Rainbow Lands Ranch

®

RAINBOW LANDS RANCH A B SAR OK EE , M T

$2,500,000

1 46± TOTAL AC R ES

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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 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 8 R E C R E AT I O N ���������������������������������������������������������� 1 4 T H E A R E A � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1 6 O P E R AT I O N S ���������������������������������������������������������� 1 8 W A T E R R I G H T S � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2 0 N E A R B Y AT T R A C T I O N S ����������������������������������������� 2 2 S U M M A R Y � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2 4 OUR TEAM ������������������������������������������������������������� 26 R E L AT I O N S H I P S I N R E A L E STAT E � � � � � � � � � � � � � � � � � � � � � � � � � 2 8

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PROPERTY OVERVIEW This Stillwater River property encompasses approximately 150 acres in a highly desirable stretch of south-central Montana, located between the communities of Absarokee and Columbus. Rainbow Lands Ranch features a strong mix of flood-irrigated agricultural ground, open pasture, and riparian river frontage, creating a versatile holding with both productive and recreational value.

A meaningful portion of the acreage is supported by flood irrigation, providing reliable agricultural utility, while the balance of the property transitions naturally into pasture and river corridor. The Stillwater River frontage enhances the property’s recreational appeal, offering fishing, wildlife habitat, and hunting opportunities typical of this well-regarded river system.

The surrounding area is known for its agricultural heritage, scenic views, and access to outdoor recreation, while maintaining convenient proximity to regional services and amenities. The property’s combination of water resources, land diversity, and location makes it suitable for a range of ownership objectives, including agricultural use, recreational enjoyment, or long-term land investment.

4 | Let our experience lead the way.

PROPERTY OVERVIEW

> 146.31± deeded acres located along the Stillwater River in south-central Montana

> The irrigated ground is well suited for hay production or grazing

> Approximately 77.73± acres are flood irrigated, supported by strong historical water rights that contribute to consistent agricultural production

> Multiple well-positioned locations suitable for future development or building sites, allowing separation from agricultural operations while taking advantage of views and access

> The remaining 68.58± acres are comprised of recreational pasture and riparian land associated with the river corridor > Nearly one-half mile of accessible Stillwater River frontage, enhancing both recreational value and natural amenity appeal > River access and habitat support high-quality fishing, wildlife presence, and hunting opportunities, typical of this stretch of the Stillwater Valley

> Situated between Absarokee and Columbus, offering a desirable balance of rural privacy and proximity to services and amenities > Nearest commercial airport is Billings Logan International Airport, which is located approximately 40–45 miles from the property

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PROPERTY OVERVIEW

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S E T A LO N G T H E ST I L LWAT E R R I V E R , T H I S 1 4 6 ± A C R E RIVERFRONT PROPERTY OFFERS A RARE BLEND O F P R O D U C T I V E A G R I C U LT U R E , E X C E P T I O N A L R E C R E AT I O N , A N D LO N G -T E R M O W N E R S H I P A P P E A L .

THE PROPERTY INCLUDES 78± ACRES OF FLOODI R R I G AT E D G R O U N D S U P P O R T E D B Y ST R O N G H I S T O R I C A L W AT E R R I G H T S , A L O N G W I T H N E A R LY O N E H A L F M I L E O F A C C E S S I B L E R I V E R F R O N TA G E T H AT E N H A N C E S F I S H I N G , W I L D L I F E H A B I TAT, A N D S C E N I C E N J O Y M E N T. T H E R E M A I N I N G A C R E A G E C O N S I S T S O F PA S T U R E A N D R I PA R I A N C O R R I D O R , C R E AT I N G A D I V E R S E A N D F U N C T I O N A L L A N D S C A P E . I D E A L LY LO CAT E D B E T W E E N A B S A R O K E E A N D C O L U M B U S , A N D W I T H I N C O M F O R TA B L E R E A C H O F B I L L I N G S L O G A N I N T E R N AT I O N A L A I R P O R T, T H I S P R O P E R T Y R E P R E S E N T S A T I G H T LY H E L D C L A S S O F M O N TA N A R I V E R O W N E R S H I P W I T H E N D U R I N G V E R S A T I L I T Y.

TAITE JOHNSON & TRENT JOHNSON

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L O C AT I O N & A C C E S S ainbow Ranch (Bedford)

ontana, AC +/-

R AINBOW L ANDS R ANCH

ABSAROKEE, MT

Boundary

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LOCATION & CLIMATE

COLUMBUS, MT

LO CAT I O N Rainbow Lands Ranch is situated in Stillwater County, Montana. The property benefits from its proximity to local services while retaining the privacy and open space of a true ranch setting. Located approximately 40 minutes from Billings, the property offers convenient access to major amenities, shopping, medical care, and commercial air travel via Billings Logan International Airport.

Access to the property is reliable and straightforward with State Highway 78 access.

NEARBY CITIES & TOWNS ABSAROKEE, MT

5 MI

COLUMBUS, MT

7 MI

BILLINGS, MT

40 MI

AIRPORTS BILLINGS LOGAN INTL AIRPORT BILLINGS, MT

45 MI

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Rainbow Lands LLC Montana, AC +/-

Boundary

Stream, Intermittent

River/Creek

Water Body

C L I M AT E Taite Johnson P: 307-680-7133

www.westrangeventures.com

3870 Seven Mile Flat Rd., Worden, MT 59088

AV E R AG E E L E VAT I O N

3,840 FT

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

15 IN

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

46 IN

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

JUL, 85°

AV E R AG E WIN T E R LOW

JAN, 30°

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

205

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

89

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The information contained herein was obtained from sources deemed to be reliable.

Land id™ Services makes no warranties or guarantees as to the completeness or accuracy thereof.

LOCATION & CLIMATE

ow Ranch (Bedford)

a, AC +/-

The information contained herein w deemed to be reliable.

MapRight Services makes no wa completeness or accuracy thereof.

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1 2 | Let our experience lead the way.

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R E C R E AT I O N

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RECREATION

H UN TING The lands surrounding this Stillwater River property lie within a productive biggame and upland habitat zone in south-central Montana, offering year-round wildlife presence and diverse hunting opportunities. The area supports mule deer and white-tailed deer populations that are hunted through Montana Fish, Wildlife & Parks (FWP) managed Deer & Elk Hunting Districts, where both general licenses and limited-entry tags may apply depending on species and district.

Elk are also present in portions of the broader region and may be available through appropriate district seasons and tag quotas, though elk densities can be lower on private valley floor lands compared to adjacent forested public lands.

In addition to big game, the upland and waterfowl hunting is great along the Stillwater Corridor. Birds such as pheasant, grouse, and Hungarian partridge are commonly found along river corridors, riparian draws, and agricultural edges, while waterfowl move along the Stillwater River during seasonal migrations.

These settings also attract turkey and small predator species, adding layers of recreational opportunity for bird hunters and varmint enthusiasts alike.

FISHING The Stillwater River is widely regarded as one of south-central Montana’s premier fly-fishing destinations, offering anglers a classic freestone river experience with rainbow trout, brown trout, and cutthroat trout throughout much of its course.

The river originates in the Beartooth Mountains and flows through a mix of rugged canyon, prairie, and riparian habitat before joining the Yellowstone River near Columbus, providing diverse water types and scenic backdrops.

Wild trout are abundant, and summer dry-fly fishing—especially July through September—can be particularly productive, with strong hatches and aggressive feeding activity that reward both wade anglers and float fishers alike. Water clarity and flows vary seasonally, but the river’s cool, clean water supports consistent fish activity and excellent opportunities for anglers seeking solitude and quality sport in a less-crowded setting than some of Montana’s more famous waters.

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THE AREA

P H O T O C R E D I T : W W W. V I S I T Y E L L O W S T O N E C O U N T R Y. C O M

ABSAROKEE, MONTANA A small, rural community with a mix of suburban feel gives Absarokee a unique and special sense of belonging. The quaint town is about 14 miles south of Columbus on MT Highway 78, near the Stillwater and Rosebud Rivers, giving plenty of recreational and agricultural opportunities. Absarokee is located in a valley of the Beartooth Mountains foothills, offering breath-taking views and excellent hiking for outdoor enthusiasts.

STILLWATER COUNTY Located in south central Montana, Stillwater County consists of 1,793 square miles with geographic features that range from the Beartooth Absaroka Wilderness Area at the southern end of the county, to the Stillwater and Yellowstone River Valleys in the central section, to the lake basins, coulees, and rolling plains at the northern end. Whether you’re raising a family, retiring, or seeking a quieter lifestyle, Stillwater County delivers a distinctive Montana experience rooted in both tradition and opportunity.

1 6 | Let our experience lead the way.

THE AREA

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O P E R AT I O N S The property supports a functional and flexible agricultural operation, anchored by approximately 77.73 acres of floodirrigated ground with strong historical water rights. The irrigated acreage is well suited for hay production and seasonal grazing, with typical operations in the Stillwater Valley utilizing this type of ground to support a moderate cow-calf operation or horse use, either as a standalone unit. Carrying capacity will vary by management style, irrigation efficiency, and annual moisture conditions, but the property is capable of supporting a meaningful number of cow-calf pairs on a seasonal basis, with flexibility for horses or mixed livestock use. The balance of the acreage consists of recreational pasture and riparian river corridor, providing additional grazing potential, natural shelter, and high-quality wildlife habitat. Terrain across the property is generally level to gently rolling, allowing for efficient equipment access, irrigation management, and livestock movement.

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OPERATIONS

Water resources are a defining feature, with flood irrigation infrastructure, nearly one-half mile of accessible Stillwater River frontage, and associated riparian vegetation contributing to both agricultural reliability and long-term land resilience. The combination of irrigated production ground, pasture, river access, and usable topography creates a wellbalanced operational property suitable for cattle, horses, recreation, or diversified agricultural use.

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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

43C 30633 00

STATEMENT OF CLAIM

IRRIGATION

4/24/1893

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WATER RIGHTS

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.

SOURCE NAME

DITCHES

M AX F LO W RAT E

STILLWATER RIVER

ROADHOUSE DITCH

5

MAX VOLUME

MAX ACRES

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N E A R B Y AT T R A C T I O N S

YELLOWSTONE NATIONAL PARK The property is ideally situated within close reach of some of Montana’s most iconic natural and historic attractions.

Yellowstone National Park lies approximately 90 miles to the south, offering world-class geothermal features, wildlife viewing, and outdoor recreation.

BEARTOOTH HIGHWAY The nearby Beartooth Highway, frequently ranked among America’s most scenic drives, provides access to alpine lakes, hiking, and panoramic mountain views within the Custer Gallatin National Forest.

Y E L LO W STO N E N AT I O N A L PA R K - P H OTO C R E D I T: V I S I T T H E U S A

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NEARBY ATTRACTIONS

B E A R TO OT H H I G H WAY - P H OTO C R E D I T: M O N TA N A’ S Y E L LO W STO N E C O U N T R Y

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SUMMARY

RAINBOW LANDS RANCH ABSAR O K EE , M T

$2,500,000

14 6± TOTAL AC R ES

2 4 | Let our experience lead the way.

SUMMARY

SUMMARY Set along the banks of the Stillwater River in south-central Montana, this exceptional riverfront property spans approximately 150 acres of productive agricultural ground and recreational river corridor. A substantial portion of the acreage is flood-irrigated, complemented by pasture and riparian land that supports abundant wildlife, fishing, and hunting opportunities. Ideally positioned between Absarokee and Columbus, the property offers a rare blend of agricultural utility, year-round recreation, and easy access to nearby communities—making it well suited for ranching, recreation, or long-term land investment.

• • • •

146± total deeded acres Beautiful and productive irrigated acres Ideal for hay, hobby farming, or a rural homesite Nearly one-half mile of accessible Stillwater River frontage

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.

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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.

2 6 | Let our experience lead the way.

OUR TEAM

TA I T E J O H N S O N

TRENT JOHNSON

Broker | Licensed in MT

Broker | Licensed in MT

Real Estate Salesperson | Licensed in WY

Real Estate Salesperson | Licensed in WY

(307) 680-7133

(307) 680-0033

taite@westernranchbrokers.com

trent@westernranchbrokers.com

Taite is committed to delivering authentic value

Trent is a lifelong rancher, entrepreneur, and real

through efficient, strategic, and relationship-driven

estate professional who brings hands-on experience

service. With deep ranching roots in both Montana

and financial expertise to his role at Western Ranch

and Wyoming, Taite was raised on his family’s sixth-

Brokers. Having lived and worked on his family’s

generation ranch near Gillette, Wyoming, where he

ranch for his entire life, Trent understands the

developed a lifelong respect for land, legacy, and

realities of ranching for profit and the value of land

hard work. Today, he and his wife are raising their

as both a legacy and an investment.

son on the family ranch near Billings, Montana, continuing the western traditions that shaped their

Trent’s areas of expertise include ranch brokerage,

lives. Marissa’s own ranching heritage—rooted

valuation insight, and strategic advisory services.

in an irrigated farming, working cattle and game

His background in agricultural appraisal gives

ranch in Colorado with ties to the Spanish land grant

him a precise read on market value, operational

era—adds another layer of land stewardship and

potential, and risk—bringing clarity and confidence

legacy to their shared story. Together, they hold a

to negotiations, investment decisions, and long-

strong connection to the western lifestyle and a deep

term planning. His brokerage focus spans working

commitment to passing on its values to the next

ranches, recreational properties, and investment-

generation.

grade land across Montana and Wyoming, where he’s known for his honesty, precision, and results-driven

Outside of work, Taite enjoys expanding operations

service.

and spending time working the ranch, being outdoors and traveling with his family—living the lifestyle he

In his free time, Trent enjoys hunting, fishing, and

proudly represents.

rodeoing—living the lifestyle he proudly represents.

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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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3 0 | Let our experience lead the way.

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®

INFO@WESTERNRANCHBROKERS.COM

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(406) 589-4160

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WESTERNRANCHBROKERS.COM