Long Meadow Ranch

Yavapai County, Arizona

Offered by

True West Realty, L.L.C.

Paradise Valley and Prescott Arizona

Phone: 480.315.8085

Email: pgooding@truewest.com

This information was obtained from sources deemed to be reliable but is not guaranteed by the broker. Prospective buyers should

check all the facts to their satisfaction. The property is subject to prior sale, price change, or withdrawal.

1

Located a short drive from popular Prescott, Arizona, the Long Meadow Ranch (the Ranch)

offers an ideal rural lifestyle; a turn-key operating ranch with excellent facilities and charming

headquarters residences. This 1,988 deeded acre property also provides compelling development

and investment possibilities with its desirable location and abundant grandfathered water rights.

Location

The Ranch is located in central Yavapai County, Arizona, approximately 18 miles northwest of

Prescott, the county seat, and 100 miles north of Phoenix, the state capitol. Prescott is served by

U.S. Highway 89 and State Route 69. Interstate 17, which connects to Interstate 10 in Phoenix

and Interstate 40 in Flagstaff, is 35 miles east of Prescott via SR 69. Interstate 40 is also

accessible from Prescott via U.S. 89, 50 miles to the north.

Locale

The Ranch is an easy 25 minute drive from Prescott via paved, county maintained Williamson

Valley Road. Williamson Valley is home to the area’s finest master planned communities and

most prestigious cattle and horse ranches. Nearby are expensive and superbly designed

equestrian and golf communities as well as operating ranches which have been in the same

families for generations. The Ranch is located at the edge of Prescott’s conventional planned

developments and the beginning of its large cattle ranches.

Prescott, known as Arizona’s favorite hometown, is an authentic western community. Its classic

tree-lined downtown square is the heart of this vibrant small city. Prescott is home to a

university, two colleges, and the regional hospital, and offers abundant shopping and a lively arts

scene. Phoenix is a short two hour drive away via interstate and state highways, as are popular

Sedona and Flagstaff.

2

Acreage Breakdown

The Long Meadow Ranch consists of 1,988 acres of deeded rangeland and meadows, and 7,191

acres of U.S. Forest Service allotment.

Physical Features

The Ranch combines flat pastures with gently rolling hills. The eastern portion of the Ranch is

open hills while the western portion is sub-irrigated and irrigated level pastures. The

headquarters’ residential and ranch buildings are located on a bench overlooking the meadow

pastures. Elevations vary from 4,600 feet in the northern meadow to approximately 4,800 feet

on eastern hills.

According to the Soil Conservation Service map, the pastures are comprised of a combination of

Lynx Soil and Lynx Soil-Wet Variant. Soils in the rolling rangeland consist of Lonti-Balon-Lynx

Association.

The Ranch is a short grass grassland; primary grasses are blue, black, and side oats gramas,

Indian ricegrass, cane beardgrass, needleandthread, squirttail, and wolftail. The forage on the

Ranch has been well managed and is in good condition.

Improvements

The Ranch is served by three-phase electric and by both conventional wired and high-speed

wireless communications. Domestic water is provided onsite by private well; sewer is by

individual septic systems. The following are the significant Ranch improvements:

Main Residence – A charming Arizona territorial style residence with 4,172 s.f., block

construction consisting of 10 rooms, 3 ¼ baths, 2 large stone fireplaces, 2 car garage, and

a 1,240 s.f., flagstone porch. The residence is thoughtfully sited to take best advantage of

3

the seasons and is complimented by mature landscaping including specimen poplars and

conifers.

Main Residence Guest House – 740 s.f., connected to main residence via covered breezeway, 3

rooms including kitchen, 1 bath.

Main Residence “Office” – 248 s.f., 1 room, ½ bath, block construction, wrap around 4’

flagstone porch with panoramic pasture views.

Manager’s Residence – A beautifully maintained and updated Craftsman’s style residence with

2,364 s.f., 7 rooms, 2 baths, all wood construction, and a 580 sq. ft. basement.

Manager’s Garage – 936 s.f., concrete foundation and wood construction

Foreman’s Residence - 1,430 s.f., 6 rooms, 1 ¼ baths, block construction

Foreman’s Garage – 518 s.f., 1 car stall plus storage room, block construction

Guest House – 1,280 s.f., 6 rooms, 1 bath, block construction, flagstone flooring

Bunkhouse – 780 s.f., 4 rooms, 1 bath, block construction

Show Barn – 3,456 s.f., 5 rooms, concrete foundation, block construction with steel frame,

corrugated metal roof, 450 sq. ft. metal stalls

Horse/Hay Barn – 4,324 s.f., concrete foundation, wood floor in tack room, 4 box stalls, hay

storage

Headquarters Corral – Located at the Show Barn & Horse/Hay Barn. Fence constructed with

2’x8’ planks on cedar posts; 7,288 l.f. of fencing and multiple pens.

Equipment Shed – 4,000 s.f., concrete foundation, Butler steel building, and 800 s.f. shop room

Feed Shed – 700 s.f. concrete foundation, wood frame construction

Tool Shed – 420 s.f., concrete foundation and floor, wood frame with corrugated metal exterior

Carpenter Shop – 400 s.f.

Hay Barn – 2,250 s.f. pole frame with open sides

Hay Feeder Barn – 700 s.f. pole frame construction with open sides

Calving Barn – 1,200 s.f., concrete pier foundation and pole frame construction

Shipping Corral – Constructed with 2”x8” planks on cedar posts and railroad ties; 7,514 l.f. of

fencing. Corral includes crowd pen, working alley, squeeze chute, calf chute, and wooden

loading chute.

Fence – 22 miles of highway boundary fence and 25 miles of interior fence. 4-5 strands of

barbed wire on cedar and steel posts.

Private Airstrip – ½ mile private airstrip located next to the Ranch headquarters

Hangar – 2,250 s.f. Varco–Pruden steel building

4

Climate

At an elevation of 4,800 feet, the Ranch enjoys an ideal four-season climate. Summer highs are

typically in the 80's with winter highs in the 50's.

The area has four distinct yet mild seasons; glorious fall days, a mild winter with an occasional

dusting of snow, an explosion of color in the spring, and consistently sunny summer days

punctuated by Arizona's unique "monsoon" season.

U.S. Weather Bureau records from the Prescott Airport, elevation 5,017 feet, report the

following:

Month Avg. High Avg. Low Precipitation

January 52 F 25 F 1.1 inches

February 56 F 28 F 1.4 inches

March 60 F 32 F 1.2 inches

April 67 F 37 F 0.5 inches

May 76 F 45 F 0.5 inches

June 87 F 54 F 0.4 inches

July 90 F 61 F 2.1 inches

August 87 F 60 F 2.4 inches

September 83 F 53 F 1.5 inches

October 72 F 41 F 1.1 inches

November 60 F 31 F 0.9 inches

December 52 F 25 F 0.8 inches

5

Cattle Operations

The seller represents the carrying capacity to be 250 animal units year round. The Ranch is

divided into several smaller pastures on the sub-irrigated and irrigated lands and into seven larger

pastures on the deeded rangeland. In addition, there are two pastures on the adjacent 7,191 acre

Prescott National Forest grazing allotment. In the summertime, the main cow herd grazes on and

is rotated through all the sub-irrigated and irrigated pastures. In addition the Ranch produces

5,000 bales of outstanding grass hay (fescue and red clover) from these fields.

After the calves are weaned in the fall, the cows are driven to the forest allotment and remain

there for approximately three months during winter. According to the seller, this Ranch keeps

the weaned calves and winters them on the deeded rangeland until spring, when they are sold at

market.

6

Water Supply and Rights

The Ranch sits atop one of Arizona’s great aquifers. Because of the abundant groundwater

throughout the Ranch, individual well production is generally determined by the size of the well

casing and pump, rather than location.

The Ranch has 8 wells sited throughout the property producing from 10-550 GPM with electric

and windmill powered water pumps. Two headquarters storage tanks with 26,400 gallons of

capacity serve the residential structures.

Name Depth GPM Casing Equipment

HQ Well 246’ 80 12” 7 hp electric bowls, 2 tanks - 26,400 gallons

Big Meadow Well 596’ 550 12” 40hp electric

Airport Irrigation Well 400’ 500 12” 25 hp electric

Section 24 Well 110’ 20 6” Electric submersible pump, 8’x16’ steel storage

Tucson Well 70’ 10 6” 10’ Aeromotor windmill, 9’x12’ steel storage

Section 35 Well 109’ 10 6” 10’ Aeromotor windmill, Jensen 50DC pump

jack, 8’x16’ steel storage

Railroad Well 145’ 12 8” 12’ Aeromotor windmill, 10’x12’ steel storage

Stephens Well 80’ 12 6” 12’ Aeromotor windmill, 8’x16’ & 8’x9’ steel

storage

The Ranch lies outside of the Arizona Department of Water Resources (DWR) Active

Management Area (AMA), the state’s administrative system to manage groundwater in

metropolitan areas. As a result, pumping and use of the Ranch’s groundwater is virtually

unrestricted.

Over the past three years the Ranch owners secured a certificate of water adequacy (Adequacy

Letter) from the DWR certifying adequate available groundwater for up to 950 residential units

on the Ranch, plus allowances for intensive water uses including golf courses, ponds, and parks.

An Adequacy Letter is a prerequisite to final residential land entitlement and development. The

Ranch’s Adequacy Letter “runs with the land” and grandfathers water rights for the designated

number of residential units even if the boundaries of the AMA are altered in the future to include

the Ranch. This Adequacy Letter protects the development potential of the Ranch and adds

considerably to its long term value.

7

Wildlife

The Ranch is home to large herds of antelope and mule deer, as well as to coveys of quail. In

season, ducks and Canadian geese make their winter home near the headquarters. Chukker have

been raised and released in the area for hunting.

Broker Comments

The Long Meadow Ranch is on the edge of Prescott’s conventional planned residential

development. Just a short drive away are ambitious master-planned golf and equestrian

communities. The Ranch is also just outside the Active Management Area, the State regulatory

scheme that limits groundwater use and therefore future land development.

The Ranch owners understood the right to use available groundwater will increasingly determine

the development potential of Arizona ranchland. Their prescient efforts to secure and grandfather

water rights for up to 950 residential units along with ancillary water intensive uses add

considerable value to the property and preserve the full value of the Ranch’s development

potential.

Unlike many pretty yet remote ranches, the Long Meadow Ranch is close to a popular and

thriving town. It offers the right buyer a turn-key ranching operation in a gracious setting with

serious investment/development potential.

8

Maps

9

Photos

The 4,172 s.f. Main Residence is shaded by a 100 year old Pin Oak.

A picnic table behind the Manager’s Residence overlooks lush pastures.

10

Located 100 yards northwest of the Main Residence, the private Office, with its wrap-around

flagstone porch, offers panoramic views of pastures and nearby mountains.

The 7 room, 2 bath Manager’s Residence, a 1920’s mail-order Craftsman style home, is featured

center in yellow. The 6 room, 1 ¼ bath Foreman’s Residence is on the right in white.

11

The concrete Show Barn features metal stalls, a tack room, a walk-in freezer, and corrals.

Horses graze near a lush, sub-irrigated pasture.

12

Canadian geese gather every season at the artesian well near the headquarters.

Hay fields show strong growth early in the season.

13

Cowboys herd cattle into a working corral in the early spring.

A fence lined drive leads the way to the Ranch headquarters.

14

View from the Manager’s Residence.

The lush headquarters lawn with the Office and grazing pastures in the background.

15

Cattle graze while hay is bailed in the adjacent pasture.