PROPERTY DESCRIPTION

WATER SOURCES & WATER RIGHTS One permitted/developed well serving the residence. One developed well serving livestock, yard, and garden areas. Three additional undeveloped wells. Property includes territorial and reservoir water rights totaling approximately 36+ acres, subject to verification of the applicable water rights, permits, adjudications, and records. Irrigation water is conveyed through underground piping across the property. One alfalfa valve is located at the west end of the property, and one alfalfa valve is located at the east end. Gated irrigation pipe is included. Seller reports that the residential well has provided good-quality water; buyers are encouraged to conduct their own well, water-quality, and water-rights due diligence. FIELDS Front field is planted with a mixture of alfalfa and grass. Back field is planted with Garrison creeping foxtail. LIVESTOCK, YARD & GARDEN WATER Automated sprinkler system serves the fenced yard, outer yard, and garden areas. Seller reports that components of the livestock/yard/garden water-well system have been replaced since 2017. Two functioning automatic livestock waterers are located at each end of the barn. One larger functioning automatic waterer is located near the metal gate leading to the back fields. BARN Barn has 8 stalls but capacity for approximately 11–12 stalls. Four additional rooms: two finished and insulated rooms currently used as a milk room/harvest room and tool room; two additional rooms currently used as a reloading room and tack room. Extra-large front and rear doors. Upgraded LED lighting. Electrical upgrades in the tool and milk rooms. Barn is wired for 240-volt electrical service. Pipe corrals and runs, a round corral, and an additional round metal stock shed. Exterior painted in 2024. CHICKEN COOP Constructed and placed on the property in the mid-2010s. Perimeter has wire and/or tin extending approximately two feet underground. Flight netting covers the chicken yard for predator protection. Nesting boxes replaced in 2023. Exterior painted in 2024. Underground electrical service to the building. Underground water service to a frost-free hydrant in the yard. FENCING Perimeter and cross fencing have been repaired and/or replaced at various times between 2015 and 2025. Most gates were replaced during the same period. DRIVEWAY Driveway elevation was raised above grade in 2011. Cattle guard installed approximately in 2018. GARDEN Garden area is served by an automated sprinkler system. Two frost-free hydrants provide additional water access. Multiple raised garden beds and a large tilled area suitable for larger crops. Bees have been kept on the property in the past. Additional small storage shed provides convenient storage for garden tools and supplies. RIVER & RECREATION The Greybull River runs along the southern edge of the property. The river and surrounding area provide opportunities for recreational rock collecting. Rocks reported to have been found in the area include petrified wood, Wyoming jade, jasper, and agates. Buyers should verify applicable laws, regulations, and any restrictions concerning collection of rocks or other materials. WILDLIFE Wildlife observed on or around the property over the years has included elk, moose, white-tailed deer, mule deer, coyote, bobcat, fox, and raccoon. Bird species reported to have been observed on or around the property include pheasants, turkeys, geese, various species of ducks, whooping cranes, sandhill cranes, doves, swans, pelicans, magpies, red-winged blackbirds, meadowlarks, American goldfinches, mountain bluebirds, western tanagers, cedar waxwings, crossbills, various finches, swallows, sparrows, robins, house finches, flickers, hummingbirds, bald eagles, red-tailed hawks, sharp-shinned hawks, peregrine falcons, nighthawks, vultures, crows, ravens, and various species of owls. Information regarding wells, water rights, irrigation, wildlife, and property improvements is based in part on seller-provided information and should be independently verified by the buyer.

DETAILS

Home Features

• Located along the Greybull River, this approximately 40-acre Wyoming property offers open acreage, trees, Bighorn Mountain views, and a variety of improvements for agricultural, recreational, and equestrian uses. The residence features a main-level primary bedroom with en suite bathroom, two upstairs bedrooms, a spacious great room with abundant natural light, and a full bathroom conveniently located near the dining area.
• The property includes approximately 36.3 irrigated acres, one certified well, raised garden beds, a chicken coop, and an approximately 5,000-square-foot barn with eight stalls, front hay storage, and a tack room adjacent to the stalls. Additional improvements include a round pen, perimeter fencing, underground irrigation, and predominantly powder-coated tubular-steel gates.
• The Greybull River borders the southern portion of the property, providing a scenic natural setting. The property is approximately 103 miles from Yellowstone National Park.