14,125± acres are deeded, Tomahawk Ranch is large by Wyoming standards. Not often does a blocked-up ranch of this size and quality come to market. With a carrying capacity of 800 cows, plus replacement heifers, bulls and saddle horses, the Ranch is self-sustaining and can provide the prudent operator a consistent return. The abundance of wildlife ̶ including elk, deer, antelope, turkeys, brown trout and rainbow trout ̶ is sure to please the recreationalists. This ranch will provide the fortunate new owner, guests, and family the opportunity to enjoy this legacy ranch for years to come.

OFFERING PRICE and CONDITIONS OF SALE

Tomahawk Ranch is offered at $14,250,000 Cash. The Conditions of the Sale are as Follows:

All offers to purchase must be in writing and accompanied by an earnest money deposit check in the amount of 5.00% of the Purchaser’s offering price;
All Offerors must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the Ranch prior to scheduling a showing;
Earnest money deposits will be placed in escrow with First American Title Insurance Company in Douglas, Wyoming.
The Seller will provide and pay for a standard owner’s title insurance policy issued by First American Title Insurance Company in Douglas, Wyoming.
Buyers’ Brokers are welcome and cordially invited to contact Swan Land Company for information regarding Cooperation Policies and Commission Splits.

The Seller reserves the right to effect 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 Sellers may acquire.

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 Tomahawk Ranch.

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Tomahawk 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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Scott M. Williams

307.621.0098 | [email protected]

Land has always been a passion for me as long as I can remember. I think back to my beginnings, where we learned to enjoy the satisfaction in a hard day’s work, the feeling of responsibility as we cared for livestock through blizzard and drought, and the reward in finding practical solutions to day-to-day problems. ...

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