A tranquil oasis of lush irrigated meadows and cottonwood-lined streams nestled beneath rocky buttes, Table Rock Ranch is one of the finest fly fishing properties in western Colorado. The extraordinary water, beauty and privacy of this end-of-the-road property are complemented by outstanding accommodations and a convenient location within easy reach of both the Vail Valley and Steamboat Springs resort areas.
Table Rock Ranch is blessed with a unique setting at the mouth of three canyons, where streams tumble out of the rugged mountains and combine their flows as they meander alongside fertile meadows. This natural abundance of water has been further accentuated by professional enhancements to make this ranch truly stand out for the amount of high-quality live water and stillwater fishing. Additionally, the rich habitat attracts a variety of wildlife and vast surrounding BLM lands provide a multitude of pristine areas to explore directly from the 785± acre property.
A collection of high-quality and tasteful custom buildings are situated in a very private setting in the center of the ranch along the banks of Rock Creek. With the main lodge as the focal point, a number of surrounding residential structures provide a variety of exceptional lodging for groups of varying sizes. Attention to detail in design, construction, décor and furnishings is evident throughout the buildings and grounds of this compound. Support facilities for the caretaker and the agricultural operations are separately located near the entrance to the ranch.
Although the property is located less than one mile from the paved highway, the road is not visible from the ranch and there is no public access going through the ranch. For all its privacy and seclusion, Table Rock Ranch is easily accessible from the world-class resorts of Vail, Beaver Creek and Steamboat Springs. From the ranch, it is just over 30 minutes to Beaver Creek, about 45 minutes to Vail, and 60 minutes to Steamboat Springs. Private and commercial air travel facilities are located within 45 minutes at the Vail Valley Jet Center and Eagle County Regional Airport.
Table Rock Ranch is located in the Colorado River Valley in the heart of the mountains of central Colorado, near the small town of McCoy. The ranch is situated in Routt County, home to Steamboat Springs; however, it is physically closer to the “Vail Valley” of Eagle County including the Vail and Beaver Creek resort areas.
The Vail Valley is well known as one of the premier year-round resort destinations in the world. Top-rated ski slopes are complemented by wide-ranging amenities and first-class services. Steamboat is an authentic western town and is recognized as a top recreation hub, with a family-oriented ski mountain, excellent hunting, fishing, hiking, snowmobiling and kayaking.
Traveling from either Steamboat Springs to the north or the Vail Valley to the south, Table Rock Ranch is accessed via State Highway 131, which links the two resort areas. The region along Highway 131 is often referred to as the “Vail-Steamboat corridor” and is a beautiful drive, taking in a wide variety of scenery ranging from the Colorado River and Upper Yampa River to pastoral ranchlands and distant mountain peaks.
From Highway 131 at the historic town of McCoy, the entrance to the ranch is located within one mile by traveling a short distance on a county road and then a private road. Table Rock Ranch is easy to access from Highway 131 any time of the year. It is important to note that even though the highway is nearby, the sights and sounds of traffic are blocked from the vast majority of the property by a ridge, creating a very secluded setting for the ranch.
From the front gate of the ranch, it is approximately 21 miles to Wolcott and Interstate 70; 32 miles to Avon (Beaver Creek); 35 miles to the Eagle County Regional Airport and the Vail Valley Jet Center; 40 miles to Vail; 53 miles to Steamboat Springs; and about two hours to Denver and 2.5 hours to the Denver International Airport.
McCoy is located just north of the legendary Colorado River between Gore Canyon and Glenwood Canyon, near the confluence of a sizable tributary stream named Rock Creek. This vicinity is a scenic and recreational paradise, designated as the Upper Colorado River Recreation Management Area. This is quintessential Colorado, a mosaic of mountains, rivers and canyons. It is authentic and rural in character but not too far from world-class amenities. A highly regarded dude ranch, Black Mountain Ranch, is located a little further up the county road past Table Rock.
At around 6,700 feet in elevation, the river valley around McCoy is characterized by irrigated meadows and rolling countryside. A number of surrounding mountains provide a beautiful backdrop for panoramic views in every direction. To the northwest is King Mountain at 10,139 feet, to the northeast is Black Mountain at 10,454 feet, to the southeast is Yarmony Mountain at 9,386 feet and to the southwest is Castle Peak at 11,275 feet.
The nearest services are located 14 miles north in the tiny town of Toponas. More extensive services are located 21 miles south of the ranch at Wolcott or 24 miles north in Yampa. Wolcott is located along I-70 between the Eagle County Airport and the resorts of Vail and Beaver Creek. Full services and wide-ranging amenities are a few miles further in the Vail Valley and Steamboat Springs mountain resort areas.
Three key distinguishing characteristics of Table Rock Ranch are immediately evident: its abundant water, remarkable privacy, and picturesque setting. These are all related to the ranch’s unique location at the confluence of three mountain streams—Rock Creek, Egeria Creek and Red Dirt Creek. This locale also happens to be at the transition zone where the creeks flow out of the mountainous country onto a broader plain. This unique setting at the mouth of the canyons gives the ranch the desirable combination of usable land and dramatic scenery. The ranch is end-of-the-road and does not have any public roads bisecting or adjoining it. Combined with the topography of the area around the ranch and adjacent BLM lands, this creates an extremely private setting. Once the waters of these three creeks come together, they flow through the length of the ranch, providing abundant water for miles of private fly fishing, lush irrigated meadows and numerous trout-filled ponds.
With a total of 785.38± acres, Table Rock Ranch is irregular in shape. Extending 2.25 miles from north to south, the property is 1.25 miles east to west at its widest point. The ranch lies at the base of the flat-topped mesa rimmed with steep cliffs named Table Rock. Egeria Creek and Rock Creek flow through rugged canyons on either side of Table Rock. Streams, ponds and meadow areas form the central part of the ranch and the ridges that protect the ranch rise up on either side. Many of the hillsides and bluffs feature picturesque rock outcroppings, and the property has excellent views of Table Rock and the surrounding mountains in all directions. An improved network of internal roads and trails provide access throughout the property and lead to the adjacent BLM lands.
Elevations on the property range from approximately 6,750 to 7,000 feet. By comparison, the town of Vail and Beaver Creek Village are both located at about 8,100 feet. The lower relative elevation of the ranch provides a drier and milder climate than the surrounding mountains. However, as the upper drainages of Rock Creek, Egeria Creek and Red Dirt Creek are located in the high mountains at 10,000 to over 12,000 feet, the streams that run through the ranch are supplied by plentiful flows throughout the summer. A number of springs provide additional flows of fresh water to the ponds and streams.
The native vegetation on Table Rock Ranch is of the pinyon, juniper, cedar and sage ecosystem. This is pleasantly contrasted by the lush irrigated meadows, cottonwood trees and willows lining the creeks, and by pockets of evergreen trees on the upper north facing slopes. A series of irrigated meadows through the central part of the ranch are fed by a variety of ditches. These meadows are distributed across two levels of the ranch – both along the bottoms adjacent to Rock Creek and an upper bench about 100 feet higher. This imbues the property with an additional sense of diversity and seclusion.
The entire north and west boundaries of the ranch and a portion of the south and east boundaries are shared with federal lands managed by the Bureau of Land Management (BLM). There is one private neighbor to the south and one private neighbor to the east, a large historic working ranch. The east boundary of Table Rock Ranch is along the top of a ridge such that the neighboring ranch is not visible from the property. The adjacent public lands add to the property’s scenery and solitude, and give it convenient back-door access to tens of thousands of acres in the surrounding BLM lands.
The main entrance to the ranch is less than one mile north of Highway 131 via Eagle County Road 29. An easement agreement executed and recorded in 1983 granted an irrevocable, perpetual easement of 18 feet in width across a portion of the southern neighbor for the benefit of Table Rock Ranch. The access road is private and there is a gate at the entrance to the ranch. The ranch manager’s house along with shop and hay storage buildings are located near the entrance. The owner’s compound is located further north in the heart of the ranch. This compound cannot be seen from the caretaker’s area and vice versa. This situation is ideal as the caretaker can be a “gatekeeper” at the entrance and can come and go without impacting owners and guests at the main compound.
The ranch is zoned Agriculture/Forestry and is operated agriculturally in order to preserve a low property tax basis. There is no conservation easement, leaving that option available to a future owner if they so choose.
The ranch has been surveyed and encompasses 785.38± deeded acres.
The improvements at Table Rock Ranch are befitting of such an amazing property. A collection of high-quality and tasteful buildings are located in a very private setting in the center of the ranch along the banks of Rock Creek, between two large ponds and an irrigated meadow. Support facilities for the caretaker and the agricultural operations are separately located near the entrance to the ranch. The ranch is on the grid, with buried electric and telephone service throughout the buildings sourced by the regional providers. The buildings are also served by propane, spring and well-water systems with extra storage in a 10,000-gallon underground cistern, and individual septic systems. Following is an overview of the particular buildings located in each area of the ranch.
Anchoring the owner’s compound, the main lodge is complemented by four residential structures oriented around a central circular drive. Designed by award-winning Houston-based architecture firm Curtis & Windham Architects, these buildings exude timeless character and fit perfectly with the locational context. The structures were designed to be efficient, minimize wasted space and facilitate enjoying outside spaces. An important consideration was to provide functional and cohesive spaces that work equally well for large groups or small gatherings. Esteemed Vail Valley builder George Shaeffer Construction ensured the buildings were of the highest quality materials and craftsmanship. The result is very appealing, comfortable and practical. The ambiance is casual yet sophisticated, and attention to detail is evident throughout. Interiors were professionally designed, furnished and decorated in a bright and colorful “mountain farmhouse” style. Featuring wood and stone construction with a warm color palette, the earthy tones contrast beautifully with the light-colored walls, rich wood floors and bold accents. These structures and the accompanying landscaping were completed in 2008.
The main lodge serves as the central gathering place for the headquarters and has approximately 3,387± interior square feet plus another 2,861± square feet of covered porches. This extraordinary building is shaped like a “T” with grand living and dining areas at one end, a comfortable family room with pool table, shuffleboard, etc. at the other, and the kitchen, butler’s prep area, pantry, two baths, and office conveniently located in the middle.
The main rooms feature high cathedral ceilings with exposed beams and dormer windows, massive stone fireplaces, and plenty of windows for natural lighting and taking in the views.
The spacious kitchen features high quality materials, finishes and commercial-grade appliances. The lodge’s design features multiple outdoor entertaining spaces including several large covered porch areas and an open sandstone patio with a huge moss rock fireplace overlooking the stream. A few steps off the back patio, a crushed rock footpath provides access to Rock Creek and a bridge over the stream accesses a sandstone patio with a large fire pit for evening entertainment.
Flanking either side of the main lodge are two exquisite residences of approximately 1,533± square feet. These homes are nearly identical in floor plan but are decorated uniquely. Each features a large living/dining area open to a kitchen and two en suite bedrooms with full baths and walk-in closets, and a covered porch on either side. Both homes are beautifully outfitted with cathedral ceilings and tongue-in-groove wood coverings, hickory floors and vertical aspen-planked walls.
Across the circle drive from the lodge is a 1,645± square foot two-story multi-purpose building. The main level houses a large fly shop, storage and garage area, and covered parking for a number of ATVs and Rangers. The upper level is called the bunkhouse, with a small living area separating two bedrooms, each consisting of two single beds and a three-piece bathroom. This is ideal for fishing guides or support staff for larger functions.
Rounding out the owner’s compound is an historic barn and one additional residential structure. The weathered barn is a preserved relic of the past operation of the ranch. The 765± square foot residential building was preserved from the original ranch buildings but was completely renovated and now features two large bedroom/bath suites. This building provides additional accommodations and is finished and decorated to the same high standard as found in the other structures of the owner’s compound.
The caretaker’s complex at the entrance to the ranch consists of the manager’s house, secondary dwelling, garage with shop, and hay storage building. A residential structure of 1,560± square feet with three bedrooms and two baths provides accommodations for the manager. There is plenty of working area in a 4,000± square foot shop and storage building that is insulated and heated with concrete floors, large roll-up doors and associated office, bathroom, vet room and two heated horse stalls. A hay barn of 5,800± square feet with steel frame construction provides covered storage for hay. These facilities are thoughtfully concentrated in one area where the caretaker has easy access yet are separate from the owner’s compound.
An additional 1,670± square foot two-bedroom house is perched on a cliff near the center of the ranch and provides additional accommodations when needed. It features a large outdoor patio area and a small garage for additional storage.
The ranch enjoys a four-season western Colorado climate which is surprisingly mild given its mountain location. Average summer highs are in the low 80s and in the low 30s in the winter months, with relatively low humidity year round. The lower elevations of the McCoy area typically don’t hold a lot of snow and are a winter concentration area for elk and mule deer. Additionally, the ranch generally slopes to the south, making it warmer and sunnier in the winter.
The aesthetic and recreational strengths of Table Rock Ranch are nicely complemented by its agricultural production. Historical water rights are used to irrigate approximately 170 acres of hay meadow. An agricultural lease with a neighboring rancher provides some income and keeps the ranch ag for property tax purposes. The ranch is also well suited for equestrian use, with extensive riding opportunities on site as well as in the adjacent BLM lands.
Wildlife viewing and big game hunting both on and around the ranch serve as another attraction of Table Rock Ranch. The McCoy area is home to large numbers of Rocky Mountain elk and mule deer, as well as black bear, mountain lion and a variety of common birds and smaller animals. Mule deer are plentiful on the ranch throughout the year and elk will typically move onto the ranch in the fall and winter. The mild climate and protected nature of the ranch results in excellent winter habitat and herds of deer and elk are typically seen during the colder months.
The ranch is located in Game Management Unit #15, which offers an unlimited either-sex elk license for two of the four rifle seasons and unlimited archery tags during the archery season. This means that an elk hunter can purchase an over-the-counter license for either of the nine-day rifle seasons or the month-long archery season. It does not matter whether the hunter is a resident or a non- resident of Colorado. Tags are available through the draw for the other elk seasons, mule deer, bear and lion. The ranch is large enough to register to receive landowner voucher applications for species with limited tags, such as mule deer.
Not only does Table Rock Ranch benefit from an abundance of water, but the streams and ponds on the property have been transformed into exceptional trout fisheries. The miles of high-quality private stream fishing, combined with the stocked ponds and nearby big river float fishing, elevate Table Rock Ranch to the top tier as a fly-fishing destination.
Over three channel miles of fishable stream are located throughout the deeded lands. The majority of that (2.3± miles) is in the form of Rock Creek, consisting of 10,000± feet below the confluence with Egeria Creek. Above the confluence there is 2,200± feet of Rock Creek and 2,000± feet of Egeria Creek. Another 1,900± feet of the “Oxbow,” a channel connecting five ponds, was also developed as part of the stream enhancement project. And if all that isn’t enough, there are several additional miles of Rock Creek and Egeria Creek that are easily accessed just off the property in the adjacent BLM lands.
A variety of trout species swim the creeks and ponds of the ranch.
The ranch benefits from a large-scale enhancement project that dramatically improved the fishing and health of the streams. When the current owners purchased the ranch in 2002, Rock Creek was suffering from an entrenched channel, streamside berms, unstable banks and a general lack of pools and spawning areas. In conjunction with the Division of Wildlife, Colorado Water Conservation Board and Army Corps of Engineers, the owners hired Queen of the River Consultants, Inc. to study, design and complete a comprehensive restoration of the steam.
During the construction phase of the project, Queen of the River Consultants utilized 2,500 boulders to create 240 structures to reshape the thalweg, stabilize banks and increase pool size and frequency with 80 quality pools. They also restored the “Oxbow,” an historic natural channel of Rock Creek, resulting in additional low-velocity, high-productivity habitat for rearing of juvenile and sub-adult trout. The enhancement increased depths, improved the width-to-depth ratios, and dramatically boosted the diversity and natural connectivity of the stream habitat through creation of staging, spawning, nursery and additional off-channel habitat. The resulting quality of the stream is demonstrated by the fact that it supports a self-sustaining population of brown trout and fish from the Colorado River will migrate up Rock Creek to spawn on the property.
“Table Rock Ranch features an extraordinary amount of high quality and diverse water for a property of this size.”
From an angler’s perspective, the streams and ponds on the property offer an impressive amount of diversity. Table Rock Ranch features a great mix of runs, pocket water, glides and deep pools that offer a full menu of situations requiring a variety of presentation techniques and levels of angling expertise — from beginner to expert. Rock Creek ranges from 20 to 40 feet in width below the confluence. It is the perfect-sized stream to fish either wading or from the banks.
An added benefit of Table Rock Ranch is that excellent float-fishing on the Colorado River is easy to access within 15 minutes of the ranch. The 57-mile stretch of the Colorado between Pumphouse and Dotsero that flows through the McCoy neighborhood is some of the best on the entire river for float-fishing. Eagle County’s Two Bridges boat launch is located just 3.5 miles from the ranch, offering a convenient put-in or take-out for a variety of great full- or half-day floating options.
A multitude of recreational opportunities are available within the boundaries of Table Rock Ranch as well as in the surrounding area. The proximity of the ranch to millions of acres in the nearby White River National Forest and BLM lands make it very convenient to take advantage of the abundant nearby recreational opportunities. In particular, the Upper Colorado River Recreation Management Area offers rafting, kayaking, canoeing and drift-boating opportunities. The surrounding mountain ranges and river drainages also offer many scenic drives and areas of geological, ecological, and historic interest. To be able to hike or ride right off the ranch and access hundreds of thousands of acres of forest and wilderness for hunting or recreation is another huge attribute of this property. The combination of activities available on the ranch, in the nearby Vail, Beaver Creek and Steamboat resort areas, and in the neighboring public lands of the BLM, White River and Routt National Forests provides unlimited recreational opportunities.
The McCoy area has played an important role in the history of northwestern Colorado and has been the subject of several books. Even before the town of McCoy existed, the “Burns Hole” area was well known to the Ute Indians and settlers as a wintering place for wild game. Protected from winter storms by natural barriers, ranchers from the surrounding mountains would move their cattle to this area during the winter months to take advantage of the mild climate. Two of the earliest known trappers along Rock Creek were Alvin Rooks and Benjamin Hart. The two men built a cabin just below Rock Creek at the confluence of Egeria and Rock Creeks on what is now Table Rock Ranch. Use of the property transitioned into agriculture as water was developed and the production of the meadows was recognized. Over the years, the size of the ranch grew to encompass a number of adjacent homesteads. The little town of McCoy continued to prosper as it became a stage stop for the stagecoach running between Wolcott and Steamboat Springs.
The current owners purchased the ranch in July 2002. At the time, it was rather “rustic” with a few older ranch buildings and mediocre fishing streams. Over the course of the next six years they completed significant improvements to the infrastructure, stream and ponds. Subsequently they engaged some of the finest architects, builders and interior decorators to design and craft a truly exceptional suite of new buildings for the ranch.
Annual property taxes for the entire ranch are approximately $8,610.24.
The ranch owns significant water rights which are offered with the sale of the real estate. Historic irrigation water rights totaling 14.64± cubic feet per second date back to 1886. More recent appropriations related to the fisheries enhancement project added direct-flow surface water rights of 32.6± cubic feet per second in absolute and 3.4± cubic feet per second in conditional rights as well as additional water storage rights for the ponds. A more detailed summary of these water rights will be available to qualified buyers at the appropriate time.
Appurtenant minerals owned by the Seller are offered with the sale of the ranch. It is believed that half of the mineral rights were reserved by a prior owner and the other half are intact. There is no known mineral leasing or development activity in this area.
Table Rock Ranch stands out as a very compelling recreational retreat, offering an idyllic setting, impeccable improvements, outstanding trout fishing and a remarkably private location, yet one that is easily accessed and proximate to multiple world-class resorts. It is rare to find such a property without a conservation easement that is offered turnkey and ready for immediate enjoyment.
Some of the outstanding photography herein was provided by Paul Hester and EMR Photography. Contact information is available upon request.
MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Justin Bryan at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.
RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources.Wes Oja, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.
AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day. For more information on our auction services contact Scott Shuman at (800) 829-8747.
APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe. For more information contact our appraisal team at (406) 656-7500.
SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.
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Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884
In Colorado, Buyers should be aware that different real estate brokerage relationships are available which include seller agency, buyer agency or transaction-brokerage.
BROKERAGE DISCLOSURE TO BUYER
Definitions of Working Relationships:
A seller’s agent (or listing agent) works solely on behalf of the seller to promote the interests of the seller with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the seller. The seller’s agent must disclose to potential buyers all adverse material facts actually known by the seller’s agent about the property. A separate written listing agreement is required which sets forth the duties and obligations of the broker and the seller.
A buyer’s agent works solely on behalf of the buyer to promote the interests of the buyer with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the buyer. The buyer’s agent must disclose to potential sellers all adverse material facts actually known by the buyer’s agent including the buyer’s financial ability to perform the terms of the transaction and if a residential property, whether the buyer intends to occupy the property. A separate written buyer agency agreement is required which sets forth the duties and obligations of the broker and the buyer.
A transaction-broker assists the buyer or seller or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction without being an agent or advocate for any of the parties. A transaction-broker must use reasonable skill and care in the performance of any oral or written agreement, and must make the same disclosures as agents about all adverse material facts actually known by the transaction-broker concerning a property or a buyer’s financial ability to perform the terms of a transaction and if a residential property, whether the buyer intends to occupy the property. No written agreement is required.
A customer is a party to a real estate transaction with whom the broker has no brokerage relationship because such party has not engaged or employed the broker, either as the party’s agent or as the party’s transaction-broker.
Please contact one of the Hall and Hall brokers for a complete discussion of potential working relationships for this property. A written relationship disclosure will be provided to a prospective buyer prior to engaging in brokerage activities as defined by the Colorado Real Estate Commission.
NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.