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Salt River Narrows Ranch Brochure with Maps.Pdf SALT RIVER NARROWS RANCH AFTON, WYOMING $6,500,000 | 1,000± ACRES LISTING AGENT: CARLOS ORDOÑEZ CO-LISTING AGENT: KEN DUNN 2111 W 10,000 S SAGE REALTY GROUP VICTOR, IDAHO 83455 189 NORTH MAIN STREET, SUITE 100 DRIGGS, IDAHO 83422 M: 307.690.6375 M: 208-221-3866 [email protected] [email protected] SALT RIVER NARROWS RANCH AFTON, WYOMING $6,500,000 | 1,000± ACRES LISTING AGENT: CARLOS ORDOÑEZ CO-LISTING AGENT: KEN DUNN 2111 W 10,000 S SAGE REALTY GROUP VICTOR, IDAHO 83455 189 NORTH MAIN STREET, SUITE 100 DRIGGS, IDAHO 83422 M: 307.690.6375 M: 208-221-3866 [email protected] [email protected] Land… that’s where it all begins. Whether it is ranch land or family retreats, working cattle ranches, plantations, farms, estancias, timber or recreational ranches for sale, it all starts with the land. Since 1946, Hall and Hall has specialized in serving the owners and prospective owners of quality rural real estate by providing mortgage loans, appraisals, land management, auction and brokerage services within a unique, integrated partnership structure. Our business began by cultivating long-term relationships built upon personal service and expert counsel. We have continued to grow today by being client-focused and results-oriented—because while it all starts with the land, we know it ends with you. WITH OFFICES IN: DENVER, COLORADO BOZEMAN, MONTANA EATON, COLORADO MISSOULA, MONTANA STEAMBOAT SPRINGS, COLORADO VALENTINE, NEBRASKA SUN VALLEY, IDAHO COLLEGE STATION, TEXAS TETON VALLEY, IDAHO LAREDO, TEXAS HUTCHINSON, KANSAS LUBBOCK, TEXAS BUFFALO, WYOMING MELISSA, TEXAS BILLINGS, MONTANA SOUTHEASTERN US SALES | AUCTIONS | FINANCE | APPRAISALS | MANAGEMENT © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 2 — EXECUTIVE SUMMARY The Salt River Narrows Ranch is a classic recreational ranch, with a full host of features, located just over 60 miles south of Jackson Hole. The 1,000± acre ranch controls over a mile of the Salt River, a highly regarded trout fishery, This unique section of the river also includes a private and meandering side channel of the Salt River enhanced by springs. It also includes two warm springs that support waterfowl throughout the year. It lies in two main parcels, 2.5 road miles apart, both with paved road access. The southern 240± acres features a 2,850 square foot six bedroom, six bathroom lodge sitting atop the landmark Shoshone Ridge. The lodge overlooks the Salt River Valley in all directions and has sweeping views of the Caribou Mountains and Bridger Teton ranges. A highway divides the northern 760± acres, with the western 370± acres offering irrigated hay meadows, Salt River access, and a rich riparian corridor along the river. The eastern 390± acres is primarily uplands, rising over 500 vertical feet to a timbered ridge. Together these parcels make up a well-balanced cattle ranch, considered large for its location, with significant scenic and recreational amenities - all within an hour of Jackson. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 3 — LOCATION Located eight miles north of Afton and 61 miles south of Jackson Hole, the Salt River Narrows Ranch lies along the upper reach of the Salt River Valley just before it drops through the Narrows that divide the north and south halves of Star Valley. The ranch has convenient access to all of the basic necessities in the nearby Star Valley towns of Afton, Thayne and Alpine. It is also an easy and beautiful drive into Jackson, which offers a broad cross-section of social, commercial, medical, and cultural amenities. Commercial airline service is available in Jackson, with daily non-stop service to Salt Lake City and Denver, and seasonal direct service to major cites. Additionally, Afton Municipal Airport (AFO), home of the Aviat Husky manufacturing facility, is 12 miles away and offers a 7,025’X75’ asphalt runway for private aircraft. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 4 — LOCALE Star Valley was settled by Mormon pioneers in the late 1870s and was named by one of the church’s general authorities as the “Star of all Valley’s” for its natural beauty. Agriculture has been a long-standing mainstay of the local economy. Through the early part of the twentieth century, herds of dairy cows flourished in the area to provide milk for local creameries and cheese factories. Many of the dairy herds have left the valley, but hay production and beef cattle remain an important part of the local economy. As Jackson Hole has grown to become one of the most sought-after addresses in the west, the popularity of this southern neighbor has grown as well. The 40-mile-long Star Valley has four incorporated towns and several smaller communities. While Jackson offers a quick trip for fine dining, museums, and shopping, the local towns provide all of the basic necessities including hardware stores, sporting goods, banks, grocery stores, and several good restaurants. The Salt River runs the length of Star Valley and is considered one of the great trout fisheries in the region. It merges with the Snake River at the north end of the valley and forms Palisade Reservoir. Below the reservoir, the river is known as the South Fork of the Snake, to differentiate itself from the Henry’s Fork of the Snake, and is truly one of the best Cutthroat trout fisheries in the west. In addition to fishing, Star Valley is surrounded by national forest, providing easy access to hiking, backpacking, horseback and ATV trails, and snowmobiling. Besides a solid base of local residents, Star Valley boasts multiple small ranches like the Salt River Narrows Ranch. It is an ideal location for people wishing to take advantage of Jackson’s many cultural offerings, galleries, shops, and world-class gourmet restaurants while also enjoying immediate uncrowded access to the many recreational opportunities closer to home. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 5 — GENERAL DESCRIPTION Access to the Salt River Narrows Ranch is from a paved county road and state highway just north of Afton. The ranch consists of three clearly defined parcels. The east parcel, lying east of the highway, is 390± acres and consists of steep to rolling rangeland that is best utilized as seasonal grazing. It also offers some amazing building sites with staggering views. These sites would provide good separation from the highway and a high degree of privacy. The west parcel consists of 370± acres of highly productive riverfront land, which varies from a lush riparian corridor to 180± acres of excellent irrigated hay meadows and access to over a mile of the Salt River. There is a pole barn and a good set of livestock corrals on this parcel. The southern 240± acres is where the home is located on a high central ridge. There are also two spring fed creeks on this section of the ranch and an additional 110± acres of sub-irrigated meadows. The six-bedroom, six-bathroom, 2,850± square foot lodge was built in 2000 and has sweeping views of the Salt River Range to the east, the Caribou Range to the west, and overlooks the Salt River. ACREAGE 1,000± acres deeded © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 6 — IMPROVEMENTS There is a six-bedroom, six-bathroom, 2,850± square foot lodge built in 2000 with an attached two-car garage. The home is serviced by well and septic. The entire perimeter of the ranch is fenced. To support a cattle operation, there is a 3,321± square foot pole barn and a good set of livestock corrals. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 7 — CLIMATE At over 6,000 feet on the west side of the continental divide, the Salt River Narrows Ranch has cool summer nights and comfortably warm days. The average annual precipitation is approximately 18.16 inches in nearby Afton, with most months receiving over an inch of precipitation and May and June being the heavy months averaging over 2 inches. The typical summer night is in the low 50’s, and days usually do not exceed the low 80’s. Winter months are cold, with highs below freezing and single-digit lows. The growing season is short, with approximately 70 frost-free days. GENERAL OPERATIONS The current owner leases the ranch to a tenant, who combines the ranch with several others to support a large-scale cattle operation. The tenant reports he puts up an average of 1.5 tons per acre on the meadows, which he splits with the landlord (70% to tenant and 30% to landlord). The grazing and home are leased on a flat rate basis. The tenant estimates that there are 560 Animal Unit Months of grazing on the property. The Salt River Ranch represents a well-balanced small ranch that would put up enough hay, and offers enough grazing, to carry a small cow herd year-round (estimated in the range of 80 to 90 head). However, the winters at this altitude generally dictate a scenario that suggests that the highest and best use of the ranch would be seasonal grazing, reserving the winter months for personal recreational activities. © 2020 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 8 — WILDLIFE RESOURCES The ranch’s warm springs attract large populations of waterfowl, offering great birding and hunting. Moose, elk, and mule deer frequent the meadows and can be seen passing through the ranch. One of the desirable qualities of the Salt River Narrows Ranch is that it includes a cross-section of habitats from the river and associated wetlands to drier foothill pastures.
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