41 Acres in Meeteetse, WY - $1,450,000

Greybull River Ranchette

Located about 10 miles west of Meeteetse, WY, and on the Greybull River, you will find this very special 40-acre small ranch property. Words like scenic and private; or maybe simple and peaceful, best describe some of its characteristics and how one feels when on the property. It all begins as you leave the quaint Cowtown of Meeteetse and make your way up the Greybull River Valley. The views of the Absaroka Mountains that provide the backdrop to the valley to the west are indescribable. But so too is the beauty of the valley itself, made up of productive hay fields where large area ranchers grow the hay needed for wintertime feed as well native grasslands where cattle and wildlife can be seen grazing on the hillsides around the valley. See Supplement for a complete set of comments.

These larger ranches make up the bulk of the neighbors to the property, so privacy is pretty much ensured,...

These larger ranches make up the bulk of the neighbors to the property, so privacy is pretty much ensured, but so is accessibility. This is soon realized when one turns off the main highway onto the well-maintained county road where in just a short distance you are at the driveway to the property.

The River

Central to the valley and its beauty is of course the mighty Greybull River. This great river's origins begin high atop the continental divide in the Absoraka Range and then makes its way through the valley and out into the Big Horn Basin where it eventually joins the Big Horn River. It is the lifeblood of agriculture in this community, but also central to the wildlife of the area. Elk, moose, antelope, and deer are just a few of the big game species that depend on it. Of course, many other species of waterfowl, upland birds, eagles, and other raptors depend on it as well. For the angler, the Greybull River has phenomenal fishing. 20" plus native Yellowstone Cutthroats are not uncommon, nor is there any shortage of them. The river's water where this property is located is absolutely unadulterated from any supplementary reservoir water, so visibility during non-runoff times is outstanding and makes for exciting sight fishing opportunities.

The Property

The property at 40-plus acres encapsulates all the attributes described above and then some. With nearly 2000 feet of Greybull River frontage, unfettered access to the river is a right of property ownership for fishing, hunting, or just pure leisure and enjoyment. The river bottom land is the perfect habitat for wildlife and is quite productive for use as a pasture as well. The balance of the property is used for livestock and producing hay. For improvements, the property has a very nice small house and other improvements that are quite complimentary to the property.

The Home and Out-Buildings

The 1 1/2-story house was built in 1912 and with some recent remodels and improvements, it has been nicely preserved in its original style and charm. Its delightful design and location are representative of a traditional ranch house. The main floor is roughly 1400 square feet and includes an added master bedroom, bath, and a large "back entry" or mudroom. The main level also has another bedroom, bathroom, and a spacious living area that adjoins the kitchen and what used to be the porch but is now enclosed and used as a sitting area or separate living area. The second floor is about 300 square feet and has been used as an office, guest area, or bonus room. The basement is roughly 400 square feet and is used as a work area with its built-in shop table, storage, and where the in-floor heating and on-demand hot water systems are located. Outside, you will enjoy sitting on the covered porch that has a new deck. The freshly painted home is beautifully situated amongst large cottonwood trees and a recently sodded yard with excellent views of the mountains and the nearby river. It is a charming place where one can relax in comfort and happiness. Outside the house but right nearby, like most traditional ranches are a few other buildings. These include a barn, livestock shed, a 2-car garage, and a cabin that were likely some of the original ranch buildings. (All are maintained and in good working order.) Steel pipe was used to build the livestock and horse pens, including the arena, round-pen, and turn-out pens.

In addition to the nice house and other improvements, the property has a small irrigated hay field (+10 acres) and a couple of paddocks (+5 acres) used for grazing. The hay fields are flood-irrigated using gated pipes and water from the Butte Ditch. (21.75 allocated acre-feet from the Greybull River Dam.) In an average year, there is adequate irrigation water for two cuttings of hay or the second cutting is left for winter grazing. Of course, the green hay fields prove to be a sought-after place to graze for area mule deer whitetail deer, and antelope, which for the sportsman or nature lover is always pleasing to see.

Finally, to enhance the fishing even more, there is a beautiful, large spring-fed pond on the property that in the past has been stocked with Yellowstone cutthroat trout. It is located near the house and makes a great place for anglers of all skill levels and abilities to catch fish, but currently, it is not stocked. It is also a good place to see wildlife while sitting on the front porch of the house.

Adjacent and Nearby

Bordering the property is a nearly endless amount of BLM acreage that also provides recreational access to Wyoming State Trust land, Wyoming Game and Fish Habitat Management areas, and the Shoshone National Forest. Within three miles are the upper and lower Sunshine Reservoirs which offer summer fishing and boating and winter ice fishing. These two reservoirs are some of the most productive fisheries in the state and offer angler opportunities for Yellowstone Cutthroat, Splake, and Tiger Trout. Plus, the sheer beauty of these neighboring, and easily accessible areas is almost indescribable and must be seen to be appreciated. Plus, as an adjacent landowner, the neighboring public land can be used for recreational purposes like riding, hunting, camping, etc.

Locale

A property of this size and with so many amenities rarely comes on the market. The Greybull River Ranchette is one of those properties. Meeteetse is about 10 miles from the ranch and has a K-12 school, museum, restaurant, two bar/grills, sandwich shop, chocolatier, auto repair shop, and a gas station/convenience store. Cody, Wyoming is only about 40 miles from the property and is rich in culture and conveniences of modern-day living like good restaurants, shopping, the legendary Buffalo Bill Center of the West, an outstanding hospital, and the Yellowstone Regional Airport. The property is well within the boundaries of the Greater Yellowstone Ecosystem and is only about a 90-minute drive to the east entrance of Yellowstone Park. The climate is typical of higher elevation areas of Wyoming. At nearly 6,400 feet the growing season is a bit shorter but it's also not as hot or windy as some of the other areas around the Cowboy State.

Broker's Comments

Opportunities to live next to major rivers like the Greybull are usually reserved for the few in our society who can afford large expansive ranches. But not so with this property. It really is unique and worth a look if one of this size, kind, and price is in your sights. Please call today to request more information and to schedule a showing.