| SMALL HORSE FARM 9+ ACRES FOR SALE
For Sale By Owner; Horse farm (house, barn 2 garages both with metal roof, concrete floors and electricity, small firewood shed) on nearly 10 acres in a very private & secluded area yet close to main road. (County maintained newly graveled road 1 mile off main Hwy 310.) Located in Cowley, Wyoming (Population 500) Wyoming has NO STATE INCOME TAX. 75 miles South of Billings, Montana (Population 150,000 and no sales tax! Major Hospitals, shopping and all conveniences of large city.) 45 miles east of historical Cody, Wyoming & approximately 65 miles from East Entrance to Yellowstone Park. Property backs up to historic Pryor & Big Horn Mountains of Northern Wyoming. INCREDIBLE VIEWS. Only 6 miles to Lovell, Wyoming where there are 3 banks, Grocery Store, Hospital, Pharmacy, Restaurants, Movie Theater, etc. Cowley has a new elementary school and a new highschool is scheduled to be built in 2007. We go nearly all of the winter with NO SNOW ON THE GROUND! Surrounded by mountains on 3 sides, they take most of the precipitation. In nearly 20 years we have plowed our driveway once and that was only because snow drifted in on to our electric driveway gate. Please visit this link for all information on Cowley: http://www.city-data.com/city/Cowley-Wyoming.html BIG HORN COUNTY INFO: http://www.developbighorncounty.com/index.htm Very affordable utilities including natural gas and full DSL internet/phone service (Please see list below.) Recreational opportunities abound. Ride your horse out your back yard and you can ride clear to South Dakota. EXCELLENT Elk, Deer & Antelope hunting as well as geese and pheasant. 20 minutes to Shoshone River-Big Horn Mountains or Pryor Mountains where fishing is as good as it gets. Camping, Snowmobiling, hiking, etc. all within a few minutes drive and no crowds anywhere, ever! Before we get into all the details of the property, I must make this clear: WE WILL NOT DEAL WITH “REALTORS -BANKS -APPRAISERS” OF ANY KIND. WE WANT CASH. PLEASE DO NOT WASTE OUR TIME UNLESS YOU HAVE CASH TO BUY WITH. THIS IS NON-NEGOTIABLE. WE WILL BE RESPONSIBLE FOR ALL TITLE COSTS AS WELL AS RECORDING OF DEED. THE PROPERTY: 9+ acre fenced pasture that absolutely needs to be re-planted. Several neighbors do custom farming at a very reasonable fee. (Fencing is old and needs to be re-done as well.) We are leaving behind 2 new rolls barb-less wire, newer electric fence control box, assorted insulators, etc. ) There is an in-ground new automatic heated waterer that will water up to 30 head. (It uses very little electricity.) Irrigation rights go with property. There is a pond area at back of property filled by irrigation water down a concrete ditch. Irrigation costs about 130.00 per year and is virtually unlimited April-October. Property surrounded on 3 sides by vacant land and on one side by the Big Horn County maintained gravel road (Plowed if ever needed by the County.) Property has CITY WATER, a VERY big deal in Wyoming as most wells are un-drinkable or homes have only cisterns. City water cost is $25.26 per month October-May. Meters are read only June-September and billed for used amount at a very reasonable rate. Septic system. We put in new leach lines in 2005. Property taxes less than $500.00 per year. Electric gate and intercom at Road 6 entrance. No covenants or restrictions on land use of any kind. School bus picks up at end of driveway. 2 garages, (1 approximately 20 X 12 the other about16 X 30.), both with concrete floors and lighting. THE LANDSCAPING: Rock wall entry with electric gate. Rock, terraced flower beds on both sides of driveway. Some mature trees and many newer trees as well. Nearly 100 kinds of perennials and 150 varieties of NAMED-TAGGED-IDENTIFIED daylily’s. (I sell plants) There is nearly 2 acres completely landscaped. Almost all areas have buried weep irrigation. 3 large vegetable garden areas that have been filled with 10 year old compost to a depth of 4 feet. I grew gourmet vegetables for the restaurant trade including watermelons that weighed as much as 45 lbs, 15 varieties of tomato, pumpkins, peppers, etc. MATURE asparagus bed that produces 50 lbs of asparagus per year. Wyoming does not suffer from typical garden insect pests or diseases. Green house frame that is 14X14 with door and heater. I re-sheeted it with clear plastic each year but was getting ready to do it all in clear alsonite for a more permanent option. Several mature apricot trees and 3 year old semi-dwarf apples, asian pear & plum. Also 5- 3 year old Carpathian Walnut trees as well as Hazelnut. THE HORSE SET-UP Large 36X30 brown w/white roof metal barn with three stalls (Interior gate as well as door to outside from each stall) & tack room. Approximately 10 years old. In excellent condition. Lights & electricity in barn. Room for 2 more stalls if desired. Attached to this barn is a 20X20 matching metal, heated, insulated foaling barn, approximately 6 years old. 8 extra-heavy duty square metal panel pens (panels weigh nearly 100 lbs apiece.) 24W X 24L X 6 foot tall. Four with loafing sheds/stalls. We used these pens as our stallion enclosures as we operated a stallion station. Four covered pens have solid wood 8 foot tall walls between pens. A small 1/2 acre turnout area next to these pens that could be used for additional pens and/or stalls. Electricity to pen area as well as water (year-round freeze-less faucet.) THE HOUSE : House was originally built in 1899 with 2 remaining original log walls. Carpet and interior paint about 12 years old. Carpet fair, walls need painting but will leave it to new owners. New bathroom shower, toilet, etc & new gas water heater. House has EXCELLENT insulation. Dual pane windows throughout. HUGE master bedroom that could easily be returned to 2 bedrooms (closet at each end) and guest room. GIANT living room. New swamp cooler that easily cools whole house. Gas wall furnace (We only use it as a backup) Wood stove on attractive brick hearth with heatolators that will hold nearly a 4' log and easily heats the entire house. Please see below for all room dimensions. Large sunny kitchen with new stove, refrigerator, dishwasher, trash compactor. Large office-dining room with closet, built-in pass bar to kitchen. Lots of wood throughout house. Big pantry with floor to ceiling shelves and freezer (It stays.) Mud room/porch/utility room with washer/dryer hookups. House needs new roof and siding. Roof does not leak but needs re-done as does ugly but functional siding. This is NOT a fancy modern looking home but a decent, comfortable energy efficient old house that still needs a little work done. If you are looking for a palace then this is not the place for you. Almost all wiring and plumbing has been replaced within last 5 years. Crawl space, no basement. Some minor external cracks in concrete foundation walls but house is very level considering age. This house has stood the test of time and weather and has come through is great shape. There will be no debris, trash, junk, old cars or anything else left behind for you to deal with. Property values here have doubled in the last 2 year's. Cody and Powell have become so expensive that buyers are moving in this direction. This house and acreage is a great investment . I wanted to add that if you chose to build another house on the property or add on to the existing house, NO building permits are required and there are absolutley no restrictions on building of any kind. TO RECAP: Electricity: Big Horn Rural Electric Authority Gas: Montana-Dakota Utility Internet/Phone: TCT West Water: Town Of Cowley (Artesian & finest water in entire State.) Trash: Keele Sanitation ($28.00 PER MONTH) TAXES: UNDER $500.00 PER YEAR IRRIGATION FEES: $130.00 PER YEAR CLICK ON "X'S" BELOW TO VIEW OTHER PAGES WE ARE DELIGHTED TO ANSWER ANY AND ALL QUESTIONS. PLEASE CALL US AT 307-548-6874 (MOUNTAIN TIME)WE ANSWER OUR PHONE "MOBILE MECHANIC" SO DON'T ASSUME YOU HAVE DIALED IN ERROR OR EMAIL US AT brokenbar@tctwest.net |
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| IF YOU ARE TIRED OF THE BIG CITY BUSTLE, CRIME, POLLUTION, TRAFFIC, ETC. WYOMING OFFERS A WONDERFUL LIFESTYLE & ENVIRONMENT. A GREAT PLACE TO RAISE YOUR KIDS AND TO ENJOY THE GREAT OUTDOORS. |
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| THE NUMBER ON THE LEFT DENOTES THE COUNTY YOU ARE FROM. |
| I JUST USED AN OLD STUD PAGE AND RE-DID IT, THAT'S WHY THE COUNTER IS SO HIGH. |
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| CASH ONLY. NO REALTORS, BANKS OR APPRAISERS. IF YOU HAVE TO BORROW MONEY FROM A BANK OR OTHER LENDER, , PLEASE DON'T BOTHER CONTACTING US. THIS IS ABSOLUTELY, COMPLETELY, IRREVOCABLY NON-NEGOTIABLE. |
| !!!!!!CASH ONLY. NO REALTORS, BANKS OR APPRAISERS. IF YOU HAVE TO BORROW MONEY, PLEASE DON'T BOTHER CONTACTING US. THIS IS ABSOLUTELY, COMPLETELY, IRREVOCABLY NON-NEGOTIABLE.!!!!!!! |
| $175,000 |
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| I DON'T KNOW HOW WE CAN MAKE IT ANY CLEARER BUT IF YOU DO NOT HAVE CASH AND MUST BORROW ON PROPERTY FROM A BANK, MORTGAGE COMPANY OR ANY OTHER LENDER, PLEASE DO NOT CONTACT US. |