Lewistown, MT | 786± acres | Offered @ $2.91M FOREST GROVE RETREAT ®
FOREST GROVE RETREAT
FOREST GROVE RETREAT
TABLE OF CONTENTS
PROPERTY OVERVIEW | 6
AREA INFORMATION | 12
CLIMATE | 17
LOCATION | 18
RECREATION | 20
RANCH OPERATIONS | 24
WATER & MINERAL RIGHTS | 26
IMPROVEMENTS | 28
SUMMARY | 32
BROKER INFORMATION | 34
PROPERTY
OVERVIEW
Combining everything Central Montana has to offer, the 786± deeded acres of Forest Grove Retreat boast over 2.5± miles of the South Fork of McDonald Creek, sweeping mountain views, lush hay meadows, big game and upland bird hunting, new improvements and multiple scenic building sites.
The Forest Grove Retreat is a rarity in the highly sought-after 411 hunting district just 20 minutes from Lewistown with over 2.5 miles of the south fork of McDonald Creek and spanning views of the Little Snowy Mountains, Judith Mountains, and the unmistakable Black Butte. This ranch offers a diverse and healthy habitat for big game, upland birds, turkey, and waterfowl alike.
Prospective Buyers will appreciate the newly built barn and new interior and exterior barbed wire fence lines throughout the entire ranch. This property is ready to immediately support cattle or other livestock. Debatably the best attribute of the property will be the 150± acres of productive sub-irrigated hay fields that meander adjacent to South McDonald Creek. These 786± acres combine everything Central Montana has to offer.
Forest Grove Retreat | Lewistown, Montana
HIGHLIGHTS
• 786± deeded acres just 20 minutes SE of Lewistown, MT
• Approximately 2.5 miles of meandering South Fork of McDonald Creek frontage on both sides
• 150± acres of sub-irrigated lush hay meadows
• Rich riparian area providing excellent habitat for wildlife
• Situated in the infamous 411 elk hunting district
• Home to elk, white-tailed deer, mule deer, pronghorn antelope, upland birds, waterfowl, turkey, and black bearA new functional 30 ft x 60 ft pole barn plus working corrals, high-fenced hay yard, and new fence lines
• Diverse wooded draws with large established aspen groves, healthy pine trees, and colorful chokecherry bushes
• Spanning views of the Little Snowy Mountains, the Judith Mountains and the unmistakable Black Butte
• Multiple stock watering amenities direct from South McDonald Creek, spring collection tanks, and a new propane powered well with two tanks and a float switch
LEWISTOWN, MT | 786± ACRES | OFFERED @ $2.91M
Bill Boyce “ ”
THIS PROPERTY REALLY FEELS BIGGER THAN 786± ACRES, AND IT HAS EVERYTHING A PERSON COULD WANT. THE CREEK, MOUNTAIN VIEWS, TOPOGRAPHY AND VEGETATION FORM A GREAT HABITAT FOR WILDLIFE—PLUS THOSE ATTRIBUTES MAKE A GREAT PLACE FOR A HOME.
Newly-built 30 ft x 60 ft barn and property main access.
AREA INFORMATION
What to do nearby.
LEWISTOWN
Lewistown is an agricultural community located at the geographic center of Montana in the vast Judith Basin. The town features many well-preserved historic businesses and homes. Although mostly rolling prairie, farms, and ranches, the Lewistown area features five beautiful mountain ranges, the Snowies, the Judiths, the Moccasins, the Belts, and the Highwoods from which grand 100-mile vistas stretch out below. Picturesque landscapes, mountain terrain, and small quiet towns typify the area.
Lewistown is also a family-friendly community that combines the ambiance of Montana’s natural beauty with the authenticity of our rural western lifestyle. Lewistown has a true four-season climate, with an abundance of events, activities and recreation to keep you busy no matter the weather.
The surrounding farm and ranch lands provide a rich base for a solid agricultural economy. A strong hub of construction and manufacturing businesses provides diverse employment opportunities. A growing healthcare industry is stimulating a demand for jobs in the local medical markets. With springfed Big Spring Creek quietly meandering through town and mountain ranges encircling the community, a multitude of recreational opportunities are readily available. Easy access to public lands and plentiful rivers, lakes, and streams ensure world-class hunting, year-round fishing, and plenty of choices for hiking, mountain biking, horseback riding, cross-country skiing, snowmobiling, and more.
Big Spring Creek, picture not taken on subject property.
FOREST GROVE
The Forest Grove Retreat earns its namesake due to its proximity overlooking the historical homestead area of Forest Grove. At the junction of Tyler Creek and McDonald Creek, the grove of dense forest trees found in the fertile valley was home to a thriving ranching community. The homesteaders of 1885 ran large flocks of sheep and herds of cattle. By 1913, the town had a new public school and a community center. Livestock, grain, hay, and timber were all industries that supported the families for generations. Today, the post office is still in operation, as well as the community meeting center, historical church, and cemetery.
Image courtesy of the Montana State Library.
Big Spring Creek, picture not taken on subject property.
AIRPORTS
DOMESTIC AIRPORTS
BILLINGS-LOGAN INT. AIRPORT (BIL/KBIL)
BILLINGS, MT | 128 MILES
BOZEMAN YELLOWSTONE INT. AIRPORT (BZN/KBZN)
BOZEMAN, MT | 192 MILES
PRIVATE AIRPORTS
LEWISTOWN MUNICPAL AIRPORT (KLWT)
LEWISTOWN, MT | 20 MILES
Lewistown Municipal Airport can accommodate a wide variety of private aircrafts. With three runways, the longest at 6,100 ft., this full service FBO airport is ideal for regional jet series sized aircrafts.
CLIMATE
AVERAGE ELEVATION
4,075 FT
AVERAGE RAIN PER YEAR 19 INCHES
AVERAGE SNOW PER YEAR 91 INCHES
SUMMMER AVERAGE HIGH
80 DEGREES, HOTTEST MONTH IS JULY
AVERAGE WINTER LOW
12 DEGREES, COLDEST MONTH IS JANUARY
AVERAGE SUNNY DAYS PER YEAR 201 AVERAGE DAYS OF PRECIP. PER YEAR
LEWISTOWN
GRASS RANGE
FOREST GROVE RETREAT
LOCATION & ACCESS
Located a quick 20-minute drive southeast of Lewistown on a well-maintained road and accessible all year, Forest Grove Retreat is perfectly situated in the shadows of the Little Snowy Mountains. While the location gives you a sense of privacy with plenty of elbow room, the drive to town for any and all amenities is short and simple. A property of this size with this much diversity within a reasonable commute to Lewistown is hard to find in today’s market. Lewistown Municipal Airport can accommodate a wide variety of private aircraft and offers a full FBO service. Billings Logan International Airport is located just 2 hours away and offers commercial flights while the Bozeman Yellowstone International Airport is located 2.5 hours away, the largest airport in the state of Montana.
HUNTING
Famous for its trophy elk and sizable white-tailed and mule deer populations, the 411 hunting district is a highly sought-after location for big game and bird hunters alike. The Little Snowy region and this area in particular is home to a large transitory elk herd with trophy-sized bulls harvested every year. The combination of tree covered draws, improved forage resources, vast year-round water supply, and diverse topography provides a thriving wildlife habitat. With a rich riparian area of the South Fork of McDonald Creek, the Forest Grove Ranch also supports healthy populations of upland bird and waterfowl species including pheasants, turkey, sharp-tailed grouse, Hungarian partridge, ducks, and geese.
FISHING
Big Spring Creek, Lewistown
The most notable local fishery is Big Spring Creek, one of Montana’s best-kept secrets. At 30 miles long, it is the largest spring creek in the state and the third-largest spring creek in the world. The creek originates from a first-magnitude artesian spring and runs through Central Montana passing through Lewistown. Big Spring Creek is on average 38 feet wide and 18 inches deep, provides 99.9% pure, ice-cold water, and is fishable year-round. The creek runs through Lewistown and also in a channel underneath the town, providing a fresh water supply. The waterway has long been a part of Montana’s history, used as a campground during the Nez Perce war in 1877, irrigation for Lewistown and power for a flour mill in the early 1900’s and host to a WPA trout hatchery in the 1930’s. Today, the creek is best known for trout fishing, with anglers landing rainbow trout up to 16 inches and brown trout up to 19 inches in the estimated 1,500 catchable fish per mile.
Judith River
Just West of Lewistown, the Judith River is home to diverse fish populations including Brook, rainbow, and brown trout. Starting in the Little Belt Mountains, it flows for 125 miles to the confluence with the Missouri River. In the upper stretches, the Judith River flows through some wide, scenic agricultural valleys that are flanked by the scenic Little Belt Mountains. Following this, the Judith flows through the broad and arid plains on its way to the Missouri River.
Missouri River
Located 1 hour north of Lewistown and nicknamed, “the Mighty Mo”, the Missouri River is a popular destination for those in search of walleye and blue ribbon trout fishing. According to Central Montana Tourism, “The Missouri River 529,350 encompasses square miles and it flows 2,341 miles from its headwaters at the confluence of the Gallatin, Madison, and Jefferson Rivers in the Rocky Mountains at Three Forks, Montana, to its confluence with the Mississippi River at St. Louis, Missouri. The Wild and Scenic Missouri River designation is a spectacular Montana valley with striking rock formations and diverse flora and fauna. The Wild and Scenic Missouri River stretches 149 miles from Fort Benton to BLM’s Kipp Recreation Area north of Grass Range. Visitors enjoy scenic vistas that remain much as first described by Lewis and Clark in 1805. The Missouri River was the major water route to the Rocky Mountain west from the time of Lewis and Clark until the arrival of the railroads in the late 1800’s.”
Fort Peck Lake Reservoir and Crooked Creek Campground
At the west end of the famous Fort Peck Reservoir, the Crooked Creek area is a frequent destination for fishermen after sizable walleye plus, a popular ice fishing location in the winter months, and a memorable palace for paddle fishing. According to Visit MT, “More than 50 different kinds of fish swim in Fort Peck Reservoir, Montana’s largest body of water. The lake is about 134 miles in length and has a maximum depth of 220 feet when full. There are over 1,520 miles of shoreline, longer than the California coast. The reservoir was created from 1933 through 1937 by constructing a 3.8 mile-long dam across the Missouri River. Some of the hotly pursued species include walleye, northern pike, paddlefish, sauger, lake trout, smallmouth bass and chinook salmon. Surrounding this large expanse of water is the Charles M. Russell (CMR) National Wildlife Refuge, managed by the US Fish and Wildlife Service, which provides over one million acres of public land for fishing, hiking, hunting, camping, bird-watching, and other outdoor recreation.”
HIKING & OTHER RECREATION
With an accessible road system throughout the entire property, Forest Grove Retreat offers endless recreation whether it be hiking, biking, or exploring the ranch in an ATV. Surrounded by the mountainscapes of the Little Snowy Mountains, Judith Mountains, and Moccasin Mountains, the opportunity to explore is truly endless. The city of Lewistown proudly boasts a trail system in town for locals to enjoy, while grand hikes and impressive sites are just a stone’s throw away.
The Big and Little Snowy Mountains
According to the United States Forest Service:
The Little Snowy Mountain range has a rich cultural history, beginning with first peoples then homesteading. Today, large ranches maintain the open character of the area. The Little Snowies are separated from the Big Snowies by a subtle break in topography. It is characterized by foothills that are partially forested with mostly ponderosa pine. In general, the country is semi-arid and dominated by grassy vegetation. Landform is rolling with slopes that are gentle to flat, except where creeks have dissected them. The major drainages are Willow Creek and the North Fork of Pole Creek, both of which drain south to the Musselshell River.
The Big Snowy Mountains have long been a unique and revered destination and are higher in elevation and larger in size than the Little Snowies range. The spine of the dominant landform runs east-west for approximately 25 miles, and 10 miles north-south. Middle elevations are clad with coniferous trees. At the highest elevations, the forest transitions into a tree-less plateau of alpine that is characterized by rock and tundra. Slopes vary from steep rocky canyons to gentle benches.
Streams flowing out of the north side of the Big Snowies flow into the Judith River. Those flowing out of the south side flow into the Musselshell River. Many streams originate in steep-walled, amphitheater-like basins and emerge out through canyons. The climate and porous limestone imbues a dry character to the range.Crystal Lake is one of the Big Snowies’ crown jewels. It is a shallow lake of natural origin, roughly 15 ft at its deepest and underlain by a bed of limestone. There are a number of developed recreation sites along Crystal Lake including a campground, day use areas, boat launch, trailhead, and cabin rental. Several dispersed trails take off from this location and provide access to interesting interpretive points such as the Ice Caves. The geographic areas karst topography conceals many caves. Floristically, the Big Snowies are unique with many vegetation types compressed into the same area. Fire was the historic driver of plant communities.
RANCH OPERATIONS
Of the 786± deeded acres, there are roughly 150± acres of high-yielding hay fields of which the majority is currently seeded into new stand roundup-ready alfalfa. These meadows have some sub-irrigated areas and yield one cutting per summer and an average 1.5-2.0 tons per acre in a typical year with the residual being grazed by cattle in the late summer or early fall.
Ready to immediately support cattle or other livestock, the newly built improvements and brand new fences make this operation stand out. The well-designed corral system provides the ability to work cattle efficiently in a low-stress environment. Forest Grove Retreat can support roughly 50-75 animal units in the summer months and you can graze cattle on the residual growth of the hayfields in the fall months. The cattle and hay operations are currently leased out on a year-to-year basis. There is a noncontiguous 155± BLM grazing lease that is currently being subleased, and will transfer to the new owner.
WATER RIGHTS
WATER RIGHT WR TYPE PURPOSE PRIORITY DATE SRCE NAME
40B 30016408 GROUND WATER CERTIFICATE DOMESTIC; STOCK 8/12/2005 GROUNDWATER
40B 208163 00 STATEMENT OF CLAIM STOCK 1/1/1948 UNNAMED TRIBUTARY OF MCDONALD CREEK, NORTH FORK
40B 205619 00 STATEMENT OF CLAIM STOCK 12/31/2010 SPRING, UNNAMED TRIBUTARY OF LYONS GULCH CREEK
40B 30152180 GROUND WATER CERTIFICATE STOCK 2/16/2021 GROUNDWATER
All water rights owned by the Seller will convey to the Buyer at closing, and all required filings with the Department of Natural Resources and Conservation (DNRC) will transfer the current water rights as they exist - with no warranty of future viability. Water rights in the State of Montana are subject to re-adjudication by the DNRC and may be determined by the court to be modified in validity, amount, priority, date, and place of use. All mineral rights owned by the Seller for the subject property will convey to the Buyer at closing.
IMPROVEMENTS
Whether it’s for pairs or to run yearlings, all cattlemen and prospective property owners will appreciate the brandnew barbed wire perimeter and interior fence lines. At the entry of the property sits a new metal 30 ft x 60 ft heated barn/garage designed to be practical and functional. Half of the barn sits on a concrete slab with an overhead 1-bay garage door to store equipment, plus two rooms that can function as a vet or supply room, reloading station, or grain room. The barn area is extremely well-lit with an overhead heater and features a run-in alley leading to a Powder River indoor chute that sits on concrete. There are 4 stalls that are situated for calving or keeping horses, plus another overhead garage door leading out to a well-thought-out corral. Designed with low-stress and efficient cattle handling in mind, the layout of the pens features a windbreak, round pen, multiple smaller lots with 2 waterers plus another concrete pad for an outdoor chute.
To round out the improvements, there is a 500-gallon propane tank, a pump house, a yard light, a high-fenced hay storage yard, corrugated metal grain bin, a water spigot, and an outhouse all located at the entry gate of the property. In the far southern pasture of the ranch, there is a propane fueled generator that runs a well pump to 2 livestock water tanks that is automated with a float switch. With power already accessible to the property, there are multiple scenic building sites that would be suitable for a private home that would feature sweeping mountain views and a tranquil creekside setting.
CONDITIONS OF SALE
• All purchase offers must be in writing and specify an earnest money amount equal to no less than 5.00% of the Buyer’s offering price. Earnest monies shall be deposited in escrow within 5 business days of acceptance of the offer by both parties.
• All Buyers must provide the contact information of the Buyer’s banker or financial institution that can assist the Sellers and their agents in validating the Buyer’s financial ability to execute the transaction. All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the property.
• The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at the Buyer’s expense. Title to the real property will be conveyed by warranty deed.
• All of the Ranch’s water rights will be transferred to the Buyer and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing.
TERMS
The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Seller may acquire.
This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., is intended only as generic guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Western Ranch Brokers. Prospective Buyers should verify all information to their sole and complete satisfaction.
WESTERN RANCH BROKERS
OUR TEAM
MEET THE BROKERS
BILL BOYCE
Broker (Licensed in MT)
(406) 366-1473
bill@westernranchbrokers.com
With a lifetime of running ranches and more than 15 years of experience on both sides of the fence—representing buyers and sellers—Bill occupies a unique position in the ranch brokerage business. His passion for first-hand, bootson-the-ground knowledge is as rooted as his Montana legacy while his experience means he understands the complexities of each transaction.
His business instincts paired with his ranching know-how prove invaluable to a broad spectrum of people. Before, during, and after a ranch sale, Bill’s steady demeanor and willingness to share his lifetime’s worth of knowledge allows a ranch’s legacy to carry on under new ownership.
CALEB CAMPBELL
Broker (Licensed in MT & WY) (406) 579-6812
caleb@westernranchbrokers.com
Caleb is a 4th generation Montanan from a family known for business integrity, land stewardship, and well-bred Quarter Horses. Caleb’s background pairs nicely with his modern world understanding and worldly experience— he’s traveled to six continents, studied abroad in Scotland, and worked on a New Zealand cattle station, all before settling down to continue the family traditions in Montana.
When he’s not working for real estate clients, he can be found working with his young horses, at a team roping jackpot, hunting and fishing across Montana, or at home settled on the family ranch with his wife and his two daughters.
LET OUR EXPERIENCE LEAD THE WAY
The team at Western Ranch Brokers brings a level of expertise and hands-on ranch experience you won’t find anywhere else. We are here to ensure you have a reliable, trustworthy, hardworking advisor when buying or selling a ranch. Our handshake is backed by a team of tireless professionals committed to your interests.
RELATIONSHIPS IN REAL ESTATE
Montana law requires real estate licensees who are acting as agents of sellers or buyers of real property to advise the potential sellers or buyers with whom they work of the nature of their agency relationship.
SELLERS AGENTS
A seller’s agent, under a listing agreement with the seller, acts solely on behalf of the seller. A seller can authorize a seller’s agent to work with subagents, buyer’s agents and/or transaction coordinators. A subagent of the seller is one who has agreed to work with the listing agent, and who, like the listing agent, acts solely on behalf of the seller. Seller’s agents and their subagents will disclose to the seller known information about the buyer which may be used to the benefit of the seller. Individual services may be waived by the seller through execution of a limited service agreement.
BUYERS AGENTS
A buyer’s agent, under a buyer’s agency agreement with the buyer, acts solely on behalf of the buyer. A subagent of the buyer is one who has agreed to work with the buyer’s agent with who, like the buyer’s agent, acts solely on behalf of the buyer. Buyer’s agents and their subagents will disclose to the buyer known information about the seller which may be used to benefit the buyer. Individual services may be waived by the buyer through execution of a limited service agreement.
DUAL AGENTS
A real estate licensee can be the agent of both the seller and the buyer in a transaction, but only with the knowledge and informed consent, in writing, of both the seller and the buyer. In such a dual agency situation, the licensee will not be able to disclose all known information to either the seller or the buyer. As a dual agent, the licensee will not be able to provide the full range of fiduciary duties to the seller or buyer. The obligations of a dual agent are subject to any specific provisions set forth in any agreement between the dual agent, the seller and the buyer.
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