# Richard Realty — Full Content Northwest Wyoming real estate brokerage serving Park County, Big Horn County, Washakie County, Hot Springs County, Fremont County since 2017. 24 local REALTORS®, 1,425 closed transactions, $566M cumulative production volume. Broker-Owner: Scott H. Richard (Wyoming License RE-13371). HQ: 1239 Rumsey Ave., Cody, WY. Phone: (307) 586-5440. ## Offices ### Cody 1239 Rumsey Ave., Cody, WY — (307) 586-5440 https://richardrealty.com/offices/cody ### Greybull 400 North 6th St., Suite 1, Greybull, WY — (307) 586-5440 https://richardrealty.com/offices/greybull ### Worland 1018 Bighorn Ave., Suite A, Worland, WY — (307) 586-5440 https://richardrealty.com/offices/worland ## Our REALTORS® ### Scott Richard — Broker / Owner Cody / Powell · https://richardrealty.com/agents/scott-richard Scott Richard is the Broker and Owner of Richard Realty, where he combines deep Northwest Wyoming market knowledge with an innovation-driven approach uncommon in rural real estate. A fifth-generation Cody native and third-generation REALTOR®, Scott came to real estate from a background in multimedia, marketing, and computer animation, bringing with him a storytelling mindset and an early belief that technology could transform how people experience property. He approaches real estate through the lens of where the industry is going, not only where it has been. That perspective has made him a recognized voice in the profession beyond his own transactions. Scott has written for the National Association of REALTORS® on technology in real estate, teaches continuing education to agents, has testified before the Wyoming Legislature on housing and property rights, and has held leadership roles at the local, state, and national levels, including national leadership on emerging business and technology. He brings those insights back to how Richard Realty serves clients and agents at home. Closer to the ground, Scott's roots run five generations deep in Park County. He knows Cody, Powell, and the surrounding Northwest Wyoming markets the way someone does who grew up in them, from in-town neighborhoods to ranch, recreational, land, and investment property throughout Park, Big Horn, Washakie, Hot Springs, and Fremont counties. For clients, that means guidance built on lived experience, local perspective, and stories that do not exist on the internet. His approach is straightforward: ask good questions, explain the decisions that carry real consequences, and help people move forward with confidence. The technology, credentials, and leadership experience support that mission, not the other way around. Real estate has always been, and still is, about people. ### Bev Richard — Broker Associate Cody / Powell · https://richardrealty.com/agents/bev-richard In 1976, after traveling extensively from coast to coast while working for UAL, Bev had a calling for clean air, blue sky, friendly people, and a special quality of life. She found it all and is living her dream in Cody, WY! Married to a man with deep family roots in Cody (dating back to the days of Buffalo Bill) their 3 grandsons are 6th generation. Bev Richard has been a Trusted Name in real estate for more than 37 years. She still loves the business and finds joy in helping others make their dreams come true. Bev knows the area, the people, and the real estate market. She’s a Certified Residential Specialist and horse property specialist who's sold over $100 million dollars throughout her career. When you meet Bev, her warm, friendly smile and genuine western hospitality will make you feel right at home. Let Bev put her extensive knowledge and expertise to work for you! ### Pia Trotter — Broker Associate Cody / Powell · https://richardrealty.com/agents/pia-trotter Pia Trotter grew up in Bern, Switzerland, where she built a career in travel and hospitality, including years as a Swissair flight attendant. Her connection to Wyoming began in 1989 with a visit to the Crossed Sabres Ranch on Cody's North Fork, near the east gate of Yellowstone; she returned years later to work there, met her husband, and relocated to Wyoming for good in 2002. As a fellow transplant who fell in love with the area, Pia understands firsthand both the excitement and the challenges that come with a move like this, and the importance of finding not just a home but the right community. Pia became a licensed REALTOR® in 2015, and she has built her reputation on client education and lasting relationships. She gives buyers and sellers real homework, pointing them to courthouse records, the county assessor, BLM offices, water districts, and HOAs so they get first-hand information straight from the source and understand every decision fully. She especially enjoys guiding first-time homebuyers and clients navigating a downsize or relocation, and she treats integrity as the foundation of her work. Beyond her transactions, Pia serves on the Realtors for Kids committee, which provides financial assistance to families across the Big Horn Basin and has partnered with Sleep in Heavenly Peace to build beds for local children in need. Whether you are moving across the country or across town, Pia would be honored to help you find your place in this corner of Wyoming. ### Matt Wanner — Broker Associate Cody / Powell · https://richardrealty.com/agents/matt-wanner Matt Wanner came to Cody in 2009 after graduating from the University of Wisconsin-Madison, and he never left. For eight years he worked as a wildland firefighter in Cody and with the Wyoming Hotshots in Greybull, work that took him to nearly every state in the West. He has seen a lot of beautiful country, but he found something truly special in his adopted community. For anyone who loves river rafting, rock climbing, hunting, fishing, or simply being outdoors, Matt believes Cody is hard to beat, a place where the rich history of the West sits alongside a vibrant arts, music, and dining scene. The community has been good to him, and he welcomes the chance to answer questions and help buyers and sellers find their place in it. ### Theresa Donley — Broker Associate Cody / Powell · https://richardrealty.com/agents/theresa-donley Theresa Donley has been a licensed, full-time REALTOR® since 1980, beginning her career in Miami, Florida. In 1994 her family moved to Cody and opened the first RE/MAX office in Northwest Wyoming. Over her career she has worked extensively in investment real estate and 1031 tax-deferred exchanges, though her true passion is residential real estate in every price range. Theresa is a member of the National Association of REALTORS®, the Wyoming Association of REALTORS®, and the Northwest Wyoming Board of REALTORS®, and she holds the Certified Residential Specialist (CRS) and Graduate, REALTOR® Institute (GRI) designations. She previously served as Secretary of the Cody Country Chamber of Commerce, currently sits on the Board of Directors of the Olive Glenn Golf & Country Club, and is actively involved with the Buffalo Bill Center of the West and committees serving Cody, Park County, and the Big Horn Basin. For Theresa, Cody's quality of life, affordable real estate, and tax-friendly environment make it a rewarding place to call home, and she looks forward to helping more buyers and sellers discover it. ### Brittania McNair — Broker Associate Cody / Powell · https://richardrealty.com/agents/brittania-mcnair Brittania McNair is a Wyoming native who grew up with a farm-and-ranch background. She lived in Wyoming until she was 18, then left for Bozeman, Montana, where she earned a bachelor's degree in sociology before setting off to explore more of the country. In 2013 she returned home, having decided there is nothing quite like the Wyoming countryside. Over the years Brittania gravitated toward customer-service and sales roles and spent time in postal management before choosing a career in real estate, where her social, people-first background fits naturally. She brings that same enthusiasm to helping buyers and sellers across the Cody area. ### Kim Skoric — Sales Associate Cody / Powell · https://richardrealty.com/agents/kim-skoric Often it takes leaving to fully appreciate coming home. A third-generation Wyoming native, Kim Skoric attended the University of Wyoming, where she met her husband, Todd Skoric. Three decades in the high school English classroom gave her experience that carried naturally into real estate, where she earned a Rookie REALTOR® of the Year nomination in Colorado. Both fields call for honesty, integrity, knowledge, and communication, the traits Kim relies on to help clients find a place they can call home. Even while living in Colorado, Wyoming was always home for Kim; her license plate there read “Wyoites.” When it came time for college, all three of her children chose the University of Wyoming. One is a Naval Officer and Nuclear Engineer, the second coordinates the UW Food Pantry in Laramie, and the third is set to join his oldest brother as a Navy Engineering Officer. As their mother and a member of the UW Alumni Association and the Cowboy Joe Club, and a former member of the Chi Omega sorority’s Psi Delta Chapter, Kim keeps the family’s Wyoming traditions going. Kim’s roots run deep: her father was born and raised in Thermopolis, she grew up in Green River, and she has family in Rock Springs, Lander, Casper, McKinnon, Thermopolis, and Laramie, proof that in Wyoming everyone is just one degree of separation apart. In Cody, she takes an active role in the Cody Soroptimists and Christ Episcopal Church and works as a substitute teacher for Park 6 School District, and she fills her free time with skiing, sailing, four-wheeling, and hiking. ### Jacob Liebert — Sales Associate Cody / Powell · https://richardrealty.com/agents/jacob-liebert More than 25 years ago, Jacob Liebert fell in love with Northwest Wyoming on a family visit up the South Fork outside Cody, and from that moment he knew he would one day call Cody home. Drawn by John Muir's line, “The mountains are calling, and I must go,” he left South Louisiana, where he grew up, for the small-town, mountain lifestyle of the West. As a REALTOR® with Richard Realty, Jacob is straightforward and honest, and he focuses on building lasting relationships. Whether a client has lived in Cody their whole life or is answering the call of the mountains for the first time, he enjoys helping them find their own piece of the Wyoming landscape. ### Dana Simmons — Broker Associate Cody / Powell · https://richardrealty.com/agents/dana-simmons Dana Simmons and her husband, Nate, relocated to Cody from Eastern Oregon and felt at home in Wyoming almost the moment they arrived. Dana grew up around farming and ranching and had worked on a guest ranch as a wrangler before finding her niche in real estate, a natural fit for her outgoing personality, her love of people, and the work ethic her clients count on. Over her career Dana has worked across nearly every corner of the market: ranch, residential, vacant land, commercial, buyer relocation, and vacation and recreational properties. She enjoys residential sales, but her heart is in ranch and recreational land, the kind of Wyoming property she knows firsthand. Hard-working and enthusiastic, she loves working with a wide range of personalities and meeting each buyer's and seller's needs on their own terms. Outside of work, Dana and Nate live the Wyoming outdoor life with their two boys: fly-fishing the state's rivers and streams, big-game and bird hunting, backpacking, trail running, mountain biking, and working cows with the neighbors. When she's not showing property, you might find her refinishing an old piece of furniture or out chasing the mountains she loves. Whatever piece of Wyoming you're looking for, Dana would love to help you come home to Cody. ### Janet Kempner — Sales Associate Cody / Powell · https://richardrealty.com/agents/janet-kempner A lifetime of real estate experience followed Janet to Cody from Connecticut. After raising her family she bought a pickup truck and drove west. She is living her dream surrounded by exquisite natural beauty, and warm, friendly people. Janet is proud to call Cody her home. Real estate has been a central part of Janet's life starting as a child in her father’s real estate office. After college she worked for years in New York City, marketing new construction projects. In Connecticut she was a top salesperson in her town of Westport, Connecticut. Now, here in Cody, Janet is a developer and property owner to several investment properties and is on a daily quest of knowing the market place inside and out. Janet brings experience and a light hearted attitude to the process all the while keeping you as the priority! Working with Buyers and Sellers is her true passion. ### Janet Schock — Broker Associate Cody / Powell · https://richardrealty.com/agents/janet-schock Janet Schock is an experienced REALTOR® who has helped individuals, couples, and families across the Cody area meet their real estate goals for more than thirty years. Tenacious and detail-driven, she has developed the skills to navigate difficult situations and keeps her schedule flexible to fit her clients' lives. Janet holds herself to a strict code of fairness and honesty and pairs years of accumulated market knowledge with a caring, hard-working approach. Whether buying or selling, her clients can count on steady guidance from the first conversation through closing. ### Apryl Poulsen — Sales Associate Cody / Powell · https://richardrealty.com/agents/apryl-poulsen Born and raised in Cody, Wyoming, Apryl Poulsen has a deep appreciation for the beauty and character of the region. She holds a bachelor's degree in business management and finance and began her career in the lending industry, helping businesses reach their financial goals. Buying her own first home drew her toward real estate. Apryl brought that finance and management background with her into real estate, where she now manages 30 rental properties and is known for listening closely and putting her negotiating skills to work for her clients. Her knowledge of the Cody market, paired with a lifetime spent in the area, lets her guide renters, buyers, sellers, and investors through every kind of transaction. ### Jaime Schubert — Sales Associate Cody / Powell · https://richardrealty.com/agents/jaime-schubert ### Holly Patrick — Broker Associate Cody / Powell · https://richardrealty.com/agents/holly-patrick Holly Patrick is a REALTOR® and Certified Home Staging Expert® at Richard Realty, serving the Cody area. She is also the owner of Southfork Staging and Consultation, where she helps sellers prepare and present their homes to show at their best. ### Barbara Dicks — Broker Associate Cody / Powell · https://richardrealty.com/agents/barbara-dicks Barbara Dicks is a 4th generation Wyoming native. She has been a licensed REALTOR® for over two decades. Barb is a problem solver, hard working, honest, professional who knows exactly how to get the job done. Making sure her clients are always the number 1 priority. Whether buying or selling property Barb would love to get to work for you. Utilizing her expertise in real estate to make sure your transactions are rewarding and as smooth as possible. ### Larry Snyder — Broker Associate Greybull / Shell · https://richardrealty.com/agents/larry-snyder Larry Snyder is a REALTOR® with a background in residential and investment real estate across Wyoming's Big Horn Basin. A fourth-generation Wyoming native, he was born in the building now known as Three Rivers Health and spent his early career as a firefighter and paramedic with the Annapolis, Maryland Fire Department, where he met his wife, Dawn. When he retired, the two moved back to his home state and settled in Shell. Since 2021, Larry has helped clients buy and sell across Greybull, Shell, Powell, Lovell, and Basin, working with first-time buyers and with investors weighing strategic property purchases. What sets him apart is a genuine interest in people: he takes time to understand each client's goals, then pairs deep local knowledge with steady negotiation and problem-solving so the process stays clear from the first conversation to closing. Larry and Dawn run their real estate practice as a team, drawn to the chance to guide family, friends, and neighbors through a complex process. When they aren't working, they're often in the mountains, where Larry is happy to point out the best views. ### Dawn Snyder — Sales Associate Greybull / Shell · https://richardrealty.com/agents/dawn-snyder Dawn Snyder is a REALTOR® and property manager serving Wyoming's Big Horn Basin. She moved to the area with her husband, Larry, a fourth-generation Wyoming native, after meeting him while he was finishing a career as a firefighter and paramedic with the Annapolis, Maryland Fire Department; when he retired, they settled in Shell, where Dawn is often out in the mountains with her camera for nature photography. Since 2021, Dawn has guided buyers and sellers across Greybull, Basin, Shell, and Lovell, spending much of her time helping buyers through the search and the close with honesty, clear communication, and attention to detail. She also offers property management, where she is dependable, organized, and responsive, helping owners protect and make the most of their investments while keeping the experience professional for tenants. Her connection to the community keeps her close to local neighborhoods, businesses, and market trends, so she can give clients real, current insight. Whether you're buying your first home, selling a property, looking for an investment, or in need of reliable property management, Dawn is dedicated to making the process smooth and successful. ### Linda Knutson — Sales Associate Greybull / Shell · https://richardrealty.com/agents/linda-knutson Meet Linda, after a road trip to Yellowstone National Park, Linda fell in love with the area and knew one day she would call Wyoming home. Her and her husband Gary found their dream home in Wyoming, that they share with their cat Disco and dog Nova. The natural beauty and outdoor adventures that Wyoming has to offer, such as Yellowstone National Park and the Big Horn Canyon, make it an ideal place for exploration and relaxation. Once here Linda decided to make a career change from the medical and dental field to becoming a REALTOR®. The pair started a local handyman company, Handy in the Bighorns, LLC. adding another dimension to their entrepreneurial endeavors. Wyoming is known for its tight-knit communities and friendly residents, so it's no surprise that she found everyone to be accommodating and welcoming. It's a place where neighbors support each other and share a strong sense of community. ### Jasmin Hayner — Sales Associate Greybull / Shell · https://richardrealty.com/agents/jasmin-hayner Jasmin Hayner grew up across the western states, cowboying alongside her dad. She moved to the Big Horn Basin a few years ago and quickly fell in love with the area. A lifelong love of seeing different homes and ranches drew her into real estate, where she enjoys helping clients find the place that fits them. Jasmin is glad to be part of the Richard Realty team and brings genuine enthusiasm to working with buyers and sellers across the Greybull and Shell area of Big Horn County. ### Ann Brock — Broker Associate Worland / Ten Sleep · https://richardrealty.com/agents/ann-brock Ann could be considered an expert on everything Wyoming, being a fifth-generation native who has lived her entire life within the state’s borders. Having grown up in a ranching home at the base of the Big Horn Mountains in Kaycee before her recent move to Ten Sleep, she understands the numerous and intangible benefits of life in Wyoming, and more specifically, the Big Horn Basin. The milder weather, beautiful views and proximity to multiple day-trip destinations are what have drawn her to the area, and the Basin lifestyle is one she looks forward to living for years to come. Ann has spent her life working in various industries including oil & gas, transportation & construction, ranching, customer service, and non-profit. Following her move to the Big Horn Basin, she began her career in real estate as a brokerage office manager, which she enjoyed fully and eventually resulted in her decision to become a licensed REALTOR®. When she is not working Ann enjoys road trips, music festivals, leatherworking, and refinishing furniture. Having a straight-forward and honest approach to everything in life is something Ann is known for and her clients will benefit from her willingness to listen to their needs to find their most perfect real estate fit. Ann’s partnership with Richard Realty brings a fresh new approach to real estate marketing and sales in Worland and the surrounding communities. Not quite ready to buy or sell, but curious about life in the Big Horn Basin, sales and buying techniques, or just current real estate “buzz”? Don’t waste any time, reach out now. ### Amy Baugh — Sales Associate Worland / Ten Sleep · https://richardrealty.com/agents/amy-baugh Amy Baugh was born and raised in Worland, Wyoming, and is a Wyoming native through and through. She loves riding horses and spending time outdoors, and she and her husband, who owns a local diesel mechanic shop, are active supporters of their community through events and fundraising. Amy has volunteered with the 4-H clubs since 2005, and the couple stays busy raising their three boys. Knowing firsthand how much the right home shapes everyday life, Amy makes it her mission to help buyers find a place that fits their lifestyle. She brings energy and deep local roots to every transaction across Worland and the surrounding Washakie County area. ### Jordan Salzman — Sales Associate Worland / Ten Sleep · https://richardrealty.com/agents/jordan-salzman Jordan Salzman was born and raised in the Big Horn Basin, growing up on a farm outside Worland. Wyoming has always been home for Jordan, especially the Basin, and that lifelong connection gives him an extensive knowledge of the area that makes him a genuine resource for anyone looking to live here. Ambitious and wide-ranging in his interests, Jordan spent ten years as a lead wireline operator in the oilfield before turning entrepreneur. Today he owns two Worland businesses: Spartan Arms, a Wyoming rifle manufacturing company, and the Armory Carwash. An entrepreneur at heart, he has always been drawn to real estate, and he brings that same drive to helping buyers and sellers across the Basin. An avid outdoorsman, Jordan loves hunting, camping, and riding his horses in the Bighorn Mountains with his wife, Cara. Most of all, he enjoys helping people achieve their goals and dreams by sharing his pride for the place the natives call “WyHOMEing.” If you have any questions about the area, don’t hesitate to reach out. ### Kate Decker — Sales Associate Worland / Ten Sleep · https://richardrealty.com/agents/kate-decker Kate Decker brings the perspective of a long-time educator to real estate. She taught for more than 15 years as a high school and middle school teacher, and she approaches buying and selling the same way she approached the classroom: with straight answers and real guidance. With a purchase as significant as a home, she believes clients deserve to work with someone who is honest, organized, and focused on their best interests. A natural learner, Kate keeps her clients informed at every step, from financing and inspections to offers and closing, so they can make confident decisions. She is also deeply involved in serving her community, particularly local veterans, having built projects that connect students with veterans both in her classroom and through organizations across the state. Away from work, Kate is often out exploring Wyoming on her motorcycle or spending time with family. That independent, grounded, slightly adventurous outlook carries into her work, which she sees less as a sales pitch and more as helping people navigate the road home. ### Cindy Herman — Sales Associate Lander / Riverton · https://richardrealty.com/agents/cindy-herman Cindy Herman came to real estate after a 14-year career in health care, and she carries that people-first instinct into every transaction. For Cindy, both fields come down to the same thing: building genuine connections and helping people through an important decision. She works with buyers and sellers at every stage, and aims to make the process feel smooth and low-stress from the first conversation to closing. Cindy serves clients across the Lander and Riverton area of Fremont County. ## Communities ### Park County The East Gate to Yellowstone. Cody, Powell, and Meeteetse anchor a county defined by ranches, the Shoshone River corridor, and proximity to one of the world's most iconic national parks. #### Cody, Wyoming https://richardrealty.com/communities/park-county/cody Known for: Yellowstone gateway, Buffalo Bill Center of the West, Ranch and acreage market. Cody is the kind of Western town that lands differently for everyone who comes through it. Some people visit for a long weekend, fall for the mountains, the pace, and the small-town quality of life, and start calling a REALTOR® before they leave town. Others spend their first winter here and realize the wind, the isolation, or the occasional sub-zero stretch rolling in behind an arctic front isn't what they signed up for. Cody isn't trying to be the right fit for everyone, and that's part of what makes it worth understanding before buying here. What most relocating buyers actually want to know is what life looks like once the vacation ends. How is the town laid out for full-time residents? What drives housing prices so far above neighboring Wyoming communities? How remote does Cody really feel day to day? Is it easy to fly in and out of? And what are the tradeoffs nobody puts in the polished relocation packet from the Chamber of Commerce? Cody sits at just under 5,000 feet in the Bighorn Basin, the county seat of Park County, with a real estate market that spans in-town residential, working ranch corridors, recreational property along the Yellowstone gateway, and rural acreage stretching into several distinct valley systems. **Living in Cody, Wyoming** Daily life in Cody organizes itself around a compact historic core and a landscape that is never far from view. Sheridan Avenue is the heartbeat of downtown, with the post office, the hardware store, restaurants, and most of what residents need within a short drive. Heart Mountain sits to the northeast, visible from a wide swath of town, and serves as an easy landmark for getting oriented. The residential plateau north of downtown catches views across to Cedar Mountain and the Absarokas, and residents there tend to notice the weather coming before anyone in the lower streets does. Seasons here are not subtle. Winter means cold, dry air and roads that demand attention, particularly on the North Fork Highway heading west. Summer changes the energy of the town completely. The Cody Nite Rodeo runs every evening from June through August at the rodeo grounds, and the Cody Stampede over the Fourth of July week draws visitors from across the region. Residents who have been here a few years learn to plan around the summer traffic on U.S. 14/16/20 and to take advantage of the quieter shoulder seasons. Late September into October, the cottonwoods along the Shoshone turn gold and the crowds thin out, and many locals call that stretch the best time of year to be here. **Lifestyle and Amenities in Cody, Wyoming** Most of what residents need on a regular basis is met in town. Cody Regional Health is the primary medical facility serving Park County, with emergency care, surgery, and a full range of outpatient services. For specialty care that isn't available locally, residents typically make the drive to Billings, a factor worth weighing in any read on local healthcare access. Grocery, pharmacy, and general retail are all in town, and most household errands get handled without leaving the county. Buffalo Bill State Park surrounds Buffalo Bill Reservoir just west of town, drawing anglers, boaters, and paddlers through the warmer months. The South Fork and North Fork Shoshone valleys open up extensive public-land access through Shoshone National Forest and BLM parcels, and Yellowstone National Park's East Entrance sits roughly 52 miles west via U.S. 14/16/20. For residents positioned near the right trailhead, hiking, fishing, and hunting are available on a Tuesday afternoon, not just on weekends. The Buffalo Bill Center of the West houses five museums under one roof, including the Cody Firearms Museum and the Plains Indian Museum, and functions as a year-round civic anchor for the region. Old Trail Town, near the rodeo grounds, preserves historic Western structures in a walkable outdoor setting. Both are places residents take visiting friends and family. **Location and Regional Access** Cody occupies the western edge of the Bighorn Basin, where the basin meets the foothills of the Absaroka Range, with Yellowstone National Park to the west and open basin stretching east and north. The North Fork Highway, running west out of town as U.S. 14/16/20, is the route most residents associate with going to Yellowstone, fly-fishing the Shoshone, or heading into Shoshone National Forest. Going the other directions: Wyoming 120 runs south to Meeteetse and Thermopolis and north to the Montana state line, Wyoming 291 serves the South Fork ranching corridor southwest of town, and U.S. 14A runs northeast to Powell. Powell is about 25 miles to the northeast via U.S. 14A, and Billings, the nearest large regional city, is approximately 100 miles north. For a town this size, regional air access is better than most buyers expect. Yellowstone Regional Airport (COD) sits about two miles southeast of downtown Cody and offers year-round commercial service to Denver via United Express. In recent summers United has also run a seasonal non-stop between Chicago O'Hare International Airport (ORD) and Yellowstone Regional Airport (COD); the seasonal route and its schedule vary from year to year. That summer access is genuinely useful for owners who travel regularly. The year-round route network is limited, though, which means residents who need consistent connections or a broader range of destinations typically drive to Billings to access a larger airport. It's a small airport, but it's a real airport, and the free parking is one of those things locals appreciate more over time. Cody supports a full-time residential life and strong recreational access, but it is a remote market, and the logistics of that remoteness are real. **A few tradeoffs worth mentioning** Cody isn't cheap. Homes here run well above what comparable houses cost an hour east in basin towns like Worland or Greybull, and that price gap is driven by scenery, recreation, Yellowstone access, and lifestyle demand. Buyers coming from lower-cost Wyoming communities sometimes find the difference jarring. The wind, especially in winter, can catch people off guard who haven't lived in a basin climate before. Most locals would still take it over tornadoes or city traffic, but it is a factor worth understanding before making the move. Specialty medical care typically means a drive to Billings. The Chicago route is genuinely useful in summer, but it is not a year-round option. The people who tend to love Cody are usually the ones who moved here for exactly what it already is. The people who struggle most are often the ones expecting a small Western town to function like the larger city they left behind. **What the Cody market actually trades** The headline numbers are in the stats above. What those numbers don't show is what kind of property actually changes hands here. Residential sales here are dominated by single-family homes, with townhouses as the second-largest segment, and condos, manufactured homes, and duplexes appearing in smaller numbers. For buyers seeking anything other than a single-family home in Cody, inventory at any given time is significantly tighter than the headline count suggests, and patience usually pays off. What the headline numbers don't show is a negotiating dynamic that tends to hold whatever the month: with property types spread across in-town homes, view lots, ranch acreage, and recreational cabins, inventory in any single niche is thinner than the total count suggests, and buyers willing to wait for the right property usually find meaningful room to negotiate. The current pace, including active inventory, months of supply, and days on market, is in the live summary at the top of this page. **Why Homebuyers Look at Cody, Wyoming Real Estate** The property spectrum in Cody, Wyoming real estate is wider than the town's population might suggest, and understanding where a property sits within that spectrum is the first decision a buyer needs to make. Downtown Cody and the surrounding in-town residential areas offer conventional lot development close to Sheridan Avenue, Cody Regional Health, schools, and retail. Owners here trade acreage and distance for walkability and proximity to services. The tradeoff is straightforward. The elevated residential plateau north of downtown offers view-oriented lots with sightlines toward Heart Mountain, Cedar Mountain, and the Absarokas. Properties there are still within easy reach of town but carry a different character: more sky, more wind, more visual separation from the commercial core. The South Fork corridor, running southwest of town along Wyoming 291, is the area's primary ranch and acreage corridor. Larger parcels, working ranches, and rural residential properties define this sub-market, with BLM land along the South Fork Shoshone River accessible nearby. Owners here are buying into a working-land context, not a recreational cabin setting. The Wapiti Valley and North Fork corridor, running west along U.S. 14/16/20 toward Yellowstone, is dominated by recreational property: cabins, seasonal retreats, and properties oriented toward Shoshone National Forest access and proximity to the park. This is not a commuter corridor. It is a recreational one, and buyers there are typically prioritizing that access above all else. The Heart Mountain area to the northeast and Sage Creek to the southeast represent rural acreage settings with open views and lower density, positioned outside the main valley corridors and generally farther from town services. Buyers looking at Cody, Wyoming homes for sale are ultimately choosing between the convenience of the in-town grid, the working-land character of the South Fork, and the recreational orientation of the North Fork. Each is anchored to a different piece of the landscape surrounding this basin city at the edge of the Absarokas. - **Is Cody a good place to live year-round?** Yes — Cody has a stable year-round economy anchored by tourism, healthcare, education, and a strong small-business community. Winters are cold but drier and sunnier than most people expect, and summers are dramatic with quick access to Yellowstone. The population is around 10,000, with a real downtown and most amenities you'd want. - **How close is Cody to Yellowstone National Park?** Cody is 52 miles from Yellowstone's east entrance via the North Fork Highway (US 14/16/20). The drive itself is one of the most scenic in America. From central Cody, you can be inside Yellowstone in roughly an hour during the open season. - **What are the main neighborhoods or areas to consider in Cody?** Downtown and the historic core, the bench (residential plateau with mountain views), the South Fork corridor (premier ranch and acreage), the North Fork toward Yellowstone, and the highway corridors heading toward Powell. Each has a distinct character, price point, and lifestyle — your REALTOR® will help match what you're looking for. - **What's the property tax situation in Cody and Park County?** Wyoming has no state income tax, and Park County's effective property tax rates are among the lowest in the United States. Owner-occupied residential property is assessed at 9.5% of fair market value, and the mill levy in Cody runs around 70 mills — meaning a $500,000 home pays roughly $3,300/year in property tax. We can run the exact numbers on any specific property. - **Is Cody a good market for a second home or vacation property?** Cody is one of the strongest second-home and recreational markets in the Mountain West, driven by Yellowstone proximity, the Buffalo Bill Center of the West, and the broader western Wyoming lifestyle. Inventory is competitive — well-priced second-home properties move quickly, especially on the South Fork and along the Yellowstone corridor. #### Powell, Wyoming https://richardrealty.com/communities/park-county/powell Known for: Northwest College, Heart Mountain, Agricultural community. Powell is a small Wyoming town that knows what it is and doesn't try to be anything else. Some people visit, fall for the quiet streets, the irrigated fields stretching out in every direction, and the steady rhythm of an ag-and-college community, and start calling a REALTOR® before the week is out. Others find the pace too slow or the inventory too tight and look elsewhere. Powell isn't a fit for everyone, and that's part of what makes it worth understanding before buying here. What buyers actually want to know is the texture of daily life past the visitor framing. How does the town function once it is home, not a stop? What anchors the local economy beyond agriculture? How tight is the inventory, and what kind of property actually trades? And what tradeoffs aren't in the visitor literature? Powell sits in the irrigated farmland of the Bighorn Basin, in Park County, with a real estate market that runs from in-town residential lots and historic downtown homes to surrounding agricultural acreage and a handful of ranch and recreational properties at the edges of the Shoshone Project irrigated belt. **Living in Powell, Wyoming** The town of Powell, Wyoming, was founded on May 25, 1909, when the U.S. Reclamation Service sold the first town lots. The community originated as a work camp for the Garland Division of the Shoshone Reclamation Project, an irrigation effort that brought water to the arid region. That history shows up in how the town is laid out today: a tight, walkable downtown anchored on Bent Street and Coulter Avenue, surrounded by gridded residential blocks, with irrigated farmland visible at the town edges. Heart Mountain dominates the western view, and the basin opens up flat in nearly every other direction. Powell runs on agriculture, education, and the steady rhythm of a working community. The agricultural economy of Powell, Wyoming, relies on extensive irrigation to overcome low natural rainfall, with a local University of Wyoming research center specializing in irrigation studies. The area's key agricultural products include beef cattle, sugar beets, malt barley processed at a local Briess Malt and Ingredients Co. facility, and dry beans. That economic base produces a quieter pace than the resort and recreation markets to the west, and a tighter community than visitor-driven towns of similar size tend to operate with. Residents who have been here a while talk about knowing their neighbors, the high-school football schedule organizing the town's fall, and the way summer harvests pull people back to long days that don't end at five. **Lifestyle and Amenities in Powell, Wyoming** Powell Valley Healthcare is a critical access hospital and general medical facility in Powell, Wyoming, serving the Big Horn Basin. It provides a range of inpatient and outpatient services, including a 24/7 emergency department, surgical services, family medicine, and orthopedics. Specialty care that isn't available locally typically routes through Cody Regional Health to the west, or to Billings to the north for subspecialists. Grocery, pharmacy, and general retail are all available in town, and the historic downtown commercial corridor still functions as the day-to-day core for daily errands. Northwest College in Powell has enrolled roughly 1,400 to 1,500 students in recent years. The college shapes the town's rhythm in ways that pure ag towns don't: a steady population of students, faculty, and staff; visiting events, athletic games, and performances on campus; and a mix of student rentals and faculty housing alongside the family residential market. Located between Powell and Cody, Wyoming, the Heart Mountain Interpretive Center preserves and presents the history of the Heart Mountain Relocation Center, which was one of ten camps used to incarcerate Japanese Americans during World War II. The Heart Mountain Relocation Center site is a designated National Historic Landmark. For the broader Big Horn Basin, the center stands as one of the most significant pieces of civic and historical memory in the region. **Location and Regional Access** Powell sits on the open basin floor, with Heart Mountain to the west and the Bighorn Mountains visible to the east on clear days. U.S. 14A is the main route through town, running west to Cody and continuing east through Lovell toward the Bighorn foothills. Wyoming 295 connects north toward Frannie and the Montana border. Powell is about 25 miles to the northeast via U.S. 14A from Cody, and Greybull is about 47 miles east of Powell via U.S. 14A and U.S. 14/16. Billings is roughly 85 miles north of Powell via U.S. 310 and Interstate 90, which shapes how Powell residents think about regional shopping, medical specialists, and air travel. For air travel, Yellowstone Regional Airport in Cody is the closest commercial option, about a 30-minute drive west. Residents who want more flight choices typically head north to Billings Logan International. Yellowstone National Park's East Entrance is about 75 miles southwest of Powell via U.S. 14A through Cody and the North Fork Highway. That puts Powell close enough for day trips and weekend access to the park, and far enough that the town isn't shaped by summer visitor traffic. Most residents count the absence of tourist crowds as a feature, not a gap. **A few tradeoffs worth mentioning** Powell sits at the affordable end of Park County housing, which is the reason many buyers look here in the first place. Asking prices run well below what comparable inventory commands in the nearby resort-influenced markets, where Yellowstone-driven demand pushes prices above the basin average. Inventory is tighter than buyers expect, though, and in a market this small the balance between buyers and sellers can shift quickly. Patient offers with clean terms tend to win out over aggressive lowballs, and the live market summary at the top of the page shows where the balance sits right now. Powell sits on the open basin floor, and the wind that wraps around Heart Mountain in winter catches new arrivals off guard. Most locals would still take it over tornadoes or city traffic, but the basin's wind exposure is worth factoring in. And while the amenities are real, they are more limited than larger nearby markets: a wider restaurant scene, a larger retail footprint, or subspecialty medical care typically means a short drive west to Cody or further north to Billings. The people who tend to love Powell are usually the ones who came for what it already is: a working community with a tight downtown, an active ag base, and a college that anchors the calendar. The people who struggle most are often the ones who underestimate how much regional driving the lifestyle actually involves, or who arrive expecting urban convenience to materialize at small-town distances. **What the Powell market actually trades** Numbers tell part of the picture. Past the totals, what trades in Powell skews to single-family inventory with a meaningful share of manufactured housing. Residential sales here are dominated by single-family homes, with manufactured homes as the second-largest segment. That manufactured-home presence reflects both the more affordable end of the basin's housing market and the agricultural and rural character around the town. Townhouse and condo inventory is thin, so buyers wanting attached or low-maintenance product have fewer options here than they'll find in larger nearby markets. Well-prepared offers and shorter contingency windows tend to perform better here than aggressive lowballs. The live market summary at the top of the page shows where the buyer-seller balance sits right now. **Why Homebuyers Look at Powell, Wyoming Real Estate** The Powell property spectrum is narrower than the largest nearby markets, but it covers more ground than the town's size suggests. Knowing which slice of the spectrum suits the buyer is the starting question. Downtown Powell and the surrounding gridded residential blocks offer historic and mid-century homes on standard lots, close to Bent Street, Coulter Avenue, the college, and Powell Valley Healthcare. Owners here trade acreage for walkability and proximity to the town's core services. It's the most common Powell buy and the one with the cleanest comparable-sales record. The agricultural acreage around Powell, in the irrigated fields of the Garland Division and the Willwood area, is its own sub-market. Working farms, hobby farms, and rural residential properties on irrigated parcels trade through here, with water rights and irrigation district membership as significant value factors that most buyers coming from outside the basin don't initially understand. The Heart Mountain area, the rural-acreage corridor running west of town toward the Heart Mountain Interpretive Center, is a quieter sub-market with mountain views and lower density. It attracts buyers who want some land without committing to active farming or ranching. Properties there are still within reach of town services but feel meaningfully more remote. The northeast edge of town toward Frannie and the Montana border represents some of the most affordable rural acreage in Park County, with thinner sales volume but real opportunities for buyers willing to be patient and to accept a longer drive to most services. Buyers shopping Powell, Wyoming homes are ultimately weighing the historic in-town residential core, the irrigated agricultural acreage that defines the surrounding basin, and the quieter rural edges where the town gives way to open country. Each comes with a different relationship to the ag economy and to the regional services that shape what daily life looks like once a buyer is settled in. - **How far is Powell from Cody and from Yellowstone?** Powell is 25 miles east of Cody on US Highway 14A. From Powell to Yellowstone's east entrance is roughly 75 miles via Cody and the North Fork Highway. - **What's the economy like in Powell?** Agriculture and education anchor the local economy. Sugar beets, malt barley, dry beans, and beef are the primary crops and livestock, supported by the Bureau of Reclamation's Shoshone Project irrigation. Northwest College adds a steady population of students, faculty, and visiting events. - **What is the Heart Mountain Interpretive Center?** Heart Mountain was one of ten Japanese American confinement sites operated by the federal government during World War II. The interpretive center, located between Powell and Cody, is a designated National Historic Landmark and preserves the history of the more than 14,000 people incarcerated there between 1942 and 1945. - **What kinds of property are typical in Powell?** Mostly residential homes on standard lots within the city, with surrounding agricultural acreage on the outskirts. Powell's downtown has a preserved historic core. Larger ranches and irrigated cropland are common in the surrounding Bighorn Basin. - **What's the property tax situation in Powell and Park County?** Wyoming has no state income tax, and Park County's effective property tax rates are among the lowest in the United States. Owner-occupied residential property is assessed at 9.5% of fair market value. We can run exact numbers on any specific property. #### Meeteetse, Wyoming https://richardrealty.com/communities/park-county/meeteetse Known for: Historic main street, Greybull River ranches, Mountain backdrop. Meeteetse is a small ranching town 30 miles south of Cody at the foot of the Absaroka Range. It is the kind of place that holds its history in plain sight: a wooden boardwalk along the main street, a bar that has been open continuously since 1893, and a working ranch valley that still looks substantially the way it did a hundred years ago. Buyers who land in Meeteetse are usually the ones who came looking for something specifically pre-resort and pre-vacation-economy and recognized it when they saw it. What buyers actually need to know about Meeteetse is what the small population looks like as a primary market: how the inventory works at the smaller end of the basin, what kind of property actually trades, and how the practicalities of life in a town this size shape the buying experience. Meeteetse sits in southern Park County where the Greybull River emerges from the Absaroka foothills into the Bighorn Basin. The local market runs from a tight historic in-town residential core to surrounding ranch acreage, recreational property along the Greybull River valley, and remote high-country acreage stretching west into the broader Absaroka high country. **Living in Meeteetse, Wyoming** Meeteetse's history is older than its incorporation date suggests. William McNally purchased the original town site in 1893, the post office had already been established in 1883, the town site was platted in 1896, and Meeteetse was officially incorporated as a town on August 7, 1901. That layered timeline tracks with how much of the town's frontier character is still intact today: the wooden boardwalk on the main street, the historic storefronts, and the Cowboy Bar. The Cowboy Bar in Meeteetse, Wyoming, was founded in 1893 and has been in continuous operation since, making it one of the oldest bars in the region. The establishment even remained open through Prohibition, when it also served as a post office and newspaper, with the sheriff reportedly averting his eyes from the bar. Daily life here organizes around a small downtown core, the Greybull River valley to the west, and ranching country in nearly every direction. Schools run through Park County School District No. 16. Residents who have been here a while talk about knowing every household at the post office by name, the rhythm of haying season pulling people back into long days through summer, and the way the Absaroka light shifts across the valley as the seasons turn. The town's population is small enough that newcomers learn its rhythms quickly. There is no anonymous version of life in Meeteetse. **Lifestyle and Amenities in Meeteetse, Wyoming** Healthcare and major retail route through Cody, 30 miles north on Wyoming 120. Cody Regional Health serves as the closest hospital and primary medical facility, and most household errands beyond the basics get handled on the same drive. The downtown commercial strip in Meeteetse handles the everyday: a small grocery, the post office, a couple of restaurants, and the historic Cowboy Bar. The cultural anchors that distinguish Meeteetse run deeper than the town's size suggests. Founded in 1878 by Otto Franc von Lichtenstein, the Pitchfork Ranch near Meeteetse, Wyoming, is one of the most historic working cattle ranches in the American West. Photographer Charles Belden, who lived on the ranch, documented its operations and the surrounding Western life from approximately 1914 until his departure in 1940. His images are now in the collection of the Buffalo Bill Center of the West in Cody and remain the canonical photographic record of early-twentieth-century Wyoming ranch life. The ranch is privately held and not generally open to visitors, but its operational continuity and Belden's documentary work give Meeteetse a layer of national-scale historical significance. Meeteetse is also the place where one of the most significant pieces of North American conservation history happened. On September 26, 1981, a ranch dog rediscovered a black-footed ferret near Meeteetse, Wyoming, after the species was thought to be extinct. The small wild population subsequently found was later afflicted by disease; the last 18 surviving individuals were captured by 1987 and became the foundation for a captive-breeding and reintroduction program that continues today. The Meeteetse Museums downtown include a small exhibit on the ferret discovery and the recovery effort. **Location and Regional Access** Meeteetse sits along Wyoming Highway 120, the corridor that runs north-south through southern Park County. Cody is north, and Thermopolis sits about 52 miles south of Meeteetse on Wyoming Highway 120, with Hot Springs State Park at the southern end of the drive. The Greybull River flows out of the Absaroka Range to the west, and the broader Absaroka high country opens up beyond it, holding some of the most remote terrain in the contiguous United States. The town sits about 30 miles south of Cody, putting Cody-area services within 35 to 40 minutes either direction. For air travel, Yellowstone Regional Airport (COD) in Cody is the closest commercial option, about 35 minutes north on Wyoming 120. Buyers who travel regularly typically continue to Billings Logan International for broader connections. There is no commercial service in Meeteetse itself. **A few tradeoffs worth mentioning** Meeteetse is small, and so is its for-sale inventory. At any given time only a handful of residential listings are on the market, and sales are thin enough that the numbers rarely add up to a confident month-by-month read. The small market size is the headline tradeoff for buyers: the right Meeteetse property may not be on the market when a buyer is ready to act, and patience is part of the buying strategy. When inventory does surface, the ranching context and historic-town setting tend to produce buyers who are specifically looking for what Meeteetse is and not what a more conventional Wyoming small town offers. Most household services route through Cody. Specialty medical care, broader retail, restaurants beyond the local handful, and most weekend errands typically mean a 30-mile drive north on Wyoming 120. For buyers who picked Meeteetse for its quiet, that drive is part of the appeal. For buyers who underestimated it, it is the part of the lifestyle they renegotiate first. **What the Meeteetse market actually trades** The headline numbers for Meeteetse are too thin to read as a quantitative market profile, so the texture of what actually trades matters more than the count. Properties in and around Meeteetse are dominated by working ranches and recreational acreage in the Greybull River valley and into the Absaroka foothills, with a small in-town residential core anchoring the downtown grid. Owner-financed sales and pocket-listing activity are more common at this scale than they are in Cody, and the most distinctive properties often trade outside the routine MLS flow. For buyers serious about Meeteetse, the right strategy is usually to start a conversation with a REALTOR® who works the area regularly and to be patient. The market here rewards relationships and depth of knowledge more than it rewards aggressive bidding. **Why Buyers Look at Meeteetse, Wyoming Real Estate** The Meeteetse property spectrum is narrower than the larger basin towns, but the choices it offers are distinct enough that picking which kind of Meeteetse property fits is the first call a buyer needs to make. The historic in-town residential core sits along the wooden boardwalk on the main street, with a small grid of homes around it. These are typically older houses on town lots, walkable to the post office and the bar, and they trade rarely. They are the most affordable end of the Meeteetse market and the part most resembling a conventional small-town residential purchase. The Greybull River valley west of town opens into a working ranch and recreational acreage corridor. Properties here are generally larger parcels with river frontage, irrigated pasture, and access into the Absaroka foothills. Water rights, irrigation district membership, and grazing leases are typical features of these transactions and tend to surprise buyers from outside ranching country. The broader Absaroka high country to the west contains some of the most remote acreage available in the lower 48. Properties this far from town are usually buyer-driven by recreational priorities rather than residential ones, and they trade as their own quiet sub-market with limited comparable-sales volume to anchor pricing. Buyers looking at Meeteetse, Wyoming homes for sale are ultimately deciding between the historic in-town core, the working-ranch character of the Greybull River valley, and the remote high-country acreage southwest of town. Each comes with a different relationship to the town, the river, and the Absaroka backdrop that defines what life in Meeteetse actually looks like. - **Where is Meeteetse?** Meeteetse is in southern Park County, 30 miles south of Cody on Wyoming Highway 120, at the foot of the Absaroka Range. The Greybull River flows through town as it emerges from the mountains. - **What kind of property is typical in Meeteetse?** Working ranches and recreational acreage dominate, with a small residential core in town. The Greybull River valley and the Absaroka foothills hold most of the larger parcels. Property in and near Meeteetse trends toward larger acreage rather than standard residential lots. - **What is the Pitchfork Ranch?** The Pitchfork is a working cattle ranch established in 1878, just outside Meeteetse — one of the oldest continuously operating ranches in the West. Charles Belden, a Pitchfork ranch hand and photographer, documented Wyoming ranch life there in the 1920s and 1930s; his images are now in the collection of the Buffalo Bill Center of the West. - **What's the connection between Meeteetse and black-footed ferrets?** In 1981, a black-footed ferret population was rediscovered near Meeteetse — the species had been believed extinct. The discovery became the foundation of the captive-breeding recovery program for what is still one of the most endangered mammals in North America. #### Wapiti / North Fork, Wyoming https://richardrealty.com/communities/park-county/wapiti-north-fork Known for: Yellowstone-adjacent, Mountain cabins, Recreational land. The Wapiti Valley and North Fork corridor stretches west from Cody along U.S. Highway 14/16/20, climbing the North Fork of the Shoshone River toward Yellowstone National Park's east entrance. It is one of the most photogenic 50-mile drives in the West and one of the densest concentrations of grizzly bear habitat in the lower 48 states. The buyers who choose this corridor are typically shopping for a cabin or mountain home oriented toward Yellowstone, and they recognize that this drive west of Cody puts them inside the country rather than a long drive from it. What buyers need to know about Wapiti and the North Fork is that this is a corridor, not a town. There is no in-town inventory, no commercial center, no daily-services hub. The corridor is real estate organized around a road and a river and the public-land boundary. Wapiti itself is an unincorporated community roughly 25 miles west of Cody on U.S. 14/16/20, and the corridor stretches another 27 miles west to Yellowstone's east gate. The market here runs from in-corridor cabins close to Cody to mountain homes deeper in the valley, with property character shifting with elevation, distance from town, and proximity to the park. **The corridor** The U.S. 14/16/20 route west from Cody to Yellowstone is officially designated the Buffalo Bill Cody Scenic Byway, a fact that captures both the road's history and its character. The Roosevelt quote that gets attached to this drive ("the most scenic 50 miles in America") is almost certainly apocryphal. The modern highway didn't exist until after Roosevelt's death in 1919, and there is no documentary record he ever said it. The underlying claim about the drive's character holds up on its own without the attribution. The Shoshone National Forest was first established as part of the Yellowstone Park Timberland Reserve on March 30, 1891, making it the first national forest in the United States. The forest surrounds the Wapiti Valley and North Fork corridor west of Cody, Wyoming. Much of what is visible from the highway is permanently protected public land. Properties along the corridor sit between the road and the forest boundary, and property values track with proximity to that public-land access. At the western end of the corridor sits one of the most distinctive historic structures in the region. Pahaska Tepee, the historic hunting lodge built by Buffalo Bill Cody and completed in 1901, sits at the western end of the U.S. 14/16/20 corridor about 27 miles west of Wapiti, just outside Yellowstone's east entrance. The lodge remains in operation today and is a checkpoint for the corridor's seasonal rhythm: open in summer, much quieter in winter when the East Entrance gate closes to vehicle traffic. **Lifestyle and access from the corridor** Daily life from a Wapiti or North Fork address routes through Cody. Cody Regional Health is the closest hospital, grocery and pharmacy run through Cody, and most household errands beyond the essentials live there. Schools run through Park County School District No. 6. The drive east on U.S. 14/16/20 is the daily commute to anything resembling town life, and corridor residents adjust to that fact early or look elsewhere. The geography is the lifestyle. The Wapiti Valley and North Fork corridor west of Cody, Wyoming is active grizzly country, with one source stating it is believed to have one of the highest concentrations of grizzly bears in the lower 48 states. The area is also frequented by elk, mule deer, bighorn sheep, moose, and black bears, and provides critical winter range for large herds of bighorn sheep and elk. Living here means handling food storage, garbage, and outdoor cooking the way one would in Yellowstone itself. Owners who treat that as a feature rather than a constraint do well; owners who underestimate it tend to leave within a few years. Buffalo Bill State Park, which surrounds Buffalo Bill Reservoir at the eastern entrance to the corridor, offers fishing, boating, and paddling within ten minutes of properties on the lower end of the drive. Public-land access into Shoshone National Forest is direct from many properties, and Yellowstone's east entrance is a short drive west. **Location and Regional Access** The U.S. 14/16/20 corridor is the only road through the Wapiti Valley and North Fork. The Wapiti unincorporated community sits about 25 miles west of Cody on U.S. 14/16/20, with the corridor stretching west another 27 miles to Yellowstone's east entrance. Yellowstone National Park's east entrance sits about 27 miles west of Wapiti at the western end of the U.S. 14/16/20 corridor. Buffalo Bill Reservoir sits at the eastern entrance to the North Fork corridor, about 10 miles west of Cody, with the reservoir's western shore opening into the U.S. 14/16/20 corridor. For air travel, Yellowstone Regional Airport (COD) in Cody is the closest commercial option, about 30 to 60 minutes east depending on where in the corridor a property sits. Buyers who travel regularly typically continue to Billings Logan International for broader connections. **A few tradeoffs worth mentioning** This corridor is one of the most expensive markets in the Cody area, and its character shows in the gap between what's listed and what closes. A limited supply of cabins and mountain homes along a fixed length of road, priced for the corridor's recreational pull and its proximity to Yellowstone, tends to ask well above the broader range of what actually sells. Inventory turns over slowly, the trading pace is patient, and well-prepared offers usually have real room to negotiate. The current medians, months of supply, and days on market are in the live summary at the top of the page. The tradeoffs are direct: there is no town here, no services beyond the seasonal lodges and a handful of small operations along the road, and any errand more substantial than gas requires the drive back to Cody. Wildlife is everywhere and the responsibility that comes with it is real. Yellowstone's east entrance closes seasonally to vehicles, which changes the corridor's traffic and feel through winter. The corridor sits in active grizzly country and the practical implications of that show up in property storage, outdoor recreation, and the rhythms of daily life. For buyers who picked the corridor for what it is, none of those tradeoffs are surprises. For buyers expecting a more conventional residential market, the corridor doesn't fit. **What the Wapiti / North Fork market actually trades** The corridor's inventory is overwhelmingly recreational and residential mountain property: cabins, mountain homes, and acreage along the U.S. 14/16/20 route. Residential sales here are dominated by single-family homes, with condos as the second-largest segment, reflecting some of the riverfront and lodge-style condominium developments along the corridor. Townhouse inventory is minimal. The absolute inventory at any given moment is small, and the right property may not be on the market when a buyer is ready to act. Properties closer to the park gate trend more rustic and more recreational; properties closer to Cody mix recreational use with primary residences and trade with somewhat broader buyer pools. The corridor's pricing tracks with both proximity to public-land access and the structural quality of the home itself. **Why Buyers Look at the Wapiti / North Fork Corridor** The corridor's inventory is organized around the road and the river, not around a town center. Buyers anchor on which segment of the drive fits the life they're after before anything else. The lower corridor near Buffalo Bill Reservoir, within ten to fifteen miles of Cody, holds the most year-round-residential properties. Owners here make the daily drive to town manageable while still having the reservoir, the open public-land boundary, and the climbing North Fork drainage just outside the door. The Wapiti area itself, around 25 miles west of Cody, is the densest collection of corridor inventory and the spot where the cabin-and-mountain-home character is most established. Properties here typically combine recreational use with comfortable full-time-residence potential. The upper corridor, west of Wapiti toward the park gate, trends increasingly rustic and seasonal. Properties this far west are usually buyer-driven by Yellowstone access and recreational priorities, with the expectation that winter use is secondary to summer-and-shoulder-season use. Pahaska Tepee and the immediate west-end stretch represent the corridor's historic anchor, with the lodge itself remaining in operation and the surrounding parcels carrying the most direct symbolic connection to Buffalo Bill Cody's original legacy in the area. Buyers looking at Wapiti / North Fork real estate are ultimately deciding between the lower corridor near Buffalo Bill Reservoir, the Wapiti core, the upper corridor toward Yellowstone, and the historic Pahaska end. Each carries a different daily relationship to the road, the river, and the public-land boundary that defines what life on this corridor actually involves. - **Where is the Wapiti / North Fork corridor?** It's the stretch of US Highway 14/16/20 running west from Cody along the North Fork of the Shoshone River toward Yellowstone National Park's east entrance. Wapiti itself is an unincorporated community about 25 miles west of Cody. The corridor ends at Pahaska Tepee, just outside the park gate, 52 miles from Cody. - **What kind of property is on the North Fork?** Overwhelmingly recreational and residential mountain property: cabins, mountain homes, and acreage. Some properties are used as primary residences (closer to Cody), others are seasonal or recreational (closer to the park gate). Almost everything sits within or adjacent to Shoshone National Forest. - **What is the Buffalo Bill Cody Scenic Byway?** It's the federally designated scenic byway covering the 52-mile drive from Cody to Yellowstone's east entrance via the North Fork. Theodore Roosevelt called it "the most scenic 50 miles in America." It runs past Buffalo Bill Reservoir, through Shoshone Canyon, and up the North Fork to the park gate. - **Are there wildlife considerations on North Fork properties?** Yes. The corridor is active country for elk, mule deer, bighorn sheep, black bear, and grizzly bear. Bear-aware practices — secured trash, bear-resistant attractants management, and seasonal awareness — are standard for North Fork property owners. #### South Fork, Wyoming https://richardrealty.com/communities/park-county/southfork Known for: Working ranches, Equestrian property, Premier acreage. The Southfork is the corridor that follows the South Fork of the Shoshone River southwest from Cody into the Absaroka Range. It is Park County's premier ranch and acreage market, defined by working cattle ranches, equestrian properties, and high-end mountain homes spread across the South Fork valley. The buyers who choose this corridor have typically been shopping for large acreage in the Cody area and have recognized that the South Fork combines the densest working-land character with the most direct access to wilderness in the basin. What buyers need to know about the Southfork is that it is a working-land corridor, not a recreational one. The properties trade as ranching and equestrian operations more often than as cabin retreats. Daily life routes back to Cody for services, the road system narrows further into the Absaroka Range, and the upper end of the corridor empties into Shoshone National Forest. The Southfork begins about 10 miles southwest of Cody on Wyoming Highway 291 and stretches another 30 miles southwest into the Absaroka Range, ending at the Washakie Wilderness boundary. **The corridor** The road through the Southfork is layered. Wyoming Highway 291 is only the first 9.46 miles leaving Cody. The road continues as Park County Road 6WX (CR 6WX), and the entire route is collectively known as the South Fork Road. The road system ends at Cabin Creek within the Shoshone National Forest, with the Washakie Wilderness nearby but not directly at the road's end. That distinction matters for buyers thinking about access: the practical end of the drive is the trailhead infrastructure at Cabin Creek, not a wilderness gate. The wilderness above the corridor is one of the largest contiguous wild areas in the contiguous United States. The 704,274-acre Washakie Wilderness, located near Cody, Wyoming, is the largest wilderness area in Wyoming and provides direct trail access into a larger complex of wildlands. It borders Yellowstone National Park to the northwest and the Teton Wilderness to the west, forming what one source calls "one of the greatest wild regions of America." For Southfork landowners, that wilderness boundary is the practical edge of the human-managed landscape. The corridor's most historic property remains a working ranch. Acquired by William F. "Buffalo Bill" Cody in 1895, the TE Ranch is located on the South Fork of the Shoshone River about 35 miles southwest of Cody, Wyoming, and remains a working cattle ranch. Its continuity in the corridor is part of why the Southfork still functions as ranching country rather than as a subdivided recreational corridor. **Lifestyle and access from the corridor** Daily life from a Southfork address routes back to Cody. Cody Regional Health is the closest hospital, grocery and pharmacy run through Cody, and most household errands beyond the essentials live there. Schools run through Park County School District No. 6, with Cody schools serving most Southfork families. The drive in to town is the daily commute for any working household. The geography is the lifestyle. Properties along the corridor combine river frontage on the South Fork Shoshone, irrigated pasture, and direct trail access into one of the largest roadless landscapes in the lower 48. Wildlife is abundant: elk, mule deer, bighorn sheep, black bear, and grizzly bear all use the drainage. Equestrian operations are common up and down the corridor, and the working cattle character of the area shapes both the visible landscape and the rhythms of property ownership. Owners here are buying into a working-land context, not a recreational cabin setting. **Location and Regional Access** The South Fork Road is the only road through the corridor. From a Southfork address, the drive is back to Cody for everything that isn't on the property. The Washakie Wilderness boundary, at the upper end of the Southfork corridor, sits about 40 miles southwest of Cody at the end of Wyoming Highway 291, where the road meets Shoshone National Forest trailheads. For buyers who also want the Wyoming 120 ranching country south of the Absarokas, the connection is via Cody: Meeteetse sits about 50 miles southeast of the Southfork corridor by road, returning to Cody on Wyoming 291 and continuing south on Wyoming 120. For air travel, Yellowstone Regional Airport (COD) in Cody is the closest commercial option, about 30 to 60 minutes east depending on where in the corridor a property sits. Buyers who travel regularly typically continue to Billings Logan International for broader connections. **A few tradeoffs worth mentioning** The Southfork is the most expensive market in the basin south of Cody. Its character shows in the gap between what's listed and what closes: a handful of high-end ranching and equestrian properties pull asking prices well above the typical closed sale, which spans a broader range of mountain homes and acreage. Inventory turns over slowly, the trading pace is patient, and well-prepared offers tend to have real negotiating room. The current price medians, months of supply, and days on market are in the live summary at the top of the page. The tradeoffs are direct. There is no town in the corridor, no commercial services, and any errand beyond the property itself requires the drive to Cody. The road system narrows further into the corridor, and weather can complicate access in winter. Wildlife is everywhere, including grizzly bear country, with the property-management implications that come with it. Water rights, irrigation membership, grazing leases, and access easements are common features of South Fork transactions and require local knowledge to evaluate properly. For buyers specifically looking for a working ranch, an equestrian property, or a high-end mountain home with direct wilderness access, none of those tradeoffs are surprises. For buyers expecting a more conventional residential setting, the Southfork doesn't fit. **What the Southfork market actually trades** Property values on the Southfork run higher than in Cody proper, reflecting the larger parcels, river frontage, water rights, and proximity to wilderness. Buyers in this corridor are typically looking for working ranches, recreational ranches, equestrian operations, or mountain homes on substantial acreage rather than residential lots. Residential sales here are dominated by single-family homes, but most Southfork transactions are house-plus-significant-acreage rather than house-on-a-lot. Townhouse and condo inventory is essentially absent from this corridor. The absolute inventory is modest, and individual properties trade with significant differentiation in acreage, water rights, and improvements. The market here rewards buyers who do their diligence on the land-use details and who work with a REALTOR® who has spent meaningful time in the corridor. **Why Buyers Look at Southfork Real Estate** The Southfork inventory is organized around the river, the road, and the wilderness boundary. Where in that geography a buyer wants to land is the question that anchors the rest of the search. The lower corridor on Wyoming Highway 291 within roughly ten miles of Cody holds the corridor's most accessible inventory: properties combining South Fork frontage with reasonable Cody-commute distance. These properties typically support full-time residency more comfortably than the deeper-corridor inventory. The mid-corridor along South Fork Road, including the area around the historic TE Ranch and the working ranching country between mile 15 and mile 30, is the heart of the Southfork's working-land character. Properties here are typically larger acreage with significant agricultural or equestrian operations, and they trade with the longest holding periods and the most relationship-driven transactions in the corridor. The upper corridor approaching Cabin Creek and the Shoshone National Forest boundary is the most remote part of the corridor and the most directly recreational. Properties this far in are usually buyer-driven by wilderness access and high-country recreation more than by ranching utility. Buyers looking at Southfork real estate are ultimately deciding between the lower-corridor commuter range, the working-ranch heart of the mid-corridor, and the wilderness-adjacent upper end of the road. Each carries a different daily relationship to the river, the ranching economy, and the public-land boundary that defines what living on the South Fork actually involves. - **What is the South Fork?** The South Fork is the corridor following the South Fork of the Shoshone River southwest from Cody into the Absaroka Range. It's Park County's premier ranch and acreage market — working ranches, equestrian properties, and high-end mountain homes spread across the valley. - **What kind of buyer typically looks on the South Fork?** Buyers seeking working ranches, recreational ranches, equestrian operations, or mountain homes on substantial acreage. The South Fork is not a residential-lot market — parcels run larger, prices run higher, and properties often include water rights, grazing leases, or wilderness access. - **What wilderness access does the South Fork offer?** The South Fork ends at the boundary of the Washakie Wilderness and the Absaroka-Beartooth Wilderness, two of the largest roadless areas in the lower 48. Trailheads at the head of the South Fork lead directly into that country. - **Are water rights and easements common on South Fork transactions?** Yes — water rights, grazing leases, and access easements are common features of South Fork properties. These benefit substantially from a REALTOR® who has worked the corridor and understands the documentation involved. Our Cody office handles South Fork transactions regularly. #### Clark, Wyoming https://richardrealty.com/communities/park-county/clark Known for: Beartooth foothills, Agricultural land, Wide-open acreage. Clark is an unincorporated community in northern Park County where the Bighorn Basin opens out at the foot of the Beartooth Mountains. The area runs across rural valleys, working agricultural ground, and acreage parcels stretching toward the Wyoming-Montana state line. Clark buyers tend to come at it from one of two directions: they shopped Cody first and decided the in-town inventory wasn't what they wanted, or they came specifically looking for Beartooth-proximate acreage and recognized the Clark valley as the most direct match. What buyers need to know about Clark is that it is not a town in the conventional sense. It is a rural area with an address. Daily life routes through Cody, services are 30 minutes south, and the appeal is the geography itself: the Beartooths to the north, the Clark's Fork drainage running through the area, the Chief Joseph Scenic Byway nearby, and some of the most direct private-land access to high-country recreation in this part of Wyoming. Clark sits in northern Park County, with a real estate market dominated by larger acreage parcels and rural homesites rather than residential lots. **The Clark area** Clark, Wyoming, along with the Clark's Fork of the Yellowstone River, were named for William Clark of the Lewis and Clark Expedition. The community sits on Wyoming Highway 120, the corridor that connects northern Park County to Cody and continues south through Meeteetse to Thermopolis. The Beartooth Highway itself does not pass through Clark, which sits on Wyoming Highway 120. The Chief Joseph Scenic Byway, Wyoming Highway 296, provides the connection from Clark's corridor to the Beartooth route, which runs from Red Lodge, Montana to Yellowstone's northeast entrance. That connection is much of what defines Clark's recreational draw. The Clark's Fork drainage is one of the area's defining features. On November 28, 1990, a 20.5-mile segment of the Clark's Fork of the Yellowstone River became Wyoming's first river to be designated under the National Wild and Scenic Rivers System. The designated 'Wild' reach runs from Crandall Creek Bridge downstream to the north boundary of Section 13, T56N, R104W at Clarks Fork Canyon. For Clark-area residents, that designation translates to permanent protection of one of the most photogenic river canyons in the West, with hiking and trout fishing inside the same drive that takes in the broader Beartooth landscape. **Lifestyle and access from Clark** Daily life from a Clark address routes through Cody. Cody Regional Health is the closest hospital, grocery and pharmacy run through Cody, and most of what a household needs beyond the essentials lives there. Schools run through Park County School District No. 6, with the elementary in Clark and older grades on the Cody side. The drive south on Wyoming 120 is straightforward in good weather and a real factor in winter; residents plan around it. The geography is the lifestyle. Wyoming Highway 296, also known as the Chief Joseph Scenic Byway, is a 46-mile route that connects Wyoming Highway 120 (17 miles north of Cody) with U.S. Route 212 (the Beartooth Highway). The byway, which passes through Sunlight Basin, is named for Chief Joseph of the Nez Perce, as it follows the path his people took through the area in 1877 while attempting to flee the U.S. Cavalry. From a Clark property, that scenic byway is a short connection to one of the most dramatic mountain corridors in the lower 48, and it is the artery that puts Cooke City and Yellowstone's northeast entrance within reach during the open season. **Location and Regional Access** Clark's address is rural Wyoming 120. Cody sits about 30 miles south of Clark via Wyoming 120, the most direct route between the two. North on Wyoming 120, the road continues toward Belfry, Montana and on to Billings: Billings, Montana is roughly 115 miles north of Clark, reached via Wyoming 120 and U.S. 310 into Montana, then Interstate 90. Northwest, the Chief Joseph Scenic Byway connects to the Beartooth Highway: Cooke City, Montana sits about 67 miles northwest of Clark via the Chief Joseph Scenic Byway (Wyoming 296) and the Beartooth Highway (U.S. 212), a route that closes seasonally each winter, and Yellowstone National Park's northeast entrance, near Cooke City, Montana, sits about 70 miles northwest of Clark via the Chief Joseph Scenic Byway and the Beartooth Highway, a route that closes seasonally each winter. Air travel routes through Cody. Yellowstone Regional Airport (COD) in Cody is the closest commercial option, about 35 minutes south, with limited year-round service through United Express. Buyers who travel regularly typically drive north to Billings Logan International for broader connections. **A few tradeoffs worth mentioning** Clark prices well above the basin's average residential markets, and that premium reflects the larger-acreage character of the area and its proximity to the Beartooth high country more than any inventory-driven scarcity. Inventory turns over slowly, the trading pace is patient, and well-prepared offers usually have meaningful negotiating room. The current price medians, months of supply, and days on market are in the live summary at the top of the page. The Clark trade is space and proximity to the high country. The drive to Cody for routine errands is the everyday tax. The Beartooth Highway and Chief Joseph corridor close seasonally, which means Yellowstone's northeast access is a summer-and-shoulder-season feature, not year-round. Winter weather can close Wyoming 120 itself for short periods, and the area is far enough from town that emergency-services response times are longer than in Cody. For buyers who want acreage near Yellowstone, easy Beartooth access, and the willingness to drive to town for groceries, the tradeoffs are typically the point. **What the Clark market actually trades** Residential sales here are dominated by single-family homes, but the relevant inventory frame for Clark is acreage rather than house-by-house. Most properties trade as house-plus-acreage packages, often with significant land, water rights tied to local creeks, and improvements that range from modest cabins to high-end mountain-style residences. Townhouse and condo inventory is essentially absent. Buyers wanting a smaller-footprint or maintenance-light property typically don't find that profile in Clark and look back to Cody. The market's slow pace is structural to the area, not a temporary condition. The inventory turnover is built around lower volume and longer holding periods than what a buyer would see in Cody or Powell. **Why Buyers Look at Clark, Wyoming Real Estate** Clark's property mix is narrower than the in-town basin markets but spread across enough sub-areas that the buyer's starting question is which slice of the Clark valley actually matches the life they want. The Wyoming 120 corridor between Cody and Clark proper carries the most accessible Clark-area inventory: rural acreage with house improvements, generally within easy reach of the Cody drive. These properties trade closest to the basin's broader rural-residential pricing. The Clark's Fork drainage and the country east of Wyoming 120 toward the Bighorn Basin floor offers larger ranching parcels, agricultural ground, and rural homesites with longer driveways and less neighbor density. Water rights tied to Clark's Fork tributaries are common features in the value math. Sunlight Basin and the country reached via the Chief Joseph Scenic Byway is its own distinct sub-market. Properties here are typically recreational in character (cabins and mountain homes oriented toward Beartooth and Yellowstone access) and trade with seasonal-route considerations factored into how owners use them. The Wyoming-Montana borderlands north of Clark, toward Belfry and the Pryor Mountain country, offer the most remote acreage in the area, often with the longest driveways, the smallest local services footprint, and the most direct connection to Montana's recreation country. Buyers looking at Clark, Wyoming real estate are ultimately deciding between the Wyoming 120 corridor closer to Cody, the Clark's Fork agricultural country to the east, the Sunlight Basin recreational acreage to the northwest, and the remote borderlands north toward the Montana state line. Each carries a different daily relationship to the highway, the river, and the high country that defines what living in Clark actually looks like. - **Where is Clark, Wyoming?** Clark is an unincorporated community in northern Park County, in the open valleys north of Cody at the foot of the Beartooth Mountains. The Clark's Fork of the Yellowstone River runs through the region, which extends toward the Montana state line. - **What kind of property is typical in Clark?** Larger parcels — working ranches, recreational acreage, and rural homesteads. Residential infrastructure is limited; buyers in Clark are typically seeking room for animals, ranching operations, or distance from town. - **What is the Beartooth Highway?** The Beartooth Highway (US 212) runs north from Clark through the Beartooth Pass at over 10,000 feet of elevation toward Cooke City and Yellowstone's northeast entrance. It's a seasonal route, typically closed by snow from October through May, and is widely considered one of the most scenic drives in America. ### Big Horn County The Bighorn Basin's heart — Greybull, Shell, and Basin sit along the Greybull and Bighorn rivers between the Bighorn and Absaroka mountain ranges. Small-town character, working agriculture, and outdoor access. #### Greybull, Wyoming https://richardrealty.com/communities/bighorn-county/greybull Known for: River confluence, Shell Canyon access, Aviation history. Greybull is a Big Horn County town that knows what it is. Some people drive through on the way somewhere else and never look back; others stop at Blair's, notice the quiet streets and the river bottoms, and start asking what a house here costs. The town isn't trying to compete with the resort markets to the west, and the prices reflect that. Past the brochure copy, the questions that come up are more practical. What's the town shape look like once it's home base, not a stop on a longer drive? What sustains the local economy past agriculture? How does the inventory turnover shape the buying experience? And what about the tradeoffs that don't make it into the marketing? Greybull sits at the confluence of the Greybull and Bighorn rivers in the western Big Horn Basin. The market here covers in-town residential, historic downtown housing, river-bottom acreage, and rural parcels stretching into the basin floor. **Living in Greybull, Wyoming** Greybull was platted on July 31, 1906 and officially incorporated in May 1909, growing up at the confluence of two rivers that gave the town both its name and its livelihood. The town of Greybull, Wyoming is named for the Greybull River. According to local legend, the river was named for a distinctive gray, white, or albino buffalo bull that frequented its banks, defying hunters. One version of the story is linked to a pictograph on a cliff overlooking the river, which depicts a buffalo with an arrow through it. That history shows up in how the town is laid out today: a compact, walkable grid centered on Greybull Avenue, surrounded by residential blocks, with irrigated farmland and river bottoms visible at the edges. Daily life here organizes itself around a small downtown core and the rhythms of a working agricultural community. The Big Horn Mountains rise to the east, visible from most of town, and the basin opens up flat in nearly every other direction. Schools run through Big Horn County School District No. 3. Basin is the county seat of Big Horn County, Wyoming, a status it has held since the county was organized in 1897. County-level services and the courthouse sit about eight miles south rather than in town. Residents who have been here a while talk about knowing their neighbors by name, the high-school sports schedule organizing the town's fall and winter, and the way summer harvests pull people back to long days that don't end at five. **Lifestyle and Amenities in Greybull, Wyoming** Healthcare for the southern Big Horn Basin runs through the next town over. South Big Horn County Hospital District, which now operates as Three Rivers Health, is the critical access hospital serving the southern Big Horn Basin from Basin, Wyoming. It provides emergency care, inpatient services, and primary care for the corridor between Greybull and Worland. For specialty care that isn't covered locally, residents typically drive south to Washakie Medical Center in Worland or further north to Billings, Montana for subspecialists. Greybull's other distinctive layer is aviation. For over 35 years, South Big Horn County Airport (GEY) in Greybull, Wyoming was the home base of Hawkins and Powers Aviation, a major aerial firefighting operator. The company's decline began after two fatal crashes in 2002: a C-130A whose wings detached near Walker, California in June, and a PB4Y-2 that crashed in Colorado a month later. The subsequent grounding of their fleet and cancellation of federal contracts led the company to declare bankruptcy, closing its doors on February 28, 2006. That history still shapes the airport and the town. Located at the South Big Horn County Airport in Greybull, Wyoming, the Museum of Flight and Aerial Firefighting is an aviation museum focused on preserving the history of aerial firefighting. The Greybull Museum, downtown, covers regional natural history including dinosaur fossils from the Morrison Formation, which outcrops in nearby badlands. Grocery, pharmacy, and the everyday retail residents need are all in town. The downtown commercial corridor handles routine errands, and larger shopping trips typically mean a drive south to Worland or a longer haul north to Billings. **Location and Regional Access** Greybull's address is a highway crossroads. U.S. Highway 14 (US 14) runs east from Greybull, Wyoming, through Shell Canyon and over the 9,033-foot Granite Pass in the Bighorn Mountains, reaching the Sheridan area approximately 90 miles later. That eastern climb is one of the most scenic mountain corridors in Wyoming and is the primary recreation route for Greybull residents heading to the high country. Going south, U.S. 16/20 runs the basin floor: Basin, the Big Horn County seat, sits about 8 miles south of Greybull on U.S. 16/20, and Worland sits about 34 miles south of Greybull via U.S. 16/20. North on U.S. 310 and U.S. 14A, Lovell sits about 30 miles north of Greybull via U.S. 14A and U.S. 310. West, Cody sits about 53 miles from Greybull via U.S. 14/16/20 through Emblem. Air travel is layered. South Big Horn County Airport (GEY) sits at the edge of town and serves general aviation, with the Hawkins and Powers history still visible on the apron. For commercial flights, Yellowstone Regional Airport (COD) in Cody is the closest option and offers limited year-round service through United Express. Buyers who travel regularly or need broader connections typically continue north to Billings Logan International. Billings, the nearest large regional city, is roughly 125 miles north of Greybull via U.S. 310 and Interstate 90. **A few tradeoffs worth mentioning** Greybull is one of the most affordable in-town markets in Northwest Wyoming, and the price gap is what brings most buyers in. Homes here cost a fraction of what comparable inventory commands in the resort-influenced Park County markets to the west, and for buyers coming from higher-cost markets that gap can change the shape of what a budget will actually buy. The flip side is the inventory dynamic. Greybull tends to carry more standing inventory than it absorbs, and properties here often sit for months rather than weeks. Well-prepared offers with patient timelines tend to do better than aggressive lowballs that walk away if a seller doesn't move on the first round. For sellers, the math runs the other direction: pricing realistically and marketing to the right buyer pool matters more here than it does in tighter markets to the west. The live summary at the top of the page shows the current pace. Specialty medical care, broader retail, and a wider dining scene typically mean a drive west to Cody, north to Billings, or south to Worland. None of those are dealbreakers for buyers who picked Greybull for its character and pricing, but they shape how a Greybull household plans the week. **What the Greybull market actually trades** The numbers above frame the market. The texture beneath is who and what actually trades. Residential sales here are dominated by single-family homes. Attached and low-maintenance inventory is thin to nonexistent here, so buyers looking for a townhouse or condo will end up shopping further south or settling for a smaller single-family home. The slow trading pace in Greybull is a feature for the right buyer. When listings sit for months rather than days, motivated buyers can take time to inspect, compare, and negotiate without watching properties disappear over a weekend. Patient money does well here. **Why Homebuyers Look at Greybull, Wyoming Real Estate** The Greybull property spectrum is narrower than the largest Wyoming markets, but the choices it offers are distinct enough that the first decision a buyer makes is which sub-area fits the life they actually want. The downtown grid and the residential blocks fanning out from Greybull Avenue carry most of the town's historic and mid-century housing. These are walkable lots tied to the schools and downtown retail. They are the most common Greybull buy and produce the most reliable comparable-sales data for an appraiser. Out where the Greybull and Bighorn rivers meet, the river-bottom acreage forms a separate sub-market. Working farms, hobby parcels, and rural residential properties trade through here on irrigated ground. Water rights and irrigation-district membership are the value drivers, and they are the part outside-basin buyers most often misjudge. To the east, the country opens toward Shell and the western foothills of the Bighorns. Properties along U.S. 14 between Greybull and Shell trend toward rural acreage, recreational parcels, and small ranches with mountain access in the backyard. Shell sits about 16 miles east of Greybull on U.S. 14, at the western mouth of Shell Canyon, and the canyon itself is the recreational anchor for buyers in this corridor. South toward Basin, the river corridor along the Bighorn River runs through small-lot residential and surrounding agricultural acreage. The Basin connection matters for daily logistics: the courthouse, the regional hospital, and the southern half of the county's services all sit about eight miles down the road. Buyers exploring Greybull, Wyoming real estate end up choosing among four distinct ways of being here: the historic in-town core, the river-bottom acreage that defines the surrounding basin, the Shell Canyon corridor with its mountain access, and the Basin-paired southern edge. The choice anchors the rest of the buying experience. - **Where is Greybull and what's it close to?** Greybull sits in the western Bighorn Basin, at the confluence of the Greybull and Bighorn rivers. It sits at the western entrance to Shell Canyon and is the primary jumping-off point for the western side of the Bighorn Mountains. Sheridan, Wyoming, is about 95 miles east via US Highway 14 through the canyon. - **What is Shell Canyon?** Shell Canyon is a deep limestone canyon that US Highway 14 climbs through as it heads east from Greybull into the Bighorn Mountains. It includes Shell Falls, accessible from a developed overlook on the highway. The drive is one of the most scenic mountain corridors in Wyoming. - **What's the property mix in Greybull?** Predominantly small-lot residential within town, with surrounding agricultural acreage and ranches. Cabins and recreational property become more common as you head east into Shell Canyon and the Bighorn foothills. - **Is there an airport in Greybull?** South Big Horn County Airport is in Greybull. Historically it was a major aerial firefighting tanker base operated by Hawkins & Powers Aviation; today it serves general aviation, with the Museum of Flight and Aerial Firefighting on site preserving that history. - **Does Richard Realty have an office in Greybull?** Yes — at 400 North 6th Street, Suite 1. Our Greybull office serves Big Horn County including Greybull, Shell, and Basin. #### Shell, Wyoming https://richardrealty.com/communities/bighorn-county/shell Known for: Shell Canyon, Bighorn Mountain access, Ranch country. Shell is a small unincorporated community in Big Horn County, Wyoming, positioned at the western mouth of Shell Canyon where the basin floor lifts abruptly into mountain terrain. The real estate market here reflects that position: a small, rural inventory spanning modest in-town parcels, agricultural land along the creek corridor, and acreage holdings that sit at the literal edge of one of Wyoming's most dramatic mountain transitions. Buyers who find Shell tend to find it deliberately, and what they're usually looking for is land, quiet, and proximity to terrain that most Wyoming communities can only reach after a significant drive. **Living in Shell, Wyoming** Living in Shell means orienting daily life around the landscape in ways that residents of larger towns rarely experience. The Bighorn Mountains are not a backdrop here. They are the eastern wall of the community, and the light that comes off them changes by season in ways that shape the rhythm of the day. In summer, Shell Creek runs full and audible from most properties near the highway, and the canyon mouth draws a steady current of travelers heading east on the Bighorn Scenic Byway. In winter, that same corridor quiets considerably, and Granite Pass, at 9,033 feet, can close or restrict travel. Residents factor that into their planning the way people in other places factor in rush-hour traffic. Shell Elementary School serves grades K through 4 as part of Big Horn County School District No. 3 and anchors the community's institutional presence. For older grades, families make the drive west to Greybull, approximately 16 miles along U.S. Highway 14. That drive is the central logistical fact of daily life in Shell. Most services, from groceries to medical care to secondary schooling, are in Greybull, and residents build their week around it. What Shell offers in return is proximity to terrain that most Wyoming communities can only reach after a significant drive. Shell Falls, the Red Gulch Dinosaur Tracksite, and the Bighorn National Forest are effectively in the community's backyard. **Lifestyle and Amenities in Shell, Wyoming** The honest accounting of local amenities in Shell is short, and residents know it. There is no grocery store, no hospital, and no fuel station within the community itself. Greybull, 16 miles west on U.S. Highway 14, is where those needs are met. Greybull carries the service infrastructure for this stretch of the basin, and the drive there is straightforward and paved. For specialty medical care or larger retail, residents typically travel to Worland or Cody, both of which require more time. What the area does offer directly is recreational access of a different order. Shell Falls, a 120-foot waterfall on Shell Creek within the Bighorn National Forest, is maintained by the U.S. Forest Service with an interpretive site directly on U.S. Highway 14, the Bighorn Scenic Byway. It is not a destination that requires a trailhead or a permit. It is simply there, a few miles up the canyon. The Red Gulch Dinosaur Tracksite, managed by the Bureau of Land Management and accessed via the Red Gulch/Alkali National Back Country Byway, preserves Middle Jurassic tracks approximately 167 million years old and draws visitors from across the region. For residents, these are not tourist attractions so much as the texture of the surrounding public land, the kind of place a household visits on a Sunday afternoon without much planning. The Bighorn Scenic Byway follows U.S. Highway 14 east through Shell Canyon and over Granite Pass, providing access to the Bighorn National Forest and the communities on the mountain's eastern slope. That access is seasonal in practical terms, and owners here understand that the canyon road is a resource that changes character between June and November. **Location and Regional Access** Shell sits on U.S. Highway 14 in the Big Horn Basin of north-central Wyoming, at the point where the basin floor meets the western face of the Bighorn Mountains. Greybull lies 16 miles to the west and serves as the nearest town with fuel, groceries, and basic services. Cody and Worland represent the next tier of regional services and are each a longer drive from Shell. The nearest commercial airport with scheduled service is Yellowstone Regional Airport in Cody, which offers regional connections but not the frequency or destination range of a major hub. Owners who travel regularly for work or need direct access to larger cities typically plan around that schedule or drive to Billings, Montana, for broader options. That is a practical consideration for anyone evaluating Shell real estate as a primary residence rather than a seasonal or recreational holding. The location shapes ownership in a specific way. Shell rewards people whose daily life is oriented toward the land and the immediate landscape, but it asks for self-sufficiency and a real tolerance for distance from services that most Wyoming communities take for granted. **Why Homebuyers Look at Shell, Wyoming Real Estate** The property spectrum in Shell is narrow by the standards of larger basin communities, and understanding its structure matters before a buyer begins searching. In-town parcels along U.S. Highway 14 represent the most accessible entry point. These are modest residential lots and older homes on the valley floor, close to Shell Elementary School and positioned for the shortest commute to Greybull. They trade at the lower end of the local range and suit owners who want a fixed address in the community without managing acreage. Creek and canyon corridor properties follow Shell Creek east toward the canyon mouth, where the terrain tightens and the landscape becomes more dramatic. Parcels here tend to carry more land, more water, and more exposure to the seasonal rhythms of the creek, higher in summer, quieter in winter. Ownership along this corridor means living with the sound and presence of moving water and with the practical reality that the canyon road is the only route east. Agricultural and ranch-scale acreage stretches north and south of the highway through the basin floor, where the land opens back up. These holdings are typically larger, may carry water rights tied to Shell Creek or its tributaries, and represent a different ownership model, one oriented toward land management rather than community access. Buyers in this market are ultimately choosing between the convenience of a small in-town footprint and the space and landscape access that comes with acreage along one of Wyoming's most geologically distinct creek and canyon systems. For residents who have lived at the mouth of Shell Canyon for a season or two, the distance to Greybull tends to feel less like a tradeoff and more like the point. - **Where is Shell, Wyoming?** Shell is a small unincorporated ranching community in eastern Big Horn County, 13 miles east of Greybull on US Highway 14. It sits at the western mouth of Shell Canyon, where Shell Creek emerges from the Bighorn Mountains. - **What is Shell Canyon?** Shell Canyon is a deep limestone canyon that US Highway 14 climbs through as it heads east from Shell into the Bighorn Mountains. Highlights include Shell Falls (with a developed overlook off the highway) and the climb up onto the Bighorn high country. - **What kind of property is in and around Shell?** Mostly working ranches, recreational acreage, and a small number of residences. Cabins and mountain property become more common as you head east into the canyon and the Bighorn foothills. Buyers in Shell are typically looking for ranching land or a base for accessing the Bighorn Mountains. #### Basin, Wyoming https://richardrealty.com/communities/bighorn-county/basin Known for: Big Horn County seat, Three Rivers Health, Big Horn County Fair. Basin is the smallest of the towns Richard Realty serves on a regular basis, but it is also the seat of Big Horn County and the place every road in the southern half of the basin eventually points to. The town runs on agriculture, the steady civic rhythm of a county courthouse, and a hospital district that serves communities up and down U.S. 16/20. Buyers who land here are usually the ones who looked at Greybull or Worland first and decided they wanted lower prices and a slower pace, not more services. Past the visitor frame, the questions a Basin buyer needs answered are concrete. How does life in the smallest town in the corridor compare to its larger neighbors? What anchors the local economy beyond the courthouse and the hospital? How does the slow inventory dynamic shape the buying experience? And what tradeoffs don't make the brochure? Basin sits along the Bighorn River in the southern half of Big Horn County, with a real estate market that runs from in-town residential lots and historic downtown homes to surrounding agricultural acreage and rural parcels stretching out into the irrigated bottoms. **Living in Basin, Wyoming** Basin's founding story has more layers than its size suggests. Founded in 1896 by Winfield S. Collins, the town was originally named Basin City and was chosen as the county seat for the newly created Big Horn County in an election held in November 1896. The county itself was organized the following year, but the seat designation was already settled, which is why Basin has held county-seat status without interruption ever since. The town's older identity sits on the Bridger Trail. The historic Bridger Trail, an alternative emigrant route to Montana's gold fields developed by guide Jim Bridger in the spring of 1864, branched off the Oregon Trail west of Red Buttes near present-day Casper, Wyoming. The trail ran through the Bighorn Basin, following the west bank of the Bighorn River northward from near modern Lucerne toward Manderson, a route which passes the present-day site of Basin, Wyoming. Lucerne, just a few miles south, gave its name to the original pre-Basin settlement era; the modern town grew up at the confluence of the trail, the river, and the late-1800s county-organization push. The town that grew out of all that is compact and walkable, organized around the Big Horn County Courthouse on the central square. The current Big Horn County Courthouse in Basin, the third in the county's history, was constructed from 1916 to 1918, replacing a second courthouse that had been built in 1901. Daily life here organizes itself around that courthouse square, the Bighorn River to the west, and the irrigated farmland fanning out in every direction. Schools run through Big Horn County School District No. 4. Residents who have been here a while talk about knowing every staff member at the courthouse by name, the rhythm of the county fair pulling everyone into Basin one week each summer, and the way the basin opens out flat under big sky in nearly every direction. **Lifestyle and Amenities in Basin, Wyoming** Healthcare in Basin punches well above the town's size. South Big Horn County Hospital District, which now operates as Three Rivers Health, is the critical access hospital serving the southern Big Horn Basin from Basin, Wyoming. It provides emergency care, inpatient services, primary care, and a range of outpatient specialties for the entire corridor between Greybull and Worland, drawing patients from the surrounding small communities that don't have a CAH of their own. For specialty care that isn't available locally, residents typically drive south to Washakie Medical Center in Worland or further north to Billings, Montana for subspecialists. Having a critical access hospital in town is unusual for a community Basin's size, and the hospital is one of the largest employers. The other defining annual layer happens at the fairgrounds on the south edge of town. The Big Horn County Fair is an annual event held at the Big Horn County Fairgrounds at 315 Holdrege Ave in Basin, Wyoming. The fair features livestock shows, culinary arts, crafts, a rodeo, a parade, and other grandstand events, serving as a key agricultural and community gathering for Big Horn County. Fair week pulls 4-H families, ranchers, and weekend visitors from across the corridor into town and is the closest thing the basin has to a county-wide annual reunion. Outside fair week, the courthouse, the post office, the small Carnegie-era library, and a short downtown commercial strip handle the town's daily public life. Grocery, pharmacy, and the everyday retail residents need are at a smaller scale than in the larger towns to the north and south, but the essentials are in town. Most household errands stay local; larger shopping trips typically mean a short drive into the corridor or a longer haul to Billings, depending on what the trip needs. **Location and Regional Access** Basin's address is the central junction of the southern Bighorn Basin. U.S. 16/20 runs north-south through town as the corridor's spine: Basin, the Big Horn County seat, sits about 8 miles south of Greybull on U.S. 16/20, and Worland sits about 34 miles south of Greybull via U.S. 16/20. North on U.S. 310 and U.S. 14A, the road continues toward Lovell and on to the Bighorn Canyon recreation country; Manderson sits a few miles south on U.S. 16/20 toward the Worland approach. To the southeast, U.S. 16 leads toward Ten Sleep Canyon and the Bighorn Mountains via Worland; to the northwest, U.S. 14/16/20 connects across Emblem to U.S. 14A and on to Cody. Cody sits about 60 miles northwest of Basin via U.S. 16/20 north through Greybull, then U.S. 14/16/20 west through Emblem and on to U.S. 14A, and Thermopolis, the seat of Hot Springs County, sits about 58 miles south of Basin via U.S. 16/20 through Worland and U.S. 20. Air travel takes some planning. Basin does not have a commercial airport. For commercial flights, Yellowstone Regional Airport (COD) in Cody is the closest option about an hour and a half away with limited year-round service through United Express. Buyers who travel regularly or need broader connections typically continue further: Billings, Montana is roughly 130 miles north of Basin via U.S. 16/20 to Greybull, U.S. 310 north into Montana, and Interstate 90, with Billings Logan International serving as the practical regional hub for the basin. **A few tradeoffs worth mentioning** Basin holds the lowest in-town housing prices in the southern basin, and that price floor is the structural reason most buyers consider it. Asking prices here run meaningfully below the larger basin towns to the north and south, a function of the town's size and its position off the main shopping-and-services corridors. The market is thin enough that a few higher-priced sales can pull the recorded median above the current asking landscape, so the headline figures move around more here than they do in deeper markets. The live summary at the top of the page carries the current numbers. The flip side of those affordable prices is one of the slowest trading paces in the corridor. Inventory turns over slowly here, and patient offers with clean terms tend to win out over aggressive lowballs that walk away on the first round. For sellers, the math runs the other direction: pricing realistically is essential here, and marketing has to reach the right buyer pool (small-town first-home buyers, retirees prioritizing affordability, county-government workers, hospital staff) because the broader basin doesn't naturally route buyers through Basin first. Subspecialty medical care, broader retail, restaurants, and most weekend errands typically mean a short drive to one of the larger towns in the corridor or a longer haul to Billings. While the courthouse and hospital give Basin a civic weight that most towns this size don't carry, the actual commercial footprint is small enough that newcomers often misjudge how much weekly driving the lifestyle involves. The town runs at a quieter pace than Greybull or Worland, and that is genuinely the point for the buyers who land here. **What the Basin market actually trades** Stats describe the volume. The kind of property moving through Basin is its own thing. Residential sales here are dominated by single-family homes. There is essentially no condo or townhouse inventory in town; buyers who want low-maintenance product end up looking up the corridor or accepting a small in-town single-family. The acreage end of the market is more active relative to the small in-town inventory than buyers initially expect, with river-bottom parcels and irrigated agricultural ground trading through here at the same time as the in-town residential inventory. Inventory in Basin tends to turn over slowly, and properties here often sit longer than in the larger corridor towns. Buyers can take real time to inspect, compare, and negotiate without watching properties disappear over a weekend. The live summary at the top of the page carries the current pace and the buyer-seller balance. **Why Homebuyers Look at Basin, Wyoming Real Estate** The Basin property spectrum is narrower than the larger towns to the north and south, but the choices it offers are distinct enough that the first decision a buyer makes is which sub-area fits the life they actually want. The downtown grid and the surrounding residential blocks hold the bulk of Basin's historic and mid-century housing, set close to the Big Horn County Courthouse, the schools, Three Rivers Health, and the small downtown commercial strip. Walkability is the trade these lots make against acreage. They are the most common Basin purchase and the lots with the deepest comparable-sales history. Along the Bighorn River bottoms, the irrigated agricultural acreage forms a separate sub-market. Working farms, hobby parcels, and rural residences trade across this ground, and the value math hinges on water rights and irrigation-district membership. Both are the parts of the transaction that out-of-basin buyers tend to underweight on the first inspection. To the south, the river corridor along the Bighorn River runs through small-lot residential and surrounding agricultural acreage toward Manderson and on to Worland. Properties along this stretch trend toward rural acreage with river access or irrigated bottoms, with the smallest premiums in the corridor and the longest trading timelines. To the north, the short corridor between Basin and Greybull is its own micro-market, with buyers who want Basin's affordability but routinely commute the few miles north for work or shopping. These properties trade slightly faster than the deeper-in-Basin inventory because the daily-commute connection is unusually short. Basin buyers, in the end, are weighing four micro-markets: the historic in-town core anchored by the courthouse and the hospital, the irrigated agricultural acreage along the Bighorn River, the southern corridor toward Manderson and Worland, and the short north-bound corridor toward Greybull. The choice tracks closely with how often the household needs to be on a highway. - **Where is Basin, Wyoming?** Basin is the Big Horn County seat, on the Bighorn River about 8 miles south of Greybull. The town was founded in 1896 and remains an important agricultural community in the southern part of the county. - **What's the local economy in Basin?** Agriculture along the Bighorn River corridor: irrigated cropland, beef cattle, and supporting small businesses. The Big Horn County Fair is held annually in Basin and is a significant regional event. - **What kind of property is typical in Basin?** Predominantly small-lot residential within town, with agricultural acreage in every direction along the river bottom and out into the surrounding Bighorn Basin. The Bighorn Mountains rise to the east; the Absarokas rise to the west. #### Lovell, Wyoming https://richardrealty.com/communities/bighorn-county/lovell Known for: Bighorn Canyon NRA gateway, Pryor Mountain Wild Horse Range, Western Sugar Cooperative. Lovell is the largest community in north Big Horn County and the south gateway to one of the most underrated public-land destinations in the West. The town runs on agriculture, a sugar plant that has been processing beets since 1916, and a steady flow of visitors heading east into Bighorn Canyon. Buyers who land here are usually the ones who looked at Greybull or Basin first and decided they wanted to be closer to the canyon, the wild horses, or the Pryor Mountains rising just to the north. Buyers who get serious about Lovell want the daily-life version, not the brochure version. How does the place organize itself once it's home base? What carries the local economy past agriculture and sugar? How does proximity to Bighorn Canyon shape the buying experience? And what doesn't get said in the welcome packet? Lovell sits in the irrigated farmland of the northern Bighorn Basin in Big Horn County. The local market includes in-town residential, downtown historic housing, irrigated agricultural ground, and rural parcels reaching east toward the canyon and north toward the Pryor Mountains and the Montana state line. **Living in Lovell, Wyoming** Lovell, Wyoming is named in honor of pioneer cattleman Henry Clay Lovell, who came to the Bighorn Basin in the late 1870s and partnered with financier Anthony Mason to establish the Mason-Lovell (M-L) cattle ranch. That ranch operation defined the area through the open-range cattle era of the 1880s. The town that grew up around the ranching operation has a settlement story more layered than most basin towns: Lovell pre-existed the 1900 Mormon migration, with a post office established in 1888, but the influx of Mormon colonists from Utah and Idaho beginning in May 1900 was so large that they quickly became the majority and thoroughly transformed it into a Mormon-majority town. The neighboring towns of Cowley and Byron were founded from scratch by the same Mormon colonization effort in 1900. The Sidon Canal, built by those settlers, brought irrigated agriculture to land that had been open range, and the irrigation infrastructure they put in still defines the shape of farming in the area today. Daily life here organizes itself around a small downtown core, the irrigated fields stretching out to the south and west, the canyon rising to the east, and the Pryor Mountains visible to the north. The town's compact grid sits along U.S. 14A, with Main Street as the commercial spine. Schools run through Big Horn County School District No. 2. Residents who have been here a while talk about the rhythm of the sugar campaign in the fall, the constant traffic of canyon visitors through summer, the wild horses that occasionally come down off the Pryors, and the way the basin opens out across the Sidon Canal in every direction. **Lifestyle and Amenities in Lovell, Wyoming** Healthcare for the northern Big Horn Basin runs through town. North Big Horn Hospital District is a 15-bed Critical Access Hospital located at 1115 Lane 12 in Lovell, Wyoming. It serves the northern Big Horn County communities of Lovell, Byron, Cowley, Deaver, and Frannie. The hospital provides emergency care, inpatient services, surgery, and primary care for the corridor. For specialty care that isn't available locally, residents typically drive west to Powell Valley Healthcare or Cody Regional Health, or further north to Billings, Montana for subspecialists. Having a critical access hospital in town is a differentiator within the basin's smaller communities, where most have to drive at least 20 minutes to reach a CAH. The town's biggest distinctive layer sits at the edge of town and stretches north into the Pryors. Bighorn Canyon National Recreation Area was established by an act of Congress on October 15, 1966, to provide for public recreation on Bighorn Lake, the reservoir created by the Yellowtail Dam on the Bighorn River. Lovell, Wyoming, serves as the southern gateway to the recreation area, with the Bighorn Canyon Visitor Center located at 20 US Hwy 14A, just east of town. The recreation area encompasses Bighorn Lake itself plus 70 miles of high-walled limestone canyon stretching north into Montana, with the Devil Canyon Overlook another 22 miles inside the recreation area. For Lovell residents, that means trout fishing, boating, paddling, and canyon-rim hiking inside a 30-minute drive on a Tuesday afternoon, not just on weekends. A second layer to the north pulls a different audience. The Pryor Mountain Wild Mustang Center is located just east of Lovell, Wyoming on Highway 14A. It serves as an interpretive and educational facility for the Pryor Mountain Wild Horse Range, which was the first federally designated public wild horse range in the United States, established on September 9, 1968. The range is located approximately 10 miles north of Lovell and straddles the Wyoming-Montana border. Researchers, photographers, and visitors come specifically to see the Pryor mustang herd, and the range's federal-first status is a quiet point of regional pride. The town also runs on an agricultural anchor that is more visible some seasons than others. Western Sugar Cooperative, a grower-owned co-op, operates a sugar beet processing facility in Lovell, Wyoming, which was originally built in 1916. Sugar beets are a major agricultural product in the Bighorn Basin, and the Lovell plant processes beets from growers in northern Wyoming's Big Horn and Park counties as well as southern Montana. The fall sugar campaign brings beet trucks into town from across the basin, the smell of cooking beets drifts on the wind for weeks, and the rhythm of the plant shapes work shifts and seasonal hiring across the corridor. The Hyart Theatre, a restored 1950 art deco movie house on Main Street, and the Lovell Rose Garden anchor the downtown civic identity outside the agricultural calendar. Grocery, pharmacy, and the everyday retail residents need are all in town. Larger shopping trips typically mean a short drive west to Powell or a longer haul north to Billings, depending on what the trip needs. **Location and Regional Access** Lovell's address is the meeting point of three different geographies. U.S. 14A runs east-west through town and connects everything west of Lovell to everything inside Bighorn Canyon. Powell sits about 22 miles west of Lovell on U.S. 14A, and Cody sits about 47 miles west of Lovell via U.S. 14A across the Bighorn Basin. The Bighorn Canyon National Recreation Area visitor center sits about 2 miles east of Lovell on U.S. 14A, with the Devil Canyon Overlook another 22 miles inside the recreation area. Going south, the basin floor follows U.S. 310 and U.S. 16/20 to Basin, the Big Horn County seat, about 36 miles south of Lovell. North on U.S. 310, the road continues toward the Montana line and on to Billings, the nearest large regional city, roughly 110 miles north of Lovell via U.S. 310 and Interstate 90. The neighboring communities of Cowley and Byron sit a few miles from Lovell along the U.S. 310 corridor toward the state line, and the Pryor Mountains rise just north of it. Air travel is layered. Lovell does not have a commercial airport in town. For commercial flights, Yellowstone Regional Airport (COD) in Cody is the closest option, about an hour west on U.S. 14A, and offers limited year-round service through United Express. Buyers who travel regularly or need broader connections typically continue north to Billings Logan International. Yellowstone National Park's East Entrance sits about 100 miles southwest of Lovell, reached via U.S. 14A west through Cody and the North Fork Highway, which puts the park in day-trip range without putting Lovell into the Yellowstone-driven summer traffic that shapes towns further west. **A few tradeoffs worth mentioning** Lovell sits in an interesting position in the basin pricing landscape. The recreational pull of Bighorn Canyon and the slightly easier access to regional services keep the local market firmer than the smaller basin towns to the south, while prices stay well below the resort-influenced markets to the west. Buyers come at this from two directions and land at the same property with different framings. Buyers who shop the southern basin first sometimes look at Lovell expecting similar pricing and find a small premium for the canyon-adjacent geography. Buyers coming from the Park County side find the opposite: meaningfully more affordable than the markets to the west for the same square footage, with one less driving step to most regional services. The inventory dynamic favors patient buyers. The trading pace is not aggressive, and well-prepared offers with patient timelines tend to do better than aggressive lowballs that walk away on the first round. For sellers, the math runs the other direction: pricing realistically and marketing to the right buyer pool (canyon-oriented, Park County commuters, retirees) matters more here than it does in the tighter markets to the west. The live summary at the top of the page shows where the market sits today. Subspecialty medical care, broader retail, and a wider dining scene typically mean a drive. Summer brings real visitor traffic on U.S. 14A as canyon visitors move through, and the town's small footprint means tourist season is felt more directly in restaurants and grocery lines than in larger towns. The Pryor Mountains shelter Lovell from the worst of the basin's winter wind, but the openness north toward the state line means weather still moves through fast. Buyers used to milder microclimates should plan for it. **What the Lovell market actually trades** The figures above describe the size. What trades in Lovell, and how, takes more detail. Residential sales here are dominated by single-family homes. The condo and townhouse end of the market barely exists here, so buyers looking for attached or low-maintenance housing usually shop the larger Park County markets to the west. The acreage end is more active than the small inventory suggests, with buyers specifically looking for canyon-adjacent or Pryor-Mountain-view parcels in roughly equal numbers to those looking for in-town houses. The trading pace is moderate by basin standards, which puts Lovell in the middle of the regional spectrum. Patient buyers can take time to inspect, compare, and negotiate without watching properties disappear over a weekend. The live summary at the top of the page carries the current pace and balance. **Why Homebuyers Look at Lovell, Wyoming Real Estate** The Lovell property spectrum is wider than the smaller basin towns to the south, but the choices it offers are distinct enough that the first decision a buyer makes is which sub-area fits the life they actually want. Lovell's downtown grid and the residential blocks fanning out around Main Street hold most of the town's historic and mid-century housing. These lots sit within easy walking distance of the Hyart Theatre, North Big Horn Hospital, the schools, and the in-town retail. They are the most common Lovell purchase and produce the most reliable appraisal comps in the local market. Out across the Sidon Canal-fed irrigated bottoms, the agricultural acreage forms its own sub-market. Working farms, hobby parcels, and rural residences on irrigated ground trade through this corridor. Water rights and Sidon Canal Company membership drive much of the value, and they are the part of the deal that buyers from outside the basin typically need walked through. To the east, the country opens toward Bighorn Canyon and the recreation area boundary. Properties along U.S. 14A between Lovell and the canyon trend toward rural acreage with canyon-rim views or near-direct access to public land. This is the corridor most affected by visitor traffic in summer, but it is also the corridor where the recreational pull is most directly priced into the property. Buyers along this stretch are often weekenders looking for primary-residence conversion or second-home buyers with Park County service access. To the north, rural acreage stretches toward the Pryor Mountains and the Wyoming-Montana state line. Properties here are quieter, more remote, and oriented toward open views and Pryor Mountain access. The Cowley-Byron area to the south offers smaller-town residential alternatives with similar service access and slightly lower pricing. Lovell, Wyoming buyers ultimately weigh four sub-areas: the historic in-town core, the irrigated agricultural acreage along the Sidon Canal, the canyon-adjacent corridor east of town, and the quieter Pryor Mountain edge to the north. Each carries a distinct daily rhythm shaped by which feature of the geography sits closest. - **Where is Lovell, Wyoming?** Lovell is in northern Big Horn County on U.S. Highway Alternate 14 (14A), in the irrigated farm country of the Bighorn Basin. It serves as the southern gateway to the Bighorn Canyon National Recreation Area. - **What is Lovell known for?** Two things draw people to the Lovell area: the Bighorn Canyon National Recreation Area, established by Congress in 1966 around Bighorn Lake and the Yellowtail Dam, and the Pryor Mountain Wild Mustang Center just east of town, which interprets the Pryor Mountain Wild Horse Range — the first federally designated wild horse range in the United States, established in 1968. - **Where does the name Lovell come from?** The town is named for pioneer cattleman Henry Clay Lovell, who came to the Bighorn Basin in the late 1870s and partnered with financier Anthony Mason to establish the Mason-Lovell (M-L) cattle ranch. - **What anchors Lovell's economy and services?** Agriculture is the backbone — the Western Sugar Cooperative has operated a sugar-beet processing plant in Lovell since 1916. Medical care is handled locally by the North Big Horn Hospital District, a 15-bed critical-access hospital serving Lovell, Byron, Cowley, Deaver, and Frannie. Property ranges from small-lot in-town homes to irrigated agricultural acreage in the surrounding basin. ### Washakie County Washakie County stretches from the Bighorn River across to the Bighorn Mountains. Worland anchors the county; Ten Sleep guards the canyon and the climbing/recreation corridor up into the mountains. #### Worland, Wyoming https://richardrealty.com/communities/washakie-county/worland Known for: Wyoming Sugar Company, Washakie Medical Center, Ten Sleep Canyon access. Worland is the largest town in the southern Big Horn Basin and the seat of Washakie County. It runs on agriculture, the long shadow of a sugar plant that has been cooking down beets since 1917, and the kind of small-city infrastructure that handles daily needs without forcing a drive somewhere else. Buyers who land here are usually the ones who looked at Greybull or Basin first and decided they wanted a town with one more layer of services. Strip away the visitor framing and the practical questions surface. What's the layout from a resident's eye, not a visitor's? What carries the local economy past the sugar plant? How does the inventory shape the buying experience here compared to the rest of the basin? And what's missing from the polished pitch? Worland sits on the east bank of the Bighorn River in central Washakie County. The market runs across in-town residential, downtown historic housing, irrigated farm acreage, and rural parcels extending east toward the Bighorn Mountains and south toward Hot Springs County. **Living in Worland, Wyoming** Worland's founding story is unusual enough to be worth telling: Worland, Wyoming was named for Charles H. "Dad" Worland, who established a stage stop and a small bar on the old Bridger Trail in 1900. The original settlement, first called Camp Worland, grew around this stop on the west bank of the Bighorn River. The town was incorporated in 1906, the same year residents moved its buildings across the frozen river to the current site on the east bank to meet the incoming railroad. That moved-on-ice origin shows up in how the town is laid out today: a compact downtown grid centered on Big Horn Avenue, sitting on the east bank with the river bottoms and irrigated farmland visible at the western edges. Worland is the county seat of Washakie County, Wyoming, and has held this status since the county was created in 1911. The courthouse, county offices, and the southern half of the basin's administrative work all sit in town rather than down the road. Daily life here organizes itself around a small downtown core, the river to the west, and the Bighorn Mountains rising to the east. The basin opens up flat in nearly every other direction. Schools run through Washakie County School District No. 1. Residents who have been here a while talk about knowing their neighbors by name, the high-school sports schedule organizing the town's fall and winter, the sugar campaign that pulls trucks and shift work into late-fall rhythm, and the way the Bighorns change color through the seasons against the basin's brown. **Lifestyle and Amenities in Worland, Wyoming** Healthcare in Worland is closer to hand than in any other Big Horn Basin town south of Cody. Washakie Medical Center, located at 400 S 15th Street in Worland, is a county-owned, 18-bed critical access hospital operated by Banner Health. The facility serves residents of Washakie County and the Big Horn Basin. It provides emergency care, inpatient services, surgery, and a range of outpatient specialties for the southern half of the basin. For subspecialty care that isn't covered locally, residents typically drive to Billings, Casper, or further afield depending on what's needed. Having a Banner-system hospital in town is a real differentiator within the basin, where most communities have to drive at least 30 minutes to reach a critical access facility. The town's other distinctive layer is sugar. The Wyoming Sugar Company, a grower-owned cooperative, operates a sugar beet processing facility in Worland, Wyoming. The factory was founded in 1916, began processing its first crop on October 17, 1917, and has been described as the oldest business in the community. Sugar beets are a vital agricultural product in the surrounding Big Horn Basin, with cultivation dating back to 1905. The plant is a crucial economic anchor for Worland; when its closure was threatened in 2002, local growers, businesses, and citizens formed a coalition to purchase the facility and ensure its continued operation. The fall sugar campaign brings beet trucks into town nightly from across the basin, the smell of cooking beets drifts on the wind for weeks, and the rhythm of the plant shapes work shifts, school traffic, and the local diner schedule. Buyers who don't grow up in sugar country are sometimes surprised by how present the plant is in daily life. Most locals consider it a feature. Grocery, pharmacy, and the everyday retail residents need are all in town. Blair's Super Market and the downtown commercial corridor handle routine errands. Larger shopping trips typically mean a drive south to Casper or north to Billings, both about two-and-a-half hours, depending on which direction the family already has connections in. **Location and Regional Access** Worland's address is a highway crossroads on the basin floor, with three serious mountain or basin routes leaving town in different directions. U.S. Highway 16 runs east from Worland for 92 miles to Buffalo, Wyoming, passing through Ten Sleep Canyon and over Powder River Pass in the Bighorn Mountains. The pass is the highest point on US-16, cresting at an elevation of 9,666 feet. That eastern climb is the recreational artery for Worland-area residents heading to Cloud Peak Wilderness, Bighorn National Forest, or Buffalo and the Powder River country. Going south, U.S. 20 runs the basin floor: Thermopolis sits about 32 miles south of Worland via U.S. 20, putting Hot Springs State Park and the southern basin within easy day-trip range. Going north, U.S. 16/20 runs straight up the basin: Basin, the Big Horn County seat, sits about 26 miles north of Worland on U.S. 16/20, with Greybull a few miles further on. Ten Sleep sits about 26 miles east of Worland on U.S. 16, at the western mouth of Ten Sleep Canyon. Air travel takes some planning. Worland Municipal Airport (WRL) is a public airport that currently operates as a general aviation airport without scheduled commercial passenger service. The last commercial carrier, Great Lakes Airlines, terminated its service on September 30, 2016. A 2016 analysis showed that residents often traveled to other airports for commercial flights, with Billings being a primary example. Today most Worland residents who travel regularly drive to one of three regional airports: Billings, Montana is roughly 155 miles north of Worland via U.S. 16/20, U.S. 310, and Interstate 90; Casper sits about 152 miles south of Worland, reached via U.S. 20 through Thermopolis and Shoshoni; and Yellowstone Regional Airport (COD) in Cody is the basin's third option for limited year-round commercial service. Each of the three plays a different role depending on the destination network. **A few tradeoffs worth mentioning** Worland prices in below the resort-influenced markets to the west, with an inventory dynamic that runs distinctly hotter than the rest of the basin. Homes here cost a fraction of what comparable inventory commands in Park County markets like Cody, and that price advantage is part of why buyers from higher-cost markets look here in the first place. The flip side is faster trading than buyers expect. Worland tends to absorb its inventory faster than the slower towns to the north, and patient offers with clean terms tend to win out over aggressive lowballs that walk away on the first round. For sellers, the math runs the other direction: pricing realistically and marketing well still matters. The live summary at the top of the page carries the current pace and the buyer-seller balance. Subspecialty medical care, broader retail, and a wider dining scene typically mean a drive. Worland sits in the funnel of the southern basin, and the steady wind down the U.S. 16/20 corridor catches buyers who haven't lived with basin weather before. Most locals would still take it over tornadoes or city traffic, but it shapes what daily winter life looks like. And while the airport in town is real, the absence of commercial service since 2016 means every commercial trip starts with a two-and-a-half-hour drive in one direction or the other. **What the Worland market actually trades** The stats sketch the market. The shape of what trades in Worland is more specific. Residential sales here are dominated by single-family homes. The attached-housing end of the market is essentially empty here; buyers wanting townhouse or condo product end up shopping outside the basin entirely. The trading pace in Worland is among the most active in the southern basin. Well-prepared buyers should plan to move quickly when the right property surfaces; the live summary at the top of the page carries the current pace and balance. **Why Homebuyers Look at Worland, Wyoming Real Estate** The Worland property spectrum is wider than the smaller basin towns to the north, but it covers more ground than the town's size suggests. Understanding where a property fits in that spectrum is the first decision a buyer needs to make. The downtown grid and adjacent residential blocks hold most of Worland's historic and mid-century housing. These lots sit close to Big Horn Avenue, the schools, Washakie Medical Center, and downtown retail, and they trade in-town walkability for the absence of acreage. They are the most common Worland purchase and the lots that produce the cleanest comparable-sales record. Around Worland, the irrigated bottoms of the Bighorn River and the basin acreage stretching out from town form a second sub-market. Working farms, hobby parcels, and rural residences on irrigated ground change hands here, and the value math turns on water rights and irrigation-district membership in ways that buyers from outside the basin tend to miss on the first walk-through. To the east, the country opens toward Ten Sleep and the western foothills of the Bighorns. Properties along U.S. 16 between Worland and Ten Sleep trend toward rural acreage, recreational parcels, and small ranches with mountain access in the backyard. The canyon itself is the recreational anchor for buyers in this corridor, and proximity to it commands a premium over equivalent acreage in less-trafficked directions. South toward Thermopolis, the river corridor along the Bighorn runs through small-lot residential and surrounding agricultural acreage, with Hot Springs State Park and the southern basin pulling weekend traffic past these properties year-round. Buyers along this stretch often weigh the river access against the slightly longer commute to Worland's services. Buyers narrowing in on Worland, Wyoming end up picking from four sub-markets: the historic in-town core, the irrigated agricultural acreage that defines the surrounding basin, the Ten Sleep Canyon corridor with its mountain access, and the southern river corridor pulling toward Thermopolis. The four behave differently in pricing, trading pace, and what daily life looks like once a buyer is settled in. - **Where is Worland?** Worland is the Washakie County seat in the southern Bighorn Basin, on the Bighorn River. It's the largest town in the southern basin and serves as the regional commercial and agricultural center. - **What's the local economy in Worland?** Agriculture leads — the Wyoming Sugar Company operates a processing plant in Worland, and the surrounding fields produce sugar beets, beans, malt barley, and beef. Light industry, regional retail, and Washakie Medical Center round out the economy. - **What's Ten Sleep Canyon and how do you get there from Worland?** Ten Sleep Canyon is a major sport-climbing destination and one of the most scenic drives in Wyoming. It heads east from Worland via US Highway 16, climbing through the canyon and into the Bighorn Mountains. The town of Ten Sleep sits at the canyon's western mouth, about 27 miles from Worland. - **What's the Washakie Museum & Cultural Center?** It's the regional museum in Worland with significant collections in paleontology, pre-contact archaeology, and the human history of the Bighorn Basin. It hosts traveling exhibits and is a meaningful local cultural institution. - **Does Richard Realty have an office in Worland?** Yes — at 1018 Bighorn Avenue, Suite A. Our Worland office serves Washakie County including Worland and Ten Sleep. #### Ten Sleep, Wyoming https://richardrealty.com/communities/washakie-county/ten-sleep Known for: Ten Sleep Canyon, Sport climbing destination, Mountain cabins. Ten Sleep is a small town in Washakie County, Wyoming, positioned where U.S. Highway 16 flattens at the western foot of the Bighorn Mountains and Ten Sleep Creek meets the Nowood River. Step outside on any given morning and the canyon mouth is already lit before the valley floor catches the sun. That visual fact orients daily life here in a way longtime residents stop noticing and newcomers never quite get used to. The real estate market takes the shape of in-town residential, working ranch and acreage corridors across the basin floor, and recreational property tied directly to canyon and mountain access. Buyers who find their way to Ten Sleep are usually asking a version of the same question: what does it actually mean to own property at the edge of a place like this? **Living in Ten Sleep, Wyoming** Daily life in Ten Sleep is organized around a small, walkable core and a surrounding landscape that changes character with every season. In summer, the canyon mouth on the east end of town draws sport climbers heading into Bighorn National Forest along U.S. Highway 16, and residents who have been here long enough barely register the out-of-state plates that appear each spring. The Ten Sleep Brewing Company, located at 2549 US-16, functions as something close to a community anchor, a room where climbers, ranchers, and longtime locals occupy the same space without much ceremony. That kind of overlap is part of what makes a town this size work. Winter changes the math. When the canyon road over Powder River Pass closes or becomes uncertain, the town's self-sufficiency stops being a lifestyle preference and becomes a practical condition. Residents plan differently here than they do in larger towns, and most will say that adjustment comes faster than newcomers expect. The Nowood River corridor and Ten Sleep Creek mark the edges of town in a way people feel more than they think about. The sound of moving water is a constant in spring. The cottonwoods along the creek turn the valley gold in October, and then the basin goes quiet. **Lifestyle and Amenities in Ten Sleep, Wyoming** Ten Sleep offers a specific and honest set of local amenities: a K-12 school operated by Washakie County School District Number 2 under the name Ten Sleep School, the Ten Sleep Brewing Company, and the services a small agricultural town sustains. For a grocery run beyond basics, a pharmacy, a hospital, or most specialty retail, residents make the 26-mile drive west on U.S. Highway 16 to Worland, the Washakie County seat, which carries the regional service infrastructure. That drive is a practical feature of life here, not an occasional inconvenience. Buyers who are accustomed to proximity to medical facilities or large-format retail should weigh it honestly before they commit. Recreation is where Ten Sleep is genuinely well-resourced. Ten Sleep Canyon holds more than 1,000 bolted sport-climbing routes on Bighorn Dolomite limestone cliffs, making it one of the most concentrated climbing destinations in the northern Rockies. The canyon enters Bighorn National Forest as it climbs east along U.S. Highway 16, opening access to hiking, hunting, and high-country terrain. The Nowood River and Ten Sleep Creek provide fishing and riparian access close to town. For buyers whose priorities run toward climbing, fishing, hunting, or mountain access, the town's position at the canyon mouth is a structural advantage, not a geographic coincidence. **Location and Regional Access** Ten Sleep sits in north-central Wyoming along U.S. Highway 16, which functions as both the town's main corridor and its primary connection in either direction. Heading west, the highway reaches Worland in 26 miles. Heading east, it climbs through Ten Sleep Canyon into Bighorn National Forest, crosses Powder River Pass at 9,666 feet, and descends to Buffalo, Wyoming, the entire route designated as the Cloud Peak Skyway Scenic Byway. That eastern passage is a genuine mountain road, and its seasonal conditions shape ownership in a direct way. The pass can close or require caution in winter, which affects how reliably residents can move between the basin and the communities east of the Bighorns. There is no commercial air service in Ten Sleep, and Worland no longer carries scheduled passenger flights. Owners who travel frequently by air drive to a regional hub, Cody, Riverton, or Billings, Montana, for scheduled connections. Buyers who travel often should factor that drive into their planning. The highway position that makes Ten Sleep accessible for recreation also places it at a genuine distance from urban infrastructure, and that distance is the defining condition of ownership here. **Why Homebuyers Look at Ten Sleep, Wyoming Real Estate** Ten Sleep real estate draws buyers who are making a deliberate tradeoff: distance from urban services in exchange for direct access to a specific landscape and a low-density way of life. The property spectrum here is worth understanding by type, because each sub-market represents a different version of that tradeoff. In-town residential sits along and near U.S. Highway 16 and the streets that run toward Ten Sleep Creek and the Nowood River confluence. These are the town's most accessible homes, closest to Ten Sleep School, the brewery, and whatever local services the town carries. Inventory in this sub-market tends to be modest in scale and price relative to resort-adjacent Wyoming markets, and it turns over slowly in a town of this size. Ranch and acreage property along the basin floor, stretching west toward Worland and south along the Nowood River corridor, represents the working agricultural character of the surrounding county. These parcels come with water rights, outbuildings, and the operational infrastructure of ranching country. Buyers here are typically acquiring land with a productive history, not just a rural setting. Recreational and canyon-adjacent property, positioned east of town along U.S. Highway 16 as it enters the canyon, carries a premium tied to climbing and mountain access. Proximity to the Bighorn National Forest boundary and the canyon's climbing routes is the primary driver of value in this corridor. The structural choice in Ten Sleep homes for sale comes down to the convenience of the town core, the working scale of basin acreage, or the recreational positioning of canyon-edge property. The current medians, months of supply, and days on market are in the live summary at the top of the page. What the landscape and the market structure tell buyers, more plainly than any statistic, is that the land itself is the asset here. The town is the access point. - **Where is Ten Sleep, Wyoming?** Ten Sleep is in southeast Washakie County at the western mouth of Ten Sleep Canyon, where the No Wood River drains the Bighorn Mountains. US Highway 16 passes through town. Worland — the county seat — is 27 miles west. - **Where does the name "Ten Sleep" come from?** The name comes from a measure of distance used by the Sioux: ten nights' travel between two reference points along their seasonal routes through the region. - **Why is Ten Sleep famous for climbing?** The limestone walls of Ten Sleep Canyon hold thousands of bolted sport-climbing routes and are considered among the premier climbing destinations in North America. Climbing season runs from late spring through early fall and draws visitors from around the world. - **What kind of property is typical in Ten Sleep?** A mix of small-lot residential within town, mountain cabins and recreational acreage in the surrounding hills, and ranches in the wider No Wood River valley. Buyers in Ten Sleep are typically looking for recreational property, mountain cabins, or ranching land. ### Hot Springs County Anchored by Thermopolis on the Bighorn River — home to the world's largest mineral hot spring and the southern gateway to the Bighorn Basin. Cross-county service from Richard Realty's Worland-area REALTORS®. #### Thermopolis, Wyoming https://richardrealty.com/communities/hot-springs-county/thermopolis Known for: World's largest mineral hot spring, Hot Springs State Park, Wyoming Dinosaur Center. Thermopolis is the kind of place that earns its reputation slowly. The geothermal water has been here longer than the town, longer than the county, longer than the treaty that transferred the hot springs to public hands in 1896. What the real estate market reflects is that history made physical: in-town lots along established streets, bench properties above the river corridor, and ranch and acreage parcels spread across the surrounding high desert. Buyers who come here tend to know what they're looking for, or they figure it out quickly. **Living in Thermopolis, Wyoming** Daily life in Thermopolis is organized around short distances and visible landscape. Residents can see the rimrock above town before they reach the end of the block. The mineral steam rising from Hot Springs State Park is a constant presence at the north edge of the commercial core. The park's Big Spring, described by the Wyoming Division of State Parks, Historic Sites and Trails as one of the largest mineral hot springs in the world, is not a destination residents have to plan around. It is simply there, a few minutes from most addresses in town, open year-round. The rhythm of the week changes with the season. Summer brings visitors to the State Bath House and public dig programs at the Wyoming Dinosaur Center on the east side of town, which means the streets around those anchors carry more traffic from June through August. Winter pulls the town inward: the hot springs stay warm, the canyon roads stay open most days, and the pace slows to something residents either appreciate or find limiting, depending on what they came here for. The Wedding of the Waters, the geographic point just south of town where the Wind River officially becomes the Bighorn River, is a short drive that locals make in every season, sometimes to fish, sometimes just to watch the current change character at the canyon's northern mouth. **Lifestyle and Amenities in Thermopolis, Wyoming** Thermopolis has the amenity profile of a small Wyoming county seat. Grocery and hardware retail, basic medical services, and a public school system are all present in town. For specialty medical care, imaging, or procedures beyond what a rural critical-access hospital can provide, residents typically drive. Worland, 33 miles north on U.S. Highway 20, offers additional services. Casper and Billings represent the nearest full-service regional medical centers, each requiring a multi-hour drive. That's a real consideration, and buyers who depend on frequent specialist care should run the math honestly before committing to property here. Recreation is where the local inventory is genuinely deep. The Bighorn River through town and south through Wind River Canyon offers fishing access that draws anglers from across the region. Hot Springs State Park provides walking paths, the State Bath House with its free public soaking pools, and green space along the river that functions as the town's primary outdoor living room. The free bathing provision traces directly to the 1896 treaty in which the Eastern Shoshone and Arapaho tribes sold the hot springs tract to the U.S. government, with the stipulation that public bathing remain free. The Wyoming Dinosaur Center operates both a museum and more than 30 active dig sites worked each summer, with public participation programs that give the town a cultural anchor well beyond its size. For residents who want to understand the place they live, the center's programs and the history embedded in the Gift of the Waters ceremony offer context that most small towns cannot match. **Location and Regional Access** Thermopolis sits at the southern end of the Bighorn Basin, connected to the broader state highway network by U.S. Highway 20, which runs north to Worland (33 miles) and south through the Wind River Canyon Scenic Byway to Shoshoni. Wyoming Highway 120 runs northwest from town toward Meeteetse, approximately 52 miles, and eventually connects to the Cody corridor. That network makes Thermopolis accessible within the basin and genuinely remote relative to Wyoming's larger population centers. Both things are true at once. Thermopolis has no commercial air service of its own, and Worland to the north no longer carries scheduled flights. Owners who need reliable connections to major hubs plan on driving to a regional airport in Riverton, Cody, or Billings, Montana, for flights. Most residents build buffer time into any trip that involves a flight, which shapes how they think about travel in general. For owners whose work or family connections require frequent air travel, that tradeoff is worth weighing honestly before committing to property here. For owners whose lives are primarily place-based, the highway access supports both routine supply runs and seasonal recreational movement without significant friction. **Why Homebuyers Look at Thermopolis, Wyoming Real Estate** Thermopolis is a working county seat, not a gateway town, and the price points reflect that. Homes here are among the more accessible in the Bighorn Basin, which draws buyers who want a Wyoming address with functional infrastructure but without the premium that attaches to communities closer to national parks. In-town residential property along the established street grid, the blocks radiating from the commercial core near U.S. Highway 20, tends to be older housing stock: single-family homes on modest lots, close to the school system, the State Bath House, and the Wyoming Dinosaur Center. Owners here trade yard size and privacy for walkability and proximity to everything the town offers. These properties move through the market at a pace that reflects the limited buyer pool; a Richard Realty REALTOR® can pull current days-on-market and inventory figures for Thermopolis on request. Bench properties above the river corridor sit on higher ground to the east and west of the valley floor, offering longer sight lines across the basin and more separation from the commercial center. Lots here tend to be larger, and the tradeoff is a short drive into town rather than a walk. Buyers drawn to the bench are typically prioritizing space and views over convenience. Ranch and acreage parcels along the corridors radiating out from town, north on U.S. Highway 20 toward Worland or northwest on Wyoming Highway 120 toward Meeteetse, represent the third distinct sub-market. These are working properties first. Buyers here are looking at water rights, outbuilding condition, and road access as primary variables, not proximity to the State Bath House. The landscape along those routes is high desert basin, and the ownership experience is defined by that terrain. What connects buyers across all three sub-markets is a specific appetite for the Bighorn Basin's scale and a combination of geothermal, geological, and river-corridor amenities that Thermopolis sits inside and that does not replicate anywhere else in the state. The owners who put down roots here tend to be the ones who wanted that combination in the first place, not a substitute for somewhere larger. - **Where is Thermopolis, Wyoming?** Thermopolis is the county seat of Hot Springs County, on the Bighorn River at the southern end of the Bighorn Basin. Worland is 33 miles north on U.S. Highway 20, and Wyoming Highway 120 runs northwest toward Meeteetse. - **What are the hot springs in Thermopolis?** Hot Springs State Park is home to the Big Spring, which the State of Wyoming describes as one of the largest mineral hot springs in the world. The park's State Bath House offers free public bathing, honoring an 1896 treaty — known as the Gift of the Waters — in which the Eastern Shoshone and Arapaho tribes sold the hot springs to the U.S. government on the condition that a share of the water remain free to the public. - **What is there to do in Thermopolis?** Beyond Hot Springs State Park, the Wyoming Dinosaur Center operates a museum and more than 30 active dig sites worked each summer, with public participation programs. South of town, the Wind River Canyon Scenic Byway follows U.S. Highway 20 through the canyon, and at the Wedding of the Waters the Wind River becomes the Bighorn River. The Bighorn River through town draws anglers from across the region. - **What kind of property is typical in Thermopolis?** A mix of in-town residential on the historic street grid near the commercial core, bench properties above the river corridor with longer views across the basin, and ranch and acreage parcels in the surrounding high desert along the U.S. 20 and Wyoming 120 corridors. ### Fremont County Wyoming's third-largest county by area, anchored by Lander and Riverton. Wind River Range to the west, the Wind River Indian Reservation in the heart of the county, and some of the state's most diverse property types. #### Lander, Wyoming https://richardrealty.com/communities/fremont-county/lander Known for: Wind River Range, Sinks Canyon, Outdoor recreation. Lander is the kind of place that earns its reputation quietly. It sits at the county seat of Fremont County in central Wyoming, where the high plains run up against the granite foothills of the Wind River Range, and the Popo Agie River cuts cold and clear through the center of town on its way down from the snowpack above. The real estate market here reflects that position honestly: in-town residential lots, bench properties above the river corridor, and acreage parcels reaching toward public land boundaries. Buyers who land here are almost always here on purpose. **Living in Lander, Wyoming** Lander functions as a genuine regional hub, not a resort town, and daily life here is shaped by that distinction. The Wind River Range rises to the southwest as a white wall visible from nearly every street in town. Residents driving south on U.S. Route 287 watch the canyon walls of Sinks Canyon close in within minutes of leaving the city limits. That kind of proximity to serious terrain isn't a weekend amenity here; it's the backdrop to ordinary Tuesday mornings. Spring arrives as a slow negotiation between snowpack and sun. By late May the Popo Agie is running high, and the geological phenomenon at Sinks Canyon State Park draws steady foot traffic from residents who have watched it dozens of times and still find it worth the walk. The Middle Fork of the river disappears into a limestone cavern and resurfaces a quarter- to a half-mile downstream in a calm pool called the Rise. People who live here point it out to every visitor they bring through. Summer shifts the town's rhythm noticeably. The International Climbers' Festival draws athletes and spectators from across the country, filling the streets and campgrounds and turning Lander briefly into a gathering point for the climbing community. The National Outdoor Leadership School, headquartered at 284 Lincoln Street, keeps a steady population of students and instructors moving through town throughout the warmer months, giving the community an active, outdoors-oriented character that persists well past the festival calendar. Fall brings cooler temperatures and quieter streets, and the range to the west turns amber and rust. Many locals call that stretch the best argument for staying through another winter. **Lifestyle and Amenities in Lander, Wyoming** Lander's service infrastructure is substantial for its size, and honest about where it ends. SageWest Health Care at Lander, located at 1320 Bishop Randall Drive, provides hospital-level care locally, which matters considerably in a community this far from a metropolitan center. For specialty medical services beyond what a regional hospital provides, residents typically make the 25-mile drive northeast to Riverton or plan for longer trips to facilities in Casper or beyond. Grocery, hardware, and general retail are available in town, though buyers accustomed to a larger city will find themselves making periodic regional runs for things Lander simply doesn't stock. Recreation isn't a weekend supplement here. It's woven into the weekly structure of life in a way that residents either embrace quickly or find disorienting. Sinks Canyon State Park sits southwest of town and functions as an accessible backcountry threshold, with trails ranging from riverside walks to technical routes into the Wind River Range above. The Wild Iris climbing area draws technical climbers from well outside the region and is part of what gives Lander its reputation as a legitimate base for serious outdoor pursuits, not just a scenic drive-through. South of town, the South Pass National Historic Landmark marks the Continental Divide crossing used by 19th-century emigrants on the Oregon, California, and Mormon trails. It grounds the area's history in something more specific than frontier generality. The Wind River Indian Reservation, home to the Eastern Shoshone and Northern Arapaho tribes, borders the community to the north, and its presence shapes the cultural and historical context of the region in ways that residents engage with regularly. **Location and Regional Access** Lander's position in central Wyoming is both its defining asset and its primary practical constraint. U.S. Route 287 runs through town as the main artery connecting Lander to the broader state. Heading northeast, Wyoming Highway 789 splits off and reaches Riverton in about 24 miles, providing access to Riverton Regional Airport (RIW) and a broader retail base. Heading northwest, U.S. 287 runs concurrently with U.S. Highway 26 toward Dubois and over Togwotee Pass, eventually connecting to the Jackson Hole corridor, though that route is seasonal in character and subject to mountain weather conditions. Casper, the state's largest city, lies roughly two hours to the east and represents the nearest concentration of major commercial services, specialty medical, and air travel options beyond what Riverton offers. For owners who fly regularly, the regional airport in Riverton provides a starting point. Those with demanding travel schedules typically plan around the drive to Casper or beyond. Ownership in Lander supports a life that is largely self-contained within the Wind River Basin for routine needs, with the understanding that certain services and connections require deliberate planning rather than convenience. That's not a flaw in the market; it's the nature of the place, and buyers who thrive here tend to make peace with it early. **Why Homebuyers Look at Lander, Wyoming Real Estate** The property spectrum in Lander, Wyoming real estate runs from compact in-town lots to substantial acreage parcels, and the structural choice a buyer makes here is more consequential than in markets with denser development patterns. In-town residential properties occupy the flatlands along and near the Popo Agie River corridor, with streets radiating out from the downtown core. Owners here are within walking distance of local services, the hospital, and the commercial strip along Main Street. Lot sizes tend toward the modest end, and the housing stock reflects a range of eras and conditions. Buyers will find older homes alongside more recent construction, and the price-per-square-foot relationship is generally more accessible than in Wyoming's resort-adjacent markets. The bench areas above the river valley offer a different proposition. Properties on the elevated ground to the east and south of the city center typically carry larger lots, longer sight lines across the basin, and a greater sense of separation from the town's activity, while still being a short drive from downtown services. These properties attract buyers who want acreage-adjacent space without committing to a fully rural setting. Acreage and ranch-corridor properties extend outward along the routes leading toward public land boundaries, south toward Sinks Canyon and the Wind River Range, and along the agricultural corridors spreading across Fremont County. Buyers in these locations are trading proximity to services for land, privacy, and in some cases direct adjacency to public land access. The tradeoff is real: a routine errand becomes a planned trip rather than a detour. Lander, Wyoming homes for sale attract buyers who are making a deliberate choice about place. They're drawn specifically by the Wind River Range, the public land access, and a community identity built around institutions like NOLS and the landscape that surrounds them. The buyers who settle in fastest are the ones who came for the mountains at the edge of town and the working community at the foot of them, not for a version of somewhere else. - **Where is Lander and what's it close to?** Lander is the Fremont County seat in central Wyoming, at the foot of the Wind River Range, with the Wind River Indian Reservation adjacent to the city. It's about 25 miles from Riverton and roughly 160 miles — about a three-hour drive via Dubois and Togwotee Pass — from Yellowstone's south entrance. - **What is Sinks Canyon State Park?** Sinks Canyon is a state park southwest of Lander where the Popo Agie River disappears underground into a limestone cavern (the "Sinks") and re-emerges roughly a quarter mile downstream (the "Rise"). The park has trails, climbing walls, and developed visitor facilities, and it's one of the most distinctive geological features in central Wyoming. - **Why is Lander known for the outdoors?** Two reasons. First, Lander is the headquarters of the National Outdoor Leadership School (NOLS), which draws outdoor instructors, students, and staff from around the world. Second, the Wind River Range immediately west is among the most significant alpine climbing and backpacking destinations in the lower 48 states, with Gannett Peak (Wyoming's highest mountain) at its core. - **What's the property mix in Lander?** Residential homes within town, larger lots and acreage in the surrounding valleys, and recreational property as you head west toward the Wind River high country. The Lander Downtown Historic District, listed on the National Register of Historic Places, preserves the historic core of downtown along Main Street. - **Does Richard Realty have an office in Lander?** Lander is served by a dedicated Richard Realty REALTOR® rather than a brick-and-mortar office. Reach out via our contact form or call our Cody headquarters at (307) 586-5440 and we'll connect you with the Lander REALTOR® directly. #### Riverton, Wyoming https://richardrealty.com/communities/fremont-county/riverton Known for: Regional center, River confluence, Mountain man rendezvous. Riverton sits where the Wind River meets the Little Wind River, at the center of Fremont County and the geographic middle of Wyoming. The high desert opens into a wide irrigated valley here, the Owl Creek Mountains hold the northern horizon, and the real estate market spans in-town residential neighborhoods, elevated bench properties above the valley floor, and agricultural corridors reaching into the surrounding basin. It is one of the more consequential crossroads in the central part of the state, and buyers who find it are usually looking for exactly what it offers. **Living in Riverton, Wyoming** Daily life in Riverton orients around a landscape that shifts noticeably with every season. The valley floor runs green and irrigated through summer. The bench land above town turns dry and wind-scoured by February. The rivers run fast with snowmelt in late spring, and the view west on a clear morning stretches toward ranges that frame the Wind River Basin on three sides. The older neighborhoods near downtown still follow the original townsite grid, and most daily errands radiate from the junction of U.S. Route 26 and Wyoming Highway 789, which functions as the practical center of commercial life. Central Wyoming College on Peck Avenue anchors the north side of town with a campus that draws students from across the region and keeps cultural and athletic programming available locally that smaller Wyoming towns cannot sustain. Winters are cold, and the wind is not decorative. It is a daily presence that residents account for in how they dress, how they drive, and how they think about the walk from a parking lot to a front door. Summers bring long light and dry heat that fades quickly after sundown, and the rivers that define the town's geography become the recreational spine of the warm months. **Lifestyle and Amenities in Riverton, Wyoming** Riverton carries a service footprint that is substantial for its size and position in the basin. SageWest Health Care operates a hospital campus in town, which means residents have access to inpatient care and a range of outpatient services without leaving the county. In a region where the nearest large medical centers require a significant drive, that matters. For specialty care beyond what SageWest provides locally, residents typically travel to Casper or beyond, and that tradeoff is worth factoring into any ownership decision. Grocery, hardware, and general retail are available in town, and the commercial corridor along Federal Boulevard handles most day-to-day needs. Specialty retail, certain professional services, and a broader range of dining options require either a trip to Lander, approximately 25 miles to the southwest, or a longer drive toward Casper. Recreation is where the geography pays off most directly. The Wind River and Little Wind River are accessible from within or just outside town, and the broader basin opens into public land in multiple directions. The Wind River Canyon Scenic Byway, reached by heading north through Shoshoni on U.S. Highway 20 and Wyoming Highway 789, puts serious canyon scenery within an hour of town. The Wind River Range, visible from much of Riverton on clear days, draws hikers, climbers, and anglers who use the town as a supply and staging point. Riverton sits within the original exterior boundaries of the Wind River Indian Reservation, home to the Eastern Shoshone and Northern Arapaho tribes, a geographic and historical context that shapes local institutions, events, and the character of the surrounding region in ways specific to this part of Wyoming. **Location and Regional Access** Riverton is not close to the state's edges in any direction, and that centrality is both an asset and a constraint. The junction of U.S. Route 26 and Wyoming Highway 789 connects the town to Casper to the east, to Lander and the southern Wind River Range to the southwest, and north through Shoshoni toward Thermopolis via the Wind River Canyon corridor. Lander is approximately 25 miles to the southwest, close enough for a routine errand run and far enough that residents do not treat it as a daily commute. Casper, the state's largest city and the nearest hub for a wider range of commercial and medical services, is a drive of roughly two hours depending on conditions. Riverton Regional Airport offers daily passenger service to Denver International Airport via United Express, operated by SkyWest Airlines. That single connection puts Riverton owners within reach of a major hub without driving to Casper or beyond. The service is one route, though, and owners who travel frequently or need flexibility beyond Denver connections should plan for the occasional longer drive. The overall location supports a self-contained life for residents whose work and recreation are centered in the basin, while requiring deliberate planning for anyone whose professional or medical needs pull them toward larger metros. **Why Homebuyers Look at Riverton, Wyoming Real Estate** The in-town residential market is built around the original townsite grid and the neighborhoods that grew outward from it across the twentieth century. Properties here tend to be established single-family homes on platted lots, with price points that reflect Riverton's position as one of the more affordable markets in the central Wyoming basin. Proximity to SageWest Health Care, Central Wyoming College, and the commercial corridor along Federal Boulevard makes in-town ownership practical for residents whose daily life is oriented around services and short-drive access to amenities. The bench areas above the valley floor offer a different proposition. Properties on the bench sit at higher elevation than the townsite, which typically means longer sight lines across the basin, more exposure to wind, and a slightly removed relationship to in-town services. Buyers weigh that tradeoff differently depending on how much they value the view and the separation. Agricultural and acreage corridors extending into the surrounding basin attract buyers looking for irrigated ground, outbuildings, or the operational infrastructure of a working or hobby agricultural property. These parcels come with the practical realities of rural Wyoming ownership: longer distances to services, well and septic considerations, and road conditions that vary with season and weather. The buyers who tend to find Riverton are usually the ones specifically choosing the basin, its landscape, its pace, and its position relative to the Wind River Range and the public lands that surround it. A Richard Realty REALTOR® can pull current medians, months of supply, and days on market for each of these sub-markets on request. - **Where is Riverton?** Riverton is in central Wyoming, at the confluence of the Big Wind and Little Wind rivers. It's the largest city in Fremont County and serves as the regional commercial, agricultural, and healthcare center for a wide area that includes much of the Wind River Indian Reservation. - **How does Riverton compare to Lander?** Riverton is larger (about 10,500 residents) and is the regional commercial center, while Lander (about 7,800 residents) is the Fremont County seat and the recreational hub at the foot of the Wind River Range. The two cities are about 24 miles apart on Wyoming Highway 789. - **What is the 1838 Mountain Man Rendezvous?** It's an annual reenactment of a fur-trade gathering originally held at the confluence of the Wind and Popo Agie rivers. The event is one of the largest historical reenactments in the Mountain West and is the reason Riverton is known as Wyoming's "Rendezvous City." - **Does Riverton have an airport with commercial service?** Yes — Riverton Regional Airport (RIW) offers daily commercial service to Denver, making it a practical entry point for visitors flying into central Wyoming. ## Market Reports ### Cody Housing Market — August 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-08 — published 2026-08-31 Cody's market cooled a notch this month, and this time it's sellers moving, not just buyers waiting them out. The median asking price on active listings dropped 3.4 percent, from $699,000 to $675,000, and the median sale price over the past year slipped 2.7 percent, from $490,000 to $477,000. Supply held at 7.6 months, which is how long it would take to sell every home on the market at the current pace, and that number still favors buyers. Sellers are asking 13.6 percent more per square foot than homes are actually selling for, down from last month's 14.1 percent, and this time the gap closed because sellers gave ground, not because buyers started paying more. **What's actually happening** The biggest move this month came from sellers, not from the market clearing itself out on its own. Active listings dropped from 152 to 146, and the median ask on those listings fell $24,000. At the same time, the trailing twelve month sale price dipped $13,000. Last month I said sellers were still chasing last year's gains while the gap slowly narrowed. This month the gap narrowed because sellers cut their number, not because more buyers showed up to meet them there. The 30-day numbers show why. In the past month, 23 new listings hit the market, 22 homes closed, and only 2 went under contract. That's thin. With 146 homes active and just 2 under contract right now, the pace of new deals getting signed is slow even as older listings finish closing out. Timing tells the same story. Homes that sold moved in 49 days. Homes still sitting active have been on the market an average of 89 days, almost twice as long. That split between sold and active days on market is the clearest sign of what's going on: correctly priced homes are moving in about seven weeks, and everything else is stacking up. Zoom out to the year and the picture is more mixed. The median sale price is up 1.7 percent from a year ago, from $469,000 to $477,000, so prices haven't fallen apart. But the number of homes sold is down 4.5 percent over that same year. Fewer deals are closing, even though the ones that do aren't going for much less. A typical sold home is a 3 bedroom, 2 bath place around 2,080 square feet, with most sales landing between $375,000 and $650,000. **If you're buying** If you're buying, you still hold the room. 7.6 months of supply means there's more inventory than the market can absorb quickly, and the 13.6 percent gap between what sellers ask and what homes actually sell for, per square foot, gives you real room to negotiate, especially on single-family residential listings sitting closer to that 89-day average. The homes moving in 49 days are the ones priced honestly from the start, so a listing that's been active for months is leverage in your favor, not a reason to walk away from it. **If you're selling** If you're selling, the message this month is simple: price it where it will sell, not where it sold a year ago. Sellers who cut their asking price this month are the ones narrowing the gap, and that's the direction that gets a home under contract closer to 49 days instead of stretching toward 89. With only 2 homes under contract out of 146 active, buyers aren't short on choices, so a single-family residence priced double digits ahead of the market per square foot is choosing a long wait over a sale. ### Cody Housing Market — July 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-07 — published 2026-07-31 Cody is still a buyer's market, but two things happened at once this month that pull in different directions. Sellers pushed the median asking price up to $699,000, a jump of 3.7 percent from last month. At the same time, active listings are sitting for a median of 78 days, up from 56 days last month, while homes that actually sell are still closing in a median of 49 days. The gap between what sellers ask and what homes sell for, per square foot, narrowed to 14.1 percent from 18 percent last month. Supply eased too, down to 7.7 months of inventory, which is how long it would take to sell everything on the market at the current pace. Buyers still have the upper hand here. **What's actually happening** The 30-day pipeline shows the market still moving despite higher asking prices: 22 new listings came on, 34 went under contract, and 25 closed. That's a normal clip for Cody. What's changed is the spread between the homes that sell and the ones that don't. Sold listings close in a median of 49 days. Active listings, the ones still sitting, now carry a median of 78 days on the market, up sharply from 56 last month. That 29-day gap is the real story: buyers are still moving on the right homes and passing on the rest for longer than they used to. Sellers are asking about 14 percent more per square foot than what's actually closing, $275 asked versus $241 sold. That's down from an 18 percent gap last month, real progress, but it's still wide enough that pricing off last year's numbers or a neighbor's asking price will cost you time on market. Back in June I said the gap was holding near 18 percent and would keep widening as supply climbed past eight months. That didn't hold. Supply came down to 7.7 months and the gap narrowed instead. What didn't change is the split I called out then: correctly priced homes keep selling in about seven weeks, and the rest keep drifting further from that pace. The year-over-year numbers back up the same story. The median sale price is up 6.5 percent from $460,000 a year ago to $490,000 now, but the number of homes selling is down 2.1 percent. Fewer sales, higher prices, a market getting pickier about what it will pay. The typical sale is a 3-bedroom, 2-bath single-family residence around 2,080 square feet, with most sales landing between $370,000 and $640,000. **If you're buying** With 152 active listings and only 34 under contract, there's real room to shop and negotiate on single-family residential properties in Cody right now. Supply at 7.7 months means there's more for sale than the market can absorb quickly, and that favors buyers on price and terms. The best leverage is on listings that have been sitting past that 78-day median. Homes priced close to the $241 per square foot that's actually closing move faster and leave less room to negotiate, so know which kind of listing you're looking at before you write an offer. **If you're selling** The gap between asking and selling narrowed this month, but 14 percent per square foot is still a real number. Price to the $275 asking median and expect to sit closer to the 78-day active pace, or longer. Price closer to what's actually closing, around $241 a square foot for a typical home in the usual $370,000 to $640,000 range, and you're looking at something closer to the 49-day median for sold homes. With 7.7 months of supply on the market, buyers have options. Pricing discipline is what separates a 49-day sale from a listing that's still sitting at 78 days and counting. ### Cody Housing Market — June 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-06 — published 2026-06-30, updated 2026-07-04 Cody is still a buyer's market, and it just tilted further that way. Supply climbed from 7.3 months to 8.7 months in the last month, meaning it would now take 8.7 months to sell everything sitting on the market at the current pace. Homes are closing at a median $487,000, sellers are asking a median $674,000 for what's active, and the gap between what they list at and what actually sells, per square foot, still sits near 18 percent. Buyers have room right now. Sellers who price to what's actually closing are still finding buyers. **What's actually happening** Months of supply is the number that moved the most. It measures how long it would take to sell every home currently on the market at the pace homes are selling, and it jumped from 7.3 months to 8.7 months in a single month, a 19.2 percent jump. That's a real step toward buyers. Past six months of supply usually favors buyers, and Cody is now well past that line. The gap between what sellers are asking and what homes are actually selling for, per square foot, hasn't closed. It sits at 18 percent, about even with last month's 18.5 percent. Sellers are asking $278 a square foot while sold homes are closing around $236. Same story I flagged last month: sellers are still aiming high, and it's still not lining up with what buyers are actually paying. Timing tells a different piece of it. Active listings now show a median 56 days on market, down sharply from 75 days last month. Sold homes closed at a median 50 days. That drop isn't homes moving faster, it's the pool of active listings refreshing. Fifty five new listings hit the market in the last 30 days, only two went under contract, and 25 closed. With just two homes under contract out of 165 active, the pace of buyers actually committing is thin. Zoom out to the year and prices are still climbing, just slowly. Median sale price is up 3.8 percent from $469,000 a year ago to $487,000 now, while the number of homes sold is down 5.8 percent over that same year. Fewer sales, prices holding. The typical sold home in Cody is a 3 bed, 2 bath place around 2,080 square feet, and most sales land between $370,000 and $630,000. **If you're buying** If you're shopping single-family residential in Cody right now, you have leverage, and it's growing. Supply moved from 7.3 to 8.7 months in a single month, and only two homes are currently under contract out of 165 active. Sellers are competing for a thin pool of buyers who are actually ready to commit. Use the 18 percent gap between asking price and selling price per square foot as your starting point in negotiations, not the list price on the sign. **If you're selling** If you're selling, the market is telling you to price at what's actually closing, not at what you wish it would. Sellers are asking about 18 percent more per square foot than homes are actually selling for, and that gap hasn't moved much since last month. Active listings are sitting a median 56 days, sold homes closed in 50. Price at or near the comps and you'll sell in that window. Price above it and you'll just add to the 165 homes already sitting on the market waiting. ### Cody Housing Market — May 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-05 — published 2026-05-31, updated 2026-06-07 The market here still favors buyers, and the tension between what sellers want and what buyers will pay just got sharper. The median sale price is $479,900, down about half a percent from a year ago. But sellers are now asking about 18% more per square foot than what homes are actually closing for. That gap more than doubled from last month, and it is the number that defines this market right now. **What's actually happening** Last month I said pricing discipline was no longer optional for sellers. This month the data made that point louder. The gap between what sellers are asking and what homes are actually selling for, measured per square foot, jumped from 8.8% in April to 18.5% in May. That is not a rounding error. Sellers are asking around $275 per square foot while homes are closing at $232. The median asking price on active listings is $679,000, up nearly $90,000 from last month. The median sale price over the trailing twelve months is $479,900. Those two numbers are not describing the same market. Supply sits at 7.3 months, which means if no new listings came on and sales kept pace, it would take just over seven months to sell everything currently listed. That is a buyer's market. There are 137 active listings and 34 under contract. The 30-day pipeline shows 38 new listings coming in against 32 closings, so inventory is not shrinking. Homes that sold closed in about 51 days. Active listings that have not yet sold have been sitting an average of 75 days. That 24-day difference is where overpricing shows up in real time. Year over year, the median sale price is down about 0.5%, from $482,500 to $479,900. Volume is down 3.8%. The market is not falling apart, but it is not growing either. The typical home that sold was three bedrooms, two baths, around 2,062 square feet, and most sales landed between $365,000 and $630,000. That range is where the market is actually working. **If you're buying** This is a good time to be a buyer in Cody. Seven-plus months of supply means you have choices and you have time. You are not competing with five other offers on a single-family residential home priced correctly. The homes sitting at 75 days and counting are the ones where sellers have not yet accepted what the market is telling them. Those are negotiating opportunities, but only if the underlying home is worth it at a realistic price. Do not let a long days-on-market number convince you a bad house is a deal. The gap between asking and selling prices gives you real room to negotiate, but use it with a clear read on what comparable homes have actually closed for. Your offer should be anchored to the $232 per square foot that buyers are paying, not the $275 sellers are hoping for. **If you're selling** An 18% gap between what you are asking and what buyers are paying is not a negotiating cushion. It is a warning. Homes priced at or near the active median are sitting 75 days and counting. Homes priced where the market is actually clearing are closing in 51 days. That difference in time costs you carrying costs, negotiating leverage, and often a lower final price than if you had listed right from the start. If you are serious about selling this summer, price to where deals are closing, not where you hope the market is. The data from the last twelve months, 225 sales at a median of $479,900, tells you where buyers are. List there, and you sell. List at the median active asking price of $679,000 and you are likely to be part of next month's days-on-market story. ### Cody Housing Market — April 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-04 — published 2026-04-30 Cody crossed a line in April. Last month I called this a balanced market. It is not balanced anymore. At 7.6 months of supply, which is how long it would take to sell every home currently listed at the pace homes are actually closing, this market now favors buyers. That shift matters, and so does what's happening with prices: the gap between what sellers are asking and what homes are actually selling for, measured per square foot, has widened from 5.5 percent last month to 8.8 percent today. Those two numbers together tell the same story. **What's actually happening** The shift from balanced to buyer-favored did not happen all at once, but April is where the data makes it official. Active listings climbed to 138 while only 12 homes closed in the last 30 days. That pace is what produces 7.6 months of supply. Six months is roughly the dividing line between a market that favors neither side and one that tilts toward buyers. We are past it. The more striking number is what sellers are asking versus what buyers are actually paying. Active listings are priced at about $252 per square foot. Homes that have closed are selling at about $232 per square foot. That is an 8.8 percent gap. Last month it was 5.5 percent. A gap that size does not close on its own. It closes when sellers adjust their price, or it stays open and the listing sits. The typical home selling right now is a three-bedroom, two-bath house around 2,060 square feet, with most sales landing between $355,000 and $615,000. The year-over-year picture confirms the direction. The median sale price over the trailing twelve months is $475,000, down 4 percent from $495,000 a year ago. Volume is nearly flat, off less than one percent. Prices are easing; the number of transactions is holding. Homes that are priced right are still moving, averaging 50 days from list to close. Homes still sitting on the market have been there an average of 66 days. That 16-day difference is the market's verdict on pricing. **If you're buying** This is a better position than buyers were in last month, and meaningfully better than a year ago. With 138 active listings and only 28 under contract, there is real selection. You are not competing against a crowd on most properties. The 8.8 percent gap between asking and selling prices tells you that list price is a starting point, not a ceiling. That does not mean every seller will negotiate, but the market data gives you a reasonable basis to make an offer below ask and see what happens. Single-family residential in the $355,000 to $615,000 range is where most of the activity is. If you are looking above that, inventory exists but so does more pricing ambiguity. Take your time. The pipeline shows 26 new listings came on in the last 30 days, so fresh options are still appearing. **If you're selling** The market is telling sellers something clearly right now, and the sellers who are listening are the ones closing. An 8.8 percent gap between what you are asking and what buyers are paying is not a negotiating cushion. It is a sign that a meaningful portion of the market is priced for conditions that no longer exist. If your home has been sitting past 50 days, the price is the most likely reason. The median sale price is $475,000. If you are listed well above that without a clear reason, expect a long wait. Buyers have options. They are not in a hurry. The sellers who price to where the market actually is, not where they hope it is, are still selling in around 50 days. That is a reasonable outcome. Price to the data, not to the ask side of the ledger. ### Cody Housing Market — March 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-03 — published 2026-03-31 Cody is still a balanced market in March 2026, and the story this month is a split between what sellers want and what buyers will actually pay. Active listings are sitting at a median asking price of $535,000, up about $15,000 from last month. But homes are actually selling at a median of $479,450, and that gap has widened. Sellers are asking roughly 5.5 percent more per square foot than what's closing. That number was 2 percent last month. The market isn't broken, but it's telling sellers something they need to hear. **What's actually happening** The two biggest moves this month both point the same direction. Active listings are now sitting a median of 55 days on market, down sharply from 123 days last month. That sounds like good news, and in one sense it is, the stale, overpriced inventory that was dragging the average is clearing out. But the homes that are actually selling are moving in 51 days, so buyers and sellers are still operating close to the same pace. The market isn't frozen. What has changed is the pricing tension. Sellers are asking about 5.5 percent more per square foot than what homes are actually closing at. Last month that gap was 2 percent. That's a meaningful shift in one month. It tells me sellers have gotten more ambitious with their list prices at the same time buyers have held firm on what they'll pay. The median sale price, $479,450, is essentially flat, down less than 1 percent from a year ago, and unchanged from last month. Buyers haven't moved. Sellers have. Supply ticked up to 6.9 months, from 6.1 last month. Months of supply is simply how long it would take to sell every home currently listed at the pace sales are happening now. Anything near six months is considered balanced, neither side has a clear edge. We're right at that line, but drifting toward more inventory. There are 127 active listings, 21 under contract, and 38 new listings came on in the last 30 days against 15 closings. The pipeline is adding more than it's clearing. The typical home selling in Cody right now is three bedrooms, two baths, around 2,000 square feet, and most sales are landing between $355,000 and $625,000. Year over year, both price and volume are flat. This market isn't falling apart. It's just honest about what things are worth. **If you're buying** Buyers have more room than they did last month. Supply is up, days on market for active listings is long enough that sellers are starting to feel it, and the gap between asking and selling prices means there's real negotiating space on single-family residential. The homes that are priced right are still moving in about 51 days, so don't expect sellers to panic. But if a home has been sitting, the data is on your side. The 30-day pipeline shows 38 new listings coming in against 15 closings. More choices are arriving. If you've been waiting for inventory, this is a better moment than last month. **If you're selling** The 5.5 percent gap between asking and selling prices per square foot is the number to take seriously. That's not a negotiating cushion, it's the distance between a home that sells and one that sits. Buyers in this market are not chasing price. They're watching it. If you list above what the sold comps support, you will wait, and waiting in a balanced market with rising inventory rarely ends with a higher price. Price it to the market from day one. Homes that do are moving in roughly 51 days. That's a reasonable timeline. The sellers who are struggling right now are the ones who listed high expecting to negotiate down. In this market, that strategy mostly just runs up your days on market and signals to buyers that something is wrong. ### Cody Housing Market — February 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-02 — published 2026-02-28 The market shifted this month. Cody moved from seller-favored to balanced, sitting at 6.1 months of supply. That number, months of supply, is how long it would take to sell every home currently listed at the pace homes are actually closing. Above six months is generally considered balanced territory, and we just crossed that line. Last month I said sellers were still in the driver's seat. This month, they're not. The seat is shared. **What's actually happening** Inventory built up. We have 111 active listings right now, with 17 under contract and only 3 closed in the last 30 days. That pipeline is thin on the closing end, and it pushed months of supply from 4.8 last month to 6.1 this month. That is a 27 percent jump in one month. It is the single biggest move in the data. The median sale price over the trailing 12 months is $479,450. A year ago it was $485,000. That is a drop of about 1 percent. Volume is also down 4 percent from a year ago. Neither number is dramatic, but both point the same way: the market is cooling at the edges. The gap between what sellers are asking and what homes are actually selling for, measured per square foot, is about 2 percent right now. Sellers are asking roughly $241 per square foot; homes are closing at around $236. That gap narrowed sharply from last month, when it sat at 5 percent. That is good news for sellers who are priced right. It means the market is not punishing them badly at the table. But the median asking price on active listings is $519,900, against a median sale price of $479,450. That is a $40,000 spread. Some of that is mix, but some of it is sellers still aiming high. Homes that sold took 52 days on average. Active listings have been sitting for 123 days on average. That gap tells you something real: the homes moving are moving at a reasonable pace, but the ones that are not moving are just accumulating days. The typical home selling right now is a three-bedroom, two-bath around 2,025 square feet, with most sales landing between $360,000 and $635,000. **If you're buying** You have more room than you did last month. A balanced market means sellers are not holding all the cards. With 111 active listings and only 17 under contract, you have real choices. That said, the homes priced correctly are still moving in about 52 days, so do not mistake balance for slow. If you find a single-family residential home that checks your boxes and is priced near where things are actually closing, it will not wait for you forever. The 2 percent gap between asking and selling per square foot is narrow enough that you are not going to negotiate a seller down dramatically just because the market shifted. What you can do is be more selective, take your time, and make offers grounded in what is actually closing, not what sellers are asking. **If you're selling** Last month I said sellers who priced to where the market actually is would move homes, and those who did not would sit. That is still true, and it matters more now. You are no longer in a seller-favored market. Buyers have options. If your list price is built on hope rather than closed sales, you will end up in the pile of homes averaging 123 days on market. Price to where things are closing, not to where you wish they were. The per-square-foot gap is only 2 percent right now, which means a well-priced home is not leaving much on the table. But that $40,000 spread between median asking and median sold tells me plenty of sellers are still reaching. The ones who stop reaching are the ones who close. ### Cody Housing Market — January 2026 https://richardrealty.com/market-intelligence/cody-housing-market-2026-01 — published 2026-01-31 The market still favors sellers, but it moved closer to center in January. Supply sits at 4.8 months, down just a tick from 4.9 last month, and the trailing 12-month median sale price held nearly flat at $479,900. The bigger story is the pricing gap. Last month sellers were asking about 11 percent more per square foot than homes were actually selling for. This month that gap is down to 5 percent. That is the most meaningful shift in January, and it cuts both ways. **What's actually happening** In December I said the pricing gap was the thing to watch. Sellers were asking roughly 11 percent more per square foot than buyers were paying. That gap just got cut nearly in half. Sellers are now asking about 5 percent more per square foot than what's actually closing. That is still a gap, but it is a much more workable one. What it tells me is that sellers are starting to price closer to where the market is, or buyers are pushing back harder, or both. The 30-day pipeline gives you a sense of the pace. In January, 15 homes came to market, 11 went under contract, and 15 closed. That is a balanced month in terms of flow. Active listings dropped slightly to 94, with 11 under contract right now. Median asking price on active listings ticked down to $535,000 from $537,450 last month, a small move but in the same direction as the narrowing gap. The timing gap between sold and active homes is still wide. Homes that sold in the trailing period spent about 58 days on market. Homes sitting active right now have been listed an average of 137 days. That spread tells you the homes that are priced right are moving, and the ones that aren't are piling up. The typical home that sold was a 3-bedroom, 2-bath place around 2,060 square feet, with most sales landing between $370,000 and $635,000. Year over year, the median sale price is down 1.1 percent from $485,000 to $479,900. Volume is down 7.9 percent from a year ago. Neither number is dramatic, but both point the same direction: a market that is cooler than it was twelve months back, even as it still leans toward sellers on supply. **If you're buying** You have more room than you did last month. The gap between what sellers ask and what homes sell for is narrower, but it still exists, and that is leverage. On a single-family residential home priced at $535,000, a 5 percent gap per square foot is real money on the table. The 137-day average for active listings means a lot of sellers have been waiting a while. Patience and a clean offer still carry weight here. Supply at 4.8 months is technically seller-favored territory, meaning there are not so many homes available that sellers have to compete hard for you. But with 94 active listings and only 11 under contract right now, you have options. Move on the ones priced right. The ones sitting at 137 days are telling you something about the seller's expectations, and you can negotiate accordingly. **If you're selling** The narrowing gap is good news if you take the right lesson from it. It means buyers are engaging more, not that you can push the price higher. Homes priced at or near where the market actually closes are moving in about 58 days. Homes priced above that are sitting for 137 days on average. That is a four-and-a-half-month wait, and the longer a listing sits, the more negotiating power shifts to the buyer. Price to the $233 per square foot that homes are actually closing at, not the $245 that active listings are asking. The market will tell you the difference either way. Better to hear it before you list than after ninety days on market. ### Cody Housing Market — December 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-12 — published 2025-12-31 Cody moved into seller-favored territory this month. Supply dropped from 6.3 months to 4.9 months, which pushed the market signal from balanced to mild-seller. That shift happened even as the median sale price fell 2.7 percent from a year ago, sitting now at $479,000. So the market is tightening on inventory while prices are still softening on a year-over-year basis. Those two things can coexist, and right now they do. **What's actually happening** Last month I said pricing discipline was taking hold and that sellers who priced to the market were finding buyers. That read still holds, but the bigger story this month is the inventory drop. We went from 6.3 months of supply to 4.9 months in a single month. Months of supply is how long it would take to sell every home currently listed at the pace sales are actually happening. Below six months generally favors sellers. We are there. The 30-day pipeline tells the same story from a different angle. Six new listings came on in December. Seventeen went under contract. Fourteen closed. More homes are going under contract than coming onto the market, and that math is what pulled supply down. The gap between what sellers are asking and what homes are actually selling for, measured per square foot, is 10.7 percent. Sellers are asking around $255 per square foot. Homes are closing around $230. That gap narrowed slightly from last month's 11.1 percent, which is a small move in the right direction, but 10.7 percent is still wide. Homes that went under contract this month spent an average of 65 days on the market before going under contract. Homes still sitting active have been listed an average of 127 days. That gap tells you which sellers priced right and which ones didn't. Year over year, the median sale price is down 2.7 percent, from $492,500 to $479,000. Volume is down 16 percent from a year ago. The typical home selling in Cody right now is a three-bedroom, two-bath home around 2,070 square feet, with most sales landing between $370,000 and $620,000. **If you're buying** Supply tightened, but you still have more room than the headline suggests. That 10.7 percent gap between asking and selling prices is real, and it means list prices are still aspirational on average. A single-family residential home sitting at 127 days on market is a home whose seller has been waiting. That is where your leverage is. The homes going under contract in 65 days are priced closer to where the market actually clears. On those, expect less room. Know which situation you are walking into before you make an offer. **If you're selling** The market signal shifting to seller-favored is real, but it does not mean you can price freely. The 10.7 percent gap between asking and selling prices per square foot is the clearest evidence that overpriced homes are still stalling. The sellers winning right now are the ones who listed at or near where the market actually closes, not where they hoped it might. If you price to the market, the tighter supply works in your favor. Fewer competing listings means more buyer attention on yours. If you price above it, you will join the homes averaging 127 days on market, and that is a different conversation entirely. ### Cody Housing Market — November 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-11 — published 2025-11-30 The big story this month is not the price. It is the gap. Last month I said a 24-percent spread between what sellers were asking and what homes were actually selling for, per square foot, was the thing separating deals that closed from listings that sat. That gap just cut nearly in half. Sellers are now asking about 11 percent more per square foot than what's closing. That is a real shift, and it changes the conversation for both sides. The market is still balanced, with 6.3 months of supply, meaning neither buyers nor sellers hold a clear edge. But the ground moved under that balance this month. **What's actually happening** Three things moved at once this month, and they all point the same direction. The median sale price on a trailing 12-month basis rose to $489,000, up from $474,000 last month. The median asking price on active listings dropped to $535,000, down from $559,000. And the gap between what sellers are asking and what homes are actually selling for, measured per square foot, fell from 24.1 percent to 11.1 percent. Sellers came down. Buyers held. The market met closer to the middle. The 30-day pipeline backs that up. Twenty-five homes went under contract in November against 16 new listings and 16 closings. More homes are being absorbed than are coming on. That is not a flood of activity, but it is steady movement. The typical home that sold was a three-bedroom, two-bath house around 2,080 square feet, with most sales landing between $370,000 and $650,000. Timing still tells the honest story. Homes that sold spent about 65 days on market. Homes still sitting active have been listed an average of 138 days. That gap, more than two months, is where overpricing lives. Year over year, the median sale price is up less than half a percent, from $487,000 to $489,000. Volume is up 17.5 percent. More homes are selling, but prices are essentially flat from a year ago. That is a stable market, not a climbing one. **If you're buying** Buyers have more room than they did last month. The asking-to-selling gap narrowing is good news, but it cuts both ways. It means sellers are getting more realistic, which makes negotiating cleaner. It also means the days of wide cushion between list price and closing price are shrinking. At 6.3 months of supply, which is how long it would take to sell every home currently on the market at the current pace, this is still a balanced market. You are not competing in a frenzy. But the single-family residential homes priced right are moving in about 65 days. If you find one priced well, do not assume it will sit. The sweet spot for most buyers is still that $370,000 to $650,000 range. That is where the volume is and where sellers are most likely to be negotiating in good faith. **If you're selling** The shift this month is a signal worth reading carefully. The sellers who brought asking prices down are the ones driving that gap from 24 percent to 11 percent. That is not a coincidence. Homes sitting at 138 days active are priced for a market that does not exist. The ones closing at 65 days are priced for the one that does. A median sale price of $489,000 against a median asking price of $535,000 is still a $46,000 spread. If you are listing, the question is not what you want for the house. It is what the data says buyers will pay. Right now, that answer is closer to $231 per square foot than $257. Price to the sold column, not the active one, and you will spend 65 days on market instead of 138. ### Cody Housing Market — October 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-10 — published 2025-10-31 The market shifted this month. Cody moved from buyer-favored to balanced, sitting at 6.7 months of supply. That is a real change, and it matters. Last month I said the gap between what sellers were asking and what homes were actually selling for, per square foot, had widened to 32.6 percent. This month that gap closed to 24.1 percent. Sellers came down. The market responded. We are not in a seller's market, but we are no longer in the same buyer's market we had in September. **What's actually happening** Last month I called this a buyer's market and said the widening ask-to-sell gap was the dominant pressure. That gap has now narrowed by more than eight points, from 32.6 percent to 24.1 percent, measured per square foot. That is the clearest sign that sellers, as a group, adjusted. Active median asking prices dropped from $597,000 to $559,000, a $38,000 move in one month. When sellers reprice that quickly and that broadly, the market responds. Supply tells the same story. At 7.2 months last month, the market clearly favored buyers. Months of supply is simply how long it would take to sell every home currently listed at the current pace of sales. At 6.7 months, we crossed into balanced territory, where neither side holds a clear edge. Twenty-three homes went under contract in the last 30 days against 25 new listings coming on. The pipeline is nearly in equilibrium. The year-over-year picture is honest but not alarming. The trailing 12-month median sale price is $474,000, down 3.1 percent from $489,000 a year ago. Volume is down 28.8 percent over the same stretch. Fewer sales at slightly lower prices. The typical home that sold was a three-bedroom, two-bath around 2,072 square feet, with most closings landing between $350,000 and $625,000. Homes that sold averaged 63 days on market. Homes still sitting active have been listed an average of 144 days. That gap tells you everything about what happens when a home is priced right versus priced for hope. **If you're buying** You have less room than you did last month, but you still have room. A balanced market means sellers are not in a position to ignore you, and 138 active listings gives you real choices. The 24-percent gap between asking and selling prices per square foot tells you that list prices are still running well above where deals are actually closing. That gap is your negotiating context. Use it. For single-family residential, focus on how long a home has been sitting. Anything past 90 days on market is a seller who has not yet accepted where the market is. Those are the conversations worth having. Homes priced correctly are moving in roughly two months. If you find one of those, do not assume you have unlimited time. **If you're selling** The sellers who moved the market this month did it by repricing. That is not a small thing. A $38,000 drop in median asking price across the board is sellers collectively deciding to get serious, and it worked. Twenty-three homes went under contract. If you are sitting at 144 days and wondering why, the answer is almost always the same: your price is still in the gap. A 24-percent spread between what sellers are asking and what buyers are paying, per square foot, is still wide. Buyers know it. Their agents know it. Price to where deals are closing, not to where you wish they were, and you will sell. Price above that and you will watch the calendar. The market is balanced now, which means it will reward realistic sellers. It will not reward the ones waiting for a different market to show up. ### Cody Housing Market — September 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-09 — published 2025-09-30 Cody is still a buyer's market, but a couple of things shifted in September worth paying attention to. Supply dropped from 8.2 months to 7.2 months, which means the market gave back a little of the slack buyers had last month. At the same time, the gap between what sellers are asking and what homes are actually selling for, measured per square foot, widened to 32.6 percent. That is the real story this month: buyers have slightly less inventory to work with, but sellers are pricing further from reality than they were a month ago. **What's actually happening** Last month I said the gap between asking and selling prices was the pressure point to watch. It widened. In August that gap was 26.5 percent per square foot. In September it's 32.6 percent. Sellers are asking around $293 per square foot. Homes are closing at $221. That is not a negotiating cushion. That is a pricing problem. The 30-day pipeline tells a steadier story: 17 new listings came on, 22 went under contract, and 22 closed. More homes went under contract than came on the market, which is part of why supply ticked down. There are 149 active listings right now, with 22 under contract. Months of supply, which is how long it would take to sell every home currently listed at the current pace, sits at 7.2. That still favors buyers, but it's a step tighter than last month's 8.2. Timing tells you a lot. Homes that sold spent a median of 58 days on the market. Homes sitting active right now have been listed a median of 134 days. That gap tells you which sellers priced to sell and which ones are still waiting for a buyer to meet them where they started. The typical home that sold was a three-bedroom, two-bath place around 2,071 square feet, closing somewhere in the $355,000 to $620,000 range. Year over year, the median sale price is flat. A year ago the median was $475,000. Today it's $475,000. Volume, though, is up 29.8 percent compared to a year ago. More homes are selling, at the same price. That is a healthy sign for the market overall, even if individual sellers are not getting the premiums they might have hoped for. **If you're buying** You have room to negotiate, and the data backs you up. When asking prices are running 32.6 percent above what's actually closing per square foot, you are not being aggressive by coming in below list. You are being accurate. The homes sitting at 134 days on market are the ones where sellers have not yet accepted that reality. Those are also the ones most likely to move on price. Supply tightened a little this month, so the selection is slightly narrower than it was in August. But 149 active listings in a market this size still gives you real choices. For single-family residential in particular, the $355,000 to $620,000 range is where most of the action is. If you are patient and you know what you want, this market is working in your favor. **If you're selling** A 32.6 percent gap between asking and selling is not a number to ignore. It means the average active listing is priced well above where buyers are actually writing checks. If your home has been sitting, that gap is almost certainly the reason. Cutting to where the market is feels like giving something up, but 134 days on market costs you too, in carrying costs, in uncertainty, and in the negotiating leverage that shifts to buyers the longer a listing sits. The homes that are selling in 58 days are the ones priced to the market, not to last year's ceiling. The median sale price has held at $475,000 for a full year now. That is the floor the market has confirmed. Price from there, not from the ask side of the gap, and you will move your home. ### Cody Housing Market — August 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-08 — published 2025-08-31 The market still favors buyers, and the gap between what sellers are asking and what homes are actually selling for just got a lot wider. Last month I put that gap at 14.8 percent per square foot. This month it's 26.5 percent. That is the story in August. Prices haven't collapsed, the median sale price slipped just a few thousand dollars from July, but sellers are asking significantly more than the market is willing to pay, and that disconnect is now the defining feature of this market. **What's actually happening** The number that moved most this month is the gap between what sellers are listing at and what buyers are actually paying, measured per square foot so a handful of high-end sales don't skew the picture. In July that gap was 14.8 percent. In August it's 26.5 percent. Sellers are asking around $280 per square foot. Homes are closing at around $221. That's not a negotiating cushion. That's a pricing problem. Inventory tells a similar story. There are 166 active listings right now, with 31 under contract. Months of supply, meaning how long it would take to sell everything on the market at the current pace, sits at 8.2. That's down slightly from 8.9 last month, but still firmly in buyer's market territory. Homes that are actually selling are doing so in about 58 days. Active listings that haven't sold yet have been sitting for an average of 114 days. The market is not stuck. It's sorting. The year-over-year picture is modest but consistent. The median sale price over the trailing twelve months is $469,000, down about two percent from $478,500 a year ago. Volume is down 24.6 percent from a year ago. Fewer homes are selling, and they're selling for a little less. The typical home that closes is a three-bedroom, two-bath place around 2,072 square feet, most often somewhere between $360,000 and $620,000. That range hasn't changed much, but getting to a closing now takes real alignment between what sellers expect and what buyers will pay. **If you're buying** This is a good time to be a buyer in Cody. You have options, 166 active listings is real selection, and you have time. With homes sitting on the market for nearly four months on average before going under contract, you are not in a race. The 30-day pipeline shows 31 homes went under contract last month, so deals are getting done. They're just getting done at prices well below where sellers started. If you're shopping for single-family residential property, the data says there is room to negotiate. A 26.5 percent gap between asking and selling prices doesn't mean every seller will come down that far, but it does mean the market is not meeting sellers where they're listed. Come in with a number grounded in what's actually closing, not what's on the sign. **If you're selling** The homes that are selling in 58 days are priced where the market is, not where sellers wish it was. The homes sitting for 114 days are not. That's the whole lesson in this month's data. If you list at $280 per square foot and buyers are paying $221, you will wait. You may eventually get an offer, but you'll get there after months on market and probably a price cut that costs you more than if you'd priced it right from the start. A year ago the median sale price was about $478,500. Today it's $469,000. The ceiling has come down. Sellers who price to where the market was in 2024 are going to find that out the slow way. Price to where it is now, and you have a real shot at closing in under two months. ### Cody Housing Market — July 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-07 — published 2025-07-31 The market shifted this month, and it moved in the right direction. Cody went from a strong buyer's market to a buyer-favored market, which means buyers still hold the advantage but the ground under sellers is a little less soft than it was in June. Supply dropped from 9.4 months to 8.9 months, and the median sale price ticked up from $469,000 to $472,000. Small moves, but they both point the same way. The bigger tension is still the gap between what sellers are asking and what homes are actually closing for, and that gap is wide enough to matter for anyone writing an offer or setting a list price. **What's actually happening** Last month I said sellers were finally adjusting asking prices closer to reality, but that adjustment was pulling sale prices down with it. This month the sale price stopped falling and moved up a little. The median sale price over the trailing twelve months is now $472,000, up from $469,000 in June. Year over year the number is essentially flat, down just 0.6 percent from $475,000 a year ago. That is not a recovery story, but it is a stabilization story. The supply picture improved modestly. We have 183 active listings and 31 under contract. At the current pace of sales, that works out to 8.9 months of supply, which is how long it would take to sell every home on the market if nothing new came in. Anything above six months generally favors buyers. We are still well above that, but we came down from 9.4 months last month, and that direction matters. The gap between what sellers are asking and what homes are actually selling for is still the loudest number in the data. Sellers are asking about $263 per square foot. Homes are closing at about $229 per square foot. That is a gap of nearly 15 percent. In June that gap was 17 percent, so it narrowed, but 15 percent is still a real number. A typical home here runs around 2,071 square feet. At that size, a 15 percent gap is roughly $70,000 between the list price and where a deal actually closes. Sellers who do not account for that are not pricing their home, they are pricing their hope. Active listings are sitting on the market for about 100 days on average. Homes that actually sold moved in 51 days. That split tells you something useful: the homes that are priced right are selling in under two months, and the ones that are not are dragging the average up. **If you're buying** This is still a good time to be a buyer in Cody. You have 183 active listings to work through, a seller pool that is slowly accepting where the market actually is, and real room to negotiate. The 30-day pipeline shows 31 homes went under contract last month against 23 new listings coming in, so the active inventory is not growing fast. If you find a single-family residential home priced at or near where comparable homes have been closing, move on it. The ones sitting at 15 percent above market are not deals waiting to happen, they are sellers who have not gotten the message yet. Rates are what they are, and I am not going to pretend otherwise. But on the price side, buyers have more room than they did last month, and considerably more room than a year ago when the median sale price was $475,000 and supply was tighter. **If you're selling** The market shifted in your direction this month, but do not let that small move talk you into overpricing. The homes closing in 51 days are the ones priced where buyers are actually willing to write checks. The ones sitting at 100 days are the ones that started too high. If you list at $263 per square foot because that is what your neighbor asked, expect to wait. If you list at or near $229, you have a real shot at being under contract before Labor Day. The honest read is this: Cody is stabilizing, not surging. Sellers who price to that reality will sell. Sellers who price to 2023 will keep watching their days on market climb. ### Cody Housing Market — June 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-06 — published 2025-06-30 The gap between what sellers are asking and what homes are actually selling for just closed in a meaningful way. Last month that gap was nearly 25 percent per square foot. This month it's 17 percent. That's the biggest single move in the data right now, and it cuts both ways. Sellers are coming down. But so are sale prices: the trailing median dropped from $482,500 to $469,000. Cody is still a buyer's market, with 9.4 months of supply, which is how long it would take to sell every home currently listed at the pace homes are actually closing. The market is moving in the right direction, just not in a straight line. **What's actually happening** Last month I said the price-reality gap was widening and that sellers who closed were the ones priced to what the market was actually doing, not to what their neighbors were asking. That gap has now narrowed sharply. Sellers are asking about 17 percent more per square foot than what homes are closing at, down from nearly 25 percent in May. That's real movement. It means asking prices are coming down, or closed prices are holding firmer, or both. In this case, it's mostly both. The median asking price on active listings dropped from $610,000 to $600,000. The trailing 12-month median sale price dropped from $482,500 to $469,000. Year over year, that median is up less than 1 percent from $465,000 a year ago. Volume is a different story: 28.6 percent more homes sold over the past year than the year before. More transactions, but not at higher prices. The 30-day pipeline shows 33 new listings coming in, 31 going under contract, and 25 closing. That's a roughly balanced flow for a single month, but with 191 active listings and only 243 sales over the past year, the inventory pile isn't shrinking fast. Homes that do sell are going under contract in about 51 days. Active listings that haven't sold yet have been sitting an average of 76 days. The typical home that sold was a 3-bedroom, 2-bath place around 2,070 square feet, with most sales landing between $360,000 and $630,000. **If you're buying** Nine-plus months of supply means you have real choices and real time. For single-family residential, that's more leverage than most buyers have had in this market in recent years. The gap between asking and selling is still 17 percent per square foot, which tells you there's room to negotiate, but it also tells you some sellers haven't fully accepted where prices are. The ones who have are the deals worth moving on. Don't mistake a narrowing gap for a tightening market. Supply is still high. Homes are still sitting for over two months on average before going under contract. If a home is priced right, it moves in about 51 days. If it's not, it sits. Use that information when you make an offer. **If you're selling** The narrowing gap is good news in one sense: it means the market is finding a clearer price floor. But the floor is at $469,000 on the median, not $600,000. If you list at $600,000 and the market is closing at $469,000 on the median, you are not in the conversation. You are in the 76-day pile. The sellers who closed this month priced to reality. That's the whole strategy. With 191 homes competing for buyers who closed 25 deals in the last 30 days, your price is your marketing. Come in sharp, or plan to wait. ### Cody Housing Market — May 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-05 — published 2025-05-31 The gap between what sellers are asking and what homes are actually closing for just blew wide open. Last month it was 8 percent per square foot. This month it's nearly 25 percent. That is the story in Cody right now. Supply sits at 9.7 months, meaning if nothing new listed today, it would take almost ten months to sell everything on the market at the current pace, and the median sale price slipped to $482,500, down from $495,000 in April. Buyers have real leverage here. Sellers who haven't adjusted to that reality are the ones sitting. **What's actually happening** Last month I said the asking-vs-selling gap had narrowed sharply, down to 8 percent, and that sellers still needed to price to the sold market. This month that gap didn't just widen, it tripled. Sellers are asking about 25 percent more per square foot than what homes are actually closing for. That is a significant disconnect, and it shows up in the numbers everywhere you look. There are 189 active listings right now. Only 32 are under contract. In the last 30 days, 44 new listings came on, 32 went under contract, and 26 closed. The pipeline is moving, but slowly, and inventory keeps building. Homes that sold did so in 49 days on average. Active listings that haven't sold yet have been sitting 64 days. That gap tells you something: the homes that priced right found buyers. The ones that didn't are still waiting. Year over year, the median sale price is up 7.5 percent from $448,750 a year ago. So the market hasn't fallen apart, it has just shifted. The typical home that sold was a three-bedroom, two-bath around 2,100 square feet, most transactions landing between $370,000 and $645,000. Volume is up 20 percent from a year ago, which means more homes are trading hands even as prices soften month to month. The market is active. It is just not a seller's market anymore. **If you're buying** This is a favorable position for buyers. With 9.7 months of supply and a wide gap between asking and selling prices, you have room to negotiate that simply wasn't there a year ago. Single-family residential buyers in particular should be looking at what homes are actually closing for per square foot, not what sellers are asking. Those are two very different numbers right now. The homes going under contract in 49 days are priced to the market. If you find one of those, move on it. The listings sitting at 64-plus days are the ones where the seller hasn't caught up to reality yet. That's where your negotiating room is largest, but also where you need to be patient, because some of those sellers still won't budge. **If you're selling** A 25 percent gap between asking and selling prices per square foot is not a negotiating cushion. It is a warning. Buyers are not paying asking prices right now, and with 189 homes on the market competing for a limited pool of buyers, overpriced listings are invisible. The homes closing in under 50 days are the ones priced to what the market will actually bear. If you need to sell this year, price to the sold comps, not to your neighbors' listings. Your neighbors' listings may not sell either. The year-over-year median is still up, which means the market has real value in it, but that value only gets realized when the list price reflects where buyers are, not where sellers wish they were. ### Cody Housing Market — April 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-04 — published 2025-04-30 Cody is now in a strong buyer's market. Supply climbed to 9.4 months, which means if no new homes came on the market today, it would take nearly ten months to sell everything listed at the current pace. That is up from 7.2 months last month, and it is the clearest single number describing where we are. Buyers have more room than they did last month. Sellers who price right are still moving homes, but the ones who don't are sitting. **What's actually happening** Last month I said pricing discipline had become the whole game for sellers. That still holds. What changed in April is the market moved another step in the buyer's direction. Supply went from 7.2 to 9.4 months, inventory climbed to 173 active listings, and only 35 of those are under contract. The 30-day pipeline tells the same story: 54 new listings came on, 35 went under contract, and 13 closed. More homes are coming in than going out. The gap between what sellers are asking and what homes are actually selling for, measured per square foot, came in at 8.1 percent this month. That is a big drop from the 21.9 percent gap I reported in March. Some of that reflects sellers adjusting their prices. Some of it reflects which homes actually closed this month. Either way, 8 percent is still real money. On a $500,000 home, that gap is $40,000. Buyers are not paying ask, and the data backs that up. The typical home that sold was a three-bedroom, two-bath, around 2,100 square feet, and most sales landed between $370,000 and $650,000. The trailing twelve-month median sale price is $495,000, up from $445,000 a year ago. That is an 11 percent gain year over year, which tells you prices have moved up meaningfully over the past year even as the market has softened in recent months. Homes that sold spent 48 days on the market. Homes still sitting active have been listed an average of 64 days. **If you're buying** This is a good time to be a buyer in Cody. With 9.4 months of supply, you have choices and you have time. You are not competing against five other offers on a single-family residential home the way you might have a few years back. The days-on-market gap between sold homes (48 days) and active listings (64 days) tells you that the homes priced well are still moving at a reasonable pace, so do not assume everything is negotiable to the floor. But if a home has been sitting, there is room to have a real conversation. The asking-vs-selling gap means you should anchor your offer to what comparable homes have actually sold for per square foot, not to what the seller is asking. That is always true, but in this market it matters more than usual. **If you're selling** The median asking price on active listings is $599,000. The median sale price over the past twelve months is $495,000. Those two numbers do not live in the same market. If you are pricing at or above the active median, you need a very specific reason why your home is worth more than what buyers are actually paying. Inventory is rising, buyers are patient, and the homes that are selling are the ones priced closest to where the sold market actually is. Expect 48 days or more to a closing if you are priced right. If you are not, the active-listing average of 64 days is a floor, not a ceiling. Price to the sold market from day one. Cutting the price after three weeks of silence costs you more time and usually more money than pricing honestly at the start. ### Cody Housing Market — March 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-03 — published 2025-03-31 The market in Cody crossed a line in March. We moved from balanced to buyer-favored, with 7.2 months of supply, which is how long it would take to sell every home currently listed at the pace homes are actually closing. That is the clearest shift I have had to report in this column. Buyers have more room than they did last month. Sellers who have not adjusted their thinking yet are about to feel it. **What's actually happening** Last month I said Cody was balanced on paper but that the gap between asking prices and closed prices was wide enough to stall any listing that ignored it. That gap has not closed. It has grown. Sellers are asking about 22 percent more per square foot than what homes are actually selling for. In February that spread was 17 percent. It is now nearly 22. That is not a rounding error. That is a real and widening disconnect between seller expectations and what the market will pay. Supply is driving the shift. We went from 6 months to 7.2 months in a single month, a 20 percent jump. There are 135 active listings right now, with only 23 under contract. The 30-day pipeline added 30 new listings and closed just 14. More homes coming in, fewer going out. That math tips the scale toward buyers, and it did. Homes that do sell are taking longer to get there. The median sold home spent 47 days on market this month, up from 37 last month. Active listings that have not yet sold are sitting at a median of 104 days, down from 144 last month, which tells me some of the longest-stale listings finally moved or were pulled. The typical home that closed was a three-bedroom, two-bath around 2,100 square feet, most sales landing between $365,000 and $650,000, with a median sale price of $487,000. That median is the same as last month. Year over year it is up 9.4 percent from $445,000 a year ago, and transaction volume is up 14.7 percent over the same stretch. So the market is not falling apart. It is just shifting who holds the leverage. **If you're buying** This is a better month to be a buyer in Cody than last month was, and last month was already decent. Seven-plus months of supply means you are not competing against a wall of other offers on most homes. You have time to look, think, and negotiate. The median asking price on active single-family residential listings is $590,000, but the median of what actually closes is $487,000. That gap is your starting point for a conversation, not a number to accept at face value. Where buyers still need to move fast is on homes priced right from day one. Those are the listings closing in well under 47 days. If a home is priced at or below what the market will bear, other buyers notice. Everything else, the listings sitting at 90 or 100 days, you have room to negotiate. Use it. **If you're selling** The market is telling sellers something clearly right now, and the sellers who hear it will do fine. The ones who do not will sit. A 22 percent gap between what you are asking per square foot and what buyers are paying is not a negotiating cushion. It is a sign that a large portion of this inventory is priced for a market that does not exist at the moment. If you are listing in Cody this spring, the number that matters most is not what your neighbor asked. It is what homes in your range actually closed for. Forty-seven days is the median time to close for homes that sold. Homes that are overpriced are sitting at over 100 days and many of them are not selling at all. Price it right at the start and you sell. Price it high and hope to negotiate down, and you are likely to sit long enough that buyers start wondering what is wrong with it. ### Cody Housing Market — February 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-02 — published 2025-02-28 The market in Cody is balanced, and it barely moved in February. The median sale price sits at $487,000, up less than half a percent from last month. Supply came down slightly to six months, meaning it would take about six months to sell every home currently listed at the pace buyers are actually buying. The story this month is the same one I told in January: the gap between what sellers are asking and what buyers are paying is wide, and it is not closing. **What's actually happening** Last month I said the gap between asking and selling prices per square foot was the real tension to watch. In January it was 18.3 percent. In February it is 17.1 percent. That is a small move in the right direction, but sellers are still asking about $283 per square foot while homes are actually closing around $242. That is not a rounding error. On a 2,100-square-foot home, that spread is roughly $86,000. The 30-day pipeline tells a quiet story. Sixteen new listings came on, fourteen went under contract, and twenty-two closed. That is a functioning market, not a frozen one, but it is not a fast one either. Homes that sold spent about 37 days on market. Homes that are still sitting have been listed an average of 144 days. That gap in timing is the clearest sign of what is happening: the right-priced homes are moving, and the rest are waiting. Year over year, the median sale price is up 11.5 percent from $436,750 a year ago, and sales volume is up 17.3 percent. Those are real gains. But the month-to-month picture is flat, and flat is the honest read for right now. The typical home that sold was a three-bedroom, two-bath place around 2,100 square feet, with most sales falling between $370,000 and $645,000. **If you're buying** Six months of supply is the textbook definition of a balanced market, where neither side has a clear edge. But that 17-percent gap between asking and closing prices tells you something useful: sellers are still pricing to a market that is not quite here. That gives buyers room to negotiate, especially on single-family residential homes that have been sitting well past the 37-day average. If a home has been listed for three or four months, the seller has already watched the market pass them by once. That is leverage. Use it. Come in with a number grounded in what is actually closing per square foot, not what the listing says. **If you're selling** The year-over-year numbers look good on paper, and they are. But they will not save a listing that is priced to the ask side of that 17-percent gap. The homes closing in 37 days are not lucky. They are priced where the market actually is. The ones sitting at 144 days are not unlucky. They are priced where sellers wish the market was. If you are thinking about listing this spring, start with what is closing per square foot, not what your neighbor listed for. The gap between those two numbers is where listings go to stall. Price to reality, and you will move. Price to hope, and February's story becomes your story too. ### Cody Housing Market — January 2025 https://richardrealty.com/market-intelligence/cody-housing-market-2025-01 — published 2025-01-31 Cody's housing market is balanced right now. That means neither buyers nor sellers hold all the cards, and the data backs that up. We're sitting at 6.6 months of supply, which is how long it would take to sell every home currently listed at the pace homes are actually closing. That's the textbook definition of a balanced market. The story this month isn't a dramatic shift. It's a market that has found a kind of equilibrium, and understanding what's underneath that calm matters more than the calm itself. **What's actually happening** There are 122 homes active on the market right now, with 19 under contract. In the last 30 days, 18 new listings came on, 19 went under contract, and 26 closed. Those numbers are close enough to each other that the market isn't building inventory or burning it down. It's holding steady. But here's where it gets interesting. Sellers are asking about 18 percent more per square foot than what homes are actually selling for. That's not a rounding error. The active listings are averaging $288 per square foot. Closed sales are averaging $243. That gap tells you sellers are still pricing with optimism, and buyers are not meeting them there. The days-on-market numbers confirm it. Homes that sold closed in about 36 days. Homes sitting active right now have been on the market an average of 142 days. That's not a coincidence. The homes that priced right sold. The ones that didn't are still waiting. Year over year, the median sale price is up 12.8 percent, from $430,000 a year ago to $485,000 today. Volume is up 10 percent as well. So the market is growing in both price and activity. The typical home that sold was a three-bedroom, two-bath place around 2,000 square feet, with most sales landing between $365,000 and $645,000. **If you're buying** This is a reasonable time to buy single-family residential in Cody. Six-plus months of supply gives you options and some negotiating room. You're not competing in a frenzy. With 122 active listings and only 19 under contract, you can take a breath, look around, and make a considered offer. That said, the gap between asking and selling prices means you need to know what things are actually worth before you make an offer. A home listed at $590,000 is not necessarily worth $590,000. Look at what's closed, not what's listed. That's where the real market is. **If you're selling** The year-over-year numbers are genuinely good for sellers. Prices are up, volume is up, and the market is active. But that 18-percent gap between asking and selling prices is a warning. If you price your home at what you hope it's worth rather than what the market is paying, you will sit. The average active listing has been on the market for 142 days. That's not a market problem. That's a pricing problem. Price to where homes are actually closing, and you will sell in around five weeks. Price to where sellers are wishing, and you'll be looking at a long wait and likely a price cut anyway. The market will tell you what your home is worth. Price it right from the start and you won't have to learn that lesson the hard way. ## Frequently Asked Questions **What areas does Richard Realty serve?** We list and represent buyers across Park, Big Horn, Washakie, Hot Springs, and Fremont counties in Northwest Wyoming — including Cody, Powell, Meeteetse, Greybull, Shell, Basin, Worland, Ten Sleep, Lander, and Riverton. We have offices in Cody, Greybull, and Worland, and a REALTOR® serving Lander. **How do I work with Richard Realty as a buyer or seller?** The fastest way is to reach out via our contact form or call (307) 586-5440. We'll match you with a REALTOR® whose specialty fits — ranch and acreage, residential, recreational, or commercial — and they'll be in touch. You can also browse our agent directory and contact a specific REALTOR® directly. **What kinds of properties does Richard Realty handle?** Single-family residential, ranch and acreage, recreational and mountain property, and commercial listings. The Bighorn Basin's mix is unusual: in a typical week our team works downtown Cody listings, working ranches on the South Fork, mountain cabins on the North Fork, and commercial property in Worland and Greybull. **Do you handle properties near Yellowstone National Park?** Yes — Cody is the East Gate to Yellowstone and the North Fork (Wapiti) corridor heads directly into the park's east entrance. We regularly list cabins, mountain homes, and recreational acreage along that corridor and throughout the Yellowstone-adjacent regions. **What is the broker's license and credentials?** Scott Richard is the Broker / Owner of Richard Realty, holding Wyoming real estate license RE-13371. Our REALTORS® are members of the National Association of REALTORS® and the Wyoming Association of REALTORS®.