For SaleMLS® 10032206
1 Trout Ranch Rd
4.52 Acres • Cody, Wyoming
Offered At
$1,500,000
Property details
This Business & Building commercial sale lists the operating campground business and the real estate together at $1,500,000. The property is located in Cody, Wyoming (Park County), built in 2005, on 4.52 acres with 880 square feet of building area. The sale transfers both the operating business and the underlying real estate.
The business
- Business name: Cody Trout Ranch Camp, LLC
- Business type: Campground
- Operating since: 2010
- Equipment and fixtures included in sale
- Inventory list available on request
- Licenses and permits required (see AR_Miscellaneous disclosure; details available through listing agent)
- The frontage land where the tipis and sheep wagons are located is leased; the lease agreement is available to qualified buyers upon request with a fully executed NDA in place. The land lease has an expiration date of December 31, 2027.
- Profit & loss / cash flow documentation available on request
- Seller will train
Building and site
- Total building area: 880 sq ft (above grade); no basement
- Stories: 1
- Construction: Frame
- Exterior siding: Steel siding, wood siding
- Roof: Metal
- Restrooms: 1 restroom
- Commercial features: 220-volt electric, security system
- Highway frontage
- Other structures: Outbuilding, RV/boat storage, storage
- Exterior features: Fire pit, fireplace, shop
- Lot size: 4.52 acres (196,891 sq ft)
- Lot features: Highway frontage, level, recreational
- View: Canyon, hills, mountains, pond, river
- Waterfront: River access, river front
Parking and access
- Parking availability: Private
- Road surface: Gravel
- Road responsibility: Private maintained road
- Security: Security system
Utilities and systems
- Water source: Well
- Water supplier: None (private well)
- Sewer: Septic tank
- Sewer provider: None (no municipal sewer)
- Heating: Electric baseboard
- Cooling: Window unit(s)
- Electric: Rocky Mountain Power
- Natural gas: None
- Propane: Quality (tank is leased)
- Internet service available
- Utilities: Propane
Equipment and inclusions
Equipment and fixtures are included in the sale. The sale includes the campground business, inventory, website, furnishings, supplies, a portable septic tank, and a separate storage container. Irrigation equipment is also included. Exclusions: none.
Location, zoning, and tax
- Subdivision: None
- Zoning: Park County — Commercial (C)
- Possible use: Highway/Tourist Service, Investment, Recreational, Retail
- Community features: Fishing
- Tax legal description: 4.52 AC. DES. AS: A PARC. IN LOT 4 SEC. 14 BEG. AT A PT. 623.74'W. & 20' N. OF THE CLOSING CORNER OF LINES 1 & 4 OF TR. 76, THENCE N.89\*47'W. 516.26', N.13\*47'W. 92', N.63\*18'E. 369', N.20\*38'W. 333.3', N.67\*15'E. 242.3', S.20\*38'E. 319.5', S.63\*18'W. 191.47', S.30\*06'E. 321' TO POB & A PARC. BEG. AT THE SE CORNER OF LOT 4 THENCE N.89\*37'23"W. 606.0', N.00\*04'00"E. 20.00, N.89\*37'23"W. 534.71', N
- County Tax ID: R0038850
- Annual taxes: $1,641.02 (2025)
- Possession: At closing
Getting there
Head west on Wyoming Highway 120 from Cody. Continue on Highway 120 for approximately 20 miles. Turn left onto the road leading to the campground entrance. Follow the signs to Cody Trout Ranch Campground.
Listing details
- MLS#: 10032206
- Status: Active
Location
Driving DirectionsQuestions buyers ask
What is the asking price for 1 Trout Ranch Rd in Cody, WY?
The list price is $1,500,000, which includes both the operating campground business and the underlying real estate.What exactly is included in the sale of Cody Trout Ranch Camp, LLC?
The sale includes the campground business, equipment and fixtures, inventory, website, furnishings, supplies, a portable septic tank, a separate storage container, and irrigation equipment.Is there a land lease associated with 1 Trout Ranch Rd?
Yes. The frontage land where the tipis and sheep wagons are located is leased, and that lease expires December 31, 2027. The full lease agreement is available to qualified buyers upon request with a fully executed NDA in place.How large is the lot and building at 1 Trout Ranch Rd?
The lot is 4.52 acres (196,891 sq ft) and the building is 880 square feet above grade with no basement.What is the zoning at 1 Trout Ranch Rd, and what uses are permitted?
The property is zoned Park County Commercial (C). Listed possible uses include Highway/Tourist Service, Investment, Recreational, and Retail.What utilities serve the property at 1 Trout Ranch Rd?
Water comes from a private well, sewer is handled by a septic tank, electricity is provided by Rocky Mountain Power, and propane is supplied by Quality on a leased tank. Internet service is also available.What are the annual property taxes for 1 Trout Ranch Rd?
Annual taxes are $1,641.02 based on the 2025 tax year. The county tax ID is R0038850.When was the campground business established, and when was the building constructed?
The building was constructed in 2005 and the campground business, Cody Trout Ranch Camp, LLC, has been operating since 2010.Does the seller offer any transition support to a new owner?
Yes. The seller will train the new owner, and profit and loss and cash flow documentation are available on request.What waterfront and view features does 1 Trout Ranch Rd offer?
The property has river frontage and river access, and views include canyon, hills, mountains, a pond, and a river.How do I schedule a walkthrough or due diligence visit for 1 Trout Ranch Rd?
Contact listing agent Kim Skoric at (970) 290-0824 to arrange a showing or begin the due diligence process.
Mortgage estimate
Mortgage estimate
$8,151/ mo
Estimated total payment
Down payment
$300,000
Term
Interest rate
Federal Reserve · Jun 25, 2026
Loan amount
$1,200,000
Estimate only. Actual rates, fees, and qualification depend on your lender, credit, and loan program. Insurance estimated at 0.35%/yr; verify with a Wyoming insurance agent.
Listing information is deemed reliable but not guaranteed. Last updated .