Moving to Wyoming - maybe!?

[bradmacmt]

Going to leave the East, hopefully, and head to Cody, the Wapiti Valley, road to Yellowstone. Looking at some property in a development called Cody's Country. Quite a few foreclosures and delinquent tax sale lots available. Haven't physically toured the development yet so, those who know the area, please chime in

Once you’ve settled in to your new digs be sure to change your forum name to losesome.

 

[WyoKid]

Make sure the wife and kids are on board and check it out in the winter. Sub-Zero temps, gale force wind, deep snow, dry cracked skin (low humidity) and no Louis Vuitton store is the norm for Wyoming.

 

[BLJ]

Yes it is. Its arguably the most undesirable most poorly thought out subdivision on the planet.


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The lots are actually sold in circles?

 

[dieselchessy]

This is a listing from a real estate outfit different than the one the OP quoted. Lots start around $22k.

OP you may want to contact this outfit. They seem to offer more real world info beyond the sales pitch. As they suggest “read the covenants”.
I would caution against a shared well, maintenance costs and water use issues can arise, but this situation may dictate.
But heck, for $25k your not risking much.

“PLANNING & ZONING:
The Park County, Wyoming Planning and Zoning Department requires that a plot plan be submitted for approval prior to the start of any construction that takes place on any parcel of land less that one acre in size.

PHONE & ELECTRIC SERVICES:
Cody's Country is serviced by Rocky Mountain Power for electricity and Qwest for phone service. Power & phone are very near, or to most of the lots. It would be the buyers expense after close to bring all utilities to their desired building site. Both of these companies are available to give estimates of cost prior to your purchase.

WATER:
There are wells with water lines located throughout the subdivision to serve most of the lots with domestic water. It is the owners expense after close to bring the water to the building site. There are many good private wells in Cody's Country and that is an option for each lot owner.

There is no public sewerage system. Each home will have a county approved septic system installed at the owners expense after close.

ROADS:
The roads in Cody's Country are wide and surfaced with gravel. They are in very good condition. The roads are private and maintenance is through the homeowners association.

LOTS:
Cody's Country lots are circular and that land between the lots is to be left open. The covenants do provide those areas to be used for a well or septic system.

CONVENANT:
The subdivision is protected by a set of covenants. Any prospective purchaser should carefully read through them prior to entering any contract to purchase.”
-Walkingstar

 

[grfox92]

The lots are actually sold in circles?

Yea. Circle lot either half or quarter acre with the land in between everyone's circle is "common land".

The new develope might be looking to take all of the undeveloped lots and square them up and eliminate that. If he does it, I'll be able to include my lot in the surveying and be done with the circle.

CC is probably one of the most scenic and beautiful sub divisions in the lower 48. Its a stunning view from anywhere in there. Unfortunately the covenants are something out of a Saturday Night Live skit, and most of the people who live there are the nosiest, most rude, unfriendly assholes on earth.

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[winsome]

I didn't now that my now ex - realtor is Mod here!? Apparently (if this gets posted and you read this) my posts are being "held for review" by a Moderator. Anyway, Futher research and talking to some People who actually live in Cody, they say "keep away from the forks" like the North Fork aka Wapiti aka What-a-Pity and they say that the winds on the South Fork blow houses down! Another area to avoid is Clark...a bunch of seclusive outlaws, nothing but rocks and dirt and wind that makes the South Fork look like a banana belt. Guess I better take it back a notch and not get so worked up and in a rush buying property out west

 

[winsome]

here is a post that is/was being 'held'

This message is awaiting moderator approval, and is invisible to normal visitors.


A friend of mine who's working out of Cody ran out to the Cody's Country s.d. today to look around for me. The winter wind, whipping up dirt and sand polished the side of his truck and about knocked him over. Roads were terrible. Got some pretty serious stares and grimaces from neighbors and one individual even came up to him inquiring about what he was doing and basically said "Cody's Country is full". Anyway, sounds like the place is not so nice and neither are the residents. The Wapiti Valley apparently is known for it's whack jobs, survivalists and the constant feuding and a hideous, hate n' rumor filled community facebook page "Wapiti Whispers"

Researched online and found this: https://wyofile.com/wapiti-lgbtq-couple-report-being-accosted-told-to-leave/

Thanks all for your help! Guess I got ahead of myself on this one and I called my realtor and fired her

 

[BLJ]

Yea. Circle lot either half or quarter acre with the land in between everyone's circle is "common land".

The new develope might be looking to take all of the undeveloped lots and square them up and eliminate that. If he does it, I'll be able to include my lot in the surveying and be done with the circle.

CC is probably one of the most scenic and beautiful sub divisions in the lower 48. Its a stunning view from anywhere in there. Unfortunately the covenants are something out of a Saturday Night Live skit, and most of the people who live there are the nosiest, most rude, unfriendly assholes on earth.

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I’ve seen some chopped up messes in Appalachia, but never circles. That’s crazy.

Is there a specific reason for that? Just curious.

 

[grfox92]

I really wish I knew, but as far as I know, no one does. He died a few years back so guess now we never will either.

Im really hoping the new developer starts squaring them up. He told me a while back that he will let me expand my lot (lots are measured from a pin in the center of the lot) and basically make my circle as big as it can without encroaching on another lot. Or I can wait it out and hope he squares them up.

All I know is I'm planning on doing a presale on it this spring, taking my money and building a house for myself somewhere far from CC.


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[Ranger 692]

Yea. Circle lot either half or quarter acre with the land in between everyone's circle is "common land".

The new develope might be looking to take all of the undeveloped lots and square them up and eliminate that. If he does it, I'll be able to include my lot in the surveying and be done with the circle.

CC is probably one of the most scenic and beautiful sub divisions in the lower 48. Its a stunning view from anywhere in there. Unfortunately the covenants are something out of a Saturday Night Live skit, and most of the people who live there are the nosiest, most rude, unfriendly assholes on earth.

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There’s some stuff in Montana done just like that in the Nye area along the Beartooth front. It’s weird

 

[grfox92]

There’s some stuff in Montana done just like that in the Nye area along the Beartooth front. It’s weird

Probably the same developer. This was the only one he did in WY. The other subdivioms he destroyed....I mean developed....are all in Montana.

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[Ranger 692]

I really wish I knew, but as far as I know, no one does. He died a few years back so guess now we never will either.

Im really hoping the new developer starts squaring them up. He told me a while back that he will let me expand my lot (lots are measured from a pin in the center of the lot) and basically make my circle as big as it can without encroaching on another lot. Or I can wait it out and hope he squares them up.

All I know is I'm planning on doing a presale on it this spring, taking my money and building a house for myself somewhere far from CC.


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Where do you think you’ll end up once lot is sold out of curiosity?

 

[Gobbler36]

I've only been a member of this board for a couple months but even in my short tenure here I swear this is the 500th thread on this exact subject

Yeah gets real depressing living in western states seeing these threads
Greeeeaaat another truck at a trailhead

 

[grfox92]

Where do you think you’ll end up once lot is sold out of curiosity?

Northfork, Southfork, Powell-Cody Highway, Greybull highway, or in Powell itself. Wherever I find what I'm looking for which is a couple acres with decent privacy.

My wife wants to be in sage brush and not agriculture adjacent. She seems to get bad allergies whenever they harvest alfalfa, she hates the house smelling like smoke when they burn the irrigation ditches and fields, and not crazy about being so close to the aerosol pesticides they are spraying on the beets and corn.

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[riversidejeep]

Out of curiosity what are you saying they don't tell you about shelter cove. I've seen it's more affordable.


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What they dont tell you is that the majority of the lots are not buildable as the mountain range is VERY steep, If you did want to build on a lot the engineers would love you for all the work you gave them. Then comes the actual building, Shelter Cove is an hour and a half from a small town and 3 hours from a city so to get materials / labor , concrete etc. it's a LONG haul. As it's sitting on the ocean when you build it's stainless steel / copper/ and concrete for materials, not cheap. I was a helping a plumbing contractor put finish in a new place at the Cove and the lot was so steep the house was 3 stories tall and the garage was on the top floor with a short bridge from the street to enter. Utilities are a town owned affair that run by generators and a antique water system, the connection fee to utilities is probably $30,000 by now ( been a awhile since I've worked) Now let's talk weather, all the real estate photos show this sweeping view of the ocean, they must take them on the 7 days a year that you can see the ocean. The rest of the time the fog is so thick you can't see the front door and if it's not foggy there's nothing between Japan and Cove to break the wind. I worked at a place 20 miles north of the Cove that had Stainless steel shutters over the windows that automatically closed when the wind speed went over 110 mph. There was a utility van full of tools parked in a gravel parking lot up on the hill, the guy's were inside have a sandwich when the van was turned 90 degrees by the wind. That's just some of it.

 

[ReaptheHeat]

I think I’ll get my realtor license and start pimping land in Jeffrey City….

Comes with free radioactive water.

 

[Soj51hopeful]

I didn't now that my now ex - realtor is Mod here!? Apparently (if this gets posted and you read this) my posts are being "held for review" by a Moderator. Anyway, Futher research and talking to some People who actually live in Cody, they say "keep away from the forks" like the North Fork aka Wapiti aka What-a-Pity and they say that the winds on the South Fork blow houses down! Another area to avoid is Clark...a bunch of seclusive outlaws, nothing but rocks and dirt and wind that makes the South Fork look like a banana belt. Guess I better take it back a notch and not get so worked up and in a rush buying property out west

There aren’t any secrets anymore so if it sounds too good to be true then it most likely has something wrong. I’ve seen beautiful properties for sale with no good roads to them or power. The person selling usually keeps a chunk of property nearby and lets you spend a couple hundred thousand developing then they can leach off of your expenditure.

 

[Jmhunt_13]

What they dont tell you is that the majority of the lots are not buildable as the mountain range is VERY steep, If you did want to build on a lot the engineers would love you for all the work you gave them. Then comes the actual building, Shelter Cove is an hour and a half from a small town and 3 hours from a city so to get materials / labor , concrete etc. it's a LONG haul. As it's sitting on the ocean when you build it's stainless steel / copper/ and concrete for materials, not cheap. I was a helping a plumbing contractor put finish in a new place at the Cove and the lot was so steep the house was 3 stories tall and the garage was on the top floor with a short bridge from the street to enter. Utilities are a town owned affair that run by generators and a antique water system, the connection fee to utilities is probably $30,000 by now ( been a awhile since I've worked) Now let's talk weather, all the real estate photos show this sweeping view of the ocean, they must take them on the 7 days a year that you can see the ocean. The rest of the time the fog is so thick you can't see the front door and if it's not foggy there's nothing between Japan and Cove to break the wind. I worked at a place 20 miles north of the Cove that had Stainless steel shutters over the windows that automatically closed when the wind speed went over 110 mph. There was a utility van full of tools parked in a gravel parking lot up on the hill, the guy's were inside have a sandwich when the van was turned 90 degrees by the wind. That's just some of it.

Great write up, thanks for the info.


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[307]

harvest alphalpha

I'm sure there are videos of this on the internet but not even Cam Hanes is alphalpha. Thats some intense stuff right there.

 

[grfox92]

I'm sure there are videos of this on the internet but not even Cam Hanes is alphalpha. Thats some intense stuff right there.

I swear my phone autocorrected it that way.

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