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    Waterfront Working Ranch Land Title is generated by Realmo AI

    106723 Highway 89, Freedom, WY 83120

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    For Sale
    $34,750,000

    Working ranch acreage with nearly two miles of Salt River, irrigated production, and dedicated horse facilities.

    Type:Farm and Ranch
    Property size:
    2,939 SF
    Lot size:
    561.00 Acres
    Price / SF:
    $11,823/SF
    Added:
    Dec 31, 2025
    Days on Market:
    158
    Last Refresh:
    Jun 6 at 4:49 am

    Property Features for 106723 Highway 89

    General Information

    Standard status
    Active
    Size
    2,939 SF
    Lot size
    561.00 Acres
    Property subtype
    Farm and Ranch

    Building Details

    Year Built
    1961

    We can help!

    Listing Contact
    Ted Dawson

    Listing agent Ted Dawson License #3511

    Listing office Century 21 Jackson Hole

    Listing date Dec 31, 2025

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Jackson Hole

    HighLights

    • 561‑acre working ranch in Star Valley, Wyoming, with nearly 2 miles of the Salt River running through it
    • Nearly 200 acres in irrigated production, supported by strong water rights under long‑term agreement
    • Five GPS‑enabled Reinke pivots for irrigated production, controllable by phone
    • Horse facilities include a sand‑base arena, remote‑controlled chute, and a solid barn with tack room
    • Five natural springs reportedly support ideal year‑round conditions
    • Salt River fishing includes brown trout and native cutthroat, regularly exceeding 20 inches across 21 mapped fishing holes

    Overview

    JnS Ranch is a well-kept working ranch in Star Valley, offering 561 acres of land with nearly two miles of the Salt River running through the property. The ranch is supported by five natural springs and includes multiple mapped fishing holes. Water and farm infrastructure include nearly 200 acres in irrigated production, with five GPS-enabled Reinke pivots that are manageable by phone and water rights described as held under long-term terms.

    Horse facilities on-site feature a sand-base arena, a remote-controlled chute, and a solid barn with a tack room. The property also includes both the Wyoming Range and Salt River Range on the horizon, with a rural, working-land setting characterized by year-round spring conditions.

    For buyers seeking a functional ranch property, the combination of perennial water sources, established irrigated acreage, and purpose-built horse amenities supports ongoing agricultural and equestrian use. The ranch is presented as working land, with the current owner describing transfer of local operational knowledge to the next steward.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Building Supply Storage Facility Hotel & Motel Bakery Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Freedom
    County
    Lincoln
    State
    Wyoming
    Longitude
    -111.012442
    Latitude
    42.969298

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    FAQs

    What type of property is this?
    Ranch - Working ranch acreage with nearly two miles of Salt River, irrigated production, and dedicated horse facilities.
    Where is this ranch located?
    The property is located at 106723 Highway 89 Freedom, WY.
    What is the asking price?
    The asking price for this property is $34,750,000.
    What are key features of this property?
    This property features: 561‑acre working ranch in Star Valley, Wyoming, with nearly 2 miles of the Salt River running through it; Nearly 200 acres in irrigated production, supported by strong water rights under long‑term agreement; Five GPS‑enabled Reinke pivots for irrigated production, controllable by phone
    (307) 690-8170
    We can help!
    Listing Contact
    Ted Dawson
    Real Estate License ID: 3511
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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