OFF THE MARKET: Little Rosie Ranch | Fay Ranches

L ITTLE R OS I E R ANC H Sand Springs, Montana $3,200,000 | 3,033± Deeded Acres | 3,915± Leased Acres

Little Rosie Ranch | Sand Springs, Montana

INTRODUCTION This well-known ranch has a strong agricultural history and lies just north of the small town of Sand Springs, Montana, in what is known as the Missouri River Breaks. The Breaks are a stunningly beautiful and remote area known for good grass and superb hunting. By most assessments, this area has changed little since Lewis and Clark ventured into this frontier nearly 200 years ago. Located roughly an hour west of Jordan, a little over 2 hours east of Lewiston, and 3 hours northeast of Billings, the location provides privacy, as well as access to amenities. The ranch consists of 3,033± deeded acres and 3,915± acres of leased BLM, and the terrain varies from tree-covered breaks and coulees to rolling dryland hay fields. Vantage points from the higher elevations provide incredible views of the surrounding country.

Wildlife of all kinds thrives here where fewer people means more room for elk, deer, and antelope, as well as upland game birds that flourish on the broad prairies and badlands.

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

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LOCATION Settled in 1896, Jordan, MT, is the county seat of Garfield County and is a little under an hour drive east of the ranch. The town straddles Hwy 200 on the banks of Big Dry Creek and is a perfect example of a small Montana town with a big western personality. Jordan has several small cafes and gas stations, a post office, and local watering holes, including a local favorite, The Hell Creek Bar. The terrain between Jordan and Circle, Montana, a little over a 2-hour drive from the property, is famous among paleontologists for its fantastic fossil beds. Dinosaurs and prehistoric creatures once roamed here. In 1902, the first Tyrannosaurus Rex was discovered near Jordan in the Hell Creek Formation b famous fossil hunter Barnum Brown. Visitors can glimpse area history and fossil exhibits at the Garfield County Museum.

Little Rosie Ranch is located a convenient two hours± east of Lewistown, Montana (population 5,900±), an agricultural community located at the geographic center of Montana in a fertile valley nestled at the base of the Snowy and the Judith Mountains, known as the Judith Basin. Surrounded by large cattle ranches and wheat farms, Lewistown is a major trading center for the local population and is a pretty town with tree-lined streets and lots of small-town hospitality. The people here are very proud of their wonderful school system and the active business community. With several nice restaurants, two golf courses, unique shopping, and many local festivities, Lewistown is a place most people fall in love with immediately.

Billings, Montana, the largest city in the state, has developed into a trade, service, and energy mecca for the tri-state region. Billings offers a full spectrum of top-quality educational opportunities at all levels of the curriculum, from pre-school diplomas to doctorates. Two fully equipped and modern hospitals, St. Vincent Health Care and the Billings Clinic, offer the most advanced medical services, surgical services, and emergency care in a four-state area, including Wyoming and the Dakotas. Large enough to offer all the healthcare, transportation, diverse educational opportunities, cuisine, arts, and culture of a metropolitan city but small enough to still run into friends at the grocery store, Billings earns its reputation for being where the Old West meets the New.

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Little Rosie Ranch | Sand Springs, Montana

GETTING THERE Billings Logan International Airport is a 2,300-acre facility, city-owned and operated, and is the gateway to Big Sky Country. When coming to Billings from any direction, Billings Airport is easy to find, as it is located on top of a local geological formation referred to as The Rim Rocks or The Rims. Billings Logan International is served by major and minor airlines, offering direct and connecting flights to all points of the globe. It is located two miles north of downtown Billings, situated off Highway 3, and accessible via I-90 and US-87. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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AREA HISTORY

Butch Cassidy’s Wild Bunch - britannica

Until acquired by the current owners, the Little Rosie was part of a much larger ranch owned by the Roy and Rosie Pense family. Roy was once the Sheriff of Maiden, a pioneer gold mining town in the nearby Judith Mountains, and Rosie ran a local brothel. Together they purchased abandoned homestead sites and put together one of Garfield County’s largest ranches. Little doubt they were well acquainted with many notorious outlaws of the old wild west. Rumors persist that they were close to Kid Curry, the most violent of Butch Cassidy’s Wild Bunch. The rumors may be true as it is documented that in the 1950s, a gunfight occurred on the ranch with unknown assailants. Following the attack, when authorities were called, the Pense’s removed tens of thousands of dollars in very old money from underneath the floor of the house and delivered it to the Sheriff. Newspaper articles chronicled the event and the fact that the money had to be taken to the mint in Minneapolis to be redeemed because it was so old.

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Little Rosie Ranch | Sand Springs, Montana

ACREAGE • • • •

3,033± deeded acres Borders over 60,000 acres of BLM and State land Access to the Charles M. Russel National Wildlife Refuge and its 900,000+ acres by way of the BLM Elevation ranges from about 3,000’ to 3,200’

AGRICULTURE Little Rosie Ranch is a productive and well-managed grass ranch that will carry approximately 200 cow/calf pairs year-round but would also be very well suited to a yearling operation. Capacity will vary depending upon an operator’s grazing system, utilization of the hay meadows, and climate conditions.

Currently, the ranch is leased out to a local rancher who would be interested in maintaining the lease if a buyer was so inclined. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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RECREATION H unting Little Rosie Ranch truly is a hunter’s dream come true. Wideopen spaces and virtually no people make the Little Rossie Ranch a perfect environment for all kinds of wildlife. Many of central Montana’s wildlife species can be found on the ranch, including white-tailed and mule deer, antelope, elk, grouse, pheasant, partridge, and wild turkey. Located in Montana hunting district 700, the area is home to both record book Bull Elk and Mule Deer Bucks.

O ther R ecreation Bordering 640± acres of State land and tens of thousands of acres of BLM land that then borders the Charles M. Russell (CMR) National Wildlife Refuge, this ranch provides access to endless acres to recreate on. The CMR National Wildlife Refuge extends 125 airline miles up the Missouri River from Fort Peck Dam. The refuge contains approximately 1,100,000 acres, including the 245,000- acre Fort Peck Reservoir, Montana’s largest body of water. It is 134 miles long, has over 1,520 miles of shoreline, and has a maximum depth of 220 feet when full. Devils Creek Boat Launch is located just north of the ranch and provides one of the few boat launches on Fort Peck Reservoir. Fort Peck provides world-class fishing for many different species of fish, including but not limited to walleye, northern pike, lake trout, smallmouth bass, and crappie. A person could spend a lifetime on the lake and not discover all it has to offer. The first T-Rex skeleton was discovered in 1902 by Barnum Brown near Hell Creek, 60± miles northeast of the ranch. Since then, countless dinosaur fossil discoveries have been found in the Cretaceous sediments that are found in the Missouri River Breaks. The same sediments are found on the Little Rosie Ranch and surrounding landscape.

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Little Rosie Ranch | Sand Springs, Montana

CONSERVATION | STEWARDSHIP 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 the conservation ethic and land-use practices of our clients.

QUICK FACTS • 3,033± deeded acres • 3,915± acres of leased BLM • Borders over 60,000 acres of BLM, and State land • 3,915± BLM Leased acres • Prime big game and upland bird hunting • A little over an hour from Jordan, MT • 2 hours 20± minutes from Lewistown, MT • About 3 hours from Billings, MT and its commercial airport www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Little Rosie Ranch | Sand Springs, Montana

SUMMARY This quality, versatile ranch located in the Missouri Breaks offers a fantastic getaway for those with a spirit of adventure who truly enjoy seclusion, privacy, and the great outdoors. Whether you are in the market for grass, an avid hunter, or just appreciate seeing wildlife in their natural habitat, this ranch is a beautiful mix of deep canyons, badlands, and prairie wilderness with unlimited potential.

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

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PRICE $3,200,000

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact RJ Patterson at (406) 544-6007 | rpatterson@fayranches.com or Vinny Delgado at (406) 253-0507 | vdelgado@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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Little Rosie Ranch | Sand Springs, Montana

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

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Little Rosie Ranch | Sand Springs, Montana

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

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Little Rosie Ranch | Sand Springs, 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.

RJ PATTERSON ranch sales

Licensed in: MT, ID c. 406-544-6007 rpatterson@fayranches.com

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

ranch sales

Licensed in: MT c. 406-253-0507 vdelgado@fayranches.com