SOLD | Pishkun Crazy Mountain Ranch | Fay Ranches

P I SH KU N C R AZ Y MOU NT AI N R ANCH Clyde Park, Montana $5,250,000 | 335 ± Acres

INTRODUCTION Situated in the midst of Montana’s rolling ranch country, the Pishkun Ranch offers vast acres of private, peaceful and unspoiled natural beauty. Located at the foot of the crazy Mountains and surrounded by the breathtaking beauty of Montana’s Big Sky country, the Pishkun Ranch consists of three beautiful Ranch homes situated on approximately 335± acres. Surrounded by large ranches and in close proximity to Forest Service access the ranches location provides endless year around recreation. The ranch is blessed with unencumbered views of the surrounding mountains and the ranch itself is comprised of a mixture of topography including timbered creek bottoms, grass ridges, rolling hills, along with pastures for horses.

Each ranch house offers the perfect back-country sanctuary for owners and guests. Located just one hour drive from Bozeman airport, 30 minutes from historic Livingston—the gateway to Yellowstone National Park, and a short 3 miles from the Crazy Mountain National Forest trailhead, the Pishkun Ranch offers you an abundance of Montana’s greatest outdoor activities right on your doorstep. Whether you wish to explore hundreds of hiking, mountain biking or snowshoeing trails, saddle up some horses or try your luck fishing in our little lake and streams, the Pishkun Ranch has something to offer everyone.

Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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

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LOCATION Livingston, Montana Livingston is a short and scenic 30± minute drive from the Pishkun Ranch. The seat of Park County, Livingston boasts a population of 7,500± people. Rich in history and noted in western journals as a rowdy, western town it was once filled with characters such as Calamity Jane and Kitty O’Leary and at one time was the historic home of the Mountain Crow Indians. Today, Livingston is the gateway to the Paradise Valley and Yellowstone National Park. This beautiful town supports numerous art galleries, a wine cellar, a bookstore, a restored McKim, Mead, White railroad depot, gourmet restaurants, theaters, fly shops, and a variety of antique stores all packaged into a well-preserved historical district. The world-famous Yellowstone River rushes past town and is at the heart of the community’s spirit.

The Montana Handbook describes Bozeman as “a lovely setting that makes the most of its physical attributes, with hiking, fishing, and skiing practically out the back door. However, what makes Bozeman such a great place is the town itself. More than any other Montana city, Bozeman has maintained its handsome old downtown as a business center, which makes the city seem centralized and communityfocused.”

Bozeman has been singled out as one of the best towns in the US to live in by Outside Magazine, Entrepreneur Magazine, CNN Money, National Geographic Adventure Magazine, and on www.Livability.com.

GET TING THERE Six miles east of Livingston is Livingston Municipal Airport, which has an FBO and a 5,700’ paved runway suitable for those traveling privately. https://www. airnav.com/airport/KLVM

Downtown Livingston, Montana

Bozeman, Montana Approximately 1 hour from the Pishkun Ranch is the vibrant university town of Bozeman (pop. 45,250) home to Montana State University. In recent years Bozeman, which also 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.

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

Downtown Bozeman, Montana

The Bozeman/Yellowstone International Airport is Montana’s busiest airport and the hub for those traveling to southwest Montana. The airport is served

by Alaska, Allegiant, American, Frontier, Delta, JetBlue and United Airlines, with direct flights to and from Boston, Denver, Detroit, Salt Lake City, New York City, Newark, Chicago, Long Beach, Los Angeles, Nashville, San Francisco, Seattle, Philadelphia, Portland, Phoenix, Atlanta, Houston, Dallas, Minneapolis, Charlotte, Fort Lauderdale and Las Vegas www.bozemanairport.com

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

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CLIMATE MAP

AREA ATTRACTIONS Yellowstone national park An approximate hour drive from the property is the North Entrance to Yellowstone National Park. The north entrance through the Roosevelt Arch allows access to many more fishing opportunities and even more National Forest.

Elk, bighorn sheep, mule and white-tailed deer, coyotes, wolves, pronghorn antelope, bald and golden eagles, moose, mountain goats, black and grizzly bears, and an array of less obvious but no less remarkable animals find suitable range and habitat in the Park. The great variety and populations of rare and endangered wild-life species speak to the wildness and unspoiled nature of this amazing place.

Roosevelt Arch, Gardiner, Montana

Red Lodge & Beartooth Highway 128± miles southeast of the property is a quaint and historic mountain town and the gateway to Yellowstone Park via the beautiful Beartooth Highway. Nestled against the Beartooths, Montana’s highest mountain peaks, Red Lodge is a place of extraordinary beauty and, wherever you turn, real smiles, genuine warmth, and welcoming, western-style hospitality.

Heralded as one of the most scenic drives in the United States, the Beartooth Highway, a National Scenic Byways AllAmerican Road, features breathtaking views of the Absaroka and Beartooth Mountains, and open high alpine plateaus dotted with countless glacial lakes, forested valleys, waterfalls and wildlife.

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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

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Chef Grade Gourmet Kitchen

IMPROVEMENTS The Main Ranch House The Main Ranch House is a magnificent sprawling log home, encapsulating the most luxurious style, comfort and architecture that Montana has to offer. Nestled at the heart of Pishkun Ranch, and surrounded by 360 degrees of breathtakingly beautiful panoramic views, the main ranch house offers unparalleled indulgence and comfort amidst Montana’s wild and untamed beauty. Situated over two floors, this log home can accommodate up to four guests in two grand and elegantly appointed Master suites, and was perfectly designed for a family who are seeking an extraordinary ranch home. On the main floor you will find a stunning chef-grade gourmet kitchen and breakfast bar, which opens up to both the indoor and outdoor dining options, as well as the wraparound deck and main sitting room. The main living area offers guests the ideal area for relaxation, with double-height ceilings, exposed beams, a vast and stunning natural stone fireplace, spectacular Western furniture and antiques, and infinite windows overlooking the Ranch’s lake, streams and Crazy Mountains.

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

Full-Sized Indoor Heated Swimming Pool

Towering Stone Fireplace in the Main Living Room

The first King-size master suite, complete with a walk-in closet, natural stone fireplace and luxurious ensuite bathroom, is also situated on the main floor. This suite has access to a private deck complete with a high-end outdoor hot tub and outdoor furniture.

Downstairs, on the ground floor you will find the second King-size master suite, which similarly features a walk-in closet, fireplace and en-suite bathroom complete with shower, bathtub and double-sink vanity. This room likewise opens up to a private outdoor sitting area and features stunning views and an abundance of natural light. On this floor you will find the second living room, which includes a TV lounge, fireplace, pool table and wet bar. A separate media room leads to the home’s fully equipped private gym and luxurious fullsized indoor heated swimming pool, complete with lounge furniture and its very own sauna. This unique property is ideal for the buyer seeking to experience Montana in five star luxury and rustic elegance. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Kitchen in the Old Ranch Guest House

Master Bedroom with Natural Light

Living Room in Old Guest Ranch Hous

The Old Guest Ranch House The old guest ranch house is a beautiful two-story, wooden barn-style home, surrounded by magnificent 360 degrees of Montana’s most breathtaking views. With three master king and one queen-size bedroom, the old-guest house offers unparalleled comforts and charm, accommodating up to 8 guests in beautifully appointed and spacious bedrooms. Each bedroom has stunning panoramic views, ensuite bathrooms, and access to a private deck or porch. The gourmet kitchen opens unto a rustic indoor dining and spacious open living area, complete with a stove, mini-library and Tv lounge. Whether you choose to enjoy dinner on the furnished outdoor deck, or cozy up in front of a cozy fire after a day exploring Montana’s majestic outdoors, the old guest house is always welcoming to come home to.

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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

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Chef Grade Gourmet Kitchen

The New Guest House Built in 2019, the new Guest Ranch house is a charming, wooden barn-style home, surrounded by 360 degrees of Montana’s most beautiful and pristine countryside. Located on the second floor of the building, the living areas flawlessly combine brand new modern comforts and amenities with the rustic western styles anticipated in a Montana ranch home. The open-plan living area features a chef-grade gourmet kitchen, two beautifully appointed and spacious living and sitting areas, as well as access to a sprawling wooden deck with breathtaking views from every vantage point.

This home can comfortably accommodate six guests in three bedrooms, all of which are located on the second floor and boast an abundance of natural light, spacious and comfortable furnishings, fantastic views and en-suite bathrooms. Both the King-size and queen size suites have access to an expansive private outdoor wooden deck, while the third guest room features a beautiful office and queen-size sleeper sectional.

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

Master Bedroom with D

Horse Facilities The Pishkun Ranch offers outstanding horseback riding during the spring, summer, and fall. Riding on the property itself of heading up into the nearby forest service trails provides hundreds of miles of country to explore. The property has a corral system in place including a loafing shed, an outdoor arena, tack room, and fenced pastures throughout the property.

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

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RECREATION Hunting The ranch is situated in one of the most ideal locations in Montana for attracting big game species including Rocky Mountain elk, whitetail and mule deer, antelope, moose, bear, and other mountain species. During the fall months the elk hunting can be world class. With the surrounding ranches managing for elk, the Pishkun Ranch benefits greatly from their efforts and attracts trophy bulls during the fall rut which starts in early September and runs through mid-October. In addition to being home to a large elk herd, it is not uncommon to regularly see whitetail and mule deer as well as antelope and an occasional moose. Only 3 miles down the road is access to the National Forest Service which offers thousands of acres of land to hunt and explore as well.

Elk In Velvet

Snowshoeing on the Ranch

With easily navigable roads and two-track trails on the property, one can enjoy activities such as mountain biking, riding ATVs, snowmobiling, and trail running on the 335± acres. Whether you choose to stay on the property or venture off to explore the surrounding area including the nearby public land…recreational opportunities abound.

The Pishkun Ranch includes a large pond which provides fun fishing as well as a large beach area and dock for the entire family to enjoy. The pong also includes three electric aerators that keeps the pond oxygenated during the winter months for pond and fish health. In addition to the beautiful pond on the ranch there is also approximately a mile of both sides of Little Rock Creek which flows through the timbered portion of the property and provides a wonderful small stream fishery.

Skiing-Bridger Bowl

Fishing the Pond at the Pishkun Ranch

Pishkun Crazy Mountain Ranch | Clyde Park, Montana

Snowmobling on the Ranch

Other Recreational Pursuits

Fishing

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Horseback Riding on the Ranch

Bridger Bowl Ski Area is a tremendous asset to the southwest Montana community. 64± miles from Big Timber, Bridger Bowl offers an intimate atmosphere where tickets are affordable, lift lines are short, people are friendly and the skiing is fantastic. A total of eight lifts service 1,500± skiable acres with a 2,600-foot vertical drop. Three lodges give skiers plenty of room to warm up and refuel. Learn more about skiing Bridger Bowl at www.bridgerbowl.com. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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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 and 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 eighty-five 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.

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.

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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

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CONSERVATION EASEMENT

SUMMARY

The Pishkun Ranch does not have a Conservation Easement, the new owner will have an excellent opportunty to explore protecting this beautiful ranch into perpetuity.

The Pishkun Ranch at the base of the Crazy Mountains is a rare offering that feels remote but is in close proximity to desirable Montana towns and their amenities. With 335 acres of diverse topography, beautiful timbered creek bottoms, grassy ridges, live water, a wonderful pond, and three wonderful homes, this property is ready to come and enjoy.

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.

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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

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PRICE $5,250,000

QUICK FACTS • 335± acres with Little Rock Creek flowing through the northern portion

TERMS Cash

• .5± miles of Little Rock Creek • Large pond already equipped with 3 aerators • Abundant elk, deer, antelope and other wildlife

CONTACT

• Excellent elk hunting in the fall, especially during the archery season • Winter and summer recreation abounds • 3 homes on the property; Main House offers a beautiful indoor pool • Horse facilities

Please call James Esperti (406) 581-4795 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 fly fishing properties and sporting ranches that we have listed, please visit our web page at www. fayranches.com.

• The property does not have a conservation easement • Surrounded by large ranches • Forest service only 3 miles up the road giving access to the Crazy Mountains • 30± minutes from Livingston and an hour from Bozeman • Could be purchased turnkey

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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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. 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.

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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Pishkun Crazy Mountain Ranch | Clyde Park, Montana

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.

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

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JAMES ESPERTI PARTNER, RANCH SALES Licensed in: MT, ID, WY o. 406-586-4001 | c. 406-581-4795 jesperti@fayranches.com

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