DODGE RANCH Wheatland, Wyoming $23,495,000 20,502± Deeded Acres

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1 DODGE RANCH Wheatland, Wyoming $23,495,000 20,502± Deeded Acres -1-

2 INTRODUCTION Located in southeast Wyoming the legendary Dodge Ranch is comprised of 20,502± deeded acres with an additional 5,554± acres of leased land. The property combines world-class recreational options with a solid agricultural operation providing the setting for a true legacy ranch opportunity that has not been offered for sale in generations. A recreational paradise; Dodge Ranch boasts 11± miles on both sides of the Laramie River which is known as an excellent brown and rainbow trout fishery. Bluegrass Creek carves its way through the property offering tremendous creek angling options for brook and rainbow trout, and the ranch is home to some of the best trophy elk hunting in the region. Currently the property summers approximately 1,000 cows and has 800± flood irrigated acres for hay production. Dodge Ranch is scenic and extremely private. With unmatched fishing, trophy elk hunting and an exceptional agricultural component this property is an unparalleled, legacy ranch. -2-

3 ACREAGE Dodge Ranch is comprised of 20,502± well blocked, deeded acres and 5,554± acres of leased BLM land. The Laramie River flows through the property for 11± miles. Bluegrass Creek winds through the ranch in Bluegrass Canyon for approximately 3.7 miles with an additional 2.8± miles that can be privately accessed. The diverse terrain provides a unique setting ranging from healthy riparian bottomland on the river and creeks, picturesque open grass-covered meadows, dramatic granite rock outcroppings and canyons, and steep draws. There are currently about 1,000± yearlings that summer on the ranch and 800± flood irrigated acres that are utilized for grass production. -3-

4 LOCATION Dodge Ranch is situated in Albany County in southeastern Wyoming approximately 30 miles west of Wheatland, the county seat and largest town in neighboring Platte County, Wyoming. Its location provides easy access to scenic and recreational areas nearby. Denver is a convenient 169± miles to the south and Denver International Airport is a 175± mile open road drive of just 2.5± hours. Wheatland is primarily an agricultural community set amid farms and ranches. The forwardthinking, family centered community and nearby lifestyle amenities of the region have served to attract a staff of top doctors to its medical center with emergency facilities, the Platte County Memorial Hospital. The small-town community shines during the Platte County Fair and Rodeo, held the second full week of August. On the 2 nd Saturday in July is the Summer Fun Fest and Antique Tractor Pull ending with a street dance at the town park. Other festivals and events include Wheatland s Octoberfest and Moon Madness, Platte County Bike Race, and its Christmas lighting ceremony. For those who want to take in spirited college football and basketball games, the University of Wyoming, is just an hour away. The region is devoid of the crowds of the resort destinations, and ideal for the outdoor enthusiast offering diverse opportunities for camping, hiking, fishing, boating, hunting, whitewater rafting, mountain biking, golfing, rock climbing, hiking, snowmobiling and crosscountry skiing. A lifetime could be spent exploring the mountain ranges in the region that include Elk Mountain, Snowy Range, Sierra Madre and hundreds of miles of trails. -4-

5 AIRPORTS The town of Wheatland s public airport, Phifer Airfield (EAN/KEAN), is 30± miles to the west of Dodge Ranch headquarters. Other airports near Wheatland with instrument procedures include: KGUR - Camp Guernsey Airport (15± nm NE) KTOR - Torrington Municipal Airport (35± nm E) KDGW - Converse County Airport (49± nm NW) KCYS - Cheyenne Regional Airport/Jerry Olson Field (54± nm S) KLAR - Laramie Regional Airport (56± nm SW) -5-

6 RECREATION Dodge Ranch has a reputation among those who participate in the sporting traditions of the U.S. West. The ranch offers diversity of habitat for the sportsman ranging from river bottom, plains and rugged mountains providing a range of opportunities for trophy hunting multiple big game species. Additionally, Dodge Ranch provides amazing fly fishing opportunities for large rainbow and brown trout along its 11± mile private stretch of the Laramie River and 3.7± miles on Bluegrass Creek as well as stocked ponds. The diverse habitat found on Dodge Ranch combine for optimal diversity in sporting opportunities. Dodge Ranch clearly checks all of the boxes for the discriminating sportsman looking to own a ranch that supports excellent trophy hunting for multiple big game species as well as amazing fly fishing opportunities on the Laramie River and Bluegrass Creek. HUNTING Wyoming Elk hunting on Dodge Ranch is known to be some of the best in the country for big bull elk - Dodge Ranch is in hunting area 7 which consistently produces trophy bulls. The elk herd on the ranch and the local herd are vigorous and recognized as one of the areas of Wyoming where the elk population continues on the rise. At Dodge Ranch pressure on the elk has been constrained over the years by ranch management. Cow elk season on the Dodge provides an additional high quality hunting option for the sportsman. Mule deer herds thrive in the habitat of Dodge Ranch. Hunting for Wyoming mule deer is excellent with 170 class mule deer common and good opportunities to harvest 180+ deer. Additionally there is a healthy population of whitetail deer on the ranch. Dodge Ranch encompasses license area 64. It is common to see good numbers and variety of antelope herds on the Dodge and they are hunted based on their movement between and within the open range, hills and river bottoms on the property. -6-

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8 IMPROVEMENTS Two wonderful homes sit roughly a hundred yards off the banks of the Laramie River; overlooking the river and open pastures with pronghorn grazing across the expansive landscape. Both homes are tastefully done with large front decks and attached garages. The owner s home features two master suites, large great room, fully loaded kitchen and big dining room perfect for entertaining. The guest home boasts four bedrooms suites, all with bathrooms, and a large great room connected to the kitchen. In addition, the original homestead house offers historic character and has been updated with the ability to sleep up to 12 people. A fourth home with four bedrooms further east on the ranch provides another option for accommodations on the ranch. -8-

9 OWNER S HOME -9-

10 GUEST HOUSE -10-

11 ORIGINAL HOMESTEAD -11-

12 BUNK HOUSE -12-

13 EAST RANCH ACCOMMODATIONS -13-

14 OUTBUILDINGS -14-

15 CONSERVATION STEWARDSHIP Each of us at Fay Ranches has a love of the land and a desire to see it remain as productive agricultural ground as well as quality fish and wildlife habitat. Through promoting the use of thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide open spaces, enhancing and creating fisheries and wildlife habitat and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, the landscape on which we work has been significantly enhanced by the conservation ethic and land use practices of our clients. WATER RIGHTS All appurtenant water rights to the property will transfer to the Buyer. A complete Water Rights Search will be available from the offices of Fay Ranches upon request. A water right is the right to use water, both surface and subsurface. In Wyoming, water rights are the rights to the use of water and not ownership of the water itself. All water in Wyoming is property of the State of Wyoming for the use of the people of Wyoming. The transfer of water rights is recorded with the State of Wyoming Engineers Office and the transfer of any right may or may not warrant that right until the adjudication process has been completed. -15-

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17 SUMMARY Dodge Ranch represents a legacy investment opportunity in a reputation Wyoming ranch with water rights, grazing and other agricultural production, diverse habitat, amazing natural beauty and some of the best big game hunting and fly fishing in the mountain states. The Laramie River flows through Dodge Ranch for 11± miles and the property also contains 3.7± of Bluegrass Creek. It's rare to find a property with so much privacy, live water, year round resident elk herd, and homes and structures so tastefully done and perfectly suited to the wonderful landscape. Dodge Ranch embodies all the legendary attributes of an authentic rocky mountain ranch and the opportunities that come with it. -17-

18 QUICK FACTS 20,502± deeded acres and an additional 5,554± leased acres 11± miles of Laramie River 3.7± miles of Bluegrass Creek Additional 2.8± miles of privately accessed Bluegrass Creek Both Laramie River and Bluegrass Creek are excellent, private fisheries World class elk hunting: elk spotted on the property Four residences: Owner home and guest house are nicely done and 3,000± sq. ft. each 1,000± yearlings run in summer 800± acres flood irrigated grass land PRICE $23,495,000 TERMS Cash Owner Terms -18-

19 CONTACT Listed by Wyoming Brokerage, Fay Ranches and exclusively co-marketed in conjunction with Republic Ranches. Please call John Watson or Greg Fay at (800) to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. must be present at all showings. To view the other fly fishing properties and recreational ranches we have listed please visit our web page at NOTICE Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction. -19-

20 A V E R A G E CLIMATE IN WHEATLAND, WY O M I N G Based on data reported by over 4,000 weather stations Climate in this region is semi-arid with cold, dry winters and warm, wetter summer Reference: City-Data.com July 6,

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23 FAY RANCHES, INC. (Name of Brokerage Company) R e l at i o n s h i p i n R e a l E s t at e IMPORTANT NOTICE REAL ESTATE BROKERAGE DISCLOSURE W hen you select a real estate broker to assist you in a real estate transaction, the broker may do so in one of several capacities. In accordance with W yoming's Brokerage Relationships Act, this notice discloses the types of working relationships that are available to you. Seller's Agent/Landlord's Agent (Req u i r es w r i t t en ag r eem en t w i t h Sel l er ) If a Seller signs a written listing agreement with us and engages us as a Seller's agent, we represent the Seller. On properties listed with other brokerage companies, we may work as an agent for the Seller, if the Seller agrees to have us work as a subagent. As an agent or subagent for the Seller, we represent the Seller and owe the Seller a duty of utmost good faith, loyalty, and fidelity in addition to the obligations enumerated below for Intermediaries. W yo. Stat (a). The Seller is legally responsible for our actions as either an agent or subagent, when such agent or subagent is acting within the scope of the agenc y relationship. Buyer/Tenant as Customer (No w r i t t en ag r eem en t w i t h B u y er ) W e may work with the Buyer in purchasing property even though we are an agent or subagent of the Seller. In that event, we will not have a written agreement with the Buyer. Even though we do not represent the Buyer, we will assist the Buyer as our customer and are obligated to deal fairly and honestly with the Buyer, to answer the Buyer's questions accurately concerning facts we know about the property, and to disclose any adverse material facts we know about the property. As a Seller s agent or subagent, we have duties to disclose to the Seller certain information; therefore, the Buyer, as our customer, should not tell us any information which the Buyer does not want shared with the Seller. Buyer's Agent/Tenant's Agent (Req u i r es w r i t t en ag r eem en t w i t h B u y er ) If a Buyer signs a written Buyer Agenc y Agreement with us, we will act as an agent for the Buyer. If so, we represent the Buyer and owe the Buyer a duty of utmost good faith, loyalty and fidelity in addition to the obligations enumerated below for Intermediaries. The Buyer is legally responsible for our actions as an agent, when the Buyer's agent is acting within the scope of the agenc y relationship. As a Buyer's Agent, W yoming law requires us 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. W yo. Stat (c). As a Buyer's Agent, we have duties to disclose to the Buyer certain information; therefore, the Seller should not tell us any information which the Seller does not want shared with the Buyer. Intermediary (Req u i r es w r i t t en ag r eem en t w i t h Sel l er an d /o r B u y er ) The Intermediary relationship is a non -agency relationship which maybe 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. W yo. Stat Buyer(s) Seller(s) -23-

24 As an Intermediary (Non -Agent), we 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. W e will have the following obligations to you: perform the term 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 or property we receive; 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; 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; and 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, we 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 m aterial 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 Agenc y Agreement with us wants to look at or submit an offer on property we have listed as an agent for the Seller, the Seller and the Buyer may consent in writing to allow us to change to an Intermediary (non -agenc y) relationship with both the Buyer and the Seller. W yo. Stat 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. Buyer(s) Seller(s) -24-

25 Duties Owed by An Agent But Not Owed By An Intermediary W HEN 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 W ILL NOT OW E EITHER PARTY THOSE FIDUCIARY DUTIES. HOW EVER, THE IN- TERMEDIARY MUST EXERCISE REASONABLE SKILL AND CARE AND MUST COMPLY W ITH W Y- OMING LAW. AN INTERMEDIARY IS NOT AN AGENT OR ADVOCATE FOR EITHER PARTY. SELL- ER AND BUYER SHALL NOT BE LIABLE FOR ACTS OF AN INTERMEDIARY, SO LONG AS THE INTERMEDIARY COMPLIES W ITH THE REQUIREMENTS OF W YOMING'S BROKERAGE RELA- TIONSHIPS ACT. W YO. STAT (a)(iii). THIS W RITTEN DISCLOSURE AND ACKNOW LEDGMENT, BY ITSELF, SHALL NOT CONSTITUTE A CONTRACT OR AGREEMENT W ITH THE BROKER OR HIS/HER FIRM. UNTIL THE BUYER OR SELLER EXECUTES THIS DISCLOSURE AND ACKNOW LEDGMENT, NO REPRESENTATION AGREEMENT SHALL BE EXECUTED OR VALID. W YO. STAT (b). NO MATTER W HICH RELATIONSHIP IS ESTABLISHED, A REAL ESTATE BROKER IS NOT AL- LOW ED 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 relationships is not fixed by law. It is set by each Broker individually and may be negotiable between the Buyer or Seller and the Broker. On (date), I provided (Seller) (Buyer) with a copy of this Real Estate Brokerage Disclosure and have kept a copy for our records. Brokerage Company By I/W e have been given a copy and have read this Real Estate Brokerage Disclosure on (date) (time) and hereby acknowledge receipt and understanding of this Disclosure. SELLER'S SIGNATURE SELLER'S SIGNATURE BUYER S SIGNATURE BUYER S SIGNATURE -25-