224 Reservoir Ranch Rd , Pinedale, WY 83113(Sublette County)

Reservoir Ranch is a working cattle operation in Sublette County, Wyoming, built on secure water and consistent hay production. The property encompasses 3,435 deeded acres, including 1,975 irrigated acres with approximately 1,100 acres of hay meadow supported by the 225-acre Sixty Seven Reservoir, the largest private reservoir in the Green River Basin. The Ranch controls about 87 percent of the total water in the reservoir, most of which predates the Colorado River Compact and carries an early priority right not subject to curtailment. This combination of deeded land and early water rights with robust storage creates a dependable base for livestock and hay production, strengthened by 13,819 acres of U.S. Forest Service grazing lease and 720 acres of state lease ground that extend its operational footprint. Open meadows with sweeping views of the Wyoming Range offer a setting that is both productive and well-positioned for long-term agricultural use.

ACREAGE

Reservoir Ranch consists of 3,434 deeded acres, with 1,975 irrigated acres, and 1,460 acres in dry grazing. Approximately 1,100 acres are irrigated hay meadow, and 875 acres are irrigated pasture, positioned to take advantage of the reservoirs storage and delivery capacity. The forage base is a mix of timothy, garrison, and wild grasses with alfalfa fields on the western end. The Ranch also benefits from 13,819 acres of United States Forest Service lease land, permitted for 427 cow-calf pairs plus 20 bulls from July through October, and 720 acres of state lease ground. These leases significantly extend the operational footprint and grazing capacity beyond the deeded acreage.

IMPROVEMENTS

The Ranch includes functional infrastructure. A 2,514 sqft manufactured house and a 1,918 sqft managers house provide on-site housing for staff or family. A 4,860 sqft Morton barn and equipment building, iron pipe corrals, a loading chute, a hydraulic chute, and a loading alley provide durable, low-maintenance livestock handling facilities.

HUNTING AND FISHING

Open meadows, irrigated pastures, and the large reservoir create habitat for a wide range of wildlife species. Given its location and acreage, the property is likely to qualify for landowner tags for pronghorn antelope and potentially mule deer, subject to approval by the Wyoming Game and Fish Department. Huntable populations of sage grouse are present, and moose and elk are occasionally seen on the Ranch. In addition, approximately 1.06 miles of North Piney Creek runs through the property, a cutthroat trout fishery offering fully private fishing opportunities. This diversity of habitat provides recreational potential, while maintaining the Ranchs primary focus as a working cattle operation.

WATER RIGHTS

Reservoir Ranch carries an extensive and well-prioritized water portfolio anchored by the Reservoir. The Sixty Seven Reservoir spans approximately 225 acres, with the Ranch controlling 4,553.72 acre feet, or roughly 87 percent of the total storage. Most of this water predates the Colorado River Compact, providing an early priority right that is not subject to curtailment. This allows the ranch to store water during wet periods and irrigate consistently during drought years, stabilizing hay production and pasture quality. In addition to the reservoir ownership, the Ranch holds a network of irrigation rights tied to North Piney Creek and other surface water sources that supply its 1,975 irrigated acres. This combination of stored and direct flow water gives the operation flexibility in timing and delivery. Together, these rights form one of the strongest and most diversified agricultural water portfolios in the area, ensuring a reliable supply for hay meadows, pastures, and livestock into the future.

RANCH OPERATION

Reservoir Ranch has operated as a cow-calf operation with a capacity of up to 450 head historically and approximately 340 pairs at present. Secure water rights, reliable forage production,

and existing grazing infrastructure provide flexibility to maintain or expand herd numbers. In addition, to its irrigated meadow, pasture, and dry grazing, the Ranch holds a long-standing United States Forest Service permit for 427 cow-calf pairs, plus 20 bulls, from July through October, and benefits from state lease ground adjacent to the deeded acreage, creating a balanced operation for summer and winter feed requirements.

FEDERAL AND STATE LEASES

United States Forest Service Lease

North Piney Allotment #2006 / 07/06-10/05

The permitted use on North Piney

Allotment is as follows:

427 cattle, cow/calf

20 bull State Leases

#3-7800 (640 acres)

$3-7304 (75 acres)

LOCATION

Reservoir Ranch lies near Big Piney, Wyoming, a community long known as one of the states most authentic ranching towns. Big Piney offers essential services, a strong sense of community, and a heritage deeply rooted in ranching. This is a region where agricultural production and open space still define the landscape. Big Piney is located in Sublette County, which spans from the towering peaks of the Wind River Range to rolling foothills and open basins that support productive ranching, abundant wildlife, and diverse recreation. The Green River, which begins high in the Wind River Mountains and winds through Sublette County, offers some of the states premier trout fishing, with stretches known for trophy-sized browns and rainbows and long runs of classic western water. In addition to fishing, the county supports extensive hunting, horseback riding, camping, hiking, climbing, biking, golf, rodeos, and a full spectrum of winter activities. This combination of working landscapes, strong western identity, and high-quality recreation makes Sublette County a uniquely strong location for both operating ranches and enjoying outdoor amenities.

SUMMARY

Reservoir Ranch offers a well-balanced and productive cattle operation supported by secure water rights, reliable forage production, and extensive grazing resources. The 3,435 deeded acres, nearly 2,000 irrigated acres, a significant Forest Service permit, and state lease ground, create a stable foundation for both summer and winter feed requirements. The Sixty Seven Reservoir, the largest private reservoir in the Green River Basin, provides early priority. These Pre-Colordao River Compact water rights allow consistent irrigation even in dry years, protecting the Ranchs long-term productivity. With proven capacity for a sizable cow-calf operation and the ability to control such a large and early priority water right, the Reservoir Ranch offers the next owner both operational security and long-term asset value.