The U Bar S Ranch has what you dream of in a Wyoming Ranch: Fertile creek bottom with early priority water rights Timbered country adjacent to public lands Diverse grazing and stock water capacity Well-appointed and practical improvements Good access with proximity to recreation and some of Wyomings best communities. The U Bar S Ranch consists of 640+/- deeded acres balanced with, 5,865+/- acres of BLM and State and is owner rated to support about 150 animal units on an annual basis. The 3,000 square foot home features acid stained concrete floors with radiant in-floor heat, timber beam ceilings to match the western decor, a wraparound covered deck to draw in the panoramic setting, and an inviting kitchen to enhance the well-conceived floor plan of the 3 bedroom single story design that was built in 2002. A second much older home is also on the property and could be refurbished for a guest house. Welded pipe working corrals complete the improvements as a working ranch with an alley way, riding arena, loading chute, round pen, sorting gates and side paddocks with self-waterers. U Bar S Ranch is owner rated at 150 Animal Units year around. It is a well-balanced ranch with irrigated hay fields and undulating summer pasture. Two year-around streams meander through the ranch, Gooseberry Creek for nearly 3.5 miles and Buffalo Creek for nearly 1.5 miles. These streams provide sub-irrigated creek bottom, dependable stock water, and sufficient irrigation for approximately 132 acres. The topography and riparian areas provide good winter cover and significant additional forage. The Highway Junction 2017 BLM grazing permit, # 00523, allows 99 cattle from 07/15 to 02/28 on the 5,590+/- acres with 663 active AUMs. The Wyoming State grazing permit GRZ-3-7766 allows 30 AUMs on the 250+/- acres. U Bar S Ranch is nestled in the foothills of the Rocky Mountains in the Big Horn Basin of northwestern Wyoming. Meeteetse is where outlaws rode and cattle barons ruled the land, where wooden boardwalks, hitching rails and water troughs still line the streets, where the rugged Absaroka Mountains meet the Wyoming Bad Lands. Some of the best fishing, hunting, sightseeing and wildlife viewing available anywhere! Enjoy the western charm of Cody with the Irma Hotel, the Buffalo Bill Center, and Yellowstone National Park. The school bus goes to Thermopolis which boasts the worlds largest hot springs or children can be driven to Meeteetse. Irrigated grass hay meadows lie along Buffalo and Gooseberry Creeks and upland pasture along the sage brush slopes. Nearly a mile of buried pipeline provides for an efficient delivery system for irrigation from Gooseberry Creek to risers at the head of the irrigated fields. Lateral ditches and turnouts distribute water to multiple fields of grass that could be replanted to alfalfa or an alfalfa mix. A pivot system has been evaluated and the proposal is available for review upon request. Flood water or free water is used in the early irrigation season during strong run-off then as water goes under regulation the U Bar S Ranch holds a priority water position appropriated in 1900 and 1905. Stock water in the aftermath and riparian grazing cells is provided by the two year-around creeks and house well. Two wells and multiple stock water reservoirs provide adequate stock water in the BLM and State pastures. A 12,000 gallon storage tank system is an example of the stock water diversity the ranch has invested in. The riparian and irrigated creek bottom compliment the timbered and sage covered hills to provide cover and feed for prolific mule deer, white tail, elk, and antelope. Gooseberry creek valley also creates an ideal habitat for the resident pheasant and grouse for game bird opportunity. While Gooseberry Creek is not known to be a trout fishery, the immediate area is home to numerous clearwater streams as well as the Big Horn and Greybull Rivers which offers some of the best fly fishing in the world. Elevation ranges from 5,260 feet in the eastern portion along the creeks to 5,800 feet along Hillberry Rim and the juiper-forested hills in the BLM. The Sellers consider Meeteetse their home town as it is closer, annual precipitation changes significantly moving eastward towards Worland. Grass Creek is the nearest weather station and indicates approximately 10.32 inches of precipitation per year. Soils along the creeks are generally gravelly loams of the Nihill complex. Along the southern edge of Gooseberry Creek, soils are classified as saline Torrifluvents. The irrigated pasture in the north-central portion of the property contains Larimer-Stoneham-Nihill and Olney-Bowbac complex soils. MINERAL RIGHTS The Seller makes no representation as to the ownership of the mineral rights or mineral estate on the subject property. CONSERVATION EASEMENT A conservation easement with the Wyoming Stock Growers Agricultural Land Trust is in place on the ranch which allows for agricultural and residence uses. A copy can be provided upon request. BOUNDARIES The seller is making known to all potential purchasers there may be variations between the property lines and the location of the existing fence boundary lines on the subject property. Seller makes no warranties with regard to location of the fence lines in relationship to the deeded property lines, nor does the seller make any warranties or representations with regard to specific acreage within the fenced property lines. SOLD AS IS WITH NO GUARANTEES OF ACCURACY OR COMPLETENESS Seller is selling the property in an AS IS condition, which includes the location of the fences, as they exist. Boundaries shown on any accompanying maps are approximate, based on the legal description. Maps are not to scale and are for visual aid only. The accuracy of the maps and information is not guaranteed.