Mountain View, WY 82939(Uinta County)

The ranch has been in the Condos family for many years and generations have enjoyed it. This rare opportunity offers a significant land parcel only one mile from the town center and just 7 miles from Interstate 80. Take advantage of tax-friendly Wyoming with this legacy property that not only makes an ideal property to create a family legacy estate but is also a rock-solid investment opportunity.

Condos Ranch enjoys almost a mile of frontage on Highway 414. This highway links Interstate 80, seven miles north of the ranch, to Flaming Gorge National Recreation Area, about 50 miles east of the ranch.

The center of Mountain View is about 1.25 miles northwest of the ranch house.

The 11,000-foot to 13,000-foot peaks of the High Uinta Mountains lie about 22 miles south of the ranch as the crow flies, and can be easily accessed via Highway 410, about 1.5 miles from the ranch.

Approximate highway mileages from the ranch are as follows:

Lyman, WY- 7 Miles

Fort Bridger, WY- 7 Miles

Evanston, WY-45 Miles

Flaming Gorge, UT- 55 Miles

Park City, UT- 102 Miles

Salt Lake City, UT- 130 Miles

AIRPORTS

Salt Lake City International Airport (SLC) is located about 130 miles west via I-80. The trip is an easy one hour and 50 minutes via I-80. Salt Lake City is a Delta Airlines hub, and direct flights to most U.S. and many international cities are plentiful.

Fort Bridger Airport is located about 12 miles north of the ranch, with a paved 6,404 X 75 runway and 100LL fuel.

Evanston, the Uinta County seat, lies about 50 miles east of the ranch via I-80 and its airport (KEVW) can fuel and handle heavy jets.

The Bridger Valley has a population of 5,760 people among the towns of Mountain View, Fort Bridger, Urie, and Lyman.

The center of Mountain View, with a population of about 1,300, is about one mile from the ranch. Mountain View has excellent schools with kindergarten through high school grades and a vocational education program. The town also features a large modern grocery store with a pharmacy, hardware store, several convenience stores, a bank, gas stations, restaurants, and a bowling alley. There is also a senior citizen center and a daycare facility for children.

Bridger Valley is a major gateway to the Wasatch and Ashley National Forests, the 456,000-acre High Uinta Wilderness Area, and the Flaming Gorge National Recreation Area. These convenient forest and wilderness resources offer a full range of year-round recreational opportunities, all within about a 60-mile radius of the ranch. From hiking, rock climbing, off-roading, mountain biking, kayaking & boating, fishing, and horseback riding in the summer, to snowmobiling, downhill skiing, snowboarding, and Nordic skiing in the winter, the outdoor enthusiast will have abundant opportunities right in your backyard.

Fort Bridger, about 7 miles from the ranch, is home to the Fort Bridger Historic Site. The grounds of this state park are sprinkled with aspen and cottonwood trees and beautifully restored buildings that date from the mid to late 1800s. The Fort Bridger Rendezvous, held each year on Labor Day Weekend, is the largest modern-day mountain man gathering in Wyoming. This small community also has a convenience store and gas station, post office, restaurant, bar, and several churches.

AREA ATTRACTIONS

Wyoming Downs Racetrack Evanston, WY

Rodeos & County Fair Uinta County Fairgrounds

Purple Sage Golf Course Evanston, WY

Fossil Island Golf Course Kemmerer, WY

HISTORIC SITES & MUSEUMS

Roundhouse & Railyards Evanston, WY

Uinta County Museum Evanston, WY

Fort Bridger State Historic Site

Piedmont Charcoal Kilns State Historic Site

MUSIC & FESTIVALS

Fort Bridger Mountain Man Rendezvous

Oyster Ridge Music Festival Kemmerer, WY

Grand Teton Music Festival Jackson Hole, WY

HIKING, CLIMBING & WATER PURSUITS

Bear River Greenway & State Park Evanston, WY

Fossil Butte National Monument Kemmerer, WY

Dinosaur National Monument Vernal, UT

Grand Teton National Park Jackson Hole, WY

Wind River Range

High Uintas Wilderness Northeastern Utah

Lake Viva Naughton Kemmerer, WY

Flaming Gorge National Recreation Area

SKIING & WINTER SPORTS

Jackson Hole, WY

Salt Lake City & Park City Area Ski Resorts

DEEDED ACREAGE

294 Deeded Acres

110 acres of flood-irrigated meadow

15 acres of fenced improvements

169 acres of sub-irrigated pasture, creek, and ditch bottoms interspersed with willows and cottonwoods.

The deeded land consists of approximately 294 surveyed acres in a rectangular shape with some variation of the boundary on the western portion. The property is about 1.02 miles running east-west, and about .49 miles running north-south.

The land consists of almost all flood-irrigated hay meadows interspersed with large stands of cottonwood trees and willows along the creek and riparian areas.

The ranch currently winters about 200 to 300 cows from November to June and typically gets one cutting off of the hay meadows in the summer.

The ranch is 6,740 feet at the headquarters sloping very gently to the east dropping about 60 feet over its one-mile length.

Overall, Mountain View experiences a true four-season climate, with distinct changes in weather and temperature throughout the year. The area is in Zone 4a Plant Hardiness Zone. On average there are 225 sunny days per year in Mountain View with the growing period about 66 days from around June 25th to August 30th.

Summer Average Highs: 74 81 F degrees

Summer Average Lows: 42 49 F degrees

Winter Average Highs: 33 35 F degrees

Winter Average Lows: 12 13 F degrees

Rain: Averages 10.13 inches of rain annually

Snow: Averages 55 inches of snow annually

Improvements-

Located on the northwest corner of the ranch, the improvements consist of a single-family home, a garage, and several outbuildings. The original ranch house was built in 1894 as a frame rustic log structure and has been added on to over the years. Now 2,914 square feet, the home includes 2 bedrooms and 2 bathrooms. The home is two stories, plus an attic, and a two-car garage with a room above the garage allowing for plenty of storage space. The second floor consists of 832 square feet. The enclosed patio/sunroom is finished, providing a nice place to relax year-round. In addition to baseboard heat, the home is heated with a wood-burning stove in the kitchen, and the river-rock fireplace in the living room. Overall, the home is in fair to average condition. The roof is metal and appears to be in good condition.

The new owner could utilize the current home, or the property offers several ideal homesites.

Year- Round Recreation-

The Uinta Mountains and Flaming Gorge National Recreation Area offer a wealth of outdoor activities for nature enthusiasts and adventure seekers. In the Uintas, visitors can enjoy hiking and backpacking along numerous trails, with options ranging from easy day hikes to challenging multi-day treks. The area is known for excellent fishing in its many lakes and streams, as well as opportunities for rock climbing and wildlife viewing. During winter, the mountains become a playground for skiing, snowshoeing, and snowmobiling. The High Uinta Wilderness encompasses 456,705 acres (about half the area of Rhode Island) and stretches 60 miles east to west. It is a spectacular area with hundreds of glacier-formed lakes reflecting blue skies and Utahs highest peaks in clear, icy water.

Flaming Gorge, centered around its stunning reservoir, is a haven for water-based activities. Boating, kayaking, and paddleboarding are popular on the emerald waters, while the lake is renowned for its exceptional fishing, particularly for trout and kokanee salmon. The surrounding red rock canyons provide scenic drives, hiking trails, and rock-climbing routes. Camping options abound in both areas, allowing visitors to fully immerse themselves in the natural beauty of these landscapes.

HIKING, CLIMBING & WATER PURSUITS

Bear River Greenway & State Park- Evanston, WY

Fossil Butte National Monument Kemmerer, WY

Dinosaur National Monument Vernal, UT

Grand Teton National Park Jackson Hole, WY

Wind River Range Western Wyoming

High Uinta Wilderness Northeastern Utah

Lake Viva Naughton Kemmerer, WY

Flaming Gorge National Recreation Area

GOLF

Purple Sage Golf Course Evanston, WY

Fossil Island Golf Course Kemmerer, WY

SKIING & WINTER SPORTS

Jackson Hole, WY

Salt Lake City & Park City Area Ski Resorts

Area Hunting-

The Bridger Valley is a prime destination for hunting enthusiasts, offering a diverse and rugged landscape ideal for a variety of game species. The region features expansive high plains, rolling hills, and the scenic Uinta Mountains, creating a range of habitats that support abundant wildlife.

Hunters in the area can pursue an array of game species. The region is particularly noted for its healthy populations of mule deer and elk, with the latter often found in the higher elevations of the Uinta Mountains. Pronghorn antelope roam the open plains, providing an exciting challenge for hunters. Black bears and mountain lions can also be found in the forested areas, offering more thrilling pursuits.

Game management units in the area are well-regulated, ensuring sustainable hunting practices and healthy wildlife populations. Local guides and outfitters are available to assist both novice and experienced hunters, providing expert knowledge of the terrain and wildlife patterns.

For those interested in upland game bird hunting, the Bridger Valley offers excellent opportunities. Sage grouse, pheasant, and chukar partridge are commonly found in the area. Additionally, the regions rivers and streams attract a variety of waterfowl, enhancing the diverse hunting experience.

The best hunting seasons vary by species, with big game hunting typically peaking in the fall months. It is advisable for hunters to check with the Wyoming Game and Fish Department for specific regulations, licenses, and permits required for hunting in the area.

Whether youre drawn to the challenge of big game hunting or the thrill of pursuing upland birds, the Bridger Valley provides an unforgettable outdoor experience set against the backdrop of Wyomings wild and picturesque landscape.

Water Rights & Irrigation-

South Fork of Smiths Fork River traverses the ranch for one mile. The ranch has territorial irrigation water rights from Smiths Fork River with a priority date of 1876 for the irrigation of 110 acres.

It is hard to overstate the significance of these exceedingly early water rights. Only 8 other water rights on Smiths Fork River are superior out of over 200. Full documentation of these water rights is available for interested parties.

Mineral Rights-

The seller will convey the ranch without reservation of any mineral rights but makes no representation as to the quantity or quality of any such rights and has no knowledge as to the appurtenance of any such rights.

Utilities & Services-

Electricity and high-speed internet service are provided by Bridger Valley Electric Association, a cooperative.

Union Telephone, based in Mountain View, provides local telephone service, including wireless.

Domestic water is provided from a well, gas is propane, and sewer is septic.

Real Estate Taxes & WY Tax Benefits-

Real estate taxes for 2024 are expected to be about $3,467.

Parcel 01657, Account number 411-016157.

Wyoming is known for its real estate tax benefits, including having one of the lowest property tax rates in the United States. According to Bloomberg Wealth Management magazine:

Wyoming consistently is rated as the #1 Tax-Friendly State in America.

POTENTIAL WYOMING TAX BENEFITS

No state income tax on personal or corporate income

No state inheritance tax or estate tax

No state excise taxes on gas or food

No tax on the sale of real estate

No state capital gains tax

Dynasty trusts are permitted to shelter assets from generation to generation

Wyoming Close LLC statute

No tax on out-of-state retirement income

No state gift tax

No intangible taxes on financial assets

No personal property tax on property held for personal use

No tax on individual mineral interest

Lower property taxes based on the assessed value

POTENTIAL AGRICULTURAL TAX BENEFITS

Reduced property tax on agricultural land

Potential conservation easement

Income tax deductions related to expenses, improvements, and equipment

USDA programs

Conservation and clean energy programs