MJS Ranch

Cameron, Montana

$12,900,000

1,416± Acres

INTRODUCTION

Nestled in the heart of one of Southwest Montana’s most coveted and scenic regions, MJS Ranch offers an exceptional opportunity to own 1,416± acres in the stunning Madison Valley, just outside Cameron and 20± minutes from the charming town of Ennis. This end-of-the-road property is bordered by 2.5± miles of National Forest and wilderness area, ensuring unmatched privacy and direct access to thousands of acres of pristine wilderness. From nearly every vantage point on the ranch, breathtaking panoramic views stretch across the Madison Valley and out to the towering peaks of the surrounding mountain ranges, creating a majestic and inspiring backdrop. The world-famous Madison River, offering blue ribbon trout fishing, is just 7± miles from the ranch entrance at the Varney Bridge Fishing Access.

The ranch is graced with over 2 miles of Tolman Creek and half a mile of Mill Creek, providing excellent water resources for stock and wildlife. The land is well-suited for productive agricultural use with approximately 100± acres under pivot and 50± acres under flood irrigation. It supports a viable cattle operation with capacity for 80 pairs, bolstered by two additional summer grazing leases.

Improvements on the property include a beautifully crafted 3,100± square foot main home, featuring three bedrooms, three and a half bathrooms, a home theater, and an attached two-car garage with ample storage. The secondary residence, a 896± square foot cabin, offers four bedrooms and two bathrooms, making it ideal for guests or a manager’s quarters. The ranch is well-equipped for equestrian and agricultural use, with an indoor riding arena housing seven stalls, a tack room, a barn, a hay shed, an equipment shop, and corrals.

Located just over an hour from Bozeman Yellowstone International Airport and Yellowstone National Park’s West Entrance, this rare offering balances serene seclusion with excellent access to Montana’s world-renowned amenities and landscapes.

MJS Ranch | Cameron, Montana

MJS Ranch | Cameron. Montana

QUICK FACTS

• 1,416± acres at the base of the Madison/Gallatin Mountain range

• Contiguous with 2.5± miles of Beaverhead-Deerlodge National Forest and Lee Metcalf Wilderness, with private access to Tolman Creek Canyon via a private two-track

• Over a mile of two channels of Tolman Creek, half a mile of Mill Creek

• 7± miles from the ranch entrance to Varney Bridge Fishing Access on the renowned Madison River, known for its world-class trout fishing

• Approximately 100± under pivot, 50± acre under flood irrigation

• Improvements include a 3,100± square foot main home with three bedrooms, three full bathrooms, a half bath, and a guest home/ranch manager’s home with four bedrooms and two bathrooms

• Multiple outbuildings include an indoor riding arena with seven stalls and a tack room, barn, hay storage shed, equipment shop, and corrals

• Cattle operation with a capacity of 70± pairs, along with two other summer grazing leases

• Wildlife includes large herds of elk, whitetail deer, antelope, mountain goats, moose, black bears, occasionally grizzly bears, sandhill cranes, grouse, and other wildlife present in the Yellowstone ecosystem

• Recreational activities include hiking, camping, hunting, horseback riding, fishing, backcountry skiing, and wildlife viewing

• Many surrounding ranches are protected with conservation easements, ensuring secure viewsheds with no development

• 10± minutes from Ennis and direct access to Ennis-Big Sky Airport from the ranch

• 1 hour and 20± minutes from Bozeman and Bozeman Yellowstone International Airport

• 1 hour and 15± minutes from Yellowstone National Park – West Entrance

• 1 hour and 10± minutes from Big Sky Resort via Jack Creek Road (Requires an annual membership to the Madison Valley Ski Club)

MJS Ranch | Cameron. Montana

AGRICULTURE

• MJS Ranch consists of approximately 110± acres under pivot, about 38± acres under floodirrigation, and 20± dry land acres

• The ranch has one cutting per season, providing approximately 2 tons per acre

• The cattle carrying capacity is 70± pairs

• 5-10 horses

• The ranch utilizes two Forest Service summer grazing leases and two private leases

• The corral system is well thought out and functional for sorting stock

• Indoor riding arena approximately 40 feet by 60 feet with eight stalls and a tack room

• Improvements include two hay barns, equipment shed, a shop, a loafing shed, and a small horse barn

Ranch | Cameron. Montana

ACREAGE

Situated just northeast of Cameron and south of Ennis, Montana, this impressive 1,416± acre property offers exceptional seclusion and direct access to outdoor adventure, with its eastern boundary adjoining National Forest and Wilderness Area for 2.5± miles. The land features a mix of open pasture, irrigated land, wooded areas, and seamless access to public lands for recreation. Although not under a conservation easement, the property is surrounded by protected parcels, ensuring the preservation of the area’s natural beauty and open space. The diverse terrain supports a rich habitat for wildlife and is well-suited for both agricultural use and year-round recreation.

Ranch | Cameron. Montana

IMPROVEMENTS

Tucked at the base of the mountains overlooking the Madison Valley is a primary residence built in 1995, offering 3,100± square feet with three bedrooms, three full bathrooms, and a half bath. Architecturally designed travertine marble fireplace with copper chimney at the center of the living and dining area, including a home theater room and two-car attached garage for additional storage. There is plenty of room to entertain guests or enjoy family time. Tolman Creek flows year-round alongside the main residence, providing a serene and picturesque natural setting.

A guest home/ranch manager’s home approximately 2,268± square feet, and has four bedrooms and two bathrooms. It is perfect for housing guests or providing housing for ranch managers to operate the agricultural operations on the ranch.

Additional improvements include an indoor riding arena with seven stalls and a tack room, a barn, a hay storage shed, an equipment shop, and corrals, making the property exceptionally well-suited for equestrian use.

MJS Ranch | Cameron, Montana

RECREATION FISHING

The Madison River is arguably one of the most famous fly-fishing rivers in the world due to its early notoriety from such legendary fly fishers as Joe Brooks, Charles Brooks, and Bud Lilly, as well as its scenic beauty and incredible numbers and size of trout. The river begins in Yellowstone National Park at the confluence of the Gibbon and Firehole Rivers and is a productive fishery for its 120-mile length. The Madison combines its flow with the Jefferson and Gallatin Rivers near Three Forks, Montana, to form the Missouri River. Throughout its length, the Madison changes character from riffle, run, and pool water to turbulent pocket water, a stretch commonly referred to as “the 50-mile riffle.” The Madison is known for its dry fly fishing. From blue-wing olives and midges in the springtime, the salmon fly hatch in June, mayflies, caddies, hoppers, and terrestrials in the summer, and back to blue-wing olives and midges in the fall and winter – throw in some of the best streamer fishing in the state as well as great nymph fishing. You’ve got a river that can provide a lifetime of entertainment for beginners and seasoned veterans.

It is difficult to find a location in the American West with more quality fly-fishing options than southwestern Montana. The Gallatin, Beaverhead, Henry’s Fork, Ruby, Yellowstone, and Big Hole Rivers are within 30 and 90 minutes of MJS Ranch. Extensive miles of trout streams are also accessible in Yellowstone National Park, only an hour’s drive south.

Photo not taken on property

HUNTING | WILDLIFE

Located in Montana’s Hunting District 360, MJS Ranch and the Madison Valley offer exceptional opportunities for elk, deer, upland birds, and nearby antelope hunting. Known for its large elk herds, the ranch and surrounding area provide excellent archery and rifle seasons in a scenic, game-rich setting. Access to some of Montana’s most beautiful and gamerich country directly adjacent to the ranch. Laden with creeks, mountain lakes, snow-capped peaks, parks, and thick timber, the big game hunting is world-class and out your back door.

Upland hunters pursue grouse, partridge, and pheasant in diverse habitats, while pronghorn antelope thrive just east of the valley. Surrounded by mountain ranges and expansive public lands, this region is a premier destination for hunters seeking diverse species, substantial populations, and stunning landscapes—all within one of Montana’s most revered hunting areas.

OTHER

During the winter months, the owners enjoy backcountry skiing and sledding on the hills right on the property, offering direct and convenient access to outdoor winter recreation without ever leaving home.

Big Sky Resort, about 1 hour and 10± minutes from the property, offers 5,850 skiable acres and 4,350 vertical feet, with a brand-new tram to Lone Peak. The mountain offers a range of skiing for all ages and abilities. Just south of Big Sky is the renowned Yellowstone Club, the world’s only private ski and golf resort, offering a quiet retreat for its members.

Photo not taken on property

MJS Ranch | Cameron, Montana

MJS Ranch | Cameron. Montana

LOCATION ENNIS

The authentic western town of Ennis, Montana (population 1,000+), sits on the bank of the Madison River, one of the most famous trout fisheries in the US. Ennis is a popular destination for avid anglers and local ranchers. The downtown area has a variety of amenities, such as fly shops, restaurants, old west saloons, antique shops, and galleries. The town also offers a brand-new, state-of-the-art grocery store, medical facilities, and numerous recreational activities.

BOZEMAN

MJS Ranch sits on the southern edge of the town of Ennis and is about an hour from Bozeman (population 58,000±), home to Montana State University and the Museum of the Rockies. Bozeman has received national accolades for its scenic location, limitless outdoor activities, and historic downtown. Bozeman has become a favorite place for those who love outdoor recreation, whether fishing, hunting, skiing, snowboarding, mountain biking, or hiking.

GETTING THERE

MJS Ranch offers direct access to Ennis-Big Sky Airport, located approximately 10± minutes from the property. This airport features a 7,600-foot by 100-foot paved runway, accommodating private jets. For commercial air travel, Bozeman Yellowstone International Airport—Montana’s busiest airport—is about an hour and a half away near Bozeman. It is served by major airlines including Alaska, Allegiant, American, Delta, JetBlue, Southwest, Sun Country, and United, offering direct flights to and from numerous cities across the country.

MJS Ranch | Cameron, Montana

MJS Ranch | Cameron. 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.

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.

Ranch | Cameron. Montana

SUMMARY

MJS Ranch presents a rare opportunity to own a private and scenic retreat in the heart of Montana’s Madison Valley. At the end of the road and bordered by Wilderness and National Forest, the property offers stunning panoramic views, abundant water resources, and a peaceful, secluded setting. With thoughtfully designed improvements, irrigated acreage, and a layout ideal for both agricultural and equestrian pursuits, the ranch combines functionality with natural beauty. Its proximity to Ennis, Bozeman, and Yellowstone National Park further enhances the appeal of this exceptional offering.

MJS Ranch | Cameron. Montana

Please contact James Esperti at (406) 581-4795 | jesperti@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.

$12,900,000 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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