AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON MAY 6, 2004.
                                                          REGISTRATION NO. 333 -
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                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549
                                    --------

                                    FORM S-8
                             REGISTRATION STATEMENT
                                      UNDER
                           THE SECURITIES ACT OF 1933


                             PURE CYCLE CORPORATION
             (Exact name of registrant as specified in its charter)


                 DELAWARE                                   84-0705083
     (State or other jurisdiction of                     (I.R.S. Employer
     incorporation  or organization)                    Identification No.)

     8451 DELAWARE STREET, THORNTON, COLORADO                  80260
     (Address of Principal Executive Offices)                (Zip Code)


                              EQUITY INCENTIVE PLAN
                  OPTION AGREEMENT, NON-STATUTORY STOCK OPTION
                           2004 EQUITY INCENTIVE PLAN

                            (Full title of the plan)


                 MARK W. HARDING                      WITH A COPY TO:
     PRESIDENT AND CHIEF FINANCIAL OFFICER             WANDA J. ABEL
              8451 DELAWARE STREET               DAVIS GRAHAM & STUBBS LLP
            THORNTON, COLORADO 80260            1550 17TH STREET, SUITE 500
                                                   DENVER, COLORADO  80202
                    (Name and address of agent for service)

     (303) 292-3456                                          (303) 892-9400
          (Telephone number, including area code, of agent for service)




                                        CALCULATION OF REGISTRATION FEE
- --------------------------------------------------------------------------------------------------------------
                                                       PROPOSED MAXIMUM      PROPOSED MAXIMUM      AMOUNT OF
TITLE OF SECURITIES                   AMOUNT TO BE    OFFERING PRICE PER    AGGREGATE OFFERING   REGISTRATION
TO BE REGISTERED                       REGISTERED           SHARE                 PRICE               FEE
- --------------------------------------------------------------------------------------------------------------
                                                                                     
Common Stock (1/3 of $.01 par value)  2,600,000 (1)  $           1.80 (2)  $      4,680,000 (2)  $      592.96
- --------------------------------------------------------------------------------------------------------------
Common Stock (1/3 of $.01 par value)  1,600,000 (3)  $           8.75 (4)  $     14,000,000 (4)  $    1,773.80
- --------------------------------------------------------------------------------------------------------------
Total                                                                      $     18,680,000      $    2,366.76
- --------------------------------------------------------------------------------------------------------------
<FN>
NOTES:

(1)  Amount  to  be registered consists of Common Stock to be issued pursuant to
     the  Equity  Incentive Plan and the Option Agreement, Non-Statutory Option.

(2)  Pursuant  to  Rule  457(h)(1),  the  price per share and aggregate offering
     price  are based upon the exercise price of the options granted pursuant to
     the  Equity  Incentive Plan and the Option Agreement, Non-Statutory Option.

(3)  Amount  to  be registered consists of Common Stock to be issued pursuant to
     the  2004  Equity  Incentive  Plan.

(4)  Pursuant  to  Rule 457(c), the price per share and aggregate offering price
     are  based  upon the average of the high and low prices of the Registrant's
     Common  Stock  on  May  3,  2004  as  quoted  on  the  OTCBB.



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                                     PART II

               INFORMATION REQUIRED IN THE REGISTRATION STATEMENT

ITEM 3.   INCORPORATION OF DOCUMENTS BY REFERENCE.

     Pure Cycle Corporation, a Delaware corporation (the "Company" or "Pure
Cycle"), hereby states that the following documents filed with the Securities
and Exchange Commission (the "Commission") are hereby incorporated or deemed to
be incorporated in this Registration Statement by reference as of their date of
filing with the Commission:

     (a)  The Company's Annual Report on Form 10-KSB for the fiscal year ended
August 31, 2003;

     (b)  The Company's Quarterly Reports on Form 10-QSB for the quarters ended
November 30, 2003 and February 29, 2004;

     (c)  The Company's Current Reports on Form 8-K filed on November 6, 2003
and April 19, 2004;

     (d)  The Company's Definitive Proxy Statement filed on March 25, 2004; and

     (d)  The Company's Registration Statement on Form 8-A declared effective
March 31, 1982, which contains a description of the Company's capital stock.

     All other documents filed by the Company pursuant to Section 13(a), 13(c),
14 or 15(d) of the Securities Exchange Act of 1934 (the "Exchange Act")
subsequent to the date of this Registration Statement and prior to the filing of
a post-effective amendment to this Registration Statement indicating that all
securities offered under the Registration Statement have been sold, or
deregistering all securities then remaining unsold, are also incorporated herein
by reference and shall be a part hereof from the date of the filing of such
documents.

     Any statement contained in a document incorporated by, or deemed to be
incorporated by reference herein, shall be deemed to be modified or superseded
for purposes of this Registration Statement to the extent that a statement
contained herein or in any other subsequently filed document which also is or is
deemed to be incorporated by reference herein modifies or supersedes such
statement.  Any statement so modified or superseded shall not be deemed, except
as so modified or superseded, to constitute a part of this Registration
Statement.

ITEM 4.   DESCRIPTION OF SECURITIES.

     Not applicable.

ITEM 5.   INTERESTS OF NAMED EXPERTS AND COUNSEL.

     None.


                                      II-1

ITEM 6.   INDEMNIFICATION OF DIRECTORS AND OFFICERS.

     The Company's Certificate of Incorporation, as amended (the "Certificate of
Incorporation")  provide  that Pure Cycle shall, to the full extent permitted by
the  General  Corporation  Law of the State of Delaware, as amended from time to
time,  indemnify  all  directors and officers of Pure Cycle.  Section 145 of the
Delaware  General Corporation Law provides in part that a corporation shall have
the  power  to indemnify any person who was or is a party or is threatened to be
made  a party to any threatened, pending or completed action, suit or proceeding
(other  than  an  action by or in the right of the corporation) by reason of the
fact  that  such  person  is  or  was  a director, officer, employee or agent of
another  corporation or other enterprise, against expenses (including attorneys'
fees),  judgments,  fines and amounts paid in settlement actually and reasonably
incurred  by  him in connection with such action, suit or proceeding if he acted
in  good faith and in a manner he reasonably believed to be in or not opposed to
the  best  interests of the corporation, and with respect to any criminal action
or  proceeding,  had  no  reasonable  cause to believe his conduct was unlawful.
Similar  indemnity  is  authorized  for such persons against expenses (including
attorneys'  fees)  actually  and reasonably incurred in defense or settlement of
any  threatened,  pending  or completed action or suit by or in the right of the
corporation,  if  such  person acted in good faith and in a manner he reasonably
believed  to  be in or not opposed to the best interests of the corporation, and
provided  further  that  (unless  a  court  of  competent jurisdiction otherwise
provides)  such  person  shall not have been adjudged liable to the corporation.
Any  such  indemnification  may be made only as authorized in each specific case
upon  a determination by the disinterested directors, independent legal counsel,
or  the  stockholders  that indemnification is proper because the indemnitee has
met  the  applicable  standard  of  conduct.  Insofar  as  indemnification  for
liabilities  arising  under  the  Securities  Act  of  1933  may be permitted to
directors,  officers  and  controlling persons of the registrant pursuant to the
foregoing  provisions, or otherwise, the registrant has been advised that in the
opinion  of  the  Securities  and  Exchange  Commission  such indemnification is
against  public policy as expressed in the Act and is, therefore, unenforceable.
In  the  event  that a claim for indemnification against such liabilities (other
than  the  payment by the registrant of expenses incurred or paid by a director,
officer or controlling person of the registrant in the successful defense of any
action, suit or proceeding) is asserted by such director, officer or controlling
person  in connection with the securities being registered, the registrant will,
unless  in the opinion of its counsel the matter has been settled by controlling
precedent,  submit  to  a court of appropriate jurisdiction the question whether
such  indemnification by it is against public policy as expressed in the Act and
will  be  governed  by  the  final  adjudication  of  such  issue.


ITEM 7.   EXEMPTION FROM REGISTRATION CLAIMED

     Not applicable.


                                      II-2



ITEM 8.   EXHIBITS

Exhibit No.  Description
- -----------  -----------
          
     4.4     Equity Incentive Plan, incorporated by reference from Proxy Statement for
             Annual Meeting held April 2, 1993 filed March 15, 1993.
     4.5     Option Agreement, Non-Statutory Stock Option, incorporated by reference to
             Registration Statement No. 333-114568.
     4.6     2004 Equity Incentive Plan, incorporated by reference to Registration
             Statement No. 333-114568.
     5.1     Opinion of Davis Graham & Stubbs LLP.
    23.1     Consent of KPMG LLP.
    23.2     Consent of Davis Graham & Stubbs LLP (included in Exhibit 5.1).


ITEM 9.   UNDERTAKINGS.

     (a)  The undersigned registrant hereby undertakes:

          (1)  To file, during any period in which offers or sales are being
               made, a post-effective amendment to this Registration Statement:

               (i)       To include any prospectus required by Section 10(a)(3)
                         of the Securities Act of 1933 (the "Securities Act");

               (ii)      To reflect in the prospectus any facts or events
                         arising after the effective date of this Registration
                         Statement (or the most recent post-effective amendment
                         thereof) that, individually or in the aggregate,
                         represent a fundamental change in the information set
                         forth in this Registration Statement; and

               (iii)     To include any material information with respect to the
                         plan of distribution not previously disclosed in the
                         registration statement or any material change to such
                         information in the registration statement;

               provided, however, that paragraphs (a)(1)(i) and (a)(1)(ii) do
               not apply if the information required to be included in a
               post-effective amendment by those paragraphs is contained in
               periodic reports filed with or furnished to the Commission by the
               registrant pursuant to Section 13 or Section 15(d) of the
               Exchange Act of 1934 (the "Exchange Act") that are incorporated
               by reference in the registration statement;

          (2)  That, for the purpose of determining any liability under the
               Securities Act, each post-effective amendment shall be deemed to
               be a new registration statement relating to the securities
               offered therein, and the offering of such


                                      II-3

               securities at that time shall be deemed to be the initial bona
               fide offering thereof; and

          (3)  To remove from registration by means of a post-effective
               amendment any of the securities being registered that remain
               unsold at the termination of the offering.

     (b)  The undersigned registrant hereby undertakes that, for purposes of
determining any liability under the Securities Act, each filing of the
registrant's annual report pursuant to Section 13(a) or Section 15(d) of the
Exchange Act that is incorporated by reference in the registration statement
shall be deemed to be a new registration statement relating to the securities
offered therein, and the offering of such securities at that time shall be
deemed to be the initial bona fide offering thereof.

     (c)  Insofar as indemnification for liabilities arising under the
Securities Act may be permitted to directors, officers and controlling persons
of the registrant pursuant to the foregoing provisions, or otherwise, the
registrant has been advised that in the opinion of the Commission such
indemnification is against public policy as expressed in the Securities Act and
is, therefore, unenforceable.  In the event that a claim for indemnification
against such liabilities (other than the payment by the registrant of expenses
incurred or paid by a director, officer or controlling person of the registrant
in the successful defense of any action, suit or proceeding) is asserted by such
director, officer or controlling person in connection with the securities being
registered, the registrant will, unless in the opinion of its counsel the matter
has been settled by controlling precedent, submit to a court of appropriate
jurisdiction the question, whether such indemnification by it is against public
policy as expressed in the Securities Act and will be governed by the final
adjudication of such issue.


                                      II-4

                                   SIGNATURES

Pursuant to the requirements of the Securities Act of 1933, as amended, the
registrant certifies that it has reasonable grounds to believe that it meets all
of the requirements for filing on Form S-8 and has duly caused this registration
statement to be signed on its behalf by the undersigned, thereunto duly
authorized, in the City of Thornton, State of Colorado, on the 4th day of May,
2004.

                               PURE CYCLE CORPORATION


                               By:  /s/  Thomas P. Clark
                                    --------------------
                                    Thomas P. Clark
                                    Chief Executive Officer


Pursuant to the requirements of the Securities Act of 1933, as amended, this
registration statement has been signed by the following persons in the
capacities indicated on May 4, 2004.


       Signature                              Title
       ---------                              -----

/s/ Harrison H. Augur                  Chairman, Director
- ----------------------------
Harrison H. Augur

/s/ Margaret S. Hansson                Vice President, Director
- ----------------------------
Margaret S. Hansson

/s/ Thomas P. Clark                    CEO, Director
- ----------------------------
Thomas P. Clark

/s/ Mark W. Harding                    President, CFO, Director
- ----------------------------
Mark W. Harding

/s/ Richard L. Guido                   Director
- ----------------------------
Richard L. Guido

/s/ George M. Middlemas                Director
- ----------------------------
George M. Middlemas





                                  EXHIBIT INDEX


Exhibit No.  Description
- -----------  -----------
          


     5.1     Opinion of Davis Graham & Stubbs LLP.
    23.1     Consent of KPMG LLP.