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Long Meadow Ranch
Yavapai County, Arizona
Offered by
True West Realty, L.L.C.
Paradise Valley and Prescott Arizona
Phone: 480.315.8085
Email: [email protected]
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.
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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.
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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
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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
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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
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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.
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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.
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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
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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.
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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.
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The concrete Show Barn features metal stalls, a tack room, a walk-in freezer, and corrals.
Horses graze near a lush, sub-irrigated pasture.
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Canadian geese gather every season at the artesian well near the headquarters.
Hay fields show strong growth early in the season.
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Cowboys herd cattle into a working corral in the early spring.
A fence lined drive leads the way to the Ranch headquarters.
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View from the Manager’s Residence.
The lush headquarters lawn with the Office and grazing pastures in the background.
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Cattle graze while hay is bailed in the adjacent pasture.