Rock Creek Meadows

Located approximately five miles from Buffalo, its close proximity to town makes the property practical for frequent weekend use, a seasonal retreat, or a long-term family holding. With convenient year-round access, 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 only 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:

240± DEEDED ACRES

125± Acres of Sub-Irrigated Pasture
16± Acres of River and Riparian
99± Acres of Native Rangeland

Rock Creek Meadows features approximately 0.59 miles of Rock Creek winding through the property. Mature cottonwood trees line portions of the creek corridor, adding visual character, shade, and valuable riparian habitat. Beyond the creek bottom, the surrounding acreage provides a pleasing mix of open ground, natural cover, and varied terrain well suited for wildlife, recreation, livestock, and horses.

Approximately 125± acres in the northern portion of the property are sub-irrigated, enhancing forage production and providing useful grazing potential for livestock or horses.

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.

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.

Rock Creek Meadows offers quality whitetail deer and turkey hunting together with pheasant habitat, providing an attractive blend of big-game and upland-bird recreation on a manageable acreage. Rock Creek supplies water, cover, and a natural travel corridor for wildlife, while the surrounding open ground and riparian cover add habitat diversity.

Approximately 0.59 miles of Rock Creek provide private, on-property fishing opportunities and an inviting setting for quiet time along the water. Whether enjoyed for fishing, wildlife watching, or simply the shade and scenery of the cottonwood-lined banks, the creek gives the ranch a recreational dimension uncommon this close to Buffalo.

The nearby Big Horn Mountains greatly expand the recreational offering, with extensive opportunities for hiking, horseback riding, hunting, fishing, camping, and scenic exploration throughout the year.

IMPROVEMENTS

Three historic buildings associated with the property’s early homestead era remain on the property, lending a sense of western history and authenticity to the setting. These structures have limited functional value.

UTILITIES & SERVICES

Overhead two-phase electric lines are located on the property. Three-phase electricity runs along the southern edge of the property.

REAL ESTATE TAXES

The 2026 real estate taxes are $425.19.

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:

1. 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.
2. Low Property Taxes: The state has relatively low property tax rates compared to the national average, making it more affordable for homeowners and businesses.
3. No Corporate Income Tax: Wyoming does not impose a corporate income tax, which can be beneficial for businesses looking to minimize their tax liabilities.
4. 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.
5. 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.
6. 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 along Rock Creek just five miles from Buffalo, this 240± deeded acre property offers an uncommon combination of private live water, wildlife habitat, sporting opportunities, productive sub-irrigated ground, and convenient year-round access.

With approximately 0.59 miles of Rock Creek, quality whitetail deer and turkey hunting, fishing opportunities, and pheasant habitat, Rock Creek Meadows is well positioned for a buyer seeking a readily accessible recreational retreat, sporting property, or legacy holding near one of northern Wyoming’s most desirable communities.

Rock Creek Meadows, as previously described herein, is offered at $3,250,000.00.

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, 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 Meadows 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.