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BUFFALO BILL RESERVOIR PASTURES

Cody, Wyoming

$3,200,000

160.43± Acres

INTRODUCTION

Discover an exceptional opportunity to enjoy lakeside living under the vast Wyoming sky. The Buffalo Bill Reservoir Pastures is a 160.43± acre property that blends scenic beauty, investment potential, and accessibility. Bordering the Buffalo Bill Reservoir State Park and just minutes from downtown Cody, Wyoming, this irrigated acreage offers unobstructed views of the Absaroka Mountains and direct access to the region’s premier outdoor recreation. With two access points, existing water rights, and GR-5 zoning, this property offers versatility—whether you’re seeking a private retreat, an equestrian estate, or a smart development opportunity.

The land’s zoning allows for potential division into 5-acre parcels, while the existing two older homes, rural water, electricity, and natural gas lines make infrastructure planning more approachable. The property has a rich agricultural history and remains viable for farming or livestock thanks to its irrigation and fertile ground. With the Big Horn Basin Boat Club within walking distance and the East Entrance to Yellowstone National Park just 56± miles away, this location balances seclusion with easy access to major natural and cultural landmarks.

Cody itself is a vibrant community with strong ties to its Western heritage. From the world-class exhibits at the Buffalo Bill Center of the West to the summer-long Cody Nite Rodeo, the area brims with authentic experiences. Outdoor enthusiasts will find endless opportunities in the nearby Shoshone National Forest, where trails, wildlife, and adventure await year-round.

Whether your vision includes building a home with panoramic views, establishing a recreational base camp, or developing a low-density residential project, Buffalo Bill Reservoir Pastures offers a rare combination of natural beauty, strategic location, and land-use flexibility. This is more than a property—it’s an opportunity to invest in an increasingly difficult-to-find way of life.

1 Buffalo Bill Reservoir Pastures | Cody, Wyoming

QUICK FACTS

• Borders Buffalo Bill Reservoir State Park

• Permitted water rights

• Minutes from downtown Cody, Wyoming

• Unobstructed views

• Within walking distance of the Big Horn Basin Boat Club

• 56± miles from the east entrance into Yellowstone Park

• Zoned GR-5

• The property has two access points

• Two older homes

• Rural water | natural gas | electricity borders property

Buffalo Bill Reservoir Pastures | Cody, Wyoming

ACREAGE

• 160.43± deeded acres

Originally farm ground, the Buffalo Bill Reservoir Pastures’ water rights remain intact. Whether you are looking for a horse property or a small farmable acreage, there is no doubt the Buffalo Bill Reservoir Pastures resides in a premier location. The property is zoned GR-5, which would allow the property to be developed into 5-acre parcels.

Buffalo Bill Reservoir Pastures | Cody, Wyoming

SCENIC VISTAS

The property has commanding views of the massive mountain vistas surrounding the Cody area. Peaks such as Carter Mountain and Sheep Mountain stand out amongst the stunning backdrop of the Absaroka Mountains.

www.fayranches.com | 800.238.8616 | info@fayranches.com

Buffalo Bill Reservoir Pastures | Cody, Wyoming

IMPROVEMENTS

Two older homes are on the property. One is vacant, and one is being rented. Both homes need updating.

9 Buffalo Bill Reservoir Pastures | Cody, Wyoming

RECREATION

Cody, Wyoming, offers diverse outdoor recreation opportunities amidst its stunning natural landscapes. Visitors can engage in activities such as hiking, fly fishing, river rafting, rock climbing, mountain biking, and horseback riding, all set against the backdrop of the region’s scenic beauty. The nearby Shoshone National Forest, the first federally protected National Forest in the United States, provides nature enthusiasts with extensive trails and camping options. Additionally, the Buffalo Bill State Park, surrounding the Buffalo Bill Reservoir, offers opportunities for camping, hiking, boating, and fishing. With its proximity to Yellowstone National Park and various outdoor activities, Cody is an ideal destination for those seeking adventure and natural beauty.

HUNTING | WILDLIFE

Cody, Wyoming, is a top-tier destination for big game hunting in the Rocky Mountain West. Surrounded by the Shoshone National Forest and the Absaroka Range, this region offers outstanding opportunities to pursue trophy-class elk, mule deer, moose, antelope, and bighorn sheep. Known for its rugged terrain, expansive public lands, and rich wildlife habitat, the Cody area provides hunters with an unmatched experience in both archery and rifle seasons. Whether navigating high-country ridgelines or glassing remote basins, the landscape offers challenge, solitude, and the chance at a once-in-a-lifetime hunt. For those seeking world-class big-game hunting in Wyoming, Cody stands out as a legendary and rewarding location.

Shoshone National Forest

Photo not taken on property

FISHING

Buffalo Bill Reservoir, located within walking distance of the property, offers anglers a yearround fishing haven amidst the stunning backdrop of the Absaroka Mountains. This expansive body of water is home to various fish species, including rainbow trout, brown trout, Yellowstone cutthroat trout, lake trout (mackinaw), and walleye. The reservoir’s diverse habitats and accessible shoreline make it ideal for both shore fishing and boating, with three boat ramps available for easy access. The Big Horn Basin Boat Club is located just minutes from the property and is equipped with boat docks, a ramp, and parking. In the winter, the reservoir transforms into a prime location for ice fishing, offering opportunities to catch several trout species. Whether you’re a seasoned angler or a novice, Buffalo Bill Reservoir provides a rewarding fishing experience in a picturesque setting.

Photo not taken on property

Buffalo Bill Dam Reservoir

Buffalo Bill Reservoir Pastures | Cody, Wyoming

AREA HISTORY

Cody, Wyoming, is a historic western town founded in 1896 by the legendary frontiersman and showman William F. “Buffalo Bill” Cody. Rich in Old West heritage, Cody was established as a gateway to Yellowstone National Park and quickly became a hub for ranching, hunting, and frontier adventure. Today, Cody proudly preserves its Western roots through iconic attractions like the Buffalo Bill Center of the West, the Cody Nite Rodeo, and its beautifully preserved downtown. Visitors can explore authentic frontier history, historic sites, and museums that tell the story of Native American culture, early settlers, and the spirit of exploration. As one of Wyoming’s most historic and culturally rich communities, Cody offers a unique blend of natural beauty, heritage tourism, and true Western hospitality.

Buffalo Bill Center of the West Museum, Cody, Wyoming

NEARBY ATTRACTIONS ACTIVITIES

The Buffalo Bill Reservoir Pastures lie in the heart of Western lore. Activities are abundant throughout the area, and there is something for everyone. Buffalo Bill Center of the West houses five museums under one roof. The east gate of Yellowstone Park is 56± miles away. The Cody Nite Rodeo is a fun event for the whole family in the summer months. The Shoshone National Forest provides hiking, camping, and wildlife viewing. These attractions provide a diverse array of experiences, from cultural and historical insights to outdoor adventures, making Cody a compelling destination for all.

Buffalo Bill Reservoir Pastures | Cody, Wyoming

Buffalo Bill Reservoir

CLIMATE

Cody, Wyoming, enjoys around 300 days of sunshine per year. The area has a high-altitude desert climate with an average annual rainfall of 10.5 inches and an average snowfall of 47 inches.

Climate charts courtesy of https://www.city-data.com/city/Cody-Wyoming.html

Buffalo Bill Reservoir Pastures | Cody, Wyoming

LOCATION

Cody, Wyoming, is in northwestern Wyoming, at the western edge of the Bighorn Basin and surrounded by the Absaroka and Beartooth Mountains. Just 52± miles from the East Entrance of Yellowstone National Park, Cody is a gateway to one of America’s most iconic natural wonders. The town sits along US Highway 14/16/20, providing easy access to regional hubs like Billings, Montana, to the north and Jackson Hole to the southwest. Its strategic location offers residents and visitors both scenic seclusion and convenient connectivity to the greater Yellowstone region.

GETTING THERE

The property has two access points, and the South Fork Highway provides access to both. The first access point is from Cody: take the South Fork Highway 6 miles to Bartlett Road, travel 0.9 miles on Bartlett Road to the subject property, and then take the South Fork Highway 6.9 miles to the subject property.

AIRPORT SERVICES

Cody, Wyoming, is home to the Yellowstone Regional Airport for commercial flights and Choice Aviation for private and chartered flights. The 8,268± foot runway accommodates a variety of private jets.

Buffalo Bill Reservoir Pastures | Cody, Wyoming

WATER RIGHTS

Irrigation water is supplied by both the Cody Canal irrigation district and the Lake View irrigation district.

MINERAL RIGHTS

All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.

CONSERVATION | STEWARDSHIP

Each of us at Fay loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.

Buffalo Bill Reservoir Pastures | Cody, Wyoming

Buffalo Bill Reservoir Pastures offers 160.43± deeded acres just minutes from Cody, Wyoming, with breathtaking views of the Absaroka Mountains and direct access to outdoor recreation. With irrigated ground, two access points, and GR-5 zoning, the property is ideal for agricultural use, development, or a private retreat. Bordering Buffalo Bill Reservoir State Park and within walking distance of the Big Horn Basin Boat Club, it combines stunning scenery with convenience. Whether for recreation, investment, or a place to call home, this rare offering delivers both opportunity and lifestyle in the heart of the West.

Buffalo Bill Reservoir Pastures | Cody, Wyoming

Please contact JW Robinson at (307) 899-5403 | jrobinson@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www. fayranches.com.

TERMS

$3,200,000 Cash

Conventional Financing 1031 Exchange

Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.