News & Information
1/19/2026, 8:30pm
***Dues***
Happy New Year!
Our dues remains the same as last year at $1600. You have the option of paying the total amount or payments.
The minimum Payment is $400 for 4 months with the first payment due February 15th and the last May 15th.
The first payment or total is due on February 15.
Make checks out to BWR POA and send to PO Box 3573, Alpine, WY 83128.
If you have any question please contact me.
Thanks , Ada Austin, POA Treasurer
Well Status
The full well project will get under way this spring/summer. Once it's all completed, we will have water meters at every occupied property that will allow for easer leak detection and shutoff should problems occur, we'll have double the storage we have now, and we'll have a well that produces at least 30 gallons a minute (over 3x what we have now). So even if there is a leak, we can quickly isolate it and we'll have enough storage and pumping capacity that we should not be adversely affected.
Winter on The Wheel
KJ Services is plowing our roads again this winter. If you need them to plow your driveway, you can call Jason at 307-248-8224 and arrange for that (at your own expense).
If you need assistance clearing roofs, decks, etc. - or with tree trimming - (at your own expense) you can check out Teton Rope Access and Services at 307-231-5485, info@tetonropeaccess.com, www.tetonropeaccess.com.
Building on The Wheel
Just a head's up to all Wheel folks: Beginning in Spring 2026 the well project will be tackled in full, so there will be a lot of activity on The Wheel. Roads will be affected now and again, water will be shut off now and again, and all information about such will be posted in real time here and sent via email to each owner.
***Reminder: No Fireworks are Allowed on The Wheel!***
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When we email you it might be landing in your SPAM folder. Please check to see if that is happening, and approve our address so our emails land where you can find them.
The 2026 annual meeting is scheduled for Tuesday, August 11 (location TBD).
BWR ISD Elections for 2026
In December 2026 we will have mail-in elections for two board member positions of two years each (president and treasurer positions). Please give serious consideration to running!
BWR Improvement & Service District
You will find all the information on the ISD and the well project (current and historical) and meeting materials from all the ISD's public meetings on the BWR ISD web page linked in the lefthand
navigation column.
General News and Information
Basic Cost Information: The annual dues for BWR POA are $1600, due in full each February (dues are mainly used for road maintenance) or via payment plan with final payment being May 1 each year; water is $50 per tap per month and may increase or decrease when water meters are installed and actual usage is measured; $450 per lot per year is assessed through the BWR Improvement & Service District and will be a part of your property taxes. Garbage removal and driveway snow removal are each owner's individual responsibility. Also, each home has its own septic system; it is recommended that you have your septic system pumped out every 2 to 5 years to avoid problems, such as sewage backup into your house.
No Trailers on the Wheel in the Winter: Due to the constant problems of trailers getting stuck on our roads in the winter months, all our roads are posted as TRAILERS PROHIBITED IN WINTER (Nov. - Apr.). We ask the vacation homeowners to please relay this information to all their winter renters. It has been suggested that renters can park their snowmobile trailers at the McCoy Creek parking area in the winter.
Firewise Programs: For those home/land owners wanting to learn more about being firewise, the NFPA has online programs which can be found here.
Homeowners Insurance: Most homeowners insurance policies do not cover service lines or sewer/septic systems without riders to the policy. Service line coverage will cover your water line from the curbstop to your home (usually to $10,000); sewer/septic coverage will cover your septic system (usually to $10,000). You might want to ask your homeowner insurance provider about these riders.
Power Washing/Outdoor Water Use: Many of our owners are concerned about power washing and outdoor water use happening on the Wheel. Because of our finite water situation, it is currently not allowed. As stated in the covenants, water is to be used for culinary purposes only. The well upgrade project will solve this problem, but it will be 2 to 3 years before we are there. Many thanks to those of our owners who use cistern water for their outdoor water needs! Please use the well water judiciously.
Dogs Left to Run Loose on the Wheel: Thank you to our owners for their cooperation on this issue. Please do not let your dog(s) run loose; they could get hit on the roads, they could follow walkers or bicylcists out of the subdivision onto the highway, they could cause damage to a member's property and/or pets, and/or they could innocently incite other members' dogs on the Wheel to bark and/or misbehave. Covenant #22 states:
For the safety of others and their pets, and for the respect of all members’ property and privacy, pets owned or cared for by a member are the explicit responsibility of the member. At all times the member or caretaker is required to contain such pets on the member’s property by whatever method so long as it is effective. All pets exercised beyond the confines of the member’s property are to be under supervision and effective control by leash, so that the rights of others are preserved.
Building on The Wheel. Please follow the Protective Covenants and Servitudes requirements for building, and submit any building plans to the Architechual Committee (see below for list of committee members) before finalizing your building plans.
What to do When the Power Goes Out. From time to time, the power in our area can go out; sometimes for just a moment and sometimes for an hour or more. In the case of a longer outage (hour or more), we ask that during the time the power is out you refrain from using water as much as possible. When the power is out, the well pump is not operating so the well water is not being replenished and any water used is not being replaced. Please keep this in mind when we have power outages. Thank you!
WATER PAYMENTS TO BWR POA versus BWR ISD
This is a reminder to all BWR owners that BWR POA and BWR ISD are two separate entities and cannot co-mingle funds. When you pay your dues, you are paying BWR POA. When you pay your water bills, you are paying BWR ISD.
BWR POA is the property owners' association and is responsible for the roads and the CCRs. BWR ISD is the improvement and service district (a legal taxing authority of Lincoln County) and is responsible for the well/water system.
Please do not pay the incorrect entity when paying dues (BWR POA) or water bills (BWR ISD). Thanks!
Each BWR POA owner with a home on their land receives an emailed bill monthly for $50 for water from BWR ISD. As a condition of our Wyoming SLIB/SRF loan, each homeowner must now pay per month for water use. Once water meters are installed actual water usage will be metered and the monthly bill will be the base fee (currently $50) plus $0.05/gallon for all usage over 10,000 gallons per month (this will be adjusted after we have a few months' history of use via water meters). You can pay your bill via ETF through your bank to the ISD's bank, or you can mail a check to BWR ISD, PO Box 3573, Alpine, WY 83128, or drop it by the Austin or Butterfield homes. You cannot, however, ignore the water bill and not pay it. The loan is predicated on the monthly water billing and the yearly tax assessment, which must be paid in a timely manner. Please pay your monthly water bill promptly. Nonpayment over several months may result in your water being shut off.
Also, please be aware that any outstanding bills on your property (water or dues) will cause problems should you wish to sell your property. All obligations to the POA and the ISD must be paid in full for the title of a property to be free and clear.
Motorized Vehicle Use
As stated in the Protective Covenants, "Use of the roads by all motorized vehicles, including motorcycles, snowmobiles and all-terrain vehicles (ATVs), are restricted to only entry and exit, as the roads are not to be used as recreational tracks or trails."
Water Usage
All property owners are asked to be especially mindful of their water use during the compacted time frame of the summer months. Our Protective Covenants state that "All water for culinary purposes shall be drawn from the Association well or from individually drilled wells. ...No water from Broken Wheel Ranch water system may be used for irrigation of lawn grass." (Emphasis supplied.) As lawn irrigation or power washing of decks, house siding, or cars are not considered to be "culinary purposes" and can draw down the well storage tank and potentially cause problems for homeowners - especially when more than one household uses the well water in such ways in the same time frame, do not use the water for such purposes. Please use our well water judiciously, and remember it is a finite resource. (Note: "Culinary purposes" refers to in-home use of water.)
For outdoor water use (for flowers/yards/gardens/greenhouses), and/or for power washing, you could install your own cistern to capture rainwater and use it for outdoor purposes. A cistern would benefit you by giving you a source for outdoor water and benefit the BWR homeowners by putting less of a strain on the well system. Possible local resources for cisterns are Falls Plumbing Supply in Idaho Falls, Cal-Ranch in Idaho Falls, Tractor Supply in Afton, and the Big R Store in Jackson.
BWR POA Board
President & Board Member: Mark Mosgeller (2-year term expires in August 2026)
Vice President & Board Member: Nick Cummings (2-year term expires in August 2026)
Treasurer & Board Member: Ada Austin (2-year term expires in August 2025)
Secretary: Dawn Manfredi (1-year continuing appointment)
Email:BWRPOA@gmail.com
BWR POA Committees
Roads Administration: Nick Cummings, Mark Mosgeller
Architectural: Dave Penning, Peggy Gwin, Juline Christofferson
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