WALTON RANCH

Jackson has taken a special place beside Santa Fe, Scottsdale, San Francisco, and New York as a major center for art and culture and is recognized as the "Art Center of the Rockies." Special events take place throughout the year in the town square bringing the community together to enjoy Jackson Hole's unique heritage wtih music, art and wine festivals, parades and fireworks.

Wyoming Tax Benefits: There are many advantages to calling Wyoming home, which is the reason Teton County has the highest personal per capita income in the U.S. - surpassing Manhattan. Wyoming has some of the most favorable tax and asset protection laws in the nation. With no individual state income tax, business income tax or inheritance tax, assets are insulated in ways so that wealth can grow at a much faster rate than most other states in the country. Wyoming residents have some of the lowest property taxes in the region (Walton Ranch real estate taxes are just over $6,500 per year), there is no state tax on retirement income earned and received from another state, no state gift taxes, and no personal property tax on property held for personal use.

Climate:
Jackson enjoys a pleasant mountain climate with low humidity and approximately 215 days of sunshine per year. Summer days are warm with average temperatures of 80 degrees and cool night temperatures averaging 38 degrees. Winters have an annual average snowfall of 150 inches with the upper mountain areas receiving two to five feet of snow. Average winter day temperatures are 30-35 degrees and nights average 10 degrees. The low humidity produces light and powdery snow providing some of the best skiing conditions in the world.

Property Description:
Located on the west side of the continental divide at the northwestern edge of the town of Jackson, the county seat of Teton County, Walton Ranch is close to Jackson's business and entertainment district. The ranch is situated in an enviable location along the east bank of the Snake River for over three miles and its south boundary on State Highway 22 provides year-round paved road access. The ranch has river bottom at 6,200 feet up to 7,300 feet along the West Gros Ventre Butte - the ranch's eastern boundary - from whose top one can see the entire valley. Picture perfect, the ranch's natural topography provides rolling grass-covered meadows with westerly views of the Grand Teton Mountains. The ranch's rectangular shape consists of 1,848 acres stretching north to south for approximately four miles. With its natural valley formation and unobstructed views, almost any spot on the ranch affords snow-capped mountain vistas.

Improvements:
Located at the south end directly off the main access to the ranch is the manager's housing complex which consists of two homes and a bunkhouse along with several outbuildings, machine shed, hay shed, calving barn, horse barn and complete set of corrals. The owner's home, historically used mainly during the summer months, is a two-level 2,234 sq. ft. house with several decks and a grove of mature trees. The owner's home parcel and the other reserved building sites are served by underground utilities and offer a new owner the best locations on the ranch to build their own ranch history.

History:
In 1958, successful oil industry geologist Paul Walton and his wife Betty purchased 1,740 acres along the Snake River in Jackson Hole from proceeds saved from some of Paul's legendary global oil field discoveries. At the time of purchase, several hundred acres of the property were swamp land, but the couple's vision for the property and dedication to an enormous reclamation project eventually enhanced the property and turned the Walton Ranch into the viable hay production and working cattle ranch it is today. Together, Paul and Betty created one of the most beautiful, open expanses of private ranch land in Jackson Hole and one of the most exquisite, authentic working ranches in the American West today. In an effort to protect the unique attributes of the ranch - its spectacular views, pristine natural resources and abundant wildlife populations - the Waltons placed the ranch under conservation easement with the Jackson Hole Land Trust in 1983, marking a historical turning point in private land conservation at the time. The conservation easement gift of the Walton Ranch is the second largest private conservation effort in Teton County history, second only to the Rockefeller family's gift of Grand Teton National Park. Contact the listing brokers for further information on the conservation easement.

Recreational Opportunities:
Jackson Hole, surrounded by Teton National Forest, serves as a gateway to the 485 square mile Grand Teton National Park just north of Jackson and Yellowstone National Park which is ten miles north of town. The Snake River, originating in the high country of Yellowstone, meanders through the fertile Jackson Hole valley. Amateur and professional athletes choose Jackson and its surrounding parks for mountaineering, fly-fishing, white-water rafting, wildlife expeditions, horseback riding, photo safaris, hiking/camping and scenic car-trips along Route 89, one of America's most spectacular paved byways connecting the town of Jackson to Teton National Forest and the magnificent Yellowstone National Park. The Grand Teton Mountain Range lies along the western side of the valley and rises to 13,772 feet providing a spectacular backdrop to the Walton Ranch.

Wildlife and Fishing Opportunities:
Jackson Hole is located in the middle of the Greater Yellowstone Ecosystem, the largest intact ecosystem in the U.S., densely populated with many rare and spectacular wildlife species including elk, moose, mule deer, grizzly and black bears, mountain goat, antelope, bighorn sheep, foxes, coyotes, eagles, great owls, mountain lions and wolves. The Walton Ranch has its own resident elk herd which can be seen on the ranch daily. In addition to the surrounding mountains and valley, the Snake River watershed is one of the few remaining intact riparian ecosystems left in the U.S. and supports a rare native fishery, undiluted by introduced or exotic species, and is home to the native cutthroat trout. The river supports ideal fishing waters for native and resident trophy rainbow and brown trout, with lake trout found at Jackson Lake. The Walton Ranch has over three miles of the Snake River along its western boundary.

Operational Considerations:
Walton Ranch produces 2,000 tons of premium grass hay on approximately 700 irrigated acres. The ranch has operated as a cow/calf ranch for many years running 350 to 450 cows and selling the calves off after the fall cattle drive when the herd returns to the ranch. For many years, spring branding at the Walton Ranch has been a community gathering where the branding of calves and vaccinating of cows are followed by a large barbeque. The ranch includes a BLM land lease located adjacent to the west property boundary for a total of 40 cattle.

Water Rights:
The Walton Ranch flood irrigates 700 acres of land, 190 acres are irrigated via sprinkler and the balance is flood irrigated from the following schedule of water rights:

Permit#	Location	Ditch	Priority	Acres
3910	Sec. 24, 25	Iron Rock	1902	190
5783	Sec. 13, 24	En. Iron Rock	1955	105
5996	Sec. 18, 19, 13	En. Iron Rock	1960	116
22079	Sec. 7, 18	Walton	1960	127
6147	Sec. 18, 19, 13, 24, 25	En. Iron Rock	1965	208.63
			Total	746.63 Irrigated Acres

In addition, the Walton Ranch is currently served by three wells and several natural springs providing excellent water for livestock and wildlife.

Broker's Comments:
Seldom do you find such a beautiful ranch with outstanding fishing and hunting opportunities in a desirable area and convenient to a popular town, world class skiing, modern airport, and two national parks. To assemble all of these ingredients can take a lifetime, but now for the first time is available to the buyer who desires a legacy property in one of the most enchanting places on earth and in the most tax-favorable state in the country. Opportunities like this do not come around very often.

The Walton Ranch is available for the first time inclusive of all real estate, improvements, water and mineral rights.