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Swan Land Properties
Commercial Water Opportunity
Johnson County

Crazy Woman Water

New Listing
  • Buffalo, Wyoming

  • 76 Deeded

  • $12,000,000

This unique offering consists of a deep aquifer artesian water source and a private land holding, the “gold and silver” of modern times. The well, drilled to a depth of 3,809± feet into the Madison aquifer, provides 1,200± gallons per minute of artesian, spring-quality water. The land, situated in one of the most private locations in the area, combines access and seclusion and is nestled along the North Fork of Crazy Woman Creek. The combination provides the opportunity for the development of a commercial water bottling business, municipal use, commercial energy use, or perhaps a buy-and-hold investment in hard-to-find assets.

Located just 13± miles south of Buffalo, Wyoming, via Old Highway 87, Crazy Woman Canyon Road, and Muddy Creek Road, the property enjoys excellent year-round access and privacy.

Johnson County Airport (KBYG), a well-improved airstrip capable of handling large private jets, is located in Buffalo, Wyoming. The lighted asphalt runway is 6,143′ x 75′ with a beacon operating from sunset to sunrise. Buffalo also has all the essential services needed before heading to the property. With a modern hospital and clinic, two grocery stores, sporting goods store, four banks, several agricultural-supply stores, hardware and lumber stores, a movie theatre, fine dining, and an excellent public school system, Buffalo can provide all of the essentials.

Sheridan, Wyoming, 30 miles north of Buffalo via Interstate 90 along the Big Horn Mountains, provides additional services including exceptional restaurants, large building-supply stores, Walmart, commercial flights connecting to Denver, and a fine downtown shopping experience. Sheridan provides a great mix of the old west and modern conveniences.

Gillette, Wyoming, east of the property on Interstate 90 has commercial air service with connecting flights to several major hubs including Denver and Salt Lake City. Gillette also offers additional services for building supplies and equipment to satisfy nearly all the needs on the property.


Approximate distances to nearby towns are as follows:

Buffalo, Wyoming
Sheridan, Wyoming
Gillette, Wyoming
Casper, Wyoming
Billings, Montana
Yellowstone National Park, Wyoming
Rapid City, South Dakota

 13 miles
46 miles
83 miles
100 miles
175 miles
203 miles
222 miles

 

 

The land is generally classified as follows:

Deeded Acres
Crazy Woman Creek Parcel
Well Parcel

  75.56±
73.00±
2.56±

Madison Aquifer

The Madison Limestone Formation is a 600-foot-thick limestone/dolomite that is known to contain good quality and quantity of water. In the northeast region of Wyoming, this formation is believed to be charged with water from the Bighorn Mountains of Wyoming and the Black Hills of South Dakota due to the upthrust and surface exposure of the Madison Formation. These Madison exposures at high elevations in the mountains can create high artesian pressures in the foothills and basins where the formations are deeply buried.

The Well

Drilled to a depth of 3,809± feet, the well is rated at 1,200± gallons per minute of artesian flow, with approximately 300 psi of pressure at the surface. The well penetrates 567± feet of the Madison Limestone Formation. The well has been analyzed and rigorously tested for consistency of quality and quantity of flow. Engineering reports and analyses can be provided to qualified buyers.

PIPELINE & LOADOUT FACILITY

A pipeline extends from the well to a loadout facility located at the end of Muddy Creek Road. This loadout facility was designed to load semi-tanker trucks. Both the well and loadout facility are enclosed in heated structures.

EASEMENTS

The pipeline and loadout facility are located within perpetual easements which are attached to and for the benefit of the well parcel.
Please reach out to the listing agent for details of these easements.

Crazy Woman Creek Parcel

Improvements on the Crazy Woman Creek parcel consist of some older cabins, a few of which might be of interest to refurbish. Both electricity and natural gas to the cabins provide for efficiency and easy access.

One unique characteristic of this offering is the availability of natural gas to the improvements on the creek parcel, provided by Montana Dakota Utilities. Electricity is provided by Powder River Energy Corporation.

The 2023 real estate taxes were as follows:

Well Parcel:
Crazy Woman Creek Parcel:

$928.44
$366.09

 

The property elevation is approximately 5,200 feet above sea level. Buffalo experiences a semi-arid climate with cold, dry winters, wet springs, and hot summers. The average annual precipitation in nearby Buffalo is 13.26 inches.

The seller hereby makes known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on the property. The seller makes no warranties regarding the location of the fence lines in relationship to the deeded property lines, nor does the seller make any warranties or representations regarding specific acreage within the fenced property lines.

The seller is selling the property in its “as is-where is” condition which includes the location of the fences as they now exist. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for visual aid only. The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.

The well was originally permitted and adjudicated to lands adjacent to the well parcel. Therefore, a neighboring ranch has certain rights to 300 GPM for domestic, miscellaneous, irrigation uses. Details of the water rights and permits can be provided to qualified buyers.

The North Fork of Crazy Woman Creek traverses the Crazy Woman Creek parcel for approximately .57 miles.

The seller will convey with the property 100% of whatever mineral, oil, gas, geo-thermal, hydrocarbon, solar, wind, and gravel rights it owns, subject to reservations by previous owners. The seller makes no representation as to the quantity or quality of any mineral or other subsurface rights appurtenant to the property.

Water is vital for all life. Increasing and competing water demands have increased awareness worldwide. The Crazy Woman Water offering provides the opportunity to acquire an established high-quality water source, with multiple commercial strategies available to deploy now, or in the future.

OFFERING PRICE AND CONDITIONS OF SALE

Crazy Woman Water is offered at Twelve Million ($12,000,000.00) Cash.

The Conditions of the Sale are as follows:

  1. All offers to purchase must be in writing and accompanied by an earnest money deposit check in the amount of 5.00% of the Purchaser’s offering price;
  2. All Offerors must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the Ranch prior to scheduling a showing;
  3. Earnest money deposits will be placed in escrow with First American Title Company, Buffalo, Wyoming.
  4. The Seller will provide and pay for a standard owner’s title insurance policy issued by First American Title Company. Title to the real property will be conveyed by warranty deed;
  5. All of the property’s mineral rights appurtenant to the property and currently owned by the Seller will be transferred at Closing;
  6. Buyers’ Brokers are welcome and cordially invited to contact Swan Land Company for information regarding Cooperation Policies and Commission Splits.

TERMS OF INSPECTION
A 48-hour notice is requested to make proper arrangements for an inspection.
Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale.  Since 2002, we have focused on the brokerage of significant ranches, farms, and recreational properties throughout the Rocky Mountain West.
This Offering is based on information believed to be correct; however, it is subject to errors, omissions, prior sale, and change or withdrawal without notice.  Information contained herein has been provided by the Sellers or obtained from other sources deemed reliable.  The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent investigation.
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Scott M. Williams
Land has always been a passion for me as long as I can remember. I think back to my beginnings, where we learned to enjoy the satisfaction in a hard day’s work, the feeling of responsibility as we cared for livestock through blizzard and drought, and the reward in finding practical solutions to day-to-day problems. ...
Meet the Broker
Swan Land Agent, Scott Williams

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