Rock Creek 40

Located approximately five miles from Buffalo, Rock Creek 40 offers an uncommon balance of accessibility, privacy, and open space. The property provides meaningful elbow room while remaining close enough to town for convenient year-round living. The property is within easy reach of community services, regional travel connections, and the recreational opportunities of the Big Horn Mountains. Buffalo provides a full range of essential services, including a modern hospital and clinic, grocery stores, banks, hardware and lumber suppliers, dining options, and an excellent public school system. This proximity allows an owner to enjoy the property’s rural setting while remaining minutes from everyday necessities.

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

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.
Additional regional hubs such as Gillette and Casper further support access to commercial flights, equipment, and services.

Approximate distances to nearby towns and attractions are as follows:

ACREAGE BREAKDOWN

THE LAND CLASSIFICATIONS ARE APPROXIMATELY AS FOLLOWS:

Rock Creek 40 consists primarily of native rangeland, offering an open setting, good views, and ample room to establish a rural residence and supporting improvements. Approximately 36.75 acres are native rangeland, while approximately 3.25 acres encompass Rock Creek and its associated riparian corridor.

With no covenants and overhead electricity already located on the property, Rock Creek 40 provides a strong foundation for a future building location. Rock Creek adds natural character along one portion of the acreage, while the balance of the property retains the open feel and flexibility sought by buyers looking for space in the country.

The Buffalo, Wyoming area is steeped in rich western history, with many notable events unfolding across the region. The Johnson County War, one of the most well-known conflicts between large cattle operators and homesteaders, occurred in this part of northern Wyoming. Nearby historic landmarks include Fort Phil Kearny, the Fetterman Fight Site, Wagon Box Fight, and the legendary “Hole in the Wall,” once used as a hideout by Butch Cassidy, the Sundance Kid, and the Wild Bunch. The Jim Gatchell Memorial Museum in Buffalo houses more than 15,000 artifacts and offers an in-depth look into the area’s frontier past. The historic Bozeman Trail also passes through the region, serving as a vital route connecting Montana’s gold fields to the Oregon Trail.

Johnson County is also known for its strong Basque heritage. Many families immigrated from the Pyrenees Mountains between Spain and France, establishing deep roots in the area and contributing significantly to the region’s sheep and ranching traditions—an influence that remains evident today.

The local economy continues to be supported by agriculture, tourism, and energy development. While energy has experienced cycles of growth and decline, agriculture has remained a consistent and foundational industry. Tourism also plays an important role, as Buffalo’s location at the junction of Interstate 90 and Interstate 25 makes it a natural gateway for travelers en route to Yellowstone National Park. As a result, the community offers a full complement of amenities, including quality lodging, dining, and services.

The combination of native rangeland and the Rock Creek corridor create a varied rural setting with habitat for whitetail deer, turkey, pheasants, and other wildlife. The creek supplies water and cover, while the surrounding acreage preserves open views and a sense of space.

Approximately 740 feet of Rock Creek adds a scenic natural feature to the property and helps distinguish Rock Creek 40 from a typical vacant acreage parcel. The property’s primary appeal, however, is its combination of usable land, good views, no covenants, and convenient access to Buffalo.

The nearby Big Horn Mountains provide an impressive backdrop and offer extensive opportunities for hiking, horseback riding, hunting, fishing, camping, and scenic exploration throughout the year.

The property lies near the eastern foothills of the Big Horn Mountains in the Buffalo area at an elevation of 4,750 feet.

The region experiences a semi-arid climate characterized by cold, dry winters, wet springs, and warm summers. Nearby Buffalo averages approximately 13 inches of annual precipitation.

IMPROVEMENTS

With no existing structures and no covenants to work around, the land is a blank slate for whatever you envision.

UTILITIES & SERVICES

Overhead two-phase electric lines are located on the property.

REAL ESTATE TAXES

The 2026 real estate taxes are $34.49.

MINERAL RIGHTS

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.

WHY WYOMING?

Wyoming offers several tax benefits that make it an attractive place for individuals and businesses.

Key advantages include:

No State Income Tax:

Wyoming is one of the few states that does not levy a personal income tax, allowing residents to keep more of their earnings.

Low Property Taxes:

The state has relatively low property tax rates compared to the national average, making it more affordable for homeowners and businesses.
No Corporate Income Tax: Wyoming does not impose a corporate income tax, which can be beneficial for businesses looking to minimize their tax liabilities.

Sales Tax:

The sales tax rate is relatively low, with some local jurisdictions adding additional amounts. This can be advantageous for both consumers and businesses.

Estate and Inheritance Tax:

Wyoming does not have an estate tax or an inheritance tax, which can be a significant benefit for wealth transfer planning.

Business-Friendly Environment:

The state offers a favorable regulatory environment, including streamlined business formation processes and support for various industries, particularly energy and technology.

These tax advantages, combined with a low cost of living and a business-friendly atmosphere, make Wyoming an appealing choice for residents and entrepreneurs alike.

Situated approximately five miles from Buffalo, Rock Creek 40 offers the space and flexibility many buyers seek when considering a rural building location. The property combines 40± deeded acres, good views, no covenants, overhead electricity, and convenient year-round access.

Approximately 740 feet of Rock Creek and 3.25 acres of riparian corridor add character and habitat diversity, while the remaining native rangeland provides the elbow room and open setting that define the offering. Rock Creek 40 is well-positioned for a buyer seeking a potential homesite and uncovenanted acreage near one of northern Wyoming’s most desirable communities.

Rock Creek 40, as previously described herein, is offered at $575,000.00.

The Conditions of the Sale are as follows:

1. All Prospective Buyers must demonstrate to the satisfaction of the Seller’s absolute financial capability to purchase the Property prior to scheduling an inspection of the Property.
2. Earnest money deposit in the amount of 5.00% of the Purchaser’s offering price will be due within 5 business days of a fully executed contract.
3. Earnest money deposits will be held in escrow by First American Title Insurance Company of Wyoming in Buffalo.
4. The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at the Buyer’s expense. Title to the real property will be conveyed by a warranty deed.
5. All of the water rights controlled by the Property will be transferred to the Buyer at Closing.
6. All of the mineral rights appurtenant to the Property and currently owned by the Seller will be transferred at Closing.
7. Buyers’ Brokers are welcome and invited to contact listing broker Scott Williams of Swan Land Company for information regarding Cooperation Policies.

TERMS OF INSPECTION

The Sellers reserve the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code.  The Buyer will not be required to incur any additional expenses or step into the chain of title on any property that the Seller may acquire.

This entire Offering is subject to errors, omissions, prior sale, change, or withdrawal without notice.  Information provided herein is intended only as general guidelines and has been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers, the Listing Brokers, or Swan Land Company.  Prospective Buyers should verify all information to their sole and complete satisfaction.

The Seller is selling Rock Creek 40 in an “as is” condition. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for orientation purposes only. The accuracy of the maps and information portrayed thereon is not guaranteed or warranted.