SOLD | Rock Creek Cattle Ranch | Fay Ranches

R OCK C R EEK C AT T LE R ANC H Philipsburg, Granite County, Montana $12,000,000 | 2,770± Acres

Rock Creek Cattle Ranch | Philipsburg, Montana

INTRODUCTION Rock Creek Cattle Ranch is a generational ranch with approximately 2,770± acres situated along the banks of the famous Rock Creek fishery. Grassy benches, timbered draws, lush meadows, and 1.5 miles of river frontage border some of Montana’s most popular trout fisheries. The western boundary of the ranch backs up to Forest Service Property and provides almost endless adventures.

Rock Creek is the only “Blue Ribbon” trout fishery west of the Continental Divide. The cold waters originate high up in Pintler Wilderness Area and flow through alpine meadows, raging canyons, and lush timbered forests. Elk, deer, moose, and Big Horn Sheep thrive off this fertile landscape.

Rock Creek Cattle Ranch has been a historic cattle ranch and has provided for generations of families. The ranch has approximately 532 acres of senior water rights and abundant water for livestock. The ground produces an average of 800 tons of grass hay annually.

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

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LOCATION Granite County Rock Creek is situated in the Philipsburg Valley, which is well-known for Discovery Ski Mountain, Georgetown Lake, and the Pintler Wilderness area. The valley offers an array of recreational opportunities.

Residents enjoy incredible fishing, hunting, hiking, and skiing.

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Rock Creek Cattle Ranch | Philipsburg, Montana

AIRPORT Missoula Airport-Montana Missoula International Airport is only 90± minutes from the ranch. MSO offers direct flights to nine major US markets and connects flights to thousands of cities worldwide. Direct flights include Chicago, Denver, Minneapolis, Salt Lake City, Seattle, Los Angeles, Phoenix, San Francisco, and Las Vegas.

Riddick Field Airport is located on the outskirts of Philipsburg. The airport boasts a paved 3600X60 runway.

GETTING THERE Leaving Missoula heading east on I-90 to the Drummond. Turn south at Drummond and drive approximately 30 miles to Philipsburg.

Turn right on Route 348 and it is approximately 14 miles to cross Rock Creek. Stay to your left, heading upstream for approximately 4 miles.

The ranch is on both sides of the road.

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ACREAGE 2,770± deeded acres.

The Rock Creek Cattle Ranch boasts approximately 2,770± deeded acres and an additional 640-acre state lease. The ranch is a combination of the river bottom, meadows, rolling grassy hills, and timbered draws.

The river bottom encompasses approximately 1.5 miles of Rock Creek river frontage, an angler’s delight.

There are approximately 532 acres of irrigated ground that produces an average of 800 tons of grass hay annually.

TIMBERLAND The ranch has timbered ground on the east and west sides of the ranch. Timber slopes and lush valleys provide livestock the perfect cover during the warmer months. Deer and elk enjoy the lush forests all year.

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Rock Creek Cattle Ranch | Philipsburg, Montana

AREA HISTORY Today the valley celebrates its deep roots in mining and ranching, but new residents have discovered the recreational attributes that the valley has to offer. The small town of Philipsburg has flourished and provides a blend of its history combined with eateries, a brewery, shops, and museums.

The valley offers residents incredible fishing, hunting, hiking, water sports, and snow skiing. The Pintler Wilderness provides an awe-inspiring backdrop, with craggy snow capped peaks that beckon to the adventurer in all of us. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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SCENIC VISTAS Rock Creek has flowed through this valley for thousands of years. The history of the valley is etched on the canyon walls. Fertile soil, plentiful water, and lush grass provide a wild, untamed beauty.

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Rock Creek Cattle Ranch | Philipsburg, Montana

Courtesy of city-data.com/Philipsburg-Montana

CLIMATE The Philipsburg valley enjoys a relatively mild Montana climate. The mountain ranges surrounding this area provide protection during the winter and shade during the summer. August is the warmest month, and the average high is in the 80± degrees. Relatively mild summers allow for continuous enjoyment of the outdoors. Summer evenings are a delight as the wind trickles down from the mountains and cools the valley. The average low temperature during August is 42± degrees.

Native Americans were the first to hunt this fertile landscape. January is the coldest month, and the average high temperature is 33± degrees. The average lowest temperature is 14± degrees. Philipsburg, Montana, sits at 5,243± ft above sea level. The town gets approximately 15± inches of rain annually.

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IMPROVEMENTS The Rock Creek Cattle Ranch is a blank canvas and the new owners can create their own Montana dream!

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Rock Creek Cattle Ranch | Philipsburg, Montana

NEARBY ATTRACTIONS & ACTIVITIES Philipsburg is the heart of the valley where locals from all walks of life congregate. The streets are lined with quaint shops, eateries, and a brewery. Pure western charm tantalizes the senses and warms the heart.

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RECREATION Residents enjoy a plethora of recreational activities. Snow skiing, snowmobiling, hunting, fishing, and hiking are just a few of the activities locals enjoy. The quality of the recreation is world-class.

Hunting & Wildlife In 1964 the United States Congress designated 158,615 acres in the Beaverhead/Deerlodge and Bitterroot national forests as a wilderness area and is now named the Anaconda – Pintler Wilderness Area. This wild and untamed area is one of the most diverse ecosystems in the continental United States. Situated on the continental divide, elevations range from 5100 ft in the river bottoms to over 10,893 ft on West Goat Peak. The Continental Divide Trail stretches for over 45 miles through this scenic wilderness area.

There are lots of mountain lakes to visit that offer excellent fishing and hunting opportunities.

Fishing Rock Creek is a legendary “Blue Ribbon” trout fishery. Large brown and native cutthroat trout are the two primary species in the fishery. The river originates high in the alpine meadows and flows through canyons, and lush forests. Anglers can find fish on any given day depending on the conditions. Georgetown Lake is well-known for its large brown, cutthroat, and brook trout. The lake is open all-year-around, so anglers enjoy fishing in all seasons. East-Fork Reservoir is a lesser known spot to fish, but those who discover it will be impressed with the quality of the fishing.

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Rock Creek Cattle Ranch | Philipsburg, Montana

WinterRecreation Discover Ski Mountain is a hidden gem. The summit is 8158 ft above sea level and sports a 2,388 ft vertical drop. Skiers enjoy dry powder, amazing views, and short lift lines. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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WATER SOURCES | WATER RIGHTS The ranch has approximately 532± acres of “Senior Water Rights” from multiple sources. All appurtenant water rights will transfer upon the sale of the property.

A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to use the water and not ownership of the water itself. Water rights may not automatically transfer with land. All water in Montana is the property of the state of Montana for the use of the people of Montana. The actual ownership of water rights in Montana may not be known as many water rights are still the subject of a statewide adjudication process. The transfer of water rights is recorded with the State’s Department of Natural Resources and Conservation and the transfer of any right may or may not warrant that right until the adjudication process is completed.

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Rock Creek Cattle Ranch | Philipsburg, 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 conducts a mineral search with a title company.

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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.

The ranch is not encumbered by any conservation easements.

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Rock Creek Cattle Ranch | Philipsburg, Montana

QUICK FACTS • • • •

2,770± deeded acres, 640± leased acres 1.5+/- miles of Rock Creek River frontage Borders Forest Service Approximately 532± acres of “Senior Water Rights”

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Generational Cattle Ranch Produces an average of 800 tons of grass hay Historically sustained 200 pairs of cattle Flood irrigated

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Rock Creek Cattle Ranch | Philipsburg, Montana

SUMMARY Rock Creek Cattle Ranch offers 2,770± acres to roam and enjoy the rugged nature of Rock Creek and the surrounding forests. With approximately 1.5 miles of river frontage, this ranch offers an abundance of recreational opportunities.

Generational ranches are generally very special. Rock Creek Cattle Ranch is no exception. Opportunities to purchase a property like this may only come available once in a lifetime. Fay Ranches is extremely proud to have the opportunity to market this exceptional property.

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

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PRICE $12,000,000

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact John Anderson 406-750-0820 | janderson@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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Rock Creek Cattle Ranch | Philipsburg, Montana

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

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Rock Creek Cattle Ranch | Philipsburg, Montana

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

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Rock Creek Cattle Ranch | Philipsburg, Montana

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

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RELATIONSHI PS 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 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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Rock Creek Cattle Ranch | Philipsburg, 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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JOHN ANDERSON Broker Associate Licensed in: MT, ID c. 406-750-0820 janderson@fayranches.com

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