Shoddy Springs Divide Ranch

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SHODDY SPRINGS DIVIDE RANCH T H R EE FOR KS , M T

$ 2 ,75 0 , 000

1 , 2 0 2± DEED ED AC R ES

JIM@WESTERNRANCHBROKERS.COM

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(406) 539-2550

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WESTERNRANCHBROKERS.COM

2 | Let our experience lead the way.

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 & A C C E S S � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 8 T H E A R E A � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1 2 R E C R E AT I O N ���������������������������������������������������������� 1 4 R A N C H O P E R AT I O N S ���������������������������������������������� 1 6 S U M M A R Y � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1 8 OUR TEAM ������������������������������������������������������������� 20 R E L AT I O N S H I P S I N R E A L E STAT E � � � � � � � � � � � � � � � � � � � � � � � � � 2 2

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PROPERTY OVERVIEW Build your dream farmstead, ranch, or cabin on this stunning 1,202± deeded acres of scenic, covenant-free land, offered in three parcels. Surrounded by sweeping mountain views, this productive mix of rolling crop and pasture ground has been well cared for through generations of responsible land stewardship. Currently managed in a dryland wheat/fallow rotation, the ground is also well-suited for pulse crops like chickpeas and lentils to increase profitability, or it can be seeded to pasture for horses, cattle, or other livestock.

An ideal property for horse enthusiasts, wildlife lovers, and those seeking a peaceful rural lifestyle. Upland birds, deer, antelope, and even the occasional elk frequent the land, and the wide-open skies offer breathtaking views. Located just 30 minutes from Bozeman, this quiet Three Forks area property feels a world away while still offering convenient access to town. Power is available on three sides of the property. Fully fenced with a private access road and a road maintenance agreement shared with neighboring parcels in place. A rare opportunity to own a large, beautiful, and versatile piece of Montana.

4 | Let our experience lead the way.

PROPERTY OVERVIEW

> 1,202 ± deeded acres offered in three individual parcels within Jefferson County’s agricultural zoning > Rich habitat for deer, antelope and upland birds > Rolling fertile cropland framed by expansive mountain views > Power and county road access in place

> No covenants > Conveniently located just 40 minutes from Bozeman Yellowstone International Airport

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” ROLLING FERTILE CROP AND PA S T U R E G R O U N D I S SU R R O U N D E D B Y M O U N TA I N O U S V I E W S F R O M T H I S IDYLLIC R ANCH L AND WITH 1,202± DEEDED ACRES.

JIM TOTH

6 | Let our experience lead the way.

PROPERTY OVERVIEW

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L O C AT I O N & A C C E S S SHODDY SPRINGS DIVIDE RANCH

THREE FORKS, MT

8 | Let our experience lead the way.

LOCATION & ACCESS

M A N H AT TA N , M T

NEARBY CITIES & TOWNS THREE FORKS, MT

16 MI

BOZEMAN, MT

50 MI

B I G S K Y, M T

117 MI

HELENA, MT

130 MI

AIRPORTS BOZEMAN YELLOWSTONE INTL . AIRPORT BOZEMAN, MT

18 MI

BILLINGS-LOGAN INTL. AIRPORT BILLINGS, MT

132 MI

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1 0 | Let our experience lead the way.

LOCATION & ACCESS

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THE AREA

Photo source: Discover Three Forks, MT Tourism

THREE FORKS, MT Three Forks is a quiet agricultural town rooted in Montana’s early settlement history. It sits at the junction of the Jefferson, Madison, and Gallatin Rivers—an area noted by the Lewis and Clark Expedition in 1805 as they searched for a water route to the Pacific. The explorers named the three rivers after prominent political figures of the time: President Thomas Jefferson, Secretary of State James Madison, and Treasury Secretary Albert Gallatin. The headwaters of the Missouri River, marked today by a state park, are located about four miles from the present-day town.

The community of Three Forks maintains a strong connection to its agricultural and ranching heritage. With a population of roughly 2,000, it offers a straightforward, small-town lifestyle that’s becoming harder to find. The town covers the essentials—groceries, fuel, hardware, and basic services—without unnecessary frills. A handful of local businesses and gathering spots reflect the area’s working roots and long-settled feel.

Three Forks is conveniently located between Bozeman and Helena, making access to larger service centers straightforward. Bozeman Yellowstone International Airport is about 45 minutes away and offers full commercial air service. Bozeman itself—once considered a quiet ranch town—has grown into a regional hub with Montana State University, medical facilities, restaurants, retail, and professional services.

1 2 | Let our experience lead the way.

THE AREA

AREA HIGHLIGHT Three Forks offers a small-town lifestyle with a strong connection to agriculture. The headwaters of the Missouri River give this area a unique recreational presence all while being close to the highly sought-after Bozeman area.

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R E C R E AT I O N

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RECREATION

Shoddy Springs Divide Ranch offers a mix of terrain and habitat that supports a variety of wildlife. Upland birds are common across the grasslands, while mule deer, whitetail, and antelope move through the open fields and draws. Elk are less frequent but do pass through on occasion. For those interested in hunting, the setting provides quiet, private access without the need to travel far.

The Jefferson, Madison, and Gallatin Rivers are all within a short drive, offering access to some of Montana’s best-known trout water. Whether fishing is a regular routine or an occasional outing, the location makes it easy to reach quality water.

The land’s open, rolling character also lends itself well to equestrian use.

There’s room to design and build according to individual needs, whether that’s pasture, barns, or a more basic seasonal setup.

Overall, it’s a versatile piece of ground that supports a range of outdoor uses, in a peaceful, uncrowded setting.

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O P E R AT I O N S This 1,202± deeded-acre property is currently operated under a dryland wheat/fallow rotation, a method wellsuited to the region’s climate and effective in preserving soil moisture and long-term productivity. The land has been responsibly managed through generations of conscientious stewardship, resulting in well-maintained, fertile ground.

1 6 | Let our experience lead the way.

In addition to traditional small grain production, the property is well-adapted for diversification into pulse crops such as chickpeas and lentils, offering opportunities to enhance soil health and improve profitability. For those interested in livestock, the property can also be seeded to pasture and supports operations for horses, cattle, or other grazing animals.

OPERATIONS

The entire acreage is fully fenced, with power available on three sides, and includes a private access road maintained under a shared agreement with neighboring parcels—ensuring reliable, year-round access. With no covenant in place but protected under Jefferson County, agricultural zoning, operators have the freedom and flexibility to run the property according to their specific agricultural goals, which includes multiple homes, equestrian and cattle operations, etc.

Jefferson County does allow family transfers on these property allowing for subdivision of the parcel.

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SUMMARY

SHODDY SPRINGS DIVIDE RANCH TH R EE FO R KS , M T

$ 2 ,75 0 , 0 00

1, 202± D EED ED AC R ES

1 8 | Let our experience lead the way.

SUMMARY

SUMMARY Come build your own farmstead, ranch or cabin with no covenants. Rolling fertile crop and pasture ground is surrounded by mountainous views from this idyllic ranch land with over 1,202± deeded acres. Excellent land stewardship over generations has produced a sustainable ag operation as well as nice populations of upland birds. Dryland wheat/fallow rotation but can grow pulse crops such as chickpeas, lentils, too for enhanced profits or farmland can be seeded down to pasture grass for horses, cattle, etc. Excellent opportunity for food plots to supplement wildlife habitat.

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Located near Three Forks, Montana 1,202± deeded acres offered in three individual parcels within Jefferson County’s agricultural zoning Rich habitat for deer, antelope and upland birds Power and county road access in place No covenants or restrictions Conveniently located just 40 minutes from Bozeman Yellowstone International Airport

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

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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.

2 0 | Let our experience lead the way.

OUR TEAM

JIM TOTH Broker (406) 539-2550 jim@westernranchbrokers.com With 20 years of experience as a ranch broker, Jim Toth knows that land is worth more than just its physical assets. With a career built in the agriculture business, private ranch management, and as one of the busiest outfitters in Western Montana. Jim also understands the value and importance of tillable acreage, how cattle stocking rate affects rangelands, the ins-and-outs of water rights, habitat management, and a lot more. Along with a desire to get to know a prospective seller or buyer, Jim’s ability to gauge a property’s values and understand the desires of a buyer is a large part of his success–the rest of his successes are the result of his approachable and personable demeanor.

Always willing to share a favorite fishing hole or be the one to buy the first round, Jim finds that nearly all of his clients come to him first through business but then remain as friends. In 1991, he opened the Grizzly Hackle fly shop in Missoula, a brand that became synonymous with fly fishing in Southwest Montana. When his fishing clients started turning to him for help buying Montana ranches of their own, ranch brokering became a logical next step in his career. In 2002, he sold the fly shop and dedicated all of his time to ranch brokerage, eventually founding Western Ranch Brokers.

Jim and his wife Cassandra spend time on their small ranch outside of Belgrade, Montana. When not fishing or riding their horses, they enjoy traveling the West to visit their adult children.

TIM PETERSON Ranch Sales (406) 580-2892 tim@westernranchbrokers.com Tim Peterson brings a unique blend of experience in the outfitting business and commercial real estate. He has guided clients in Wyoming, Idaho, Montana, and Alaska, while also gaining formal expertise during his years with industry-leading firms like Cushman & Wakefield. Throughout his career, Tim has honed his skills in property valuation, market analysis, and client relations, working across many aspects of the real estate transaction process.

Tim’s passion for the outdoors complements his professional background, giving him a hands-on understanding of Montana’s rugged landscapes, wildlife, and natural resources.

As part of the Western Ranch Brokers team based in Bozeman, Tim is committed to delivering exceptional service and results. He understands the complexities of land ownership and quickly recognizes the recreational potential of a property. By taking the time to listen to his clients, he ensures their needs and the unique attributes of their land are central to every transaction.

When Tim isn’t helping clients find their ideal ranch property, he’s likely exploring a new stretch of river or remote drainage in search of elk. His passion for adventure and the natural beauty of the West mirrors the deep connection he fosters with the land. These pursuits not only fuel his love for the outdoors but also enhance his insight into the landscapes and lifestyles that make ranch ownership so rewarding.

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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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JIM@WESTERNRANCHBROKERS.COM

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(406) 539-2550

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WESTERNRANCHBROKERS.COM