SOLD: Rattlesnake Creek Ranch | Fay Ranches

R A TTL E SNAK E C R EEK R ANC H Clancy, Jefferson County, Montana $2,152,500 | 287± Acres

Rattlesnake Creek Ranch | Clancy, Montana

INTRODUCTION Minutes from Helena’s bustling and historic capital city, Rattlesnake Creek Ranch invites visitors to slow their pace and step back in time. Featuring minimal improvements and a deep-rooted connection with nature, the ranch offers a rare opportunity to purchase a large landholding in a tightly held region adjacent to BLM and National Forest lands that offer out-the-back-gate to access abundant and unlimited recreation.

When entering the ranch, the main trail follows along bubbling Rattlesnake Creek, a corridor frequented by wildlife, including elk and deer that call the ranch and region home. The trail passes by a historic log cabin built shortly before the homestead land patent was finalized in 1920. Rising up from the creek bottomlands, the ranch features rock outcroppings, timbered hillsides, and beautiful grassy meadows with big Elkhorn Mountain views. The ranch resembles a colorful painting in springtime with the abundance and variety of wildflowers that blanket the meadows.

A new owner may choose to construct a full-time residence, getaway cabin, or family retreat on the ranch, taking full advantage of its beauty and privacy while still close to the Helena Valley and the variety of amenities and services located there. Also, this mountain property would serve as an excellent candidate for a conservation easement for the conservation-minded buyer. This mountain ranch is available for sale for the first time ever, as it has remained in one family for over 100 years.

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QUICK FACTS • • • • • • • • • • •

Rare mountain ranch offering in tightly held region Rattlesnake Creek flows through ranch Abundant wildlife including elk and deer Beautiful Elkhorn Mountain views Rustic and historic log cabin Well and power to historic cabin site.

Excellent road and trail system in place Mountain meadows and timbered hillsides Many ideal homesites Adjacent to national forest lands A short drive to Helena, Montana

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Rattlesnake Creek Ranch | Clancy, Montana

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LOCATION Helena, Montana’s state capital, is located just minutes from the ranch and combines an active beat of students, politics and outdoor activities. Local events occur often 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. Helena was founded with the July 14, 1864 discovery of gold in Last Chance Gulch by four men, known as “The Four Georgians.” By 1888, about 50 millionaires lived in Helena, more per capita than any city in the world. The State Capitol Building (with its distinctive gold rotunda), the Civic Center and the Saint Helena Cathedral are among the many unique historic buildings in Helena.

Today Helena serves as a robust home to over 31,000 full time residents, features quality higher education opportunities at both Carroll College and Helena College and is county seat to Lewis and Clark County. The valley includes excellent medical facilities, a regional airport with flights to major hubs for connections to almost anywhere, Montana state offices, Fort Harrison and a Veterans Hospital and a variety of shopping, restaurants, performing arts and other amenities. The Helena community features a vibrant and active business atmosphere and offers a wonderful quality of life to the full time and part time residents located in the Helena Valley and region.

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Rattlesnake Creek Ranch | Clancy, Montana

AIRPORT SERVICES Helena Regional Airport is located 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.

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AREA HISTORY 100 Years in One Family The family that has owned Rattlesnake Creek Ranch for the past 100 years is deeply connected to Montana’s pioneer history.

George O. Freeman and his wife, Allie Mae Ricker Freeman, homesteaded the property in the early 20th century, receiving the deed for the land in 1920. Allie Mae was born in Unionville, a few miles southwest of Helena, in 1869 and was reputed to be the first white child born in that area. Her father, Joshua “Pony” Ricker, owned and operated the immensely productive IXL Mine at Unionville in 1865, and he also owned extensive ranch holdings in Madison County. George came to Montana in 1884 and, trained as a lawyer, was appointed as receiver of the U.S. Land Office in Helena.

George and Allie Mae’s daughter, Gladys (and her siblings), inherited the property, and Gladys and her husband David “Dee” Gans, enjoyed the cabin and surrounding land for many years. Dee’s father, Joseph Gans, was part of the Helena merchandising and ranching firm Gans & Klein. Joseph, who came to Montana in 1865, spent most of his working life operating the firm’s extensive livestock interests (both sheep and cattle) in Montana, North Dakota, Wyoming, and Nebraska. Dee’s uncle Louis Kaufman was another prominent early rancher. Louis was the rancher to whom Charlie Russell sent his famed watercolor, Waiting for a Chinook, portraying a starving steer surrounded by ravenous wolves, during the disastrous winter of 1886–87.

Cousins Jack Freeman Whipple and Joe Freeman Gans inherited the property. From the 1950s to the 2000s, Joe, his wife Margaret, and their children savored the tranquility and remote feel of the beautiful landscape. Upon Joe’s death in 2020, at the age of 99 and a half, the family decided to pass their beloved property on to new owners.

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Rattlesnake Creek Ranch | Clancy, Montana

Allie Mae

The Cabin The handsome rustic cabin on Rattlesnake Creek, with its mullioned windows, rock fireplace, and screened-in front porch, was built ca. 1915. Landowner George and Allie Mae Freeman’s son, Osborne Ricker Freeman, designed it. Born and raised in Helena, Ricker was educated at the Massachusetts Institute of Technology and went on to work for the major East Coast engineering and architectural firm, Lockwood, Greene & Co. Here he helped design the magnificent Seaside Hotel in Atlantic City, NJ, and the historic Atlantic City Convention Hall.

Ricker Freeman’s drawing of t he Seaside Hotel, At lantic City, New Jersey, ca. 1926

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ACREAGE 287± Total Acres The Rattlesnake Creek Ranch features lush creek bottomlands, timbered draws, rock outcroppings, and mountain meadows with a beautiful carpet of color each spring as wildflowers blanket the landscape.

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Rattlesnake Creek Ranch | Clancy, Montana

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

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SCENIC VISTAS The Rattlesnake Creek Ranch features varied terrain, including protected draws, timbered hillsides, and mountain meadows. The mountain meadows and ridges provide breathtaking views of the scenic and often snow-capped Elkhorn Mountains. Much of the view corridor from the ranch is protected and preserved as it encompasses thousands of acres of National Forest Lands, which will remain untouched for years to come.

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Rattlesnake Creek Ranch | Clancy, Montana

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

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CLIMATE Climate information for Clancy, Montana.

Climate information courtesy of http://www.city-data.com/city/Clancy-Montana.html

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Rattlesnake Creek Ranch | Clancy, Montana

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

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IMPROVEMENTS Visitors to the property step back in time as they enter the historic Creekside cabin. The quaint log cabin was constructed at the turn of the century and has served the current owners a rustic getaway and opportunity to connect with previous generations who homesteaded the ranch many years ago. There is a well and power at the cabin site and access to power at other parts of the property.

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Rattlesnake Creek Ranch | Clancy, Montana

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

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RECREATION F ishing The Helena Valley is known for its lakes region including Canyon Ferry, Hauser, and Holter Lakes all along the Missouri River and Lake Helena which graces the valley just minutes from the ranch. Canyon Ferry, Hauser, and Holter Lakes provide a multitude of fishing and recreational opportunities and are a favorite of residents and visitors alike. Plus, float fishing along the famed "Mighty Mo" Missouri River is a short drive from the Helena Valley as well. Those in search of additional fly fishing opportunities might enjoy the scenic drive to the Blackfoot, Dearborn, or Little Blackfoot Rivers all an hour or less from the ranch.

Photo not taken on property

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Rattlesnake Creek Ranch | Clancy, Montana

H unting & W ildlife Rattlesnake Creek flows through the ranch and provides ample water for various wildlife that frequent and call the ranch home, including big game species such as elk and deer. The surrounding National Forest land is part of the coveted Montana 380 Hunting District.

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S kiing

Photo not taken on property

Photo not taken on property

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Rattlesnake Creek Ranch | Clancy, Montana

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WATER SOURCES | WATER RIGHTS The seasonal Rattlesnake Creek slices through the property and creates a favorite watering hole for various wildlife species that call the ranch and region home. There is a well at the cabin site.

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Rattlesnake Creek Ranch | Clancy, 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 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 habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients' conservation ethic and landuse practices have significantly enhanced the landscape on which we work.

This mountain ranch is not protected by a conservation easement. A buyer may wish to explore the placement of a conservation easement to further protect the land from development and to receive the benefits of the conservation easement.

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SUMMARY This mountain ranch is protected and secluded, yet a short drive away from Helena, the capital of Montana. Helena and the surrounding region are highly sought after for its small-town feel but also for a variety of services and amenities in the Queen City. The region features an abundance of water, including lakes region with Canyon Ferry, Hauser Lake, Holter Lake, and Lake Helena, offering a variety of summer watersports, fishing, and four-season recreation. Flanked by Mount Helena and surrounded by thousands and thousands of acres of National Forest, BLM, and State Lands making up much of the protected landscape, this region serves as an excellent starting point for recreation and enjoyment. The Rattlesnake Creek Ranch offers an ideal setting for the construction of a full-time residence close to Helena and all the amenities located in this region.

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Rattlesnake Creek Ranch | Clancy, Montana

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

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PRICE $2,152,500

TAXES $793.06

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact Kimberly Lowry at (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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Rattlesnake Creek Ranch | Clancy, 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.

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

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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