THREE RANGES RANCH
Roberts, Montana
$850,000
265± Acres
INTRODUCTION
Three Ranges Ranch offers a rare opportunity to own a versatile Montana property with panoramic views of the Beartooth, Pryor, and Crazy Mountains—three iconic ranges that define the region’s breathtaking scenery. Just 15± minutes from Red Lodge, this property provides a valuable combination of recreation, production, and proximity to town.
From the ranch, the ski slopes of Red Lodge Mountain are clearly visible, highlighting the property’s connection to yearround outdoor pursuits. The acreage features a mix of rolling hills, dryland hay ground, a seasonal creek, and a spring-fed reservoir. With 80± acres of tillable land and additional grassland in the coulees and hills, the ranch is well-suited for livestock or hay production. The owner intends to bring in electricity and drill a well before the transfer of ownership, setting the stage for a future homesite or ranch headquarters.
Access is convenient via two well-maintained county roads: Elbow Creek Road from below or Obert Road along the East Bench of Rock Creek. The area is rich in wildlife, including mule deer, pronghorn, upland birds, and a growing elk herd. The ranch borders 80± acres of State Land, expanding the hunting opportunities for the outdoor enthusiast.
Surrounded by nationally renowned recreational resources, the ranch is within reach of the Beartooth Mountains, Pryor Mountains, and Custer National Forest. Fishing options abound, from the Clarks Fork of the Yellowstone to Rock Creek, Cooney Reservoir, and nearby alpine lakes. Whether your goal is to build a residence, establish a productive operation, or secure a recreational base in the heart of Red Lodge Country, Three Ranges Ranch checks every box.
Three Ranges Ranch | Roberts, Montana
1
QUICK FACTS
• 265± acres
• 80± acres of dryland hay
• 2 access points from two different county roads
• 185± acres of rolling hills
• Spring-fed reservoir for livestock and wildlife
• Awe-inspiring views of three separate mountain ranges
• Seasonal creek
• 15± minutes from iconic Red Lodge, Montana
• 45± minutes from Billings, Montana (Montana’s largest city)
• 80± acres of Montana State Lands across the road
Three Ranges Ranch | Roberts, Montana
• 265± deeded acres
Three Ranges Ranch consists of a mix of dryland hayfields, strong native grasses, rolling hills, a seasonal creek, and a spring-fed reservoir.
www.fayranches.com | 800.238.8616 | info@fayranches.com
Three Ranges Ranch | Roberts, Montana
SCENIC VISTAS
The views of the snow-covered slopes of the Red Lodge Mountain Ski Area and the Beartooth front of the Rockies are breathtakingly close. Additionally, there are magnificent views of the Pryor Mountains to the east and the rugged Crazy Mountains to the west.
Three Ranges Ranch | Roberts, Montana
RECREATION
In addition to all the space on Three Ranges Ranch for horseback riding, hiking, and hunting, the Pryors and Beartooth Mountains offer miles of trails and roads leading to many adventures via the Custer National Forest lands. The Red Lodge Mountain Ski area, Beartooth Pass, and Yellowstone National Park are all nearby.
HUNTING |
WILDLIFE
Upland birds, mule deer, and pronghorn are on or around the ranch, along with a growing elk herd. Excellent upland bird and big game hunting can be found on nearby State and Federal Lands.
Photo not taken on property
FISHING
Three Ranges Ranch is surrounded by nearby streams and lakes that offer “Blue Ribbon” trout fishing. The Clarks Fork of the Yellowstone River, Rock Creek, East and West Rosebuds, and the many lakes and streams of the Beartooth Mountains are all popular options for the avid angler. Cooney Reservoir is also a nearby popular fishery producing walleye, perch, and rainbow trout.
Beartooth Plateau
Photo taken at Cooney Reservoir
Three Ranges Ranch | Roberts, Montana
INCOME OPPORTUNITY
Three Ranges Ranch offers approximately 80 acres of tillable dryland hay ground and plenty of room for livestock in the surrounding hills and fields.
Three Ranges Ranch | Roberts, Montana
NEARBY ATTRACTIONS & ACTIVITIES
The Fourth of July week and the rodeo go hand in hand in the area and are special for the surrounding communities. The Home of Champions Rodeo held the 2nd, 3rd, and 4th of July in Red Lodge, Montana was named so in 1954, when local cowboy Bill Linderman won his third All-Around Champion Title. The day starts with a parade through downtown Red Lodge on all three days; then, the crowd heads up to the fairgrounds in the afternoon. The Home of Champions is one of the “Big Three” rodeos on the Fourth of July, while the other two rodeo’s cowboys and cowgirls frantically race between Livingston, Montana, Cody, Wyoming, and Red Lodge to compete and attempt to win as much cash and points as possible.
The Beartooth Motorcycle Rally is yet another entertaining activity in Red Lodge, Montana. The Beartooth Rally takes place in mid-July and attracts bikers from all over the country. The Rally activities include poker runs up the Beartooth Highway and throughout the surrounding small towns spread around the area. A Harley rodeo takes place at the end of the Rally, which includes entertaining activities such as barrel racing, barrel push, tire pull, an obstacle course, and other events.
CLIMATE
Roberts, Montana, has a continental climate characterized by hot summers and cold winters. The average summer temperature is 76 degrees Fahrenheit, with temperatures reaching up to the mid-90s on the hottest days of the season. Winter temperatures generally hover around 25 degrees, with occasional bouts of extreme cold in January and February, when temperatures can drop below zero. Precipitation levels are slightly higher than average for Montana, with an average annual precipitation of 17 inches annually.
Climate charts courtesy of https://www.city-data.com/city/Roberts-Montana.html
LOCATION
Three Ranges Ranch is about a onehour drive south of Montana’s largest city, Billings (population 184,167), and home to Montana State University Billings and Rocky Mountain College. Billings is considered the trailhead of Montana and has the largest and one of the most critically acclaimed medical service corridors in Montana, Wyoming, and the Western Dakotas. About 15± minutes south sits Red Lodge, Montana, which offers great restaurants and all the amenities of a moun-tain ski resort town. Cody, Wyoming, and the west entrance to Yellowstone Park is also about an hour away.
GETTING THERE
From Roberts, Montana, take Carbon Avenue to Clear Creek Road. From Clear Creek Road, head southwest to Cherry Springs Road. Travel east on Cherry Spring Road for 0.63 miles, then head south on Obert Road. Drive 4 miles, and the property will be to your left.
AIRPORT SERVICES
The Billings Logan International Airport is about 60± minutes from the ranch. Alaska Air, Delta, United, Frontier, American Airlines, Allegiant Air, and Edwards Air Services provide direct flights to and from Billings, Seattle, Portland, Las Vegas, Salt Lake City, Phoenix, Denver, Dallas, Chicago, and Minneapolis.
Ranges Ranch | Roberts, Montana
Three Ranges Ranch | Roberts, 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.
18
www.fayranches.com | 800.238.8616 | info@fayranches.com
Three Ranges Ranch | Roberts, Montana
Three Ranges Ranch represents an opportunity to claim your piece of heaven. With lots of room for livestock, horseback riding, recreating, or a place for your dream home, this property sits comfortably in the foothills of the Beartooth front of the Rocky Mountains. It offers spectacular views of the Pryors, Beartooth, and the rugged Crazy Mountains.
Three Ranges Ranch | Roberts, Montana
Please contact Dane Reed at (406) 425-0939 | dreed@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.
$850,000 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.
www.fayranches.com | 800.238.8616 | info@fayranches.com
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.
Scan the QR code to learn more.