Heintz Ranch

®

HEINTZ RANCH M O CCASI N, M T

$ 4 , 300 , 000

1 , 497± ACR E S

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CONTENTS P R O P E R T Y O V E R V I E W � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4 L O C A T I O N & C L I M A T E � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1 0 T H E A R E A � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1 6 R E C R E AT I O N ���������������������������������������������������������� 1 8 G E N E R A L O P E R AT I O N S ����������������������������������������� 2 2 W A T E R R I G H T S � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2 8 IMPROVEMENTS ���������������������������������������������������� 32 S U M M A R Y � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 3 6 OUR TEAM ������������������������������������������������������������� 40 R E L AT I O N S H I P S I N R E A L E STAT E � � � � � � � � � � � � � � � � � � � � � � � � � 4 2

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PROPERTY OVERVIEW Located in the heart of Montana’s Judith Basin, this productive 1,497± acre ranch offers an outstanding combination of productive pasture, farming potential, and scenic beauty. Designed for efficient livestock management, the property features several cross-fenced pastures, a reliable well and water pipeline system, abundant grass resources, usable corrals, and a small feedlot. The soil complex on this ranch is one of the best in Montana and provides reliable forage year after year.

The ranch includes approximately 150± acres of sub-irrigated hay ground, providing quality winter feed for cattle.

Improvements include a functional shop and livestock facilities that support day-to-day ranch operations. This is one of the more user-friendly and low-maintenance cattle ranches available in the market. The current owners rate the carrying capacity of the ranch at 180 AU on a year-round basis, and 230 AU on a 6-7 month grazing season.

With views of the Judith Mountain, productive agricultural resources, and easy access from a county-maintained road, this well-balanced ranch presents an exceptional opportunity to own a versatile cattle and farming property in one of Central Montana’s most desirable ranching regions.

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PROPERTY OVERVIEW

>1,497± deeded acres in the productive Judith Basin, featuring 155± acres currently seeded to a grass/alfalfa mix and approximately 950± acres of historically farmed ground > Owner-rated estimated carrying capacity of 230 Animal Units (AU) during a 6–7 month grazing season, or approximately 180 AU on a year-round basis > A well-developed water distribution system, combined with the property’s naturally sub-irrigated characteristics, provides dependable stock water throughout the ranch > Cross-fenced into fifteen pastures, very suitable for rotational grazing management > Full set of working corrals and five livestock feed pens equipped with shelter sheds and Thermosink waterers

> Established shelterbelts of chokecherry and caragana provide exceptional cover and habitat for abundant populations of Hungarian partridge, sharp-tailed grouse, and ring-necked pheasants, while a healthy population of whitetail deer regularly frequents the property > Improvements include a functional shop with concrete flooring and power, a two-car garage, and grain storage silos, along with an attractive building site for a future home > Sweeping views of the Judith Mountain, and easily accessible off a well-maintained county road > The ranch is bordered by a total of 720± acres of State ground

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T H I S R A N C H W O U L D B E A G R E AT A D D I T I O N TO A N Y E X I ST I N G O P E R AT I O N O R F I T T H E FIRST-TIME RANCHER WHO WANTS A LOWO V E R H E A D, E F F I C I E N T CAT T L E R A N C H T H AT I S O P E R A T I O N A L L Y T U R N - K E Y. T H E F E N C E S , C O R R A L S , WAT E R SYST E M , A N D F O R A G E A R E ALL THERE, AND THE PRIDE OF OWNERSHIP I S E V I D E N T . R E C R E A T I O N A L L Y, T H I S A R E A IS KNOWN FOR ITS EXCELLENT UPLAND B I R D S , I N C L U D I N G R I N G N E C K P H E A S A N T, S H A R P TA I L G R O U S E , A N D H U N G A R I A N PA R T R I D G E . T H E W I N G S H O O T E R S W I L L A P P R E C I AT E T H E A L R E A DY G R E AT B I R D HUNTING, AND THE POTENTIAL FOR E X PA N S I O N O F T H E B I R D H A B I TAT.

CALEB CAMPBELL

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PROPERTY OVERVIEW

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PROPERTY OVERVIEW

RANCH H ISTORY Historically, this region in general and this ranch in particular have been known for quality small-grain production. At one time, the majority of the property was under tillage and in grain production. It has since been converted back to an improved pasture forage mix. The black-soil on the property allows for the improved pasture to far outproduce any native range forage stands.

After converting from a grain farm to a grass ranch, the property was owned and operated by a local reputable registered Angus cattle ranch. The 15 pasture layout was particularly designed for small group breeding for the registered ranch, and a well-thought-out and functional water distribution system was installed along with a deep water artesian well that supplements a shallow well.

The current owners run a commercial Angus cow/calf operation on the ranch. Heifers are fed and developed over the winter in the feedlot, and cattle graze out until winter sets in. During mild winters, the cattle can graze out with very little hay supplementation.

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L O C AT I O N & A C C E S S

HEINTZ RANCH

MOCCASIN, MT

HOBSON, MT

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LOCATION & CLIMATE

LO CAT I O N Located just West of Hobson and Moccasin, and 30± miles from Lewistown, the Heintz Ranch sits under 2± miles north of the Judith River along the Moccasin Bench in Judith Basin County. The ranch is bordered by State ground to the South and the West.

NEARBY CITIES & TOWNS

LEWISTOWN, MT

MOCCASIN, MT

3.9 MI

HOBSON, MT

8.5 MI

UTICA, MT

10 MI

LEWISTOWN, MT

31 MI

G R E AT FA L L S , M T

77 MI

AIRPORTS BILLINGS-LOGAN INTL. AIRPORT BILLINGS, MT

142 MI

BOZEMAN YELLOWSTONE INTL . AIRPORT BOZEMAN, MT

169 MI

G R E AT FA L L S I N T L . A I R P O R T G R E AT FA L L S , M T

80 MI

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ACCESS Easily accessible off of Highway 87, and onto Macaroni Rd/County Road 308, which is a well-kept and easily traveled gravel road.

C L I M AT E AV E R AG E E L E VAT I O N

4,300 FT

AV E R AG E R A IN PE R Y E A R

15-16 IN

AV E R AG E SN OW PE R Y E A R

47 IN

AV E R AG E SU M M E R HI G H

JUL, 82°

AV E R AG E WIN T E R LOW

DEC, 13°

AV E R AG E S U N N Y DAY S P E R Y E A R

220

AV E R AG E DAY S O F P R E C I P I TAT I O N P E R Y E A R

82

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LOCATION & CLIMATE

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THE AREA

JUDITH BASIN The Judith Basin is one of Montana’s most historic and productive agricultural regions. Located in central Montana and surrounded by the Little Belt, Big Snowy, Highwood, and Judith Mountains, the basin was long used by Indigenous peoples, including the Apsáalooke (Crow), Blackfeet, and other tribes who hunted bison across its grasslands. The region later became part of the fur trade and exploration routes of the nineteenth century, including areas traveled by explorers associated with the Lewis and Clark era.

During the late 1800s, the Judith Basin became cattle country. Large ranches spread across the open range, and cowboys, stock growers, and settlers moved into the area. The landscape and people of the basin famously inspired the western artist Charles M. Russell, who spent years working and traveling in the region and later used it as the setting for many of his paintings.

The greatest transformation came during the homestead boom of the early twentieth century. Encouraged by federal land laws and promises of fertile farmland, thousands of settlers arrived between roughly 1908 and 1915. The extension of the Great Northern Railway into central Montana opened the region to large-scale grain production. Wheat became king, and towns sprang up along the railroad lines to serve farmers and ranchers.

Agriculture remains the foundation of the Judith Basin economy today. Wheat, barley, hay, and cattle dominate the landscape. The establishment of Montana State College’s dryland farming research station near Moccasin in 1908 helped farmers adapt to the semi-arid climate and contributed significantly to agricultural development throughout central Montana.

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THE AREA

BENCHLAND Benchland is a historic agricultural community in the heart of the Judith Basin that emerged during Montana’s homestead era. Named for its location on a broad elevated plain, or “bench,” above the surrounding countryside, the town experienced rapid growth after the arrival of the Great Northern Railway in 1909. The railroad transformed Benchland into an important shipping center for grain and livestock, serving the surrounding farms and ranches that helped establish the region’s agricultural reputation. That same year, Montana State College established a nearby experimental farm where researchers developed dryland farming practices and crop varieties suited to central Montana’s climate. Although the community was affected by the decline of the homestead boom following World War I, Benchland remains an enduring part of the Judith Basin’s agricultural heritage, with its iconic grain elevators continuing to stand as landmarks on the prairie.

LEWISTOWN Located at the geographic center of Montana in the heart of the Judith Basin, Lewistown is a vibrant, family-friendly community that blends the natural beauty of central Montana with the authenticity of a western lifestyle. Supported by a strong agricultural foundation, the local economy is further strengthened by thriving construction, manufacturing, healthcare, and service industries. Lewistown offers a true four-season climate and an abundance of community events, recreational opportunities, and outdoor pursuits throughout the year.

Spring-fed Big Spring Creek meanders through town, while five surrounding mountain ranges, the Snowy, Judith, Moccasin, Little Belt, and Highwood Mountains, provide stunning scenery and endless opportunities for adventure. Easy access to public lands, rivers, lakes, and streams supports world-class hunting, year-round fishing, hiking, mountain biking, horseback riding, skiing, snowmobiling, and more. Rich in history and western character, Lewistown features a charming downtown with well-preserved historic buildings, locally owned shops and restaurants, quality healthcare, K-12 education, and the conveniences of modern amenities. With picturesque landscapes, expansive agricultural lands, and breathtaking 100-mile views, Lewistown offers an exceptional quality of life in the heart of Montana.

MOCCASIN Located in the productive Judith Basin of central Montana, Moccasin is a historic agricultural community surrounded by some of the state’s most fertile farming and ranching country. Established during Montana’s homestead era, the area has long been recognized for its grain production and agricultural innovation, anchored by the nearby Montana State University Central Agricultural Research Center. Despite its small size, Moccasin continues to serve the local agricultural community with a post office and convenient access to Ackley Lake State Park, which offers fishing, boating, camping, and wildlife viewing opportunities. Surrounded by rolling grain fields and expansive ranchlands, Moccasin embodies the quiet charm, scenic open spaces, and enduring agricultural heritage that continue to attract landowners, producers, and outdoor enthusiasts alike.

HOBSON Hobson, Montana, is a close-knit rural community in the heart of Judith Basin County, known for its strong agricultural heritage, family-oriented atmosphere, and active community involvement. The town is served by Hobson Public Schools, a K–12 district that plays a central role in community life through academics, athletics, and extracurricular activities.

Residents benefit from a safe, small-town environment where local events, school programs, churches, and civic organizations help foster strong connections among neighbors.

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R E C R E AT I O N

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RECREATION

HUNTING The Heintz Ranch offers a combination of natural wildlife habitat with intentionally added vegetation improvements that support abundant populations of upland game birds and whitetail deer. Established shelterbelts of chokecherry and caragana were intentionally planted to enhance habitat for Hungarian partridge, sharp-tailed grouse, and ring-necked pheasants, all of which can be found throughout the ranch in healthy numbers. Reliable forage, plentiful cover, and dependable water sources further contribute to an ideal environment for whitetail deer. Located within Montana Hunting District 418 in Region 4, where general deer licenses provide accessible hunting opportunities, the Heintz Ranch offers exceptional recreational appeal for hunters and wildlife enthusiasts alike.

FISHING Additional outdoor recreation can be found a few short minutes from the ranch. Nearby Ackley Lake is known for its rainbow trout fishery and occasional trophy tiger muskie. The Judith River supports a variety of trout species throughout its drainage, while Big Spring Creek is widely recognized as one of Montana’s premier spring creeks, offering consistent water temperatures, outstanding fly-fishing opportunities, and healthy populations of brown and rainbow trout, with fish commonly measuring 12 to 18 inches and occasional trophy-class catches. With the Little Belt, Moccasin, and Judith Mountains all within easy reach, the Heintz Ranch enjoys convenient access to exceptional hiking, hunting, fishing, and outdoor recreation throughout the heart of Central Montana.

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Excellent wildlife habitat supporting healthy populations of whitetail deer, pheasants, sharp-tailed grouse, and Hungarian partridge.

Nearby access to premier fishing on Big Spring Creek, the Judith River, and Ackley Lake Ideally situated near the Little Belt, Moccasin, and Judith Mountains, offering exceptional hunting, hiking, and outdoor recreation Located in Montana Hunting District 418, providing convenient access to Region 4 hunting opportunities

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G E N E R A L O P E R AT I O N S The property is currently managed as a component of a larger regional cattle operation that focuses on commercial Black Angus production. The ranch is well-suited for cattle, and could easily be transitioned into a registered cattle ranch with little to no improvements needed. The feedlot pens adjacent the buildings are well-suited for heifer development or registered bulls. The improvements on the ranch are all highly functional and not over-bearing. The ranch is streamlined to accommodate cattle production at a low labor cost. The strong grass and abundance of water produce good gains on calves each and every year. This ranch is reliably consistent in its production.

Currently, the ranch runs around 180 pairs on a year-round basis. Depending on the ranch’s hay needs, the current owner will elect to harvest dryland hay off the 150± acres of dryland hay mix. Some years, those hayfields are left unharvested and used as fall/winter pasture. A new owner could very well cut more than 150± acres of dryland hay if desired.

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OPERATIONS

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Owner-rated estimated carrying capacity of 230 Animal Units for a 6-7 month grazing season, or approximately 180 cow/calf pairs year-round

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150± acres are currently in a dryland hay mix, and harvest 1.5-2T on 1 cutting of hay. Depending on the operation, these fields can be left unharvested and used for grazing in the fall

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Growth in hay production is available, as historically, the vast majority of the ranch was in grain production The infrastructure in place, the outstanding soil, and the reliable water sources offer a lot of operational diversity, which is a true rarity in today’s ranch market

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OPERATIONS

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W AT E R R I G H T S

WAT E R R I G H T

WR TYPE

PURPOSE

P R I O R I T Y DAT E

41S 30131201

Groundwater

DOMESTIC

12/31/1910

41S 30131202

Groundwater

STOCK

12/31/1910

41S 12554-00

Surface Water

STOCK

6/1/1945

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WATER RIGHTS

SOURCE NAME

DIVERSON

M AX F LO W RAT E

MAX VOLUME

PLACE OF USE

Groundwater

Well

35 GPM

12.25 AF

4.30 ac in W2SWSW Sec. 21

Groundwater

Well

35 GPM

Based on livestock use

SESWSW Sec. 21

Unnamed Tributary of Judith River (Spring Creek)

Dam / Reservoir

Historic use

Based on livestock use

E2SENW Sec. 33

O W N E R S H I P O F WAT E R R I G H TS I N M O N TA N A 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.

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IMPROVEMENTS

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IMPROVEMENTS

The improvements on the Heintz Ranch are truly turnkey and thoughtfully designed for efficient cattle operations. Built with the working rancher in mind, the property’s infrastructure has stood the test of time and reflects a high level of functionality and stewardship. Improvements include a functional shop with power and a concrete floor, a 2-bay garage, eight grain storage silos, and an attractive homesite offering the opportunity for future residential construction.

Livestock facilities feature 15 fenced pastures designed to support effective rotational grazing, four holding pens equipped with windbreaks, shelters, and Thermosink water systems, and meticulously maintained railroad tie and wooden board working facilities. A well-designed water distribution pipeline system supplies livestock water tanks throughout the ranch and is supported by both a deep artesian well and a shallow well, providing reliable water resources across the property. Pride of ownership is evident throughout this exceptionally functional and well-maintained operation.

IMPROVEMENT HIGHLIGHTS

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A functional shop with power and a concrete floor plus a 2-bay garage also with a concrete floor, and an attractive building site for a future home plus 8 grain storage silos

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15 total fenced pastures to support easy rotational grazing and 4 holding pens, each with windbreaks, shelters, and Thermosink Water Systems

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Railroad tie and wooden board cattle working pens, all meticulously maintained and fully operational and ready to support cattle immediately

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A well-thought-out and functional water distribution pipeline system that feeds livestock water tanks throughout the ranch, along with a deep water artesian well that supplements a shallow well

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Shelter belts of Chokecherry and Caraganda bushes have been strategically planted throughout the property to enhance the wildlife habitat for the upland bird species

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SUMMARY

HEINTZ RANCH M OCCAS I N , M T

$ 4 , 3 00 , 0 00

1, 4 97± AC R ES

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SUMMARY

SUMMARY Combining exceptional diversity, productivity, and operational efficiency, the Heintz Ranch encompasses 1,497± deeded acres in Montana’s highly soughtafter Judith Basin, the agricultural heart of central Montana. Featuring productive pastureland, approximately 150± acres of sub-irrigated hay ground, reliable water resources, and one of the region’s premier soil complexes, the ranch is well-equipped for efficient cattle and agricultural operations.

Extensive cross-fencing, a well-developed water pipeline system, functional livestock facilities, and a shop support a carrying capacity of approximately 180 animal units on a year-round basis or 230 animal units during a 6–7 month grazing season. Complementing its agricultural strengths, the property offers excellent upland bird and whitetail deer habitat, sweeping views of the Judith Mountains, and convenient access via a county-maintained road, creating a rare opportunity to own a highly productive yet recreationally appealing ranch in one of Montana’s most desirable ranching regions.

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1,497± deeded acres in the productive Judith Basin, featuring 155± acres currently seeded to a grass/alfalfa mix and approximately 950± acres of historically farmed ground Owner-rated estimated carrying capacity of 230 Animal Units (AU) during a 6–7 month grazing season, or approximately 180 AU on a year-round basis A well-developed water distribution system, combined with the property’s naturally sub-irrigated characteristics, provides dependable stock water throughout the ranch Cross-fenced into fifteen pastures, very suitable for rotational grazing management Full set of working corrals and five livestock feed pens equipped with shelter sheds and Thermosink waterers Established shelterbelts of Chokecherry and Caragana provide exceptional cover and habitat for abundant populations of Hungarian partridge, sharptailed grouse, and ring-necked pheasants, while a healthy population of whitetail deer regularly frequents the property Improvements include a functional shop with concrete flooring and power, a two-car garage, and grain storage silos, along with an attractive building site for a future home Sweeping views of the Judith Mountains, and easily accessible off a wellmaintained county road The ranch is bordered by a total of 720± acres of State ground

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SUMMARY

CONDITIONS OF SALE • All purchase offers must be in writing and specify an earnest money

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•

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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.

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OUR TEAM

L E T O U R E X P E R I E N C E L E A D T H E 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.

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OUR TEAM

BILL BOYCE Broker (Licensed in MT) (406) 366-1473 bill@westernranchbrokers.com Bill occupies a unique position in the ranch brokerage business as a Montana native and ranch owner himself. His passion for firsthand, boots-on-the-ground knowledge is as rooted as his Montana legacy while his experience means he understands the complexities of each transaction. 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 clients, he can be found working with his young horses, hunting and fishing across Montana, or at home settled on the family ranch with his growing family.

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RELATIONSHIPS IN REAL ESTATE

R E L AT I O N S H I P S I N R E A L E S TAT E

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M O N TA N A 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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