CLARKS FORK RIVER RANCH
Edgar, Montana
$3,995,000
355± Acres
INTRODUCTION
The Clarks Fork River Ranch begins along an undulating stretch of the Clarks Fork of the Yellowstone River, lined with willows and majestic, mature cottonwood trees. The nearly one mile of river frontage and riparian habitat give way to lush, irrigated pastures, leading up to the higher ground where the beautiful, handcrafted headquarters and improvements command spectacular views of the river below and the Beartooth Mountain Front Range of the Rockies on the western horizon.
The four-bedroom, three-and-a-half-bath home was custom-built by the current owners in 2016. The large adjacent shop features radiant heat, as well as a two-story, two-bedroom, two-bath living quarters for guests.
The ranch boasts excellent water rights, including ample shares in the Orchard Canal that runs through the center of the property, as well as two wells and multiple springs. The 110± irrigated acres are ideal for crops, with the additional 240± acres of land along the river and up in the hills offering ample grass for a livestock operation.
The estate borders a private state section for over 1 mile that has no public access and affords additional hunting for mule deer, sharp-tailed grouse, and Hungarian partridge. There are good populations of mule deer and upland birds on the upper ranch, with pheasants, whitetail deer, cranes, bears, and turkeys all along the river corridor. The property is situated in a prime Central Flyway waterfowl location, featuring low-lying fields that are ideal for flooding to create habitat and enhance hunting opportunities.
Located just over half an hour away from Billings or Red Lodge, Montana, with mountain views, productive farmland and grazing grounds, and abundant wildlife, this acreage has it all in the heart of south-central Montana!
1 Clarks Fork River Ranch | Edgar, Montana
QUICK FACTS
• 355± total acres
• 110± irrigated acres along the river
• Major shareholder Orchard Canal water rights
• 4-bedroom, 3.5-bath, 4,400± square foot custombuilt home with large outdoor decks and patios, and attached oversized 2-car garage (you can park two large pickups inside with plenty of room to spare on either side)
• Over 0.8 miles of the Clarks Fork of the Yellowstone River Frontage
• 40’ x 80’ heated shop with 2-beds and 2-baths, upstairs/downstairs living quarters
• 220± acres of grazing and upland bird/mule deer habitat with several wells for livestock
• Borders a very private state section for over a mile with no public access for additional recreation and hunting opportunities
• 5± minutes from the town of Edgar, and the renowned Edgar Bar Steakhouse
• 35± minutes away from Montana’s largest city, Billings, or the mountain ski resort town of Red Lodge
• 1± hour to Cody, Wyoming; 2± hours from Bozeman, Montana or Yellowstone National Park
Clarks Fork River Ranch | Edgar, Montana
ACREAGE
• 355± deeded acres
• 640± public land (state land) adjacent acres
The ranch is comprised of an ideal combination of approximately 130± acres of irrigated farmland and riparian habitat along the river, adjoining 220± acres of summer pasture, foothills of grass and sagebrush, broken up by numerous coulees bursting with cedar trees, chokecherries, and buckberries.
Clarks Fork River Ranch | Edgar, Montana
SCENIC VISTAS
The spectacular Front Range of the Rockies looms over the western panorama above the river, with the ski runs at Red Lodge Mountain adding to the view.
Clarks Fork River Ranch | Edgar, Montana
IMPROVEMENTS
The spacious main house, built and finished in 2016 by the current owners, features four bedrooms and threeand-a-half baths, with approximately 4,400 square feet of living space. The master bedroom features a huge walkin closet that is more like a standalone room, complete with its own washer/dryer and folding table. There is an upper floor ‘crows nest’ office above the living room, and a large wraparound outdoor deck off the main floor, with a patio, hot tub, and grilling space outside the lower floor. Downstairs includes workout rooms, a game room, three guest bedrooms, and a safe room.
The huge shop opens up into very well-appointed living quarters with a living room/kitchen & a bedroom with its own bathroom on each floor.
Clarks Fork River Ranch | Edgar, Montana
Shop Exterior Shop Living Area
Shop Bedroom
Shop Kitchen
Clarks Fork River Ranch | Edgar, Montana
INCOME OPPORTUNITY
Experience true Montana ranch living on this 355± acre property just outside Edgar. Offering a balanced mix of irrigated hay ground and open grazing pasture, this ranch provides excellent income potential from both hay production and cattle operations. The fertile soils and reliable water resources support strong yields and healthy grass stands, while the acreage easily accommodates a cow-calf program or seasonal grazing lease. Additional opportunities include custom grazing or participation in conservation incentive programs. Combining productivity, natural beauty, and investment stability, this Edgar ranch is an exceptional opportunity in the heart of Carbon County’s ranch country. 12
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Clarks Fork River Ranch | Edgar, Montana
RECREATION
Plenty of room for horseback riding, hiking and riding ATVs, and mountain bikes. Excellent hunting and fishing right on the ranch as well as in the nearby Pryor Mountains National Forest. Red Lodge Mountain ski area is 45± minutes away, as well as several great reservoirs for fishing, boating, and waterskiing, like the Bighorn Canyon National Recreation Area, which includes Yellowtail Reservoir and the Bighorn River, Buffalo Bill Reservoir by Cody, and Cooney Reservoir by Red Lodge.
HUNTING | WILDLIFE
This ranch has substantial year-round populations of whitetail deer on the lower (river) section and mule deer in the upper mountain foothills. The current owner has taken some large trophy mule deer up there, and on the adjoining state lands section, where you also see sharp-tailed grouse and Hungarian partridge. The wild pheasant and turkey hunting is good along the river, too. Ducks and geese are plentiful!
Additionally, one of the unique characteristics of this property is the large number of sandhill cranes that inhabit this place from spring until late fall, returning every year to joust, breed, and raise their young “colts” throughout the summer. The irrigated pastures below the house seem to be some special breeding and gathering ground more so than any other lands in the valley and it is not unusual to see scores, sometimes over 100 at a time in the fields around the home.
FISHING
Fishing for big browns and rainbows, as well as burbot (“ling”) on this stretch of the river, is best in the spring after the ice is gone and before the high water runoff begins in June. During the summer months, much of the river is diverted for irrigation, and the reduced flows lead to warmer temperatures. As a result, trout mostly move upstream or downstream to the main Yellowstone River channel, returning in numbers to this section in the fall as flows increase. Channel catfish, smallmouth bass, and carp are commonly caught year-round.
Clarks Fork River Ranch | Edgar, Montana
NEARBY ATTRACTIONS & ACTIVITIES
Skiing at Red Lodge Mountain offers an authentic Montana experience with breathtaking views, uncrowded slopes, and a laid-back atmosphere. Known for its diverse terrain, the mountain caters to all skill levels, from wide groomers for beginners to challenging steeps and glades for advanced skiers. With an average of 250 inches of snowfall each season, Red Lodge provides excellent conditions without the crowds of larger resorts. The welcoming town of Red Lodge adds to the charm, offering great dining, après-ski spots, and a true sense of community in the heart of the Beartooth Mountains.
AREA HISTORY
Red Lodge is just a short 35± minute drive from the ranch headquarters. This historic town has been visited by many famous historical figures such as Buffalo Bill Cody, Liver-Eating Johnson, and Calamity Jane, and even had its bank robbed by non-other than Butch Cassidy. Today, the town has been tamed, and visitors can enjoy the many storefronts as well as a wide variety of wonderful eating establishments that line Broadway, the main street of the town, which, if you continue south, will lead you up the “All American Highway” the Beartooth Pass to the Northeast Entrance to Yellowstone National Park.
Edgar, Montana, is a small agricultural community in Carbon County. In its early years, Edgar offered a range of services, including a bank, a hotel, a meat market, and a school that served local farmers, particularly those who grew sugar beets and barley. Over time, many of those closed; the school shut in 2009. Today, Edgar retains a modest population, silos, a few businesses, and the Edgar Bar, which draws folks from its wider rural region and hosts regular dances and live music.
Red Lodge, Montana
Edgar, Montana
17 Clarks Fork River Ranch | Edgar, Montana
LOCATION
“The Most Charming Small Town in America”, Red Lodge, is a short 35± minute drive from the ranch. This historic town offers terrific shopping, restaurants, watering holes, a central ski area, and the gateway to Yellowstone National Park via the scenic Beartooth Highway. The small farm and ranch community of Edgar, nearby, features a post office, volunteer fire department, and is home to the famous Edgar Bar steakhouse.
AIRPORT SERVICES
The Billings Airport is 45± minutes away, offering service from Alaska Airlines, Delta, Cape Air, United, Frontier, American Airlines, Allegiant Air, and Edwards Jet Service.
The Cody airport with direct flights to Denver is 1± hour away, while the Bozeman airport is 2± hours driving distance.
From Billings (headed west) or Bozeman
GETTING THERE
From Billings (headed west) or Bozeman (headed east), take I-90 and turn south at Laurel, Montana, onto US Highway 212, approximately 12± miles south on Highway 310 to Fort Rockvale. After 4± miles, turn left (east) off of 310 at the flashing yellow lights for the town of Edgar, Montana, and proceed through town on East Pryor Road, crossing the railroad tracks and then the Clarks Fork of the Yellowstone River. Continue 1± mile to the Edgar-Fromberg road on the right, turn right, and the ranchlands begin soon after on the east side, and then both sides of the road after approximately 1± mile, the house is the second property on the right under the big archway at 148 Edgar-Fromberg Road.
19 Clarks Fork River Ranch | Edgar, Montana
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
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.
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www.fayranches.com | 800.238.8616 | info@fayranches.com
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.
Clarks Fork River Ranch | Edgar, Montana
SUMMARY
The Clarks Fork River Ranch offers a fantastic combination of irrigated farmland, recreation, and stunning vistas. From the spectacular fall colors of the mature cottonwoods along the river to the majestic snow-capped peaks of the Beartooths in winter, as well as the herds of deer, flocks of turkeys, or mobs of sandhill cranes milling about in the fields below, the views from the beautiful home will always thrill and inspire.
Set in the heart of the Clarks Fork of the Yellowstone River Valley’s most productive farmland, this property borders the river and offers stunning views in every direction. Just minutes from the Pryor Mountains and a short drive to Red Lodge, it presents a rare opportunity to farm, ranch, hunt, fish, and thrive in one of south-central Montana’s most desirable regions.
Clarks Fork River Ranch | Edgar, Montana
Please contact George Duke at (406) 670-7258 | gduke@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. 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.
$6,350
$3,995,000 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.
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