HORSESHOE RANCH DAYTON, SHERIDAN COUNTY, WYOMING

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1 HORSESHOE RANCH DAYTON, SHERIDAN COUNTY, WYOMING Offered by Auction July 27, 2017

6 HORSESHOE RANCH DAYTON, SHERIDAN COUNTY, WYOMING AUCTION: JULY 27, 2017 PREVIOUSLY $17,500,000 / SELLING WITHOUT RESERVE In association with Concierge Auctions 3,800± DEEDED ACRES & 880 BLM LEASE BIG HORN MOUNTAINS WORKING CATTLE & HORSE RANCH MODERN IMPROVEMENTS EXCEPTIONAL RECREATION: HUNTING & FISHING ENVIRONMENTAL RETREAT DYE-DESIGNED GOLF COURSE RECORDED COUNTRY CLUB OF THE BIG HORN GOLF COMMUNITY

9 OVERVIEW In the shadow of the Big Horn Mountains, the 4,680± total-acre Horseshoe Ranch is secured with entitlements to build an exclusive golf course community. It borders Eatons Dude Ranch and federal BLM lands and offers private access to all the Bighorn National Forest amenities, including hiking, hunting, fishing and horseback riding. Fueling the Horseshoe Reservoir and two working irrigation wells, the cottonwood- and pine-lined Little Tongue River traverses the property, creating a thriving habitat for native wildlife: elk, deer, wild turkey, and trophy-size trout. A 4,747-square-foot main residence boasts mountain views and complements three guesthouses and barns. On the secluded eastern slope of the Bighorn Mountains, 18 miles west of Sheridan, Horseshoe Ranch offers the utmost privacy and large-acreage neighbors to the northeast and southeast, including the historic Eatons Dude Ranch, and the Bighorn Mountains and national forest to the southwest. All improvements are tucked into the Little Tongue River Valley, affording complete privacy. Horseshoe Ranch lies 1.5 miles off Highway 14; which borders the ranch to the northwest. Dayton is about a 10-minute drive from the main gate and offers a grocery store, post office, café, two bars, community, high school, swimming pool and a park. The ranch is also a short commute to Cody and Yellowstone National Park.

11 IMPROVEMENTS Improved structures include the 4,747±-square-foot main residence, three guesthouses, three barns and a clubhouse with a shop on the golf course. Having previously owned race horses, the barns are well-suited for horse operations. MAIN HOUSE - 4,747 sq. ft. CARETAKER HOUSE - 1,250 sq. ft. BUNKHOUSE - 1,013 sq. ft. GOLF COURSE CLUBHOUSE - 1,584 sq. ft. MOTHER-IN-LAW CABIN sq. ft. HORSE BARN - 1,380 sq. ft. MAIN BARN - 1,064 sq. ft. EIGHT THREE-SIDED SHELTERS sq. ft. TURKEY BARN sq. ft. VETERINARY BARN - 1,748 sq. ft. BUGGY BARN - 1,152 sq. ft. THREE-SIDED HAY & EQUIPMENT STORAGE - 4,200 sq. ft. GOLF COURSE EQUIPMENT STORAGE - 1,440 sq. ft. THREE-SIDED EQUIPMENT STORAGE - 1,560 sq. ft.

19 WATER RIGHTS SURFACE WATER - The Horseshoe is the first private holding on the Little Tongue River and the South Fork of the Little Tongue River. The first points of diversion from the Little Tongue River and the South Fork of the Little Tongue River (Arch Ditch and Flume Ditch, respectively) are on the ranch. The main headquarters is near the head of the Little Tongue River. Water in both the Little Tongue River and the South Fork of the Little Tongue River originates from snow pack in the Bighorn Mountains. The water then flows through the ranch and into the Tongue River near Dayton, into the Yellowstone River, into the Missouri River and into the Mississippi River, which flows through New Orleans and into the Gulf of Mexico. The water 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 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 Reservoir to both the golf course and hay meadows. A pump was installed, 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.

20 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. Like surface rights, groundwater rights are recorded at the Wyoming State Engineer s Office. IRRIGATION AND CORRESPONDING HAY BASE 276 irrigated acres yielding a 1,100-ton hay base TAXES Wyoming has no corporate state income tax and no personal state income tax. Residents enjoy the lowest state and local tax burden in the USA. ACREAGE The ranch consists of 3,800± deeded acres and 880 Bureau of Land Management acres for a total of 4,680± prime acres.

24 DEVELOPMENT OPPORTUNITY The Horseshoe Ranch has a recorded subdivision plat referred to as Country Club of the Big Horns. Development plans included an airport, several hundred residential lots, multifamily condo-style golf villas and 40-acre ranchettes. The independently developed golf course is not part of the Country Club of the Big Horns subdivision. The current owners declined to develop the subdivision, but the recorded plat has no expiration, so the buyer can move forward with the approved development plan or continue the working ranch, corporate retreat or hunting lodge. HISTORY AND LIFESTYLE Diversity in both topography and function abound; the only limit is your imagination. Create an upscale corporate retreat with golf, horseback riding, hiking, fishing, hunting and cross-country skiing. Assemble a private getaway to bask in the rich and untouched nature of the mountainside. This is the perfect locale to use as a backdrop for weddings, receptions, meetings, reunions and a host of other social events.

27 GOLF In the words of Roy Dye, Very few people are fortunate to start with such beautiful land for a golf course. This location on the Little Tongue River lends itself perfectly to a beautiful and challenging course. His professionally designed course features rolling terrain, trees, water features, pleasant weather, breathtaking views and abundant native wildlife. Fully engineered and irrigated, the 18-hole course has 9 holes playable (to date) and an irrigation system with 5.85 miles of main line, 78 risers, 16 valve controllers, 85 valve boxes, 147 electronic control valves (including valve-in-head sprinklers) and 328 golf sprinkler heads. HORSES The nationally recognized final home of Kentucky Derby-winner Foolish Pleasure, Horseshoe Ranch is an equestrian paradise for both horse lover s and their four-legged partners. Foolish Pleasure, who passed away in 1994, is buried at the ranch.

28 WILDLIFE The unique terrain of abundant water, lush foliage, an alpine climate and acres of untouched landscape makes Horseshoe Ranch the perfect home with a plethora of native wildlife. Elk, deer, wild turkey, and trophy-size trout call Horseshoe Ranch home throughout the year. Suring winter, many animals move onto the ranch to enjoy the lower elevations and more abundant food and in the summer, they migrate back into the higher elevations of the mountain and national forest. CLIMATE The elevation ranges from 7,000 to 4,000 feet (main headquarters at 4,600 feet). This results in a fourseason environment with changes every three months and no extreme conditions. A cool grass climate provides year-round shelter and feed for all wildlife, as well as domestic cattle and horses. The grass and hay are naturally healthy and abundant

34 FOUR PURCHASE OPTIONS Horseshoe Ranch is offered as four purchase options: HORSESHOE RANCH - 3,800± Acres HOMESTEAD / HEADQUARTERS - 2,432± Acres - Irrigated Land with Improvements WELL DRAW - 743± Acres; Dry Land BULLS EYE - 633± Acres; Dry Land

36 SHERIDAN COUNTY, WYOMING Located in north central Wyoming, Sheridan County lies on the eastern side of the Big Horn Mountains sloping foothills at 4,000 feet above sea level. The rolling grasslands and stream valleys were hunting grounds of the Plains Indians and later settled by cattlemen to take advantage of the lush, natural grass and abundant water. Ranches and towns soon replaced the wandering herds of buffalo and the early citizens of Sheridan 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. The Downtown Sheridan area serves as the heartbeat of the community where people come together to enjoy the friendliness of hometown businesses, local services, specialty and convenience shopping and unique recreational and cultural activities. The historic Main Street District features a plethora of upscale shopping, unique stores and diverse restaurants. Sheridan County Airport has the largest private aircraft traffic of any airport in the state of Wyoming. There are 198 flights into Sheridan weekly from cities, including Denver, Phoenix, and Albuquerque.

37 DAYTON SHERIDAN BUFFALO RANCHESTER GILLETTE SHERIDAN T.56N., R.87W. T.56N., R.86W. HORSESHOE RANCH ACREAGE INVENTORY 1, ,000 2,000 3,000 4,000 SCALE IN FEET LEGEND HORSESHOE RANCH ACREAGE ACREAGE INVENTORY HORSESHOE RANCH ACREAGE APPROX Ac BLM ACREAGE APPROX. 880 Ac TOTAL ACREAGE APPROX Ac B L M B I G H O R N N A T I O N A L 14 ^_ BIGHORN 90 HORSESHOE RANCH Sheridan County LOCATION MAP Crook County NATIONAL F O R E S T B L M Big Horn County FOREST Hot Springs County Washakie County Johnson County Campbell County Weston County B L M 26 Fremont County Natrona County 25 Converse County Niobrara County VICINITY MAP IXL RANCH 14 PADLOCK RANCH ROCKPRO PREPARED BY: T.56N., R.87W. T.56N., R.86W. APPROVED: Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community APPROVED: BIGHORN NATIONAL FOREST HORSESHOE RANCH 90 Copyright: 2013 National Geographic Society, i-cubed Map Document: (E:\DAYTON\PROPOSEDSALE\PARCELMAP1VER2.mxd) 9/16/ :17:30 PM Phone: Website: Christian Vanderhoef, P.E. #12597 Mark Knoll, GIS Specialist

38 RON MORRIS MATT JOHNSTON

General Overview: Acreage:

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