Sweet Grass Valley Ranch

Big Timber, Montana

$12,500,000

3,206± Acres

INTRODUCTION

Sweet Grass Valley Ranch is a 3,206± acre traditional working cattle ranch in the heart of the tightly held Sweet Grass Creek valley. Located just 20± minutes from Big Timber and the Yellowstone River, and within easy reach of Livingston, Bozeman, and Billings, this ranch combines productive utility with rich wildlife opportunities in a desirable and inspiring location.

Anchoring the property is over three miles of Sweet Grass Creek traversing over 250± acres of flood-irrigated riparian corridor framing sweeping views across the Sweet Grass Creek valley and southward to the iconic Absaroka Beartooth Mountains.

The balance of the terrain is a mix of rolling bluffs and timbered rangeland, dryland grass pastures, and upland springs, making it ideal for livestock operations as well as a quality big game hunting destination. This property maintains its historic and natural character while offering long-term stewardship potential. Sweet Grass Valley Ranch is a compelling opportunity for land investors who value water, wildlife, scenery, privacy, and operational potential—all in one package.

Sweet Grass Valley Ranch | Big Timber, Montana

QUICK FACTS

• 3,206± contiguous deeded acres with an additional 640± acres adjoining State grazing lease

• Over three miles of both sides of Sweet Grass Creek with year-round flow and wild trout fishing

• Well-rounded hunting with quality elk, deer, antelope, and turkey. In general, hunting district 515 for elk and deer. Ranch qualifies for nonresident landowner combination license priority pool

• 250± acres of flood-irrigated hay meadows, balance in rolling bluff, mixed-timbered rangeland, grass pasture, upland springs, and stock water, supporting year-round cattle operations

• Stunning views of the Absaroka Beartooth Mountain range to the south, and commanding views of the Crazy Mountains to the west

• 15± minutes to the world-renowned Yellowstone River

• 20± minutes from Big Timber, Montana and Big Timber at Howard Field Airport 6S0

• 1 hour and 20± minutes from either Bozeman, or Billings, Montana

• 1 hour and 30± minutes from Bridger Bowl Ski Area or Red Lodge Mountain Ski Area

• No conservation easement

Sweet Grass Valley Ranch | Big Timber, Montana

ACREAGE & AGRICULTURE

The 3,206± deeded acres of Sweet Grass Valley Ranch encompass a diverse and functional landscape. The mixed timbered rangeland provides intriguing character and elk refuge, while irrigated grass pastures intermix with cottonwood galleries in the Sweet Grass Creek bottoms. Scattered upland springs, ponds and tanks enhance both the ecological and agricultural value of the property. Like many ranches of the area, Sweet Grass Valley Ranch operated as a sheep ranch, before transitioning to cow/calf operation a half century ago. The traditions remain alive with current cattle operations continuing to be run off of horseback, and flood irrigation the method of choice for hay production. The owner rates the ranch at ~200 pair year-round, but the ranch currently serves as winter calving and grounds for a much larger herd that is moved off site for the summer. A new owner has the opportunity to rebalance the ranch for meaningful year-round livestock operations as well as effective big game programming. The property also shares a border with 320± acres of BLM land, and a full section of State land, extending operations, open space, and recreational access. With a mix of native vegetation, irrigated meadows, and timbered breaks, the land is wellsuited for western livestock operations, and big game habitat enhancement, all in in view of the Absaroka Beartooth Mountains and Crazy Mountains beyond.

IMPROVEMENTS

The improvements at Sweet Grass Valley Ranch consists of relic homestead structures as well as modest dwellings for ranch staff. Various barns and shops typical of traditional working outfits remain, providing practical function for ranch operation. Premium homesites await the new landowner to capture the perfect view with an operational foundation for a new operator to reinvigorate infrastructure with a fresh vison.

5 Sweet Grass Valley Ranch | Big Timber, Montana

RECREATION

HUNTING | WILDLIFE

Located in Hunt District 515, the ranch is home to excellent populations of quality elk, whitetail, mule deer, antelope, turkey, and upland game birds. The current owner has kept the ranch’s hunting opportunities for family and staff, which amounts to roughly a half dozen elk harvested off the ranch annually, and where bulls in excess of 350” B&C are not uncommon. The ranch’s contiguous block of acreage qualifies the property for Montana Fish Wildlife and Parks Nonresident Combination License Priority Pool. Meaningful opportunities await a new owner to enhance and focus the management of big game on the ranch, improving the already proven resource.

Photo taken on property.

FISHING

Off the beaten path, Sweet Grass Creek provides meaningful fishing opportunities, especially during spring and fall when runs of brown and rainbow trout migrate up from the Yellowstone River. This spring-influenced tributary of the Yellowstone River sustains steady flows year-round that make it ideal for the walk/wade angler. Anglers will appreciate the solitude and natural beauty of the setting, where wild trout lurk in a lightly pressured environment. With approximately +3 miles of Sweet Grass Creek flowing directly through the property, this ranch offers a rare opportunity for private, on-site fishing in one of south-central Montana’s more quiet fisheries. For the more adventurous angler, the world-famous Yellowstone River is just minutes away with multiple put-ins up and downstream for day and multiday adventures from raft or drift boat.

OTHER

Under the ranch’s long-held livestock regime, horseback is an everyday affair. Continue the tradition with miles of horse trails accessing every corner of the ranch. Whether working cows, scouting for elk, or leisurely evening summer rides, Sweet Grass Valley Ranch is a horse lover’s paradise.

Bridger Bowl Ski Area and Red Lodge Mountain (both resorts about 1.5± hour drive away from the property) offer unique ski choices. Just 77± miles from the property, Bridger Bowl offers an intimate atmosphere with affordable tickets, short lift lines, friendly people, and fantastic skiing. Red Lodge Mountain, one of Montana’s favorite secret ski areas, is only 89± miles from the Sweet Grass Overlook property.

Photo not taken on property.

7 Sweet Grass Valley Ranch | Big Timber, Montana

LOCATION

BIG TIMBER

Sitting at the confluence of the Yellowstone and Boulder Rivers, Big Timber, Montana, is 20± minutes southwest of Sweet Grass Valley Ranch. Hailing as the Sweet Grass County Seat, Big Timber provides all necessary amenities and small Montana town charm.

Once the largest wool producing town in the United States— exporting more than 5 million pounds in a year, Big Timber still maintains its historic culture, with summer rodeos and parades.

YELLOWSTONE

Yellowstone National Park lies approximately 2± hours from the Sweet Grass Valley Ranch. The north entrance of Yellowstone National Park provides quick access to the Lamar Valley populations of elk, bighorn sheep, mule and white-tailed deer, coyotes, wolves, antelope, eagles, moose, black and grizzly bears, and other wildlife. The excellent variety and populations of rare and endangered wildlife speak to our first national park’s wildness and unspoiled nature.

LIVINGSTON & BOZEMAN

About 1 hour drive west is Livingston (population 8,700±). 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. Before then, both the River and Mountain Crow Indians convened near here. Livingston, the gate to the Paradise Valley and Yellowstone National Park, now supports numerous galleries, bookstores, a restored railroad depot, award-winning restaurants, bars, and fly shops. The worldfamous Yellowstone River rushes past town and is at the heart of the community’s spirit.

The ranch is about 1 hour and 20 minutes from the vibrant university town of Bozeman (population 56,000±), home to Montana State University and the Museum of the Rockies. Bozeman has received national accolades for its scenic location, access to endless outdoor recreational activities, and historic downtown main street. Bozeman restaurants and shops have become favorite places for those who love nature – whether fishing, hunting, skiing, mountain biking, or hiking.

9 Sweet Grass Valley Ranch | Big Timber, Montana

LOCATION - CONTINUED

RED LODGE

Nestled against the Absaroka-Beartooth Mountain Range, Red Lodge, Montana, approximately 1 hour and 30 minutes southeast of the ranch, offers a quaint, historic western town atmosphere of extraordinary beauty. Genuine smiles invoke warmth and welcoming, western-style hospitality. Heralded as one of the most scenic drives in the United States, the Beartooth Highway, a National Scenic Byway, features breathtaking views of the Absaroka-Beartooth Mountains, and open high alpine plateaus dotted with countless glacial lakes, forested valleys, waterfalls, and wildlife. The Beartooth Highway ends in Cooke City, Montana, and the eastern entrance of Yellowstone National Park.

AIRPORT SERVICES

Big Timber Airport at Howard Field (6SO) is just 3 miles south of Big Timber providing the closest general aviation airfield service. With its 5,285’x 75’ asphalt runway, RNAV approaches, and fuel services, the field is a convenient option for most private aircraft.

The Bozeman Yellowstone International Airport, 84± miles west of the ranch, is Montana’s busiest commercial airport.

More than 20 cities in the United States have non-stop flights to Bozeman Yellowstone International Airport. The airfield also includes two private aircraft facilities, with many charter and private flight services. The Billings Logan International Airport adds another large airport commercial option, only 83± miles east of Big Timber. The airport is served by many major airlines and offers a substantial selection of direct flights.

Sweet Grass Valley Ranch | Big Timber, 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. 12

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.

Sweet Grass Valley Ranch | Big Timber, Montana

Sweet Grass Valley Ranch is a traditional working cattle ranch located in the scenic Sweet Grass Creek valley near Big Timber and the Yellowstone River. With sweeping mountain views, live water, and diverse terrain, it offers excellent livestock and hunting opportunities. The property combines natural beauty, privacy, and longterm stewardship potential in a highly desirable Montana setting.

Sweet Grass Valley Ranch | Big Timber, Montana

Please contact Matt Henningsen at (406) 570-5072 | mhenningsen@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.

$12,500,000 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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