SOLD: V Timber Creek Ranch | Fay Ranches

V TIMB ER C R EEK R ANC H Ennis Montana $6,999,999 | 4,685± Acres

INTRODUCTION About 10 minutes to the fly fishing mecca Ennis, Montana, and less than five minutes to historic Virginia City, V Timber Creek Ranch consists of 4,685± deeded acres bordering BLM and State land, providing the owner with a large amount of deeded and public land to recreate on. Majestic vistas with Big Sky views, this property is truly one of a kind. Directly overlooking both the Ruby and Madison Valleys, the ranch boasts staggering views of seven mountain ranges and wildlife ranging from bears and moose to eagles and elk.

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V Timber Creek Ranch | Ennis, Montana

ACREAGE V Timber Creek Ranch consists of 4,685± deeded acres, with Eightmile Creek and Trail Creek flowing through the property year-round. The property is perimeter fenced and crossed-fenced in 7 pastures with excellent water fed by developed springs into tanks. V Timber Creek Ranch also has a newer set of working corrals and abuts BLM and State land, providing access to public land. Overlooking the picturesque Madison and Ruby Valleys, this property boasts incredible and unique views of Sphinx Mountain. The ranch is diverse, from picturesque rolling, grassy hillsides filled with flowers, juniper, and aspen trees, to spring-fed lush green valleys teeming with wildlife. The ranch is home to an abundance of deer, elk, grouse, bears, wolves, moose, mountain lions, bobcats, and many eagles. Mature juniper, fir, and aspen trees contrast the vast landscape, creating a picturesque setting.

AGRICULTURA L OPERATION V Timber Creek Ranch has superb summer and fall pasture and easily handles 300 AUMs for six to seven months per year. The ranch has excellent water and grass spread across seven pastures for easy stock rotation and balanced resource use. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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LOCATION ennis About 10 minutes northeast of V Timber Creek Ranch is the authentic town of Ennis (population 1,041±), sitting on the Madison River; one of the most famous trout fisheries in the U.S. Ennis is a popular destination for avid anglers and local ranchers. Downtown Ennis has various amenities such as fly shops, restaurants, old west saloons, antique shops, and galleries. Ennis is known for its local events, including the famed Fourth of July weekend rodeo and parade, the Ennis Fly Fishing Festival, and the Hunters Feed and Wild Game Cook-Off, which takes place in mid-October, just before the start of rifle hunting season.

Virginia City Less than five minutes west of the property, Virginia City is a national historic landmark and is the Madison County seat. During the summer months, Virginia City and Nevada City are open to anyone wishing to learn more about the violent gold mining days of the 1800s. Two fantastic variety shows play during these warmer months. One is the Brewery Follies at the old Brewery, and the other is the Virginia City Players in the Opera House. Several restaurants and bars, shops, museums, tours in a stagecoach and historical fire engine, and many other fascinating events create a varied and bustling culture during the lazy days of summer.

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V Timber Creek Ranch | Ennis, Montana

Bozeman & Big Sky V Timber Creek Ranch is also conveniently located a little over an hour southwest of the university town of Bozeman (population 53,293±), home to Montana State University. Bozeman has received national accolades for its scenic location, endless outdoor activities, and historic downtown. Bozeman restaurants and shops have become favorite places for those who love nature—fishing, hunting, skiing, snowboarding, mountain biking, or hiking. Bridger Bowl Ski Area is a 17± mile drive northeast of Bozeman and offers light, fluffy snow, locally known as the ‘cold smoke,’ and provides a small-town atmosphere with world-class terrain. If you take Highway 191 south from Bozeman, you will pass the entrance to world-class ski resorts, Big Sky Resort and Moonlight Basin, and the Yellowstone Club. If you continue a few minutes further south from the turnoff to Big Sky, you will enter Yellowstone National Park, packed with all the unique scenic and geothermal features for which it has become famous. It also has some of the best trout fishing in the world.

Bozeman; source: www.montana.edu

GETTING THERE The Big Sky Airport is approximately nine miles southeast of Ennis, with a paved and lighted runway of 6,600’(www.airnav.com/airport/KEKS).

Bozeman Yellowstone International Airport is the transportation hub for southwest Montana. Located about 6± miles west of Bozeman and a little over an hour from the ranch, it has a 9,000± foot runway. It is serviced by Delta, United, American Airlines, Jet Blue, Alaska, Allegiant, Frontier, Sun Country, Southwest, and Jet Suite. The airport also caters to corporate and private aircraft and provides hangar rentals. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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V Timber Creek Ranch | Ennis, Montana

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

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RECREATION Fly Fishing The Madison River, less than a 10-minute drive from the property, is arguably the most famous fly fishing river in the world due to its early notoriety from such legendary fly fishers as Joe Brooks, Charles Brooks, and Bud Lilly, as well as its scenic beauty and incredible numbers and size of trout. The river begins in Yellowstone Park at the Gibbon and Firehole Rivers’ confluence and is a productive fishery for its entire 120± miles. The Madison combines with the Jefferson and Gallatin Rivers near Three Forks to form the Missouri River. Throughout its length, the Madison changes character from riffle, run, and pool water to turbulent pocket water to a stretch commonly referred to as “the 50-mile riffle.”

The Madison is known for its dry fly fishing. The resident fish on the Madison’s upper reaches include rainbows, browns, cutthroats, cutbow hybrids, and mountain whitefish. In June, anglers come from all around to fish the world-famous salmon fly hatch. The adult salmon fly is 2-3 inches long and can drive the largest trout in the river to forego their cautious ways and feed with reckless abandon. From blue-wing olives and midges in the springtime, the Salmon fly hatch in June, mayflies, caddis, hoppers, and terrestrials in the summer, and back to blue-wing olives and midges in the fall and winter - throw in some of the best streamer fishing in the State as well as excellent nymph fishing and you’ve got a river that can provide a lifetime of entertainment.

The river is easily waded during the low water months of July through October, when caddis, tricos, hoppers, and various other mayflies dominate the table fare. Streamer fishing can be fantastic throughout the spring, summer and fall, but is particularly enjoyable in the weeks leading up to the salmon fly hatch and again in the fall. There are large fish in this section of the river, where it is possible to land trout up to 24” long.

The following is a quote from the Montana Angling Guide describing a section of the river: “The stretch from Quake Lake to Ennis is referred to as the ‘fiftymile rifle’ or ‘the worlds’ longest riffle’ due to its unrestrained character. The bouncy surface is a significant reason why the Madison is a wonderful river for anglers of all levels to fish. The trout are usually not shy, and when a fly passes through their window of vision, they must ‘take it or leave it’ as the river speed will quickly take the fly out of range.”

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Madison River, source: www.montanaangler.com

Also located nearby is the Ruby River Valley and surrounding towns Alder, Sheridan, and Twin Bridges, all within a 40± minute drive from the property. These are some of the finest locations for trout fishing in the U.S., boasting five world-famous rivers within minutes of each of these towns. The Ruby River twists and turns through the Ruby Valley, creating a paradise of riffles, runs, pools, and undercut banks. The substrate of the river is small cobble, making for a “wader friendly” environment. At its average flow, the Ruby can be easily crossed at the head and tail of most pools. The river is small enough that it is very rarely floated, making it one of the few semi-private fisheries in Montana. It is also well-known for its hatches, including a tremendous trico hatch in August. The Ruby River’s tranquil nature contributes to its fertile ecosystem and makes it very resilient; it is rich in life, including an extremely impressive wild brown and rainbow trout population. The future of the Ruby looks quite positive. Land-owners along the river have become increasingly aware of the Ruby’s value as a world-class fishery and have taken steps to ensure it remains so.

It isn’t easy to find a location in the American West with more quality fly fishing options than south-western Montana. The Madison, Ruby, Jefferson, Gallatin, Beaverhead, Henry’s Fork, and Big Hole Rivers are all within about 20 to 90 minutes of the ranch. The famous Yellowstone River is approximately 2 hours to the east. Extensive miles of trout streams are also accessible in Yellowstone National Park, only a 90± minute drive south. Several tributaries, spring creeks, and mountain lakes in the area will become familiar during exploration of the property’s surroundings. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Hunting & Other Recreation The big game hunting on and around V Timber Creek Ranch is incredible due to its tremendous habitat and direct access to adjacent public land. Madison County is one of Montana’s largest and most sparsely populated counties. As a result of so much open ground, outdoor recreation in the area is plentiful. The seemingly endless acres of adjacent BLM and State land yield outstanding big game hunting for deer, elk, antelope, and moose, and the property is home to good populations of mule deer. There are healthy upland bird populations and good hunting for mountain and sage grouse on the property and surrounding public land. There is various fauna, including fox, coyote, mountain lion, and the occasional bear, as well as a host of bird species throughout the property, including numerous birds of prey. The vast mountain ranges, beautiful meadows and streams, and lush valleys offer a multitude of recreational pursuits, including horseback riding, hiking, hunting, backpacking, bird watching, mountain biking, cross-country skiing, and just relaxing and enjoying the scenery.

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V Timber Creek Ranch | Ennis, Montana

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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V Timber Creek Ranch | Ennis, Montana

CONSERVATION/STEWARDSHIP The entire property is conserved and protected under a conservation easement with the Montana Land Reliance. If you would like more information about this conservation easement, please contact Fay Ranches.

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.

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

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V Timber Creek Ranch | Ennis, Montana

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

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QUICK FACTS • 4,685± deeded acres with stunning mountain views in every direction of seven mountain ranges • Excellent location, about 10 minutes to Ennis, Montana and less than five minutes to Virginia City • Direct access to BLM and State land • Great hunting and mountain lake fishing on and adjacent to the property • Eightmile Creek and Trail Creek run year-round through the property, along with multiple springs • Excellent agricultural income potential • Less than 20 minutes to the Ruby and Madison Rivers • Excellent hiking and horseback riding on the property with access to contiguous public land

SUMMARY V Timber Creek Ranch offers unparalleled recreation opportunities with access to contiguous adjacent public land. This exclusive 4,685± acre property provides a beautiful, tranquil mountain setting with outstanding views of wildlife and surrounding mountain ranges. Excellent hunting opportunities abound on the property, while the ranch is less than 20 minutes from the Ruby and Madison Rivers, providing enticing fly fishing within a short drive.

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V Timber Creek Ranch | Ennis, Montana

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

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PRICE $6,999,999

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please call Branif Scott at 406-579-9599 or Vinny Delgado at (406) 253-0507 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 proper- ties, 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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V Timber Creek Ranch | Ennis, Montana

State of Montana

BLM

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 veracityof 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.

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.

BRANIF SCOTT broker associate Licensed in: MT, WY o. 406-586-4001 | c. 406-579-9599 bscott@fayranches.com

VINNY DELGADO ranch sales Licensed in: MT o. 406-586-4001 | c. 406-253-0507 vdelgado@fayranches.com