Associate Broker (WY: 3521)
41 years experience
Park County, Wyoming represents one of the state's most distinctive real estate markets, where pristine wilderness meets sophisticated property development. With its dramatic mountain vistas and proximity to Yellowstone National Park, this market attracts a unique blend of luxury vacation home buyers, outdoor recreation enthusiasts, and year-round residents seeking an escape from urban environments.
The county's real estate landscape is served by a dedicated network of 202 total actively licensed agents, all of whom maintain email connectivity for modern business communications. This complete digital accessibility reflects the market's evolution toward technology-driven transactions, even in Wyoming's more remote regions.
Cody anchors Park County's real estate activity as the largest municipality, offering everything from historic downtown properties to expansive ranch estates on the outskirts. The city's proximity to Yellowstone's east entrance creates year-round demand from tourism-related businesses and vacation rental investors. Powell serves as another significant market center, attracting agricultural buyers and families seeking small-town amenities with reasonable property values.
The unincorporated areas surrounding Meeteetse and along the Shoshone River corridor represent some of the county's most exclusive real estate opportunities. These regions feature working cattle ranches, guest ranch operations, and luxury retreats that can command seven-figure price points. The Clark and Wapiti areas, positioned along the scenic Yellowstone Highway, offer a mix of seasonal cabins and permanent residences for those seeking mountain living.
Park County's real estate market operates on distinctly seasonal patterns, with peak activity occurring during spring and summer months when out-of-state buyers can easily access properties. Winter transactions often involve local buyers or serious investors familiar with the region's challenging weather conditions. The market shows surprising resilience during economic downturns, as wealthy buyers continue viewing Park County properties as safe-haven investments.
Geographic complexity defines much of the county's real estate character, with properties ranging from irrigated farmland in the Bighorn Basin to high-altitude forest parcels in the Absaroka Range. This diversity requires agents with specialized knowledge of water rights, mineral rights, and conservation easements. Properties with Yellowstone proximity or exceptional wildlife viewing opportunities often appreciate faster than comparable listings elsewhere in the region.
Mortgage lenders and title companies find Park County agent networks essential for navigating the county's complex rural financing requirements and land use regulations. Many properties involve unique considerations such as shared well agreements, grazing leases, or historic preservation restrictions that require experienced local guidance. Insurance providers also rely on agent relationships to properly assess properties in wildfire-prone or flood-risk areas.
Real estate technology companies and marketing services discover significant opportunities by connecting with Park County's agent community, particularly those serving high-net-worth clients seeking luxury mountain properties. The county's tourism economy creates additional demand from vacation rental management companies and hospitality businesses seeking agent partnerships for property acquisition and guest services coordination.
As of 2/17/2026, Joann Humphries has 5 properties for sale in Cody and surrounding areas.
$269,000
Listed 2025-11-01
$249,000
Listed 2026-01-16
$589,000
Listed 2026-01-24
$238,000
Listed 2026-01-30
$325,000
Listed 2025-12-22
Joann Humphries currently has no rental properties available in Cody and surrounding areas. Check back later.