Big Goose Estates

Sheridan County Sheridan, WY 82801

Big Goose Estates

Exclusively Offered For Sale By Established 1961 [email protected] Richard L. Frankovic (307) 620-2999 Broker/Owner

Contracted Seller's Agent (Please See Disclosure Page 32)

©Frankovic Realty, LLC_04.01.2020 "Live, Grow & Enjoy Life . . . At The Base Of The Big Horn Mountains!"

©Frankovic Realty, LLC_04.01.2020 "Under All . . . Is The Land!"

©Frankovic Realty, LLC_04.01.2020 Introduction 4 Big Goose Estates

"ROOM TO BREATHE" . . . "A WELL BALANCED FARM/RANCH/HORSE OPERATION" . . . "NO NEXT DOOR NEIGHBORS" . . . 'BOUNDED BY LARGE WORKING RANCHES" . . . "EXCEPTIONAL BIG HORN MOUNTAIN VIEWS" . . . "ABUNDANT WILDLIFE (LARGE MULE DEER & ANTELOPE HERDS) & WATER FOWL . . . "IRRIGATABLE LAND & PONDS!" . . . "IS A PROPERTY LIKE THIS A THING OF THE PAST?"

You can purchase a substantial property which has the above attributes - THIS IS A REALITY WITH THE BIG GOOSE ESTATES!

This 350+/- acres of solitude is only minutes from Downtown Sheridan (http://www.sheridanwyomingchamber.org/ ), Big Horn & Polo Club (http://thebighornpoloclub.com/ ), Brinton Museum (https://thebrintonmuseum.org/about/ ), Powder Horn Golf Club (https://www.thepowderhorn.com ) and Big Horn National Forest (https://www.fs.usda.gov/bighorn ) offered for $2,100,000, if purchased as a whole. Individual Tract Pricing is available on page 9 (Price Range $599,500 - $825,000 for 80+ Acre Tracts).

1. When Purchased as a "whole", there are not any covenants, therefore Buyer can choose to "Develop / Not-Develop" their own PARADISE or put a CONSERVATION EASEMENT in place. Seller & Frankovic Realty, LLC are moving forward with Covenants to sell the individual four (4) Tracts. The Covenants will reflect a Horse/Agricultural friendly development, to provide for the Western Lifestyle and Property Value protection.

2. Water Rights include Garrett Reservoir appropriated to 55 Acres of Irrigatable Acres (These acres can be "moved" anywhere on the property as they are "Reservoir Rights")*. 75 Acres of Adjudicated 1884 Big Goose / Beaver Ditch Water & Reynolds #1 Stock Reservoir. Buyer(s) are expected to conduct their own Independent Investigation of any/all Water Right Reservoir Permits. * Broker's information obtained from the Wyoming State Engineer's Office, Bryan Lozier/Dave Schroeder, Hydrographer-Commissioner Water Division ll, 1833 S. Sheridan Ave., Sheridan, WY 82801, (307) 674-7012. A PDF (format) report of their research is available upon request.

3. Approximately 5,000 feet of gravel road has been built. Montana-Dakota Utilities, Company has installed under-ground Power that includes ten (10) Pedestals, see page 9.

Please call for your personal tour. Richard L. Frankovic Broker/Owner

©Frankovic Realty, LLC_04.01.2020 GIS: 2019 Aerial 5

©Frankovic Realty, LLC_04.01.2020 GIS: 2019 Aerial 6

©Frankovic Realty, LLC_04.01.2020 Record of Survey 7 Map & Legend

04.01.2020 Record of Survey 8 Recorded / Sheridan County, WY 03/11/2020 Big Goose Estates 9 Individual Tract Pricing

Tracts (1 thru 4) ------

P251 Tract 1 85.15 Acres 20 Acres List Price $825K BGBW

P207 P196 40 Acres 25 Acres BGBW 10 Acres 5 Garrett Big Goose Acres P157 Beaver Water 1884 BGBW 042 15 Acres P070 Garrett

P062 P135

Garrett Reservoir P127

P122

Tract 2 Tract 3 105.39 Acres 80.06 Acres List Price $715K List Price $599.5K

Tract 4 80.02 Acres MONTANA-DAKOTA ELECTRIC COMPANY List Price $687.5K JUNCTION BOX LOCATIONS

IRRIGATION WATER RIGHTS : BGBW - Big Goose Beaver Ditch Water 1884 : Garrett - From Garrett Reservoir 04.01.2020 Irrigatable Acreage 10

Property Perimeter Irrigatable Acres 130+/- Total

Big Goose / Beaver Ditch Reynolds #1 Reservoir

Forbes #3 Reservoir

Garrett Reservoir

©Frankovic Realty, LLC_04.01.2020 Index 11

Sheridan, Wyoming Economy 19 Government and Infrastructure 19 Sheridan County 19 Climate 20 Air 20 Mineral 20 Water (Rights) & Reservoirs 20 Introduction Big Goose Estates 4 Taxes (Property) Sheridan County, WY Property Taxes 21 GIS (Geographic Information System) Tax Breakdown 21 2019 Aerial 5 Wyoming "Tax Haven?" 21

Record Of Survey Views Map & Legend 7 Photo Gallery 22 Recorded 03/11/2020 8 Individual Tract Pricing 9 State Map Wyoming 27 Irrigation Acreage 10 Price Imagery Big Goose Estates 28 Google Earth 12 Aerial 13 Legal Legal Description 29 Location / Directions Driving Directions 14 Disclosures Mile Chart 15 Wyoming Real Estate Brokerage Disclosure 30 Locator 15 Seller's Agent Defined 30 Contracted Seller's Agent 32 General Property Information 1031 Tax Deferred Exchange 33 Zoning 16 Fences vs. Boundary Lines 33 Zoning Defined 17 Maps / Aerials 33 Frankovic Realty, LLC Disclosure 33 Improvements Water 18 Reference Information Source(s) 34 Roads 18 Sewer 18 Gas (Natural) 18 Electricity 18

Sheridan, Wyoming City 19 History 19

©Frankovic Realty, LLC_04.01.2020 Imagery 12 Google Earth

Property

Reynolds #1 Stock Pond

Garrett Reservoir Irrigation Water

©Frankovic Realty, LLC_04.01.2020 Imagery 13 Aerial

Sheridan

PROPERTY

Big Horn

©Frankovic Realty, LLC_04.01.2020 Location/Directions 14 Driving Directions

Big Goose Estates

©Frankovic Realty, LLC_04.01.2020 Location/Directions 15 Mileage Chart Locator City Airport Mileage

Sheridan, WY 7.6 Miles

Big Horn, WY / Polo Club 8.7 Miles

Buffalo, WY 36.0 Miles

Casper, WY 147.0 Miles

Cody, WY 149.0 Miles

Gillette, WY 103.1 Miles

Billings, MT 132.0 Miles

Rapid City, SD 243.0 Miles

Denver, CO 424.0 Miles

Legend

County Airport Regional Airport N International Airport

©Frankovic Realty, LLC_04.01.2020 General Property Information 16 Zoning

RR - Rural Residential (See Next Page) A - Agricultural (See Next Page)

A N

Section 6. Establishment of Districts: Provision For Official Zoning map. A. Official Zoning Map. (1) The unincorporated areas of Sheridan County are hereby divided into districts, as shown on the Official Zoning Map, which together with all explanatory matter therein, is hereby adopted by reference and declared to be part of the Zoning Rules.

©Frankovic Realty, LLC_04.01.2020 General Property Information 17 Zoning Defined (Sheridan County, WY)

" Section 9. RR- Rural Residential " Section 10. A-Agricultural. xxxxxxxxxxxxxxxxxxxxxxxx A. The following uses are permitted. A. The following uses are permitted. (1) Agricultural (1) Agricultural (2) Residential (2) Residential XXXXXXXXXXXX B. Minimum lot area. B. Minimum lot area. (1) Two (2) acres per dwelling unit if the lot is located (1) 80 acres per dwelling unit completely outside a Groundwater Protection Area. (2) For Conservation Design Subdivisions, smaller minimum (2) Five (5) acres per dwelling unit if the lot is located wholly or lot areas shall be allowed, as permitted in Section 2.12 of the partially within a Groundwater Protection Area. Rules and Regulations Governing Division of Land. (3) For Conservation Design Subdivisions, small minimum lot areas shall be allowed, as permitted in Section 2.12 of the Rules C. Maximum density (for Conservation Design Subdivisions). and Regulations Governing Division of Land. (1) Without a Conservation Design Subdivision: The density xxxxxxxxxxxxxxxxxxxxxxxx allowed by applying the minimum lot area per dwelling unit shall C. Maximum density (for Conservation Design Subdivisions). apply (Le., 1 unit per 80 acres). (1) Without a Conservation Design Subdivision: The base (2) With a Conservation Design Subdivision: The base density density allowed by applying the minimum lot area per dwelling unit shall be 1 unit per 40 acres. The maximum density with bonuses shall apply (i.e.,1 unit per 2 acres outside a Groundwater may be higher if the property is located within the Conservation Protection Area; 1 unit per 5 acres within a Groundwater Development Area. Protection area). (2) With a Conservation Design Subdivision: The base D. Minimum yard requirements. maximum density shall be 1 unit per 2 acres outside a (1) Front yard 25' Groundwater Protection Area; 1 unit per 5 acres within a (2) Rear yard 20' Groundwater Protection area. The maximum density with bonuses (3) Side yard 5' " may be higher if the property is located within the Conservation Development Area. xxxxxxxxxxxxxxxxxxxxxxxx D. Minimum yard requirements (1) Front yard 25' (2) Rear yard 20' (3) Side yard 5' "

©Frankovic Realty, LLC_04.01.2020 Improvements 18 Water Water Rights - 75 Acres Big Goose / Beaver Ditch (1884) (PDF Available Upon Request) Reservoirs - Garrett & Reynolds # 1 (PDF Available Upon Request)

Roads Hot Iron, Inc. (Contractor), has built the road per the Record of Survey (see Page 8).

Sewer Private / Septic Tank, none - to be installed by Buyer.

Gas (Natural) Natural Gas is not available.. Propane is used in this locale.

Electricity Montana-Dakota Electric is installed with underground power lines and ten (10) pedestals, refer to page 9 for locations.

©Frankovic Realty, LLC_04.01.2020 Sheridan, WY 19 City Sheridan, State of Wyoming (http://www.sheridanwyoming.org/ ) and the county seat of Sheridan County. The city is located halfway between Yellowstone National Park and Mount Rushmore. It is the principal city of the Sheridan County (https://www.sheridanwyomingchamber.org/ ). The 2010 census put the city's population at 17,444 and the Sheridan, Wyoming, Micropolitan Statistical Area* at 29,116, making it the 424th-most populous micropolitan area in the United States. (*United States Micropolitan Statistical Areas, as defined by the Office of Management and Budget, are labor market areas in the United States centered on an urban cluster with a population of at least 10,000 but fewer than 50,000 people. The micropolitan area designation was created in 2003. )

History The city was named after General Philip Sheridan, Union cavalry leader in the American Civil War. Several battles between US Cavalry and the Sioux, Cheyenne, Arapaho, Shoshone, and Crow Indian tribes occurred in the area in the 1860s and 1870s before the town was built. Fort Phil Kearny (https://www.fortphilkearny.com/ ), Fetterman Massacre (https://www.history.com/this-day-in- history/indians-massacre-fetterman-and-eighty-soldiers ), Wagon Box Fight (https://www.legendsofamerica.com/wagon-box-fight- wyoming/ ), Battle on the Rosebud (https://www.u-s-history.com/pages/h1382.html ) and Custer's Battlefield.

Economy Like many towns in the western United States, Sheridan's early industries included cattle ranching, logging, coal mining, railroading, agriculture, and small factories including a flour mill, brewery, and sugar beet refinery. Residents today find employment in many fields including nearby coal mines; education; coal bed methane extraction; health care; retailing; banking; law firms; city, county, and state government; National Forest; home construction; and a large number of businesses; farming; and ranching. Gun Manufacturing (https://www.weatherby.com/ ), Aviation Manufacturing (http://kennonproducts.com/ ) and Oilfield Parts manufacturing (https://emittechnologies.com/ ).

Government and Infrastructure Sheridan is governed via the mayor-council system. The city council consists of six members elected which are elected at large in staggered terms. The mayor is elected in a citywide vote. The city has its own police department.

Sheridan County According to the US Census Bureau, Sheridan County has a total area of 2,527 square miles.

©Frankovic Realty, LLC_04.01.2020 Sheridan, WY 20

Climate Sheridan experiences a semi-arid climate.

Air To be included, 100% to Buyer(s).

Mineral The Seller will convey with the Property 50% of all mineral, oil, gas, geothermal & hydro-carbon, rights they own. The Seller further, makes no representation as to the quality or quantity of any mineral or other sub-surface rights they may own. Buyer(s) are expected to conduct their own independent investigation of any/all Mineral Rights.

Water (Rights) & Reservoirs (PDF Available Upon Request) All adjudicated and permitted. To be included, 100% to Buyer(s). Per the Wyoming State Engineer's Office, Sheridan, WY Buyer(s) are expected to conduct their own independent investigation of any/all Water Rights. Broker's information obtained from the Wyoming State Engineer's Office. 1833 S. Sheridan Ave., Sheridan, WY 82801, (307) 674-7012.

©Frankovic Realty, LLC_04.01.2020 Taxes (Property) 21 Sheridan County, WY Property Taxes 2019 Property Taxes are $454.07.

Tax Breakdown Stat # Kind Description 1st Half 2nd Half 18280 County County $40.36 $40.36 18280 Other Other $16.82 $16.82 18280 School School $129.50 $129.49 18280 State State $40.36 $40.36

Local Tax Number: 0000034228 1st Half Total: $227.04 Status: Current 2nd Half Total: $227.03 Total Tax: $454.07 Note: The Property is currently Taxed at an Agricultural Rate & Value. Wyoming "Tax Haven?" Wyoming is often considered one of the tax friendliest in the United States, below are a number of the noted reasons: No State Income Tax On Personal Or Corporate Income No State Income Tax On Out-Of-State Retirement Income No State Inheritance Tax No State Gift Tax No State Capital Gains Tax No Tax On Personal Property Held For Personal Use No State Taxes On The Sale Of Real Estate No State Inventory tax No State Franchise Tax State Taxes and Use Tax Exemption On Equipment used directly and predominantly in Manufacturing "Dynasty Trusts" Are Permitted In Wyoming This information is provided only as a guide. Consult an Attorney, Tax Professional and/or C.P.A./Accountant for Legal, Tax & Financial information, details and assistance in evaluating Wyoming as a "Tax Haven".

©Frankovic Realty, LLC_04.01.2020 Views 22 Photo Gallery

©Frankovic Realty, LLC_04.01.2020 Views 23 Photo Gallery

©Frankovic Realty, LLC_04.01.2020 Views 24 Photo Gallery

©Frankovic Realty, LLC_04.01.2020 Views 25 Photo Gallery

©Frankovic Realty, LLC_04.01.2020 Views 26 Photo Gallery

Big Goose Estates

This Property is being offered for: $2,100,000, when purchased "as a whole". Individual 80+ Acre Tracts are available, please refer to page 9, the prices range $599,500 to $825,000).*

*Disclosure: Seller shall require an all cash sale. Further, the Seller reserves the right to effectuate a tax-deferred real estate exchange pursuant to Section 1031 of the Internal Revenue Code and the Treasury Regulations promulgated thereunder. The Buyer shall agree to cooperate and shall not incur any additional liability or expense in connection with Seller's tax-deferred exchange.

©Frankovic Realty, LLC_04.01.2020 Legal 29 Legal Description* Township 55 North, Range 85 West, 6th Principal Meridian, Sheridan County, Wyoming

Section 11: E1/2NE1/4

Section 12: NW1/4

Also a tract of land situated in the SW1l4 of section 1 and the SE'/4SEV4 of Section 2, Township 55 North, Range 85 West, 6th P.M., Sheridan County, Wyoming, said tract of land being more particularly described as follows:

BEGINNING at the southwest corner of said Section 1 (monumented with a 3-1/4" aluminum cap per PLS 5369); thence S88°56'06"W, 1301.85 feet to a 3-1/4" aluminum cap per PLS 5369 at the southwest comer of said SE1/4SE1/4; thence N01°05'02"W, 873.29 feet along the west line of said SE1/4SE1/4 to a 2" aluminum cap per PLS 5369 lying on the south line of the Reynolds Subdivision; thence N89°27'17"E, 1680.24 feet along said south line to a 2" aluminum cap per PLS 5369; thence N00o36'S7"W, 422.S3 feet along said south line to a 2" aluminum cap per PLS 5369; thence N89°27'17"E, 1025.94 feet along said south line to a 2" aluminum cap per PLS 5369 at the southeast comer of said Reynolds Subdivision; thence N10o 53'34"E, 298.64 feet along the east line of said Reynolds Subdivision to a 2" aluminum cap per PLS 5369 at the northeast comer of Tract 7 of said Reynolds Subdivision; thence N47°10'23"W, 96.53 feet along the northerly line of said Tract No.7 to a 2" aluminum cap per PLS 5369; thence N84°14'12"W, 54.99 feet along said northerly line to a 2" aluminum cap per PLS 5369 lying on a fence line; thence N04°06'33"E, 48.91 feet along said fence line to a 2" aluminum cap per PLS 5369; thence leaving said fence line N81°14'48"E, 438.15 feet to a 2" aluminum cap per PLS 5369 lying on a fence line; thence N89°1S'2S"E, 342.91 feet along said fence line to a 2" aluminum cap per PLS 5369; thence S85°55'10nE, 502.09 feet along said fence line to a 2" aluminum cap per PLS 5369 lying on the east line of said SE1/4 of Section 1; thence S00o 34'28"E, 1719.65 feet along said east line to a 2" aluminum cap per PLS 5369 at the south quarter comer of said Section 1; thence 589°25'S4"W, 2611.90 feet along the south line of said section 1 to the POINT OF BEGINNING of said Tract.

*Individual Tract Legal Descriptions are available upon request.

©Frankovic Realty, LLC_04.01.2020 Disclosure(s) 30 Wyoming Real Estate: Brokerage Disclosure Frankovic Realty, LLC 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. (Frankovic Realty, LLC has a 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.

©Frankovic Realty, LLC_04.01.2020 Disclosure(s) 31 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; ● 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.

©Frankovic Realty, LLC_04.01.2020 Disclosure(s) 32 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.

Contracted Seller's Agent Wyoming Real Estate License Law requires that the listing Broker and all licensees with the listing Broker make a full disclosure, in all real estate transactions, of whom they are agents and represent in that transaction. All prospective buyers must read, review and sign a Real Estate Brokerage Disclosure form prior to any showings. FRANKOVIC REALTY, LLC WITH ITS REALTORS® ARE THE CONTRACTED AGENT OF THE SELLER IN THIS LISTING.

©Frankovic Realty, LLC_04.01.2020 Disclosure(s) 33 1031 Tax Deferred Exchange The Seller(s) reserve the right(s) to effectuate a tax deferred Real Estate Exchange pursuant to Section 1031 of the Internal Revenue Code and the U. S. Treasury Regulations promulgated thereunder. The Buyer(s) shall agree to cooperate and shall not incur any additional liability or expense in connection with the Seller's Tax-Deferred Exchange.

Fences vs. Boundary Lines The fence lines noted on the subject property may or may not represent the actual boundary lines of the property. It is the Seller's intention that where fences deviate from the actual boundary lines, such fences are fences of convenience, only, and not the actual boundary lines. Seller is selling the property in “as is, where is” condition, which includes the location of the fences.

Maps / Aerials All maps are provided as visual aids only. The accuracy of the maps is not guaranteed and the maps should not be relied upon for legal purposes. All statements of acreage are approximate and are based on the legal description, not the location of any fences.

Water / Mineral Rights Prospective Buyer(s) are expected & welcomed to conduct their own independent investigation any of the Water and/or Mineral Rights, as presented.

Frankovic Realty, LLC Disclosure The Marketing information and any details contained in this Exclusive Listing Agreement has been obtained from sources deemed to be reliable by Frankovic Realty, LLC; however the accuracy of this information is not guaranteed or warranted by either Frankovic Realty, LLC., Inc. or the Seller(s). Prospective Buyer(s) are expected & welcomed to conduct their own independent investigation of the information contained herein. Updates and corrections may be made to this brochure as needed, without notice. Also, be advised that if there is anything you do not understand regarding this Real Estate, please consult your personal Attorney and/or Accountant. Frankovic Realty, LLC, its Broker and/or Licensed REALTORS® do NOT offer ANY Legal or Accounting guidance, counseling, opinion(s) or assistance. Prospective Buyer(s) should also be aware that the photographs in this brochure may have been digitally enhanced.

All Information / Maps are Courtesy of:

ECS Engineers, Shawn Gustafson, P. E. State Of Wyoming Engineers Office 111 W. 2nd Street, Suite 600, Casper, WY 82601 Sheridan, WY Legal Description / Record Of Survey (Recorded 03/11/2020) Water Rights, Reservoirs Permits Montana-Dakota Utilities, Company Sheridan County Assessors Office Montana-Dakota Electricity & Pedestals Property Taxes Sheridan County, WY Planning & Zoning Department Google Earth Online GIS Aerial View Google.com State of Wyoming Tourism Search, Maps and/or Directions Wyoming Map Sheridan County, WY: Rules and Regulations Photographer Governing Zoning, Effective August 19, 2015 Richard L. Frankovic Zoning & Zoning Defined Wyoming REALTORS® Association Wikipedia.com Disclosures Sheridan, WY Internal Revenue Service NOAA (extremes 1907 - Present, relative humidity and sun 1031 Tax Deferred Exchange 1961 - 1990 Frankovic Realty, LLC Hot Iron, Inc, Gillette, WY Contracted Seller's Agent Road Contractor

1961 Established

[email protected]

2999 2999 - 620 (307)

Broker/Owner Richard L. Frankovic Frankovic L. Richard