SOLD: Powder River Valley Homestead | Fay Ranches

P OW D E R R IVER VALLEY HOMES T EAD Kaycee, Johnson County, Wyoming $795,000 | 68.99 ± Acres

Powder River Valley Homestead | Kaycee, Wyoming

INTRODUCTION The Powder River Valley Homestead is a well-appointed country home benefitted by irrigated hay land, livestock pasture, a shop and an outdoor roping arena. With river frontage on the Middle Fork of the Powder River, the scenic views from the property extend as far as the Big Horn Mountains to the northwest.

The property is nearly 69± acres and there are 18± acres of water rights administered through the Sussex Irrigation Company and delivered via the Sahara Ditch.

The custom main home is well distanced from the passing highway which creates a very private setting for daily life. Plentiful windows and a large patio create seamless indoor-outdoor living. Additionally, the property has two homes that have been used for rental income.

The farm and ranch improvements include a 42’x56’ Morton® steel building complete with full insulation and concrete floor. An open-air run-in shed is attached and provides excellent weatherproof shelter for horses or other livestock. Two paddocks are constructed of rugged pipe and are complete with water and drinking tank.

The outdoor roping arena has hosted many neighborly ropings. The horse or cattle pasture extends throughout the river bend. Cottonwood and other trees are intermixed with the open rangeland grasses typical of the area.

The Powder River Valley Homestead has great potential and can be fashioned as a beautiful country estate, horse training ranch, private farmstead, income property, and many other uses. Located east of Kaycee along the Powder River the property has 68.99± acres, a main home, two additional homes, shop, and roping arena.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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LOCATION Bounded by the Middle Fork of the Powder River to the south and a large private ranch to the north, the Powder River Valley Homestead offers a quiet, private setting. The property, accessed via State Highway 192, is located 19 miles east of the town of Kaycee, WY. The Town of Kaycee has a population of 260± residents within its incorporated boundaries and is supported by services such as the Harold Jarrard Park, library, grocery store, gas station, post office, churches, bars and restaurants. Many other businesses including the local veterinarian, hair salon, automobile mechanic, and welding shops support the community.

Kaycee is in Johnson County School District #1 and the school serves students of all ages from kindergarten through high school. A private children’s daycare and senior housing provide local care options.

Resources: www.jcsd1.us/o/kaycee, www.kayceewyoming.org/

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Powder River Valley Homestead | Kaycee, Wyoming

GETTING THERE The Powder River Valley Homestead is located in southern Johnson County, Wyoming. The property is central to the rural communities of Kaycee, Sussex, Linch, Wright, Midwest and Edgerton. Many of these communities were boom towns put on the map from their historically prominent role in oil and gas production. Today these communities have a strong ranching presence.

Distances to Nearby Cities Buffalo, WY 65 Miles Casper, WY 70 Miles Sheridan, WY 100 Miles Cody, WY 180 Miles

Distances to Large Airports Billings Logan International Airport Rapid City Regional Airport Denver International Airport

230 Miles 242 Miles 351 Miles

Distances to Mountain Destinations Casper Mtn. Trails Center - Casper Mtn 80 Miles Meadowlark Lake Lodge - Big Horn Mtns 108 Miles Red Lodge Mountain 296 Miles

Resources: Mileages were estimated using GoogleEart h and Google Maps. www.fayranches.com | (800) 238.8616 | info@fayranches.com 3

AIRPORT INFORMATION Commercial flights into Casper, Sheridan or Gillette, Wyoming are all options for the Powder River Valley Homestead. The largest of these regional airports is Casper Natrona County International Airport (CPR) (http://www.iflycasper.com) and direct flights to Casper are available from Denver and Salt Lake City. The Sheridan County Airport (SHR) (www.flysheridan.com) and the Northwest Wyoming Regional Airport in Gillette (GCC) (https://www.ccgov.net/319/Airport) offer commercial flight service from Denver via United Express operated by SkyWest Airlines.

In addition to commercial flight options, FBO services for private aircraft are available at Buffalo, WY. The Johnson County Airport (BYG) (https://www.airnav.com/airport/KBYG) (https://www.jcairportwy.com) runway is 6,143’ x 75’ with a runway rating of PCN 24/F/D/X/T Single wheel 12,500 lbs.

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Powder River Valley Homestead | Kaycee, Wyoming

Photo courtesy of tripadvisor.com

AREA HISTORY Sussex, Wyoming Sussex was named by Henry Winter Davis who established the Sussex Land and Livestock Company and the post office. Henry Davis named the area after his earlier home in Sussex County, Delaware. Founded in the 1880s, Sussex served as a stage stop and during its heyday was the site of a post office, store, school, motel and community center/dance hall.

Kaycee, Wyoming Kaycee’s history is filled with outlaws, homesteaders, and vast ranches. True to its character and recognition as being ranching, cattle, sheep, and cowboy country the Town of Kaycee was named after the cattle brand “KC”. Southern Johnson County enjoys a tremendously rich history from the days of the early trappers to the well-known outlaws George “Flat-Nose” Curry, Butch Cassidy and his Wild Bunch, and the Sundance Kid. In recent history, Kaycee is known as the home of Chris LeDoux and now the Chris LeDoux Memorial Park. Kaycee has also launched the careers of many other rodeo cowboys. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Sheep on trail from Sussex

AREA HISTORY Surrounding communities offer wide-ranging amenities and opportunities. Nearest is the City of Buffalo, population just over 4,500, which lies about an hour’s drive north of the Powder River Valley Homestead.

North of Buffalo lies Sheridan, “the King of Cowboy Towns”. Casper, with a population of 60,000 is the 2nd largest city in Wyoming and is about an hour’s drive south. In addition to tremendous recreational assets, Casper is a business center offering many amenities including a large medical center/hospital and other medical specialites, Casper College, banks, a shopping mall as well as many other retail businesses including motels and restaurants, a commercial airport, and a large events center that brings in a variety of entertainment activities.

A sampling of informational websites include: www.wyohistory.org/encyclopedia/powder-river-basin-natural-history; www.kayceewyoming.org, www. visitcasper.com; www.sheridanwyoming.org, www.chrisledoux.com/the-monument; www.wikiwand.com/ en/Powder_River_(Wyoming_and_Montana); www.wikiwand.com/en/Sussex_Post_Office_and_Store#/ citenotenris1; www.genealogytrails.com/wyo/johnson/history_sussexpostoffice.html

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Powder River Valley Homestead | Kaycee, Wyoming

ACREAGE 68.99± deeded acres The Powder River Valley Homestead offers a large block of deeded land well suited as a private country home, income property, horse training operation, small cattle ranch or farmstead. The 68.99± acres are in two tax parcels. The property has 18± acres of water rights which irrigate about 8± acres of alfalfa hay meadows.

The main home is located about 1/3rd of a mile from the highway which ensures a great deal of privacy.

The other two homes are sited such that they are not seen from the patio of the main residence. The Middle Fork of the Powder River crosses the southwest corner of the property and after flowing around a large bend borders the property in the northeast corner. The large river bend is a very good pasture with plentiful shelter for horses, cattle, or sheep.

Notice: The fence lines may or may not represent the actual boundary lines of the property. Where fences deviate from the actual boundary lines, such fences are fences of convenience, only, and not the actual property boundary. Seller is selling the property in “as is, where is” condition, which includes the location of the fences.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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CLIMATE Kaycee and the foothills/plains regions of Johnson County, Wyoming are generally considered to have a ‘high desert’ climate. Technically, the area is classified as a cold, semi-arid climate Kaycee and eastern Wyoming lie within The Great Plains region in which winters are cold and summers are warm with a few hot days. Practically speaking, the area around Kaycee and Johnson County tends toward more mild winters in that cattle are often wintered out on rangelands with supplemental feeding starting mid-way through winter or later. There is often sufficient wind to blow a fresh snow off the winter feed and sunny days prevail.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPROVEMENTS Main Home The Powder River Valley Homestead features a comfortable custom home that was built in 1990. The spacious ranch-style home offers 2,597± sq. ft. of living space on a single level. The design is well planned with 3 bedrooms and 2 ½ bathrooms. An additional room has been used as an office or fitness room.

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Powder River Valley Homestead | Kaycee, Wyoming

The large, open floor plan of the kitchen, dining and living areas is perfect for daily life together with family and friends. This large living area has a bank of windows that light the area well and bring the outside in. A large walk-out patio flanks nearly the entire southern exposure of the home. Perfect for morning coffee or evening barbecue, the patio and outdoor living space is a favorite amenity. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPROVEMENTS Main Home Recent improvements include a new roof installed in July 2020 and new Hurd-brand windows and doors were installed in 2018. The master bathroom was updated with a new shower, tub, vanity and plumbing fixtures.

Other features of the home include: • Two-car attached, insulated garage • Powder room (½ bath) at the entry • Central air conditioning • Harmon wood pellet stove • Attic fan • Hot water baseboard heat • Central island with seating and dining area

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Powder River Valley Homestead | Kaycee, Wyoming

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPROVEMENTS Additional Homes There are two additional homes that have been used as rental homes, either year-round or for hunters and travelers. The first is shaded by huge cottonwood trees and was built in 1954 to serve the oil and gas boom in Midwest, it was eventually relocated to its current site. In 2019 it was partially remodeled with a new kitchen, new bathroom fixtures, wiring and insulation. The home has 1,112± sq. ft., 3 bedrooms and 1 bath.

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Powder River Valley Homestead | Kaycee, Wyoming

Cabin The 990±sq. ft. cabin was built in 1960 and has been used for guests, hunters and the occasional VRBO rental.

This cozy, quiet cabin offers 2 bedrooms and 1 bathroom, a gas fireplace insert, and a remodeled kitchen with new appliances.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPROVEMENTS Support Structures A 42’x56’ Morton® pole building was built in 2012. The well-built, versatile shop has a concrete floor, 6” walls with insulation throughout, a 12’x12’ overhead garage door, 220V electrical service and a propane heater. A 14’x56’ run-in shed is built onto the east side of the building and serves as shelter and shade for the horses. It also has 2 outdoor paddocks constructed of steel pipe for durability. Nearby is the approximately 250’x125’ outdoor arena.

Resources: Acreage, square footage and dates of construction were obtained from the Johnson County Assessor’s public website: https://maps.greenwoodmap.com/johnson/ and www.johnsoncountywyoming.org/departments/assessor/

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Powder River Valley Homestead | Kaycee, Wyoming

RECREATION Hunting and Wildlife The properties along the Middle Fork of the Powder River offer excellent mule deer and whitetail deer habitat and, therefore, hunting. The property is located in Deer Hunt Area 29 for residents or Region C for nonresident hunters. The area is a General License area. Elk are becoming more common in the surrounding area and pronghorn antelope are common in the area.

Resources: https://wgfd.wyo.gov/Hunting/ Hunt-Planner/Deer-Hunting

WATER SOURCES / WATER RIGHTS The Powder River Valley Homestead has 18± acres of water rights via the Powder River Irrigation District.

The water is delivered via the Sahara Ditch. The annual fee for the water is $12/acre which includes cost of the water and maintenance of the irrigation system throughout the district.

Resources: Locally, the President of the Powder River Irrigation District (Sahara Ditch Co.) is Kevin Lund.

Call for contact information. Water rights for the Powder River Valley Homestead are administered by Water Division 2 (Sheridan), District 8 of the WY SEO: Gordon Sawyer (307) 235-6826 or gordon.sawyer@ wyo.gov, Wyoming State Engineer’s public database of water rights: http://seoweb.wyo.gov/e-Permit/

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Powder River Valley Homestead | Kaycee, Wyoming

CONSERVATION / STEWARDSHIP Each of us at Fay Ranches has a love of the land and a desire to see it remain as productive agricultural ground as well as quality fish and wildlife habitat. Through promoting the use of thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide open spaces, enhancing and creating fisheries and wildlife habitat and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, the landscape on which we work has been significantly enhanced by the conservation ethic and land use practices of our clients. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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QUICK FACTS • • • • • • • • •

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68.99± deeded acres Located on the Middle Fork of the Powder River Large horse or cattle pasture with natural shelter 18± acres of water rights with 6± acres currently planted to alfalfa Large 2,597± sq. ft. custom home with 3 bedrooms, 2 ½ baths with a large open living area Two additional homes with potential to generate rental income 42’x56’ Morton® insulated steel building with horse run-in shed Outdoor roping arena Very private with excellent year-round access

Powder River Valley Homestead | Kaycee, Wyoming

SUMMARY The river bottom along the Powder River is excellent for farming, ranching and rural living. The cottonwood bottoms provide year-round natural shelter and pasture. The Powder River Valley Homestead is a versatile property suitable for private and secure living or telecommuting as well as for small farm and ranch enterprises. The beautiful, custom home is very private and looks out over hay meadows to see as far as the Bighorn Mountains. The property has two additional homes that have been rented thereby generating additional income. A shop with attached horse shelter and outdoor roping arena round out the improvements on the property. The Powder River Valley Homestead has the right mix of amenities to support multiple uses. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $795,000

TAXES 2020 Property Taxes: $3,552 Resource: Johnson County Assessor’s Office, 76 N Main Street, Buffalo, WY 82834. (307) 684-7392 drobinson@johnsoncowy.us http://www.johnsoncountywyoming.org/departments/assessor/

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact Cheryl L. Summer at (307) 217-2814 | csummer@fayranches.com or Kevin Stowe at (307) 247-5592 | kstowe@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties, fly fishing properties, and sporting ranches that we have listed, please visit our web page at www.fayranches.com.

NOTICE Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.

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www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPORTANT NOTICE FAY RANCHES REAL ESTATE BROKERAGE DISCLOSURE When you select a Real Estate Brokerage Firm, Broker or salesperson (all referred to as “Broker”) to assist you in a real estate transaction, the Broker may do so in one of several capacities. In accordance with Wyoming’s Brokerage Relationships Act, this notice discloses the types of working relationships that are available to you.

Seller’s Agent. (Requires written agreement with Seller) If a Seller signs a written listing agreement with a Broker and engages the Broker as a Seller’s Agent, the broker represents the Seller. On properties listed with other brokerage companies, the Broker may work as an agent for the Seller if the Seller agrees to have the Broker work as a subagent. As an agent or subagent for the Seller, the Broker represents the Seller and owes the Seller a duty of utmost good faith, loyalty, and fidelity in addition to the obligations enumerated below for Intermediaries. Wyo. Stat. § 33-28-303(a). The Seller may be vicariously liable for the acts of the Seller’s Agent or Seller’s Subagent that are approved, directed or ratified by the Seller.

Customer. (No written agreement with Buyer or Seller) A customer is a party to a real estate transaction who has established no intermediary or agency relationship with any Broker in that transaction. A Broker may work either as an agent for the Seller treating the Buyer as a customer or as an agent for the Buyer treating the Seller as a customer. Also when a Buyer or Seller is represented by another Broker, a Broker may work with the other Buyer or Seller as a customer, having no written agreement, agency or intermediary relationship with either party. A Broker working with a customer shall owe no duty of confidentiality to a customer. Any information shared with Broker may be shared with the other party to the transaction at customer’s risk. The customer should not tell the broker any information which the customer does not want shared with the other party to the transaction. The Broker must treat the customer honestly and with fairness disclosing all material matters actually known by the Broker. The Broker owes the Customer the obligations enumerated below for Intermediaries which are marked with an asterisks. W.S. 33-28-310(a).

Buyer’s Agent. (Requires written agreement with Buyer) If a Buyer signs a written Buyer Agency Agreement with a Broker, the Broker will act as an agent for the Buyer. If so, the Broker represents the Buyer and owes the Buyer a duty of utmost good faith, loyalty and fidelity in addition to the obligations enumerated below for Intermediaries. The Buyer may be vicariously liable for the acts of the Buyer’s Agent that are approved, directed or ratified by the Buyer. As a Buyer’s Agent, Wyoming law requires the Broker to disclose to potential Sellers all adverse material facts, which may include material facts regarding the Buyer’s financial ability to perform the terms of the transaction. Wyo. Stat. § 33-28-304(c). As a Buyer’s Agent, Broker has duties to disclose to the Buyer certain information; therefore, the Seller should not tell Broker any information which the Seller does not want shared with the Buyer. _Intermediary. (Requires written agreement with Seller and/or Buyer) The Intermediary relationship is a non-agency relationship which may be established between a Broker and a Seller and/or a Broker and a Buyer. A Seller may choose to engage a Broker as an Intermediary when listing a property. A Buyer may also choose to engage a Broker as an Intermediary. An Intermediary shall not act as an agent or advocate for any party and shall be limited to providing those services set forth below. Wyo. Stat. § 33-28-305.

As an Intermediary (Non-Agent), Broker will not represent you or act as your agent. The parties to a transaction are not legally responsible for the actions of an Intermediary and an Intermediary does not owe the parties the duties of an agent, including the fiduciary duties of loyalty and fidelity.

Broker will have the following obligations to you: • perform the terms of any written agreement made by the Intermediary with any party or parties to the transaction; • exercise reasonable skill and care; * • advise the parties to obtain expert advice as to material matters about which the Intermediary knows but the specifics of which are beyond the expertise of the Intermediary; * • present all offers and counteroffers in a timely manner; * • account promptly for all money and property Broker received; * • keep you fully informed regarding the transaction; * • obtain the written consent of the parties before assisting the Buyer and Seller in the same real estate transaction as an Intermediary to both parties to the transaction; • assist in complying with the terms and conditions of any contract and with the closing of the transaction; * • disclose to the parties any interests the Intermediary may have which are adverse to the interest of either party; • disclose to prospective Buyers, known adverse material facts about the property; * • disclose to prospective Sellers, any known adverse material facts, including adverse material facts pertaining to the Buyer’s financial ability to perform the terms of the transaction; *

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Powder River Valley Homestead | Kaycee, Wyoming

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disclose to the parties that an Intermediary owes no fiduciary duty either to Buyer or Seller, is not allowed to negotiate on behalf of the Buyer or Seller, and may be prohibited from disclosing information about the other party, which if known, could materially affect negotiations in the real estate transaction.

• As Intermediary, Broker will disclose all information to each party, but will not disclose the following information without your informed consent: • that you may be willing to agree to a price different than the one offered; • the motivating factors for buying or selling the property; • that you will agree to financing terms other than those offered; or • any material information about you, unless disclosure is required by law or if lack of disclosure would constitute dishonest dealing or fraud.

Change From Agent to Intermediary -- In-House Transaction If a Buyer who has signed a Buyer Agency Agreement with Broker wants to look at or submit an offer on property Broker has listed as an agent for the Seller, the Seller and the Buyer may consent in writing to allow Broker to change to an Intermediary (non-agency) relationship with both the Buyer and the Seller. Wyo. Stat. § 33-28-307.

An established relationship cannot be modified without the written consent of the Buyer or the Seller. The Buyer or Seller may, but are not required to, negotiate different commission fees as a condition to consenting to a change in relationship.

Designated Agent. (requires written designation by the brokerage firm and acknowledgement by the Buyer or Seller) A designated agent means a licensee who is designated by a responsible broker to serve as an agent or intermediary for a Seller or Buyer in a real estate transaction. Wyo. Stat. § 33-28-301 (a)(x).

In order to facilitate a real estate transaction a Brokerage Firm may designate a licensee as your agent or intermediary. The Designated Agent will have the same duties to the Buyer and Seller as a Buyer’s or Seller’s Agent or Intermediary. The Broker or an appointed “transaction manager” will supervise the transaction and will not disclose to either party confidential information about the Buyer or Seller. The designation of agency may occur at the time the Buyer or Seller enters into an agency agreement with the Brokerage Firm or the designation of agency may occur later if an “in house” real estate transaction occurs. At that time, the Broker or “transaction manager” will immediately disclose to the Buyer and Seller that designated agency will occur.

Duties Owed by An Agent But Not Owed By An Intermediary.

WHEN ACTING AS THE AGENT FOR ONE PARTY (EITHER BUYER OR SELLER), BROKER HAS FIDUCIARY DUTIES OF UTMOST GOOD FAITH, LOYALTY, AND FIDELITY TO THAT ONE PARTY. A BROKER ENGAGED AS AN INTERMEDIARY DOES NOT REPRESENT THE BUYER OR THE SELLER AND WILL NOT OWE EITHER PARTY THOSE FIDUCIARY DUTIES. HOWEVER, THE INTERMEDIARY MUST EXERCISE REASONABLE SKILL AND CARE AND MUST COMPLY WITH WYOMING LAW. AN INTERMEDIARY IS NOT AN AGENT OR ADVOCATE FOR EITHER PARTY. SELLER AND BUYER SHALL NOT BE LIABLE FOR ACTS OF AN INTERMEDIARY, SO LONG AS THE INTERMEDIARY COMPLIES WITH THE REQUIREMENTS OF WYOMING’S BROKERAGE RELATIONSHIPS ACT. WYO. STAT. § 33-28-306(a)(iii).

THIS WRITTEN DISCLOSURE AND ACKNOWLEDGMENT, BY ITSELF, SHALL NOT CONSTITUTE A CONTRACT OR AGREEMENT WITH THE BROKER OR HIS/HER FIRM. UNTIL THE BUYER OR SELLER EXECUTES THIS DISCLOSURE AND ACKNOWLEDGMENT, NO REPRESENTATION AGREEMENT SHALL BE EXECUTED OR VALID. WYO. STAT. § 33-28-306(b).

NO MATTER WHICH RELATIONSHIP IS ESTABLISHED, A REAL ESTATE BROKER IS NOT ALLOWED TO GIVE LEGAL ADVICE. IF YOU HAVE QUESTIONS ABOUT THIS NOTICE OR ANY DOCUMENT IN A REAL ESTATE TRANSACTION, CONSULT LEGAL COUNSEL AND OTHER COUNSEL BEFORE SIGNING. The amount or rate of a real estate commission for any brokerage relationship is not fixed by law. It is set by each Broker individually and may be negotiable between the Buyer or Seller and the Broker.

On _____(date), I provided Brokerage Disclosure and have kept a copy for our records.

Brokerage Company __________________________________________________________________________ By _______________________________________________________________________ I/We have been given a copy and have read this Real Estate Brokerage Disclosure on (date)_________________ (time)________________ and hereby acknowledge receipt and understanding of this disclosure.

Buyer’s signature ___________________________________________________________ Buyer’s signature ___________________________________________________________ This Real Estate Brokerage Disclosure was presented to Buyer and Buyer refused to sign above.

Broker/Licensee______________________________________Date:__________________

CHERYL SUMMER Broker Licensed in: MT, WY c. 307-217-2814 csummer@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com

KEVIN STOWE Broker Licensed in: WY c. 307-247-5592 kstowe@fayranches.com