Flying C Ranch

Nye, Montana

$18,300,000

8,880± Acres

INTRODUCTION

Set against the towering igneous rock cliffs amongst the stunning backdrop of the Beartooth Mountains in the Stillwater River Canyon on the banks of the Stillwater River, Flying C Ranch spans 11,177± acres, out of which 8,880± are deeded. With a backdrop of snowcapped peaks and a balance of timber, pasture, and riparian areas, the ranch delivers ecological diversity, plentiful water, and premium sporting opportunities. Flying C Ranches’ rich foliage and wildlife habitat support healthy and growing wildlife populations of elk, mule and whitetail deer, mountain lions, Hungarian partridge, grouse, turkeys, antelope, and black bears. Roughly 3.5 miles of the ranch borders the vast Custer Gallatin National Forest, which transitions into the Absaroka-Beartooth Wilderness and eventually Yellowstone National Park. In addition to 620± acres of contiguous State Land and 1,677± acres of contiguous Bureau of Land Management (BLM) land, the property enjoys 1.4± miles of pristine Stillwater River frontage along which the ranch headquarters sits. Flying C Ranch also features 1.6± miles of Trout Creek and 1.7± miles of Bad Canyon Creek, with additional stretches on adjacent public lands. These waters offer superb fly-fishing for brown, brook, rainbow, and native Yellowstone cutthroat trout. Flying C Ranch is 20± miles west of Absarokee, Montana, and about six miles north of Nye, Montana. Billings, Montana’s largest city and home to a major commercial airport, is just over an hour’s drive, while Bozeman is about a two-hour drive from the ranch.

1 Flying C Ranch | Nye, Montana

QUICK FACTS

• 8,880± deeded acres

• 1.4± miles of Stillwater River frontage, 1.6± miles of Trout Creek frontage, and 1.7± miles of Bad Canyon Creek frontage, with additional stretches on adjacent public lands

• Contiguous to hundreds of thousands of acres of Custer Gallatin National Forest that eventually turn into Yellowstone National Park

• 1,677± acres of BLM leases, 620± acres of State Land lease

• Diverse vegetation, topography, water resources, and sporting opportunities

• Excellent habitat, enhanced by some wildfire activity, for quality elk, mule and whitetail deer, and other wildlife

• Productive rangelands combining good soil depth for root penetration and diverse native vegetation for year-round forage availability

• Elk, grouse, Hungarian partridge, turkey, antelope, bear, and mule and whitetail deer populations

• Ideal property for outdoor sporting enthusiasts seeking a private recreational opportunity

• Views of the entire Beartooth Front

• 20± miles west of Absarokee, Montana, and 6± miles north of Nye, Montana

• An hour from Red Lodge, Montana

• Billings, Montana’s largest city and home to a major commercial airport, is just over an hour away

• About two hours from Bozeman, Montana

• Fiber optic infrastructure has been extended to all three homes

ACREAGE/AGRICULTURE

Situated in a rich ecological corridor, Flying C Ranch spans a variety of terrain and habitats. Beginning at the headquarters along 1.4± miles of the Stillwater River at 4,640± feet, the ranch ascends to over 6,000 feet, bordering nearly four miles of Custer Gallatin National Forest. Within the northern portion, Bad Canyon Creek meanders for 1.7± miles through a dramatic canyon within a BLM allotment. Beyond that lies Trout Creek Valley, with 1.6± miles of creek frontage, leading to Spring Creek County Road at the northern edge—an alternative access route.

The ranch features 70± acres of productive flood-irrigated meadows, complemented by 120± acres of dryland fields that provide additional hay or grazing forage in good moisture years. With nearly 40 years of experience on the ranch, the current manager runs a 225-head cow herd, calving in mid-April and holding calves through their second fall. He prefers to buy seasoned bred cows from grass-based ranches that winter on range, ensuring hardy replacements. The herd typically winters out with limited hay feeding. This region of the Beartooth Front receives an average of 18 inches of annual precipitation, ranking it among Montana’s wetter zones.

3 Flying C Ranch | Nye, Montana

LEASES/PERMITS

Bureau of Land Management allotments: The ranch benefits from two BLM grazing permits totaling approximately 1,676± acres, enhancing overall forage capacity and livestock rotation options.

State of Montana grazing permit: The 620± acre lease provides essential rangeland and is managed as part of the overall grazing system for the ranch.

Grazing leases on adjacent federal and state lands operate on a 10-year cycle and are regularly renewed, remaining linked to the deeded holdings through multiple generations of ownership.

Flying C Ranch | Nye, Montana

IMPROVEMENTS

The 2,323± square foot, three-bedroom, four-bathroom primary residence sits just north of Stillwater River Road. Nearby, a one-bedroom, one-bathroom guest house complements the property, along with a tennis court, in-ground vinyl pool, pool house, detached garage, and classic red barn.

Flying C Ranch | Nye, Montana

FISHING CABIN

A rustic one-bedroom, one-bathroom, 612± square foot fishing cabin rests on the banks of the Stillwater River, offering a peaceful retreat for anglers and outdoor enthusiasts.

RANCH MANAGER’S HOME

Set in a quiet and protected area of the ranch headquarters, this 1,459± square foot, three-bedroom, two-bathroom home was built in 1987 and boasts direct access to the river just steps away.

Flying C Ranch | Nye, Montana

Flying C Ranch offers strong improvements beyond the homes, including operational corrals, essential storage buildings, and a charming, well-preserved red barn at the headquarters.

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

Flying C Ranch | Nye, Montana

RECREATION

HUNTING | WILDLIFE

Flying C Ranch offers excellent hunting for both big game and upland birds. Elk, whitetail and mule deer, black bear, and antelope roam the property, while turkeys, blue grouse, and Hungarian partridge thrive in the varied terrain. Bordering Custer Gallatin National Forest and BLM land, the ranch lies within general license Hunting Districts 525 and 575, benefiting from large-scale wildlife movement and enhanced access.

FISHING

Flying C Ranch boasts 1.4± miles of Stillwater River frontage, 1.6± miles of Trout Creek frontage, and 1.7± miles of Bad Canyon Creek frontage, plus more of each on contiguous public land. The Stillwater River from Nye to the Yellowstone River offers prime trout fishing. It can produce some of Montana’s best dry fly action, with stunning views of the Absaroka-Beartooth Wilderness as your backdrop. A true gem, the Stillwater River descends from the Beartooth Mountains as a freestone river marked by tumbling rapids, deep pools, and granite-strewn eddies, consistently producing excellent trout fishing. Trout Creek and Bad Canyon Creek are intimate, small-stream fisheries that offer rewarding angling for trout in the 10–12-inch class, ideal for light tackle and fly fishing enthusiasts. These waters provide superb flyfishing for brown, brook, rainbow, and native Yellowstone cutthroat trout. Trout fishing opportunities extend well beyond the ranch, with the East and West Rosebud Rivers, Rock Creek, and the Yellowstone River all located nearby and known for their productive waters.

Flying C Ranch | Nye, Montana

OTHER RECREATION

Miles of two-track trails wind through the property’s varied terrain, perfect for mountain biking, horseback riding, ATV excursions, and snowmobiling across 8,880± acres of secluded land. With millions of acres of National Forest and BLM land adjoining the ranch, the opportunities for outdoor recreation are virtually endless.

Ski enthusiasts will appreciate the ranch’s proximity to two of Montana’s most enjoyable ski areas. Red Lodge Mountain, just an hour away, offers a down-to-earth, family-friendly atmosphere with quality runs. Bridger Bowl Ski Area, about two hours and 20± minutes from the ranch, features deep snow and some of the best value skiing in the Rockies.

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

Flying C Ranch | Nye, Montana

LOCATION

Nestled against the Absaroka-Beartooth Mountain Range, Red Lodge, Montana, is a quaint, historic western town about an hour from the ranch. Heralded as one of the most scenic drives in the United States, the Beartooth Highway, a National Scenic Byway, features breathtaking views of the Absaroka-Beartooth Range and open high alpine plateaus dotted with countless glacial lakes, forested valleys, waterfalls, and wildlife. The Beartooth Highway ends in Cooke City, Montana, at the eastern entrance of Yellowstone National Park.

Named for the Crow Indians, the town of Absarokee, Montana, is 20± miles west of the Flying C Ranch. This small scenic valley community below the Beartooth Mountain foothills is a popular stop on Montana Highway 78 between Red Lodge and Columbus.

Montana’s largest city, Billings, is about the same distance from the ranch. It is the gateway between the Eastern Montana prairies and the Western Montana mountains and a hub for Montana and Western Wyoming business.

About two hours away is the vibrant university town of Bozeman, home to Montana State University. Bozeman continues to receive national accolades as a great place to live with its scenic location, endless outdoor activities, and historic downtown.

AREA ATTRACTIONS

TIPPET RISE ART CENTER

Tippet Rise Art Center is in Fishtail, Montana, against the backdrop of the Beartooth Mountains. Set on a 12,500-acre working sheep and cattle ranch, Tippet Rise presents performances by internationally acclaimed musicians during its summer concert season. From June through September, visitors can experience large-scale outdoor sculptures installed throughout the landscape by some of the world’s foremost artists and architects.

GETTING THERE

Woltermann Memorial Airport near Columbus, Montana, is about a 45-minute drive from the ranch and offers a paved runway measuring 3,800 by 75 feet, suitable for most private and light business aircraft.

About an hour away, the Red Lodge Airport supports most private and light business aircraft with its paved 4,000 x 75foot runway, offering convenient regional access for aviators.

Billings Logan International Airport is about 90 minutes from the ranch and provides commercial air service via several major airlines, with a wide range of direct flight options to regional and national destinations.

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 a 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.

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.

With 11,177± total acres, of which 8,880± are deeded, Flying C Ranch offers incredible topographic diversity, panoramic views, productive grazing land, and outstanding wildlife habitat. Nearly five miles of fishable water winds through the property, providing dry fly action for the angler. Game-rich draws and shrublands host elk, antelope, mule deer, and whitetail deer. Well-maintained trails and roads traverse the landscape, allowing access for both work and play. Located just 20± minutes from Absarokee, Montana, 30± minutes from Fishtail, Montana, and 45± minutes from Columbus, Montana, the ranch combines seclusion with practical convenience.

Flying C Ranch | Nye, Montana

Please contact Branif Scott at (406) 579-9599 | bscott@fayranches.com or Laura Sacchi at (406) 570-9651 | laura@bigskysir.com to schedule a showing. This is a co-listing. An agent from Fay Ranches, Inc. or Big Sky Sotheby’s 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.

$18,300,000 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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