Ten Six Ranch, Meeteetse, WY - MLS # 10003343

Note: The following information is believed to be correct however interested parties should do their own analysis to confirm this information

The Ten Six Ranch is approximately 819 acres of deeded lands located in and near the Greybull River Valley. The ranch is located six miles from Meeteetse, (population 351, elevation 5800 feet), and 27 miles from Cody (population 8835). The nearest airport is Yellowstone Regional Airport in Cody. The Meeteetse area is known for it’s history, beauty and abundant recreational opportunities.

The location of the ranch offers expansive views of the nearby mountains, foothills and valley. There are many mature cottonwood trees in the area around the buildings and along the river corridor. Additional building sites with excellent views abound. A little traveled county road provides a well-maintained access.

The ranch has excellent habitat for wildlife. Roughly 200 acres consist of river bottom and meadows, 97± acres of which are currently seeded to a grass/alfalfa mix. Proper management can provide yields near four ton per acre. Around 600 acres consist of rangeland and breaks with sand rock formations and hills dotted with junipers. Wildlife species include white tail and mule deer, antelope, pheasant, turkey, sand hill cranes, eagles, hawks, chukar partridge and sage grouse. Moose and elk are also seen in the area as are the occasional bear and mountain lion. Coyotes and fox are not uncommon to be seen. Owners of the ranch are entitled to two landowner hunting permits for deer and two landowner hunting permits for antelope per year. Nearly 2/3 of a mile of the Greybull River provides blue-ribbon native Yellowstone Cutthroat fishing that has drawn fisherman from across the country. Whitefish also inhabit these waters.

The Ten Six Ranch was thoughtfully set up for a horse breeding operation but could also be used for a smaller cattle operation. The coral system is impressively designed and offers long term low maintenance.

Water Rights

 The ranch is within the boundaries of the Greybull Valley Irrigation District (GVID). According to information obtained from the Office of the State Engineer, the GVID and confirmed with the ditch rider for the Dyer Ditch, adjudicated water rights are as follows:

Approximately 122.9 acres under permit # P1881E, adjudicated 6/1/1908

The GVID also provided reservoir water ownership for the ranch as follows (at 100% storage capacity):

2009 assessment

Upper Sunshine Reservoir       62.64 acre feet            $203.58

Lower Sunshine Reservoir      126.95 acre feet           $222.16

Roach Gulch Reservoir           149.99 acre feet         $2362.34

Total storage and 2009 assessment     339.58 acre feet         $2788.08

There are two water wells on the property. According to the Office of the State Engineer, both are in “good standing“ status. The one near the main house has a priority date of 11/27/1996, permit #P104585W and was logged at 25 gpm yield. There is a home site where a mobile home previously was that has a well with a priority date of 8/15/1997, permit #P107148W that was logged at 20 gpm yield.  

Irrigation for the lawns and dust control for the arena is handled by a Micro Rain 32 system that is self propelled and consists of 240’ of spooled 1” poly line with strategically placed risers.

Improvements

Main House

Built in 1997- 1556± square feet of living area

2 bedrooms, both with walk-in closets, Ύ master bath and full bath off dining area

Custom oak cabinets and granite countertops in the kitchen

Forced air heat, propane fueled furnace. 1000 gallon buried propane tank serves main and guest house

Southwest corner of living area has river rock from floor to ceiling to reflect heat from the wood stove

Hurd triple pane windows throughout

Blue pine tongue-in-groove vaulted ceiling with large red cedar beams that are recycled power poles

Blue pine tongue-in-groove interior wainscoting

Living and dining area have Georgia pine flooring, bathrooms have tile and bedrooms are carpeted

Massive custom made elk antler chandelier in dining area

Walls are textured throughout except for bedrooms

Mudroom contains washer, dryer and furnace

Siding is wavy cedar lap

Over 800± square feet of partially covered wood decking on south and west of house

River rock wainscoting around exterior of main and guest house was hand picked from the ranch- also has a unique river rock grill area on the deck served by propane gas line

Guest House

Built in 2000, 720± square feet of living area

One bedroom with Ύ bathroom

Vaulted blue pine ceiling

Gas fireplace

Pine flooring in kitchen and living room

River rock wainscoting around exterior

Roomy exterior wood deck

Laundry area with washer and dryer

Roping and Riding Arena

150’ x 300’ provides 45,000 square feet of riding area

Arena is fully lighted for evening use

Fence is continuous metal tubing. Posts are 2 7/8” tubing set in concrete

Fully set up for roping events with chutes, pens etc.

Mechanical steer is negotiable for sale

Barn, Corals and Sheds

Barn outside dimensions are 40’ x 132’ for 5280 square feet

Steel interior frame and siding

24” block wall from ground level around perimeter

Two 14’ overhead doors, one 12’ overhead door

Roughed in tack room with room for bathroom, livestock washing area

Designed for several stalls with outside access through doors to individual paddocks

Two 12’ x 24’ stalls are gravel lined

Stall dividers stay, panels are negotiable

Barn septic does not have county permit

Extensive coral system is 2 7/8” tubing, all joints welded and posts are set in concrete

Designed for flexibility of use

Five all season heated automatic stock waterers with electric service to each and 12” risers to allow natural heat to rise from ground. All water lines buried 6’ deep

Four frost free hydrants serve barn, corals and arena

160’ of concrete feed bunks

One 14’ x 60’ metal sided open shed

Two 12’ x 18’ loafing sheds

The ranch has other out buildings including an original log cabin built with square hewn cottonwood logs; three wood framed building, one of which can be used for storing grains.

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