EST. 1898 ±3,800 Deeded Acres & 880 BLM Lease Dayton, Wyoming

The Hoffman Company

years leading the land 3 brokerage industry 5 CALIFORNIA + NEVADA

Sheridan County - Big Horn Mountains Working Cattle & Horse Ranch | Hunting | Fishing | Recreation | Environmental Retreat Dye Designed Golf Course | Recorded Country Club of the Big Horns Golf Community Introduction Location The Horseshoe Ranch is located on the eastern slope of the Bighorn Mountains in northern Wyoming, 18 miles west of Sheridan. The Horseshoe enjoys complete solitude and privacy. It is bounded by other legacy ranches to the northeast and southeast, including the historic Eatons’ Dude Ranch, es- Situated at the foot of the spectacular Big Horn Mountains, Horseshoe Ranch is located in tablished in 1904. In the southwest, the ranch is bounded by the Bighorn Mountains and associated National Forest. The ranch’s only improvements (the main house, guest homes, barns, shop, golf Sheridan County just west of the City of Dayton, Wyoming. The ±4,680 acre ranch is secured course, clubhouse and hay meadows) are all nestled out of sight in the Little Tongue River Valley. While the Horseshoe does enjoy complete solitude and privacy, it is also conveniently located 1.5 with entitlements to build an exclusive golf course community. The ranch adjoins the famous miles off of Highway 14; which borders the ranch to the northwest. Exiting the ranch and turning Eatons’ Dude Ranch and federal lands administered by the Bureau of Land Management and right on Highway 14 leads to Dayton, WY. Dayton is a 5-10 minute drive from the main gate of the Horseshoe and has amenities that include a grocery store, a post office, a café, 2 bars, a community is immediately accessible to miles of hiking, hunting, fishing, and horseback riding that the center, a brand new high school, a public swimming pool and a park. Exiting the ranch and turning left on Highway 14 leads directly to Cody, WY and the East Entrance to Yellowstone National Park. Ad- Bighorn National Forest has to offer. The Little Tongue River runs through the ranch fueling the ditionally, wildlife on the ranch can be observed from Highway 14. In the fall and winter it is common to see people parked on the side of the road enjoying the elk. Horseshoe Reservoir and two working wells for irrigation of the land. The golf course and river

are lined with towering cottonwood and pine trees, an excellent habitat for elk, deer, wild tur- Taxes The State of Wyoming has no corporate state income tax and no personal state income tax. Wyoming key, and trophy size trout to thrive. Improvements include a 4,747 square foot residence with residents enjoy the lowest state and local tax burden in the USA. superb views of the property, along with three guest homes and three barns. Acreage The ranch consists of ±3,800 acres and 880 acres of Bureau of Land Management acres for a total of ± 4,680 acres of prime land in Sheridan County.

THE HOFFMAN COMPANY Development Opportunity The Horseshoe Ranch has a recorded subdivision plat referred Golf A Dye designed championship golf course. Country club luxury- Wyoming ranch style. In Roy to as Country Club of the Big Horns. The property was to be developed with an airport, several Dye’s opinion, “Very few people are fortunate to start with such beautiful land for a golf course. This hundred residential lots, multifamily condominium style golf villas, and 40 acre “ranchettes”. location on the Little Tongue River lends itself perfectly to a beautiful and challenging course.” The The golf course was developed independently and is not part of the overall Country Club of the Ranch has all the requirements for a great course- rolling terrain, trees, water, pleasant weather, Big Horns subdivision. While the present owners have elected to not develop the subdivision, magnificent scenery, and abundant wildlife. 18 hole golf course fully engineered and irrigated. To the recorded plat has no expiration. The buyer of the Horseshoe Ranch has the option to move date 9 holes have been developed and are playable. The golf course irrigation system includes 5.85 forward with the approved development plan, keep as a working ranch, corporate retreat, or miles of main line, 78 risers, 16 valve controllers, 85 valve boxes, 147 electronic control valves (in- hunting lodge. cluding valve-in-head sprinklers), and 328 golf sprinkler heads. A chart showing golf course revenue is provided below:

Horseshoe Mountain Golf Club | (Revenue For 1998 - 2001)

History and Lifestyle Opportunity for a corporate retreat with such diverse activities as golf, horseback riding, hiking, fishing, hunting, and cross country skiing. A hideaway for the $179,353 busy executive to unwind and discover a way of life most people rarely enjoy. Countless corpo- $200,000.00 $150,324 $162,256 rate meetings, trade shows, weddings, and social events have been held on the ranch. $150,000.00

Revenue $100,000.00 $43,138 $50,000.00

$- 1998 1999 2000 2001*

*2001 Is The Last Year The Golf CourseYear Was Open To The Public

Horses The Horseshoe Ranch has earned National recognition as the final home of Kentucky Derby winner Foolish Pleasure. Foolish Pleasure has sired the winners of more than $15,000,000 and attracted such visitors to the Horseshoe Ranch as ABC’s Wild World of Sports in 1994. Foolish pleasure passed away in 1994 and is buried at Very few people are fortunate to start with such beautiful land for a golf course. This location Horseshoe Ranch. “on the Little Tongue River lends itself perfectly to a beautiful and challenging course.

THE HOFFMAN COMPANY Wildlife The setting of Horseshoe Ranch provides one of the areas’ most diverse wildlife popula- Water Rights Surface Water - The Horseshoe is the first private holding on both the Lit- tions. Set in surroundings of unmatched beauty, wildlife abounds from the shimmering streams to tle Tongue River and the South Fork of the Little the pine-clad mountain slopes. The land inhabited by elk, deer, wild turkey, and trophy size trout Tongue River. The first points of diversion from the surround and are contained by the ranch. In the winter, many animals move down the mountain Little Tongue River and the South Fork of the Little and onto the ranch, and in the summer they move back up into the Bighorn National Forest. Tongue River (the Arch Ditch and the Flume Ditch, respectively) are also located on the Horseshoe. The main headquarters are located near the head of the Climate The elevation at the ranch ranges from 7,000 feet to 4,000 feet – The main headquarters Little Tongue River. From the living and dining room are at 4600 feet. The ranch is located on the 45th parallel North and on the eastern slope of the windows, water in the river can be seen flowing by. Bighorn Mountains. As a result, there are four distinct seasons and no extreme weather conditions. Water in both the Little Tongue River and the South Every three months the season changes. The grass and hay are naturally healthy and abundant Fork of the Little Tongue River originates from snow and livestock and wildlife thrive. When the weather approaches from the northwest, the moisture pack in the Bighorn Mountains. The water then flows passes over the Big Horn Basin; it then rises up and over the Bighorn Mountains and falls on the through the ranch and into the Tongue River near Horseshoe. When the jet stream dips below the Horseshoe, the counter rotating low pushes the Dayton; then into the Yellowstone River; next into the moisture into the Bighorns and again the moisture falls on the Horseshoe. Since the beginning, Missouri River; and finally into the Mississippi River; which flows this cool grass climate has provided year around shelter and feed for all wildlife and in more recent through New Orleans, LA and into the Gulf of Mexico. The water times the same for domestic cattle and horses. diverted from the Little Tongue River is fully contained so there is very little if any waste. An underground pipeline conveys water (via gravity) from the Little Tongue River (and two Madison wells located on the ranch) to a 56 acre-foot lined reservoir (the Horseshoe Reservoir). A more elaborate underground pipeline irrigation system then conveys water (again via gravity) from the Horseshoe Res- ervoir to both the golf course and hay meadows. A pump has been installed at the Horseshoe Res- ervoir but it is rarely used because the entire irrigation system can run entirely on gravity. Surface water rights appurtenant to the Horseshoe are recorded at the Wyoming State Engineer’s Office.

Ground Water - There are two flowing Madison wells on the ranch, numerous flowing springs and stock tanks dispersed throughout the ranch for stock and wildlife watering. Similar to surface water rights, groundwater rights are recorded at the Wyoming State Engineer’s Of- fice.

Irrigation And Corresponding Hay Base 276 irrigated acres yielding a 1,100 ton hay base.

THE HOFFMAN COMPANY Horseshoe Ranch Horseshoe Ranch Improvements The main residence on Horseshoe Ranch is approximately 4,747 square feet. In addition three seclud- ed guest houses are well-located on the ranch. The improved structures include the main house, three 14 jg*#5 *#9 jg guest homes, three barns, and a clubhouse with a shop located on the golf course. Having previously

jg owned race horses, the barns are well-suited for horse operations.

1 jg

*#6 *#10

jg *#4 jg Y *#8 Improvement Inventory jg W *#11 H jg Main House 4,747 sq. ft. Eight Three-Sided Shelters 140 sq. ft. E *#7 AT Caretaker House 1,250 sq. ft. Turkey Barn 640 sq. ft. T jg*#3 S

Bunkhouse 1,013 sq. ft. Veterinary Barn 1,748 sq. ft. jg *#12

Golf Course Clubhouse 1,584 sq. ft. Buggy Barn 1,152 sq. ft. jg *#2 Mother-in-law Cabin Three-sided Hay & Equipment Storage *#13 584 sq. ft. 4,200 sq. ft. jg jg *#14 jg Horse Barn 1,380 sq. ft. Golf Course Equipment Storage 1,440 sq. ft.

*#1 jg Main Barn 1,064 sq. ft. Three-Sided Equipment Storage 1,560 sq. ft.

*#18

*#15 jg

jg *#16 *#17 jg

Main House 4,747 Sqft M A

9 5 : 3 4 : 0 1

- -

3 1 0 2 / 3 1 / 9

) d x m . 1 P A M L E C R A P \ E L A S D E S O P O R P \ N O T Y A D \ : E (

: t n

F O R E S T e m u c o D

p a M

Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, and the GIS User Community Additional Documents & Exhibits Available: B L M L A N D 1. Country Club of the Bighorns Subdivision Filed Plat- Dated 10/28/83 2. Horseshoe Ranch Water Rights Exhibit (Water Rights as Recorded with the Wyoming State Engineer’s Office)- Prepared By: Gene R. George Inc.- Dated 10/1/13 3. Horseshoe Ranch Irrigation Infrastructure Exhibit- Prepared By: Gene R. George Inc.- Dated 10/1/13 Mother-In-Law Cabin 584 Sqft Equipment Storage 4,200 Sqft Guest Bunk House 1,250 & 1,013 Sqft 4. Legal Description of Water Rights of Record- Prepared By: Gene R. George Inc.- Dated 9/5/13 5. Legal Description of Water Rights of Record- Prepared By: Gene R. George Inc.- Dated 9/5/13 (2) 6. Legal Description of Water Rights of Record- Prepared By: Gene R. George Inc.- Dated 9/5/13 (3) 7. Horseshoe Ranch Main House, Guest Homes, & Other Improvements Aerial Map with Snapshots- Prepared By: Gene R. George Inc.- Dated 10/1/13 8. Horseshoe Ranch Golf Course Snapshots- Prepared By: Gene R. George Inc.- Dated 10/1/13 9. Horseshoe Ranch Acreage Inventory- Prepared By: Gene R. George Inc.- Dated 10/1/13 10.Horseshoe Ranch Acreage Inventory- Prepared By: Gene R. George Inc.- Dated 10/1/13 (2) Barns & Tack Room Gold Club house 1,584 Sqft

THE HOFFMAN COMPANY Location Map Horseshoe Ranch Vicinity Aerial

14 90 212 2 BULLS EYE 175 Miles via US 14 MAIN ±633 AC Guest 89 5 3 ACCESS Cabin

1 DAYTON, WY Horseshoe Golf Course 4 9 and Clubhouse SHERIDAN, WY 6 7 11 Horseshoe 14 Reservoir 15 10

WELL DRAW Haymeadows & Hay Barn 90 191 ±743 Main House & Guest Homes

Barn & Tack Room 16 14 16 87 HOMESTEAD

±2,432 AC

N N FOUR PURCHASE OPTIONS 1 Padlock Ranch | padlockranch.com 7 Cody, Wyoming

HORSESHOE RANCH HOMESTEAD / WELL DRAW BULLS EYE 2 Battle of Little Big Horn | Custer’s Last Stand 8 Jackson Hole, Wyoming

±3,800 Acres HEADQUARTERS ±743 Acres; Dry Land ±633 Acres; Dry Land N 3 Sunlight Ranch ±2,432 Acres 9 Eatons Ranch | eatonsranch.com Irrigated Land with 4 IXL Ranch Improvements 10 HF Bar Ranch | hfbar.com 5 Red Lodge | redlodgemountain.com

6 Yellowstone National Park | www.nps.gov/yell/ 11 Flying H Ranch | flyinghpolo.com | theflyinghranch.com

THE HOFFMAN COMPANY Horseshoe Ranch and Bureau of Land Management Regional Map

BIGHORN NATIONAL FOREST Horseshoe Ranch

Bureau of Land 14 Management Horseshoe Ranch

Jackson Bureau of Land Management YELLOWSTONE NATIONAL PARK JACKSON HOLE

THE HOFFMAN COMPANY Old West Meets New West Style Sheridan County, Wyoming

Sheridan County is located in the sloping foothills on the eastern side of the majestic Big Horn Mountains in north central Wyoming. At an elevation of nearly 4,000 feet, Sheridan County’s rolling grasslands and stream valleys were once the favorite hunting grounds of the Plains Indians. After the Indian Wars of the 1870’s, cattlemen settled in the area to take advantage of the lush, “ natural grass and abundant water along the front range.

Ranches and towns soon replaced the wandering herds of buffalo and the early citizens of Sheri- dan County developed vital, cohesive communities where business thrived. The landscape and history of Sheridan County has a marked effect on the lifestyle and economy of the area.

Population (2012) Type of Workers Downtown Sheridan Total: 29,595 Private Wage/Salary: 71% Largest City: Sheridan Government: 20% The Downtown Sheridan area serves as the heartbeat of the community where people come together Self-employed: 8% to enjoy the friendliness of hometown businesses, local services, specialty and convenience shopping not incorporated and unique recreational and cultural activities. Unpaid Family work: 1% Walk through the Historic Main Street District, while shopping at dozens of unique stores and partak-

Median Age: 41 Climate ing in a wide variety of delicious restaurants. Try the Mint Bar, it’s a local favorite in Sheridan. Average Household Size: 2.31 Average Temperature January high 36º, low 9º Average Family Size: 2.90 July high 90º, low 52º Sheridan County Courthouse

The Sheridan Inn (1893) Tongue River

THE HOFFMAN COMPANY Sheridan County Airport Price Sheridan County Airport has the largest private aircraft traffic of any airport in the $17,500,000.00 state of Wyoming. There are 198 flights into Sheridan weekly from cities includ- A Wyoming Certified General Appraised price of $17,500,000 was accepted ing Denver, Phoenix, and Albuquerque. by Owner on January 6, 2015. A copy of this 102 page document is available on request.

Approximately 30 Miles from Horseshoe Ranch

Horseshoe Ranch

THE HOFFMAN COMPANY The Hoffman Company

years leading the land 3 brokerage industry 5 CALIFORNIA + NEVADA

Norm Scheel Tyler Vanderhoef [email protected] [email protected] T 949.705.0932 | C 714.325.8246 T 307.265.9199 | C 307.277.7831 CA BRE #00999403

THE HOFFMAN COMPANY Southern California Office 18881 Von Karman Ave., Ste 150 Irvine, CA 92612 T 949.553.2020 | F 949.553.8449 CA BRE #01473762 www.hoffmanland.com

Disclaimer: The information contained herein is provided from sources deemed reliable. The Hoffman Company does not guarantee the accuracy of any of the information herein. All information should be independently verified.