Paradise Valley Farm | Fay Ranches

PARADISE VALLEY FARM

Pray, Montana

$3,495,000

152± acres

INTRODUCTION

Paradise Valley Farm is conveniently located in the most picturesque part of the highly sought-after Paradise Valley, midway between Yellowstone National Park and Livingston, Montana, with 360-degree views. Spanning 152± deeded acres, with a significant portion of the land under pivot irrigation, this farm represents a lucrative investment opportunity for farmers, investors, or somebody looking for the perfect family retreat. The combination of irrigated acres, fertile land, overall land size in two parcels, and strategic location in Paradise Valley is extremely rare. The Absaroka Range, Mill Creek drainage, and Emigrant Peak form a stunning backdrop to the east and south, offering panoramic views. The property enjoys a picturesque setting, with the Gallatin Range gracing the western skyline. Less than 10 minutes from fishing on the Yellowstone River, with good water rights and breathtaking views in a peaceful and private setting, Paradise Valley Farm offers a great slice of outdoor Montana in the aptly named Paradise Valley.

1 Paradise Valley Farm | Pray, Montana

QUICK FACTS

• 152± deeded acres, 130± acres of which are pivot irrigated

• Three older homes and several outbuildings

• Two charming turn-of-the-century barns that add character and are ripe for a restoration project

• Amazing views of the Absaroka Range, Mill Creek drainage, Emigrant Peak, and the Gallatin Range

• Close to town, yet private due to the size of neighboring ranches

• Less than 10 minutes to Sage Lodge and Chico Hot Springs

• About five minutes to the Mill Creek drainage and less than 10 minutes to the Yellowstone River for trout fishing

• Less than 10 minutes to Emigrant, Montana for gas and restaurants/bars, as well as The Old Saloon, a great local music venue

• 25± minutes to Livingston, Montana

• 35± minutes to the north entrance of Yellowstone National Park

• 40± minutes to Bozeman, Montana

• 55± minutes to Bozeman Yellowstone International Airport

• Close to thousands of acres of public land

• Minimal snowpack and lots of sunshine yearround

Paradise Valley Farm | Pray, Montana

ACREAGE

With its square-shaped layout, Paradise Valley Farm consists of 152± acres of deeded land in two parcels, with 130± acres under pivot irrigation. Situated off the well-maintained East River Road, access to Paradise Valley Farm is convenient and hassle-free year-round. From there, a short stretch of gravel road, Clark Lane, provides easy entry to the property.

Paradise Valley Farm features two charming turn-of-the-century barns that add character and historical significance to the landscape and are ready for a renovation project, along with three modest ranch homes and several outbuildings. The Seller has drafted deed restrictions/covenants on the acreage, allowing for multiple homes and structures on each of the two parcels but not allowing commercial use or additional subdivision. Please inquire with the listing agent for a copy of the draft restrictions/covenants.

AGRICULTURE

Paradise Valley Farm’s pasture is divided in half, with 130± acres under pivot. The west half contains an alfalfa/grass mix, while the east half is all grass. The entire pasture has historically yielded about 450 to 520 1,250-pound round bales per year, roughly 300 tons of hay, equating to about 2.5 tons per acre. With proper farming, fertilizing, grazing, and consistent water, the pasture should reach the four-tons per acre mark, as the ranch boasts excellent soil and solid water rights. A local rancher currently leases the pasture and will harvest the hay in August. This leasing arrangement is an additional source of revenue for the owner and optimizes the property’s resources, ensuring that both the pasture and farming areas are productive.

5 Paradise Valley Farm | Pray, Montana

Paradise Valley Farm | Pray, Montana

IMPROVEMENTS

The modest main ranch home offers a cozy living environment with two bedrooms and two bathrooms. In addition to the main home, the property boasts two older ranch homes, each with a unique layout and features. One of these homes includes two bedrooms and two bathrooms, while the other features one bedroom and one bathroom, providing flexibility in housing options for occupants or rental tenants. The property also includes multiple storage sheds, a detached garage, and two old historic barns ready for a restoration project.

RECREATION

HUNTING | WILDLIFE

The Paradise Valley has long been known as a destination for big game hunting, as well as excellent duck and goose hunting. Paradise Valley Farm is home to abundant white-tailed deer, with several taken recently in the 120” class. Elk frequent the property, in Hunt District 317, during the general season, and B Tag opportunities exist. The property is also home to Hungarian partridge and the occasional mule deer. Enjoy bird watching for bald and golden eagles, sandhill cranes, and other native and migratory species. The Paradise Valley leads to the north entrance of Yellowstone National Park and provides access to the Yellowstone River and thousands of acres of public land. Elk, mule and white-tailed deer, coyote, pronghorn antelope, bald and golden eagles, moose, and an array of less obvious but no less remarkable animals still find suitable range and habitat here.

White-tailed deer; not taken on property Elk; not taken on property

9 Paradise Valley Farm | Pray, Montana

FISHING

Some of the best trout fishing in the world occurs less than 10 minutes from the property on the famed Yellowstone River. The Yellowstone River is the longest, free-flowing river in the lower 48 states, flowing 554± miles. The Yellowstone is considered large by trout river standards and is a great river to float and wade fish. The river is most noted for the “Mother’s Day” caddis hatch.

Mill Creek is about five minutes from the property if one prefers to wade fish a smaller freestone stream. Mill Creek is one of the largest tributaries to the Yellowstone River and flows into the Yellowstone less than 1.5 miles from the property. Mill Creek offers excellent wade fishing, where hungry cutthroats attack almost any attractor dry fly. The closest public access for fishing is just up Mill Creek Road, less than 6 miles away. Continue east on Mill Creek Road into Gallatin National Forest for more fishing, hiking, 4-wheeling, and camping.

Three world-famous spring creek fisheries are located close to the property. Nelson’s, Depuy’s, and O’Hair’s (Armstrong’s) offer fee fishing on over five miles of some of the best spring creek water in the world. Fishing conditions on the creeks are consistently excellent, even through winter. These spring creeks are natural wonders emerging from the ground, with a large volume of nutrient-rich water providing for an enormous amount of aquatic life, including wild trout.

Yellowstone National Park is the birthplace of many of the finest trout rivers in the west. Headwater streams such as the Gibbon, Firehole, and Lamar create the Madison and Gallatin Rivers. The park hosts a lifetime of fishing opportunities with over one hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams found within such a small area.

www.fayranches.com | 800.238.8616 | info@fayranches.com

OTHER

Area recreational opportunities are as diverse and outstanding as the wildlife. There are limitless opportunities for hiking, biking, wildlife viewing, horseback riding, big game hunting, bird watching, fishing, camping, wilderness backpacking, and 4-wheeling up the Mill Creek drainage. Nearby, Dailey Lake is a notable spot for windsurfing and winter ice fishing. Other winter sports include cross-country skiing, downhill skiing, and snowmobiling.

Less than an hour from the property, Bridger Bowl Ski Area is considered “Bozeman’s resort,” offering an intimate atmosphere where the powder is fantastic. Eight lifts service 2,000 skiable acres with a 2,600-foot vertical drop. The “ridge” presents some of the most challenging skiing and riding within any ski boundary.

Less than two hours from the property, Big Sky Resort is an international destination for skiers, snowboarders, and summer vacationers. Big Sky offers 5,850 acres of terrain, 4,350 vertical feet, and 39 lifts in the winter. Summer is the time to enjoy golf, fly fish the Gallatin River, or explore miles of National Forest by foot or horseback. Just south of Big Sky is the renowned Yellowstone Club. The world’s only private ski and golf resort offers a quiet retreat for its members. Several nice golf courses are scattered throughout the area, including Bridger Creek Golf Course in Bozeman and Livingston Golf Club in Livingston.

11 Paradise Valley Farm | Pray, Montana

LOCATION

Emigrant, Montana, is less than 10 minutes away and includes a gas station and a few great restaurants, as well as The Old Saloon, a wellknown music venue in the area. Sage Lodge and Chico Hot Springs are also less than ten minutes from the property. In the other direction, the Absaroka-Beartooth Wilderness (921,000± acres) and Yellowstone National Park (2.2± million acres) are only 30± minutes to the south.

About 25 minutes north is Livingston (population 9,100+). Rich in history, Livingston, gateway to the Paradise Valley and Yellowstone National Park, now supports numerous galleries, bookstores, shops, restaurants, bars, and fly shops. The world-famous Yellowstone River rushes past town.

The vibrant university town of Bozeman (population 59,000±), home to Montana State University and the Museum of the Rockies, is about 40 minutes from the ranch. Bozeman has received national accolades for its scenic location, endless outdoor activities, and historic downtown. Bozeman restaurants and shops have become favorite places for those who love nature, whether fishing, hunting, skiing, mountain biking, or hiking.

GETTING THERE

About a half hour from the property is Livingston Municipal Airport, which has an FBO and a 5,700± foot paved runway suitable for traveling privately.

The closest commercial airport to Paradise Valley Farm is Bozeman Yellowstone International Airport, less than an hour away. It is serviced by Alaska, Allegiant, American Airlines, Avelo, Delta, Jet Blue, Southwest, SunCountry, and United Airlines.

Paradise Valley Farm | Pray, Montana

WATER RIGHTS

Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.

Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a buyer might deem prudent. All buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property.

MINERAL RIGHTS

All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.

CONSERVATION | STEWARDSHIP

This property is not under conservation easement.

Each of us at Fay loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.

15 Paradise Valley Farm | Pray, Montana

Paradise Valley Farm is a quality offering in the breathtaking Paradise Valley, highly prized for its dramatic beauty, extraordinary recreation opportunities, and proximity to southwest Montana’s cultural hubs of Bozeman and Livingston. This valley has been a highly sought-after location for recreational and agricultural land in Montana for many years because of the abundant wildlife and fishery resources and some of the most dramatic scenery in the Northern Rockies. The view to the east is dominated by Emigrant Peak, with the Gallatin Range to the west. This property and the amenities in the area will beckon you to Montana and excite you once you get here. Whether you are into fishing, hunting, horseback riding, or simply enjoying the outdoors, Paradise Valley Farm and the surrounding area have it all.

www.fayranches.com | 800.238.8616 | info@fayranches.com

Paradise Valley Farm | Pray, Montana

Paradise Valley Farm | Pray, Montana

Please contact Branif Scott at (406) 579-9799 | bscott@fayranches.com or Kipp Saile at (406) 581-5534 | kipp@smalldogrealty.com to schedule a showing. This is an co-listing. An agent from Fay Ranches, Inc. or Small Dog Realty must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www. fayranches.com.

$3,495,000 Cash

Conventional Financing 1031 Exchange

Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.

RELATIONSHIPS IN REAL ESTATE

As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:

1. SELLER AGENT

A “Seller Agent” is obligated to the Seller to:

Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations.

Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.

A “Seller Agent” is obligated to the Buyer to:

Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.

2. BUYER AGENT

(cont)

A “Buyer Agent” is obligated to the Seller to:

Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.

3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.

A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer agent,

except a dual agent:

Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.

4. STATUTORY BROKER

A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:

Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.

5. IN-HOUSE SELLER AGENT DESIGNATE

Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.

6. IN-HOUSE BUYER AGENT DESIGNATE

Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.

BUYER AGENT

A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations.

Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.

Scan the QR code to learn more.