SOLD: Crow Creek Valley Hay and Cattle Ranch | Fay Ranches

C R OW C R EEK VALLEY H A Y A ND C AT T LE R ANC H Toston, Montana $1,783,500 | 479± Acres

Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

INTRODUCTION The Crow Creek Valley Hay and Cattle Ranch offers a unique opportunity to purchase an established agricultural cattle ranch with excellent hay production in the scenic Townsend Valley. Production is maximized with pivot irrigation and produces ample winter feed for the cattle on the ranch with surplus hay to sell each season. A portion of the ranch is fenced for spring and summer grazing before the cattle return to the irrigated land following harvest for the fall grazing season. Existing corrals are situated to take advantage of Swamp Creek, which flows through a portion of the ranch providing stock water for livestock and wildlife alike. This offering presents a unique opportunity to purchase a working ranch property in an agricultural corridor within close reach of both Helena and Bozeman for major services.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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LOCATION Townsend began its growth in the 1860s, and a railroad stop was established in 1883. Gold mining contributed to much of the town’s early days. Approximately 15 miles southeast from the small agricultural town of Townsend, population 2,000±, lies Dry Creek Mountain Ranch. The Missouri River flows west of town, creating vast recreational opportunities at Canyon Ferry Lake. Numerous amenities are also available nearby in the communities of Helena and Bozeman. Both Helena and Bozeman are within an hour’s distance. A small airstrip is located east of Townsend that can accommodate smaller aircraft (for more information, see www.airnav.com).

Yellowstone National Park - Pixabay

Helena, the state capital, is also home to Carroll College and combines an active beat of students, politics, and outdoor activities. Local events often occur and create an ambiance of community—theater and symphony, a jazz festival, concerts, rodeos, race in the Governor’s Cup, and enjoy the largest sled dog race in the lower 48 states. Hike the in-town Mount Helena or walk through the ghost town of Park City. And with the Missouri River adjacent, the outdoor recreation possibilities are limitless. The Helena Regional Airport services Delta, Alaska, and United Airlines.

Helena, Montana - Wikimedia

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

LOCATION A short drive leads you to Bozeman’s vibrant university town, home to Montana State University, which swells its population seasonally to 45,000±. In recent years, Bozeman, which is proud of its Museum of the Rockies, has received national accolades for its scenic location, limitless outdoor activities, and historic downtown. The cafes, restaurants, and boutiques have become favorite places for those who love nature - whether fishing, hunting, skiing, mountain biking, or hiking. A few miles west of Bozeman is the Bozeman Yellowstone International Airport, which serves American, Alaska, Allegiant, Delta, Frontier, JetBlue, and United Airlines.

Access to the north entrance of Yellowstone National Park is a 2± hour drive from the property. Big Sky Ski and Summer Resort, and Moonlight Basin, together boasting the most vertical drop in the lower 48 states, are within a 2-hour drive. Bridger Bowl Ski Area, known for its’ cold smoke’ and relaxed atmosphere, is a local favorite just outside Bozeman and is 1 hour 40± minutes from Dry Creek Mountain Ranch. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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AIRPORT Helena Regional Airport (HLN) is located 45 minutes from the ranch. The airport accommodates direct flights to Salt Lake, Seattle, Denver, and Minneapolis via Alaska, Delta, and United Airlines. Exec Air, located in Helena, caters to private aircraft. Bozeman Yellowstone International Airport (BZN) is located approximately 45 minutes from the ranch. BZN is Montana’s busiest airport, providing the only year-round service for two Yellowstone National Park entrances. BZN also serves Big Sky Ski Resort, Bridger Bowl Ski Area, Montana State University, as well as countless other recreation and business destinations in the Bozeman, Belgrade, and Livingston area. Located in the heart of beautiful Gallatin Valley, we provide non-stop flights to 17 cities in the United States with connections worldwide.

ACREAGE 479± deeded acres: 160± leased acres, 639± total acres.

This ranch is easily accessible along a paved road and presents itself as a nicely blocked up parcel including a combination of irrigated and native range land for a year-round cattle operation.

SCENIC VISTAS The Crow Creek Valley Hay and Cattle Ranch is situated in the productive valley that runs between Three Forks and Townsend. This region is known for its productive farms, including a variety of dryland grains, hay and alfalfa, and potatoes too. This region has long been admired for its tremendous and productive soils and preserved landscape thanks to the deep-rooted farming and ranching families, which continue with their family heritage in agriculture further to preserve the landscape and western way of life. The views from the ranch grow as you climb above the creek bottomlands to enjoy a glimpse of the sweeping valley flanked on either side by spectacular mountains, including the Elkhorns to the west and the Big Belt Mountains, which include the breathtaking Mount Baldy and Mount Edith to the east. The mountains create the backdrop enjoyed by area residents and visitors alike.

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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CLIMATE Townsend, Montana, is a relatively mild climate with July highs around 85 degrees and winter lows dipping to 14 degrees. The Helena Valley typically receives, on average, 12 inches of rain and 37 inches of snow per year. Close to the nationwide average, Townsend typically receives 189 sunny days per year.

Data provided by: http://www.city-data.com/city/Townsend-Montana.html

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

IMPROVEMENTS The ranch includes a functional set of historic improvements that may be updated by a new owner.

Existing improvements include a large Quonset building which provides excellent storage for equipment on the ranch, grain bins that have been previously utilized to store grain harvested on the ranch, a set of corrals situated with Swamp Creek flowing through the middle for easy cattle watering, several historic barns and sheds and a ranch home which is close to the corrals for convenience.

The improvements are situated adjacent to Swamp Creek, lined with mature trees, and offer beautiful views of the valley and surrounding mountains. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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RECREATION

Yellowstone River - Flickr

F ishing The famed Missouri River flows just a few miles from the ranch presenting fishing opportunities within minutes from the property. There are a handful of other rivers and creeks to fish within a short striking distance. The Upper Madison River and Yellowstone River are located within 1.5± hours of the ranch.

They are arguably some of the most famous fly fishing rivers in the world due to their early notoriety from such legendary fly fishers as Joe Brooks, Charles Brooks, Bud Lilly, as well as their scenic beauty and incredible numbers and size of trout. The Madison River begins in Yellowstone National Park (2.5± hours from the property) at the Gibbon and Firehole Rivers’ confluence. It is a productive fishery for its entire 120-mile length. The river com-bines its flow with the Jefferson and Gallatin near Three Forks, Montana, to form the Missouri River. Throughout its length, the Madison changes character from riffle, run, pool water to turbulent pocket water to a stretch commonly known as the “50-mile riffle.”

The Madison, Yellowstone, and Gallatin rivers are known for their dry fly fishing. Blue Winged Olives and Midges arrive in the spring. The Salmon Fly hatch occurs in June, with Mayflies, Caddis, Hoppers, and Terrestrials in the summer. Blue Winged Olives and Midges continue through the fall and winter.

Throw in some of the best streamer fishing in the state and great nymph fishing, and this area can provide a lifetime of entertainment for beginners and seasoned veterans. There are fish in these rivers that can exceed 24.

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INCOME | RETURN OPPORTUNITY This is a year-round working cattle ranch that currently supports 100+ cows with surplus hay to sell each fall. This ranch is ideal for someone wishing to raise cattle or an investor who would like to lease the ranch out to a local operator.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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WATER SOURCES | WATER RIGHTS A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to water use and not ownership of the water itself. All water rights filed with Montana DNRC will transfer upon sale.

All water in Montana is the property of the State of Montana for the use of the people of Montana. The actual ownership of water rights in Montana may not be known, as many water rights are still the subject of a statewide adjudication process. The transfer of water rights is recorded with the state’s Department of Natural Resources and Conservation. The transfer of any right may or may not warrant that right until the adjudication process has been completed.

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Crow Creek Valley Hay and Cattle Ranch | Toston, 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 No conservation easement is in place on this ranch. Each of us at Fay Ranches has a love of the land and a desire to see it remain as productive agricultural ground as well as quality fish and wildlife habitat.

Through promoting the use of thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide open spaces, enhancing and creating fisheries and wildlife habitat, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, the landscape on which we work has been significantly enhanced by our clients’ conservation ethic and land-use practices.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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QUICK FACTS • • • • • • • • • • 12

479± Deeded Acres Working Cattle Ranch Pivot Irrigated Hay Ground Quonset, Grain Bins, Corrals and Existing Home Good Water Rights Fenced and Cross-Fenced Pastures State Lease Land for Grazing Within an hour of Bozeman and Helena Close to Townsend, Montana Beautiful Views of the Elkhorn and Big Belt Mountains Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

SUMMARY This is one of the very few working ranch properties available today for-sale in Montana. This ranch is situated in the Missouri River Valley between Three Forks and Townsend, which is known for excellent production value. The ranch is fenced and cross-fenced for cattle grazing and to maximize production on the pivot irrigated fields utilizing them for fall grazing once the hay crop is harvested. The ranch produces adequate hay base to winter all cows with surplus hay to sell each fall. The ranch is comprised of a nice balance of irrigated fields, native grassland for pasture and grazing, and creek bottom lands that round out this offering. Plus, it is a bonus that the ranch is in a scenic location with beautiful views of the Elkhorn and Big Belt Mountains close to Townsend, Montana.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $1,783,500

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact Kimberly Lowry 406-490-4323 | klowry@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties, fly fishing properties, and sporting ranches that we have listed, please visit our web page at www.fayranches.com.

NOTICE 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.

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Crow Creek Valley Hay and Cattle Ranch | Toston, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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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.

KIMBERLY LOWRY broker associate

Licensed in: MT c. 406-490-4323 klowry@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com