Square Butte Ranch

®

SQUARE BUTTE RANCH Geraldine, MT | 3,469± acres | Offered @ $3.96M

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SQUARE BUTTE RANCH

SQUARE BUTTE RANCH

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TA B L E O F C O N T E N T S PROPERTY OVERVIEW | 7 AREA INFORMATION | 12 CLIMATE | 15 LOCATION | 16 RECREATION | 18 RANCH OPERATIONS | 20 WATER & MINERAL RIGHTS | 22 IMPROVEMENTS | 24 SUMMARY | 26 BROKER INFORMATION | 28

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PROPERTY

OVERVIEW Square Butte Ranch Geraldine, Montana

Seldom does a ranch become available that offers outstanding agricultural and recreational elements as well as a recognized historical connection to the days when the west was still wild.

Situated in the heart of C.M. Russell country, located just south of Geraldine, Square Butte Ranch offers ample water supply with a carrying capacity of 120± Animal Units. The ranch’s captivating rock formations sit in the shadow of nearby Square Butte. Steeped in history and stories, the ranch has been in the same family for three generations and has been maintained with pride through the years. With roughly 100± acres of productive dry land hay acreage, over 3,300 acres of grazing pasture, over 3.5 miles of Flat Creek, 4 stock tanks, and 2 reservoirs—this cattleready grass ranch provides the perfect environment for cattle to flourish.

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PROPERTY OVERVIEW

GERALDINE, MT | 3,469± ACRES | OFFERED @ $3.96M

HIGHLIGHTS • • • • • • • •

3,469± total acres, 3,149± deeded acres, 320± state acres 3 miles to Geraldine, 27 miles to Fort Benton, 67 miles to Great Falls Cattle-ready with perimeter and interior fences in place Ample and dependable natural water sources plus various stock tanks Carrying capacity of 120± Animal Units Over 3 miles of Flat Creek, which flows year-round All water and mineral rights actually owned by seller will convey to buyer at closing An additional 100± AUM private lease is available with the sale

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“

THIS R ANCH HAS W HAT EV ERY O P E R A T O R I S L O O K I N G F O R—A C A T T L E-R E A D Y S E T U P W I T H G R A S S A N D WAT E R , A L L W I T H I N T H E SH A DOWS OF SQUA R E BU T TE. YOU GET A SENSE OF THE PL ACE R IGHT AWA Y, A F E E L I N G O F H I S T O R Y THAT HA PPENS W HEN A R ANCH H A S BE E N I N T H E S A M E FA M I LY FOR GENER ATIONS. THIS L A ND H AS GRE AT POTENTIA L FOR CUSTOM BU I LT I M PROV E M E N T S, C R E AT I NG A ONE OF A KIND R ANCH FOR ITS NEW OWNERS.

”

BILL BOYCE

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PROPERTY OVERVIEW

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A classic Montana grass ranch that’s cattle ready.

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PROPERTY OVERVIEW

Owned by the same family for three generations.

THE HISTORY The unique history of Square Butte Ranch provides a story of perseverance, family loyalty, and land stewardship throughout three generations of the Tanner family.

Brothers Wilbur and John Tanner originally homesteaded in the area and quickly began to develop the land—putting it to use at its highest potential. Hereford cattle, wheat, and barley painted the landscape for decades as generation after generation worked the land. All three generations of Tanner’s have memories of working the land together, season after season, experiencing all of the highs and lows that are part of the ranching lifestyle. Wilbur’s son managed the ranch after Wilbur & John, and then Wilbur’s granddaughter took over the management in the 1990s. The ranch continues to provide a place to create and keep family traditions alive. The Tanner’s fondly remember climbing the cliff in the early summertime, enjoying the holidays with an abundance of cousins, school biology class trips to Square Butte, and hours spent hunting prairie dogs, swimming in the reservoirs, and finding fossils from the days when the Missouri River used to go through the area.

An old quarry remains on the property. Fully operational for over 20 years, it was a main source for large granite stones used to create memorials, monuments, and grave markers throughout Central Montana. The most notable places of use are a Fort Benton memorium dedicated to Sacajawea and her child Pompey and the still standing historic jail in the town of Square Butte. It is also thought that the enourmous granite stone used as the marker at the grave site of C.M. Russell may have come from the quarry.

Although much history has been made on the ranch over three generations, there is still plenty of opportunities for a new owner and their family to build their own legacy at Square Butte Ranch.

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AREA

INFORMATION What to do nearby.

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AREA INFORMATION

GERALDINE The small Central Montana town of Geraldine was once a stop on the historic Milwaukee Railroad, along the line that ran from Harlowton to Great Falls, bringing homesteaders to the rural area. Visitors can still travel to Geraldine by train on one of the Central Montana Rail tours from Lewistown and enjoy a visit to the recently restored wooden Geraldine depot, custom built in 1914.

Today, Geraldine is located in an area well known for wheat production and wide open spaces. Within the 1/2 square mile town limit, you can find a local bank, post office, grocery store, public airport, and a bite to eat at Rusty’s Bar & Grill.

SQUARE BUT TE Just a few miles south of Geraldine is one of the state’s 11 square buttes. Along Montana Highway 80, visible from as far as 75 miles away, lays a flat topped butte rising 2,400 feet from the surrounding plains. Formed from volcanic magma, the butte has many spires, pinnacles and buttresses that make it an impressive site.

C E N T R A L M O N TA N A This area of Central Montana is known for its most famous resident, cowboy and painter Charles M. Russell (1864-1926).

With remote and beautiful landscapes, many of the small towns of Central Montana are still “cow towns”, just as they were in the days when C.M. Russell was capturing life in the American Old West.

In the days when the railroad was just branching out to this part of Montana, the area was settled by homesteaders who brought agriculture and then cattle to towns like nearby Fort Benton. Stretching from Fort Benton, east along the Missouri River to the James Kipp recreation area is the protected and scenic Upper Missouri River Breaks National Monument.

The area includes over 375,000 acres of geologic formations, wildlife areas, wilderness areas and points of historic significance to explore.

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Square Butte Ranch

Chouteau County, Montana, 3469 AC +/-

AIRPORTS

DOM ESTIC AI R PORTS GREAT FALLS INTERNATIONAL AIRPORT (GTF) GREAT FALLS, MT | 75 MILES

OTH ER PUBLIC AI R PORTS FORT BENTON AIRPORT (K9A) FORT BENTON, MT | 32 MILES HAVRE CITY-COUNTY AIRPORT (KHVR) HAVRE, MT | 101 MILES

P R I V AT E A I R P O R T S LEWISTOWN MUNICPAL AIRPORT (KLWT) LEWISTOWN, MT | 72 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.

Boundary

Stream, Intermittent

River/Creek

Water Body

Western Ranch Brokers P: (406) 589-4160 www.WesternRanchBrokers.com

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708 N. Rouse Ave Bo

ozeman, MT

AREA INFORMATION

CLIMATE E L E VAT I O N 3,080 - 3,820 ft.

AV E R A G E R A I N P E R Y E A R 15 inches

AV E R A G E S N O W P E R Y E A R 47 inches

S U M M M E R AV E R A G E H I G H 85 degrees, hottest month is July

AV E R A G E W I N T E R L O W 14 degrees, coldest month is January

AV E R A G E S U N N Y D AY S P E R Y E A R 182

AV E R A G E D AY S O F P R E C I P. P E R Y E A R 92 The information contained herein was obtained from sources deemed to be reliable.

MapRight Services makes no warranties or guarantees as to the completeness or accuracy thereof.

2 02 1 P R O P E R T Y TA X $ 3 , 8 2 6

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LOCATION

te Ranch

unty, Montana, 3469 AC +/-

FORT BENTON

GERALDINE

GR E AT FA LL S

Stream, Intermittent

River/Creek

Water Body

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AREA INFORMATION

GER A LDIN E

3 MILES

FORT BEN TON

27 M ILES

S T A N F O R D

38 MILES

G R E A T FA L L S

67 M I L E S

LEWISTOWN

73 MILES

Only 3 miles south of Geraldine, Montana, the Square Butte Ranch main entrance is conveniently located just 1.5 miles west of Highway 80. Flat Creek Road, a county road, travels through the entirety of the ranch and is well kept—providing easy, year-round access to all parts of the ranch. Situated in the historic C.M. Russell area, the ranch is most notable for productive ground, mild winters, and small town charm.

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AREA INFORMATION

RECREATION Recreational enthusiasts will enjoy the endless miles of terrain perfect for ATVs or four-wheelers, and hikers have plenty to explore across the diverse landscapes of the ranch—especially the notable Square Butte. If you look closely, fossils can be found at the base of the cliff, a reminder of the long and varied history of this land. Hunting for prairie dogs or searching the quarry for quality granite boulders and stones are some of the activities unique to the ranch.

The famous American Western artist C.M. Russell frequently featured the landscapes and historical subjects found in Central Montana in his work. Over 2,000 pieces of his work and other artifacts are displayed at the C.M. Russell Museum Complex in Great Falls, just over an hour away.

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RANCH

OPERATIONS

With a carrying capacity of 120± Animal Units, this third generation family operation has all the necessities for cattle to flourish. The perimeter fence lines are in good condition and internal fences are in place for easy grazing rotation. Over 3 miles of Flat Creek runs through the property, serving as a reliable water source, and is typically open all year. Two additional reservoirs and four stock tanks add to the ranch’s water supply.

Of the 3,469± total acres, 3,149± acres are deeded and there are 320± acres leased from the state of Montana that will convey with the sale. Roughly 174± acres of the state lease are in a Conservation Reserve Program (CRP), while the remaining is utilized for grazing. Approximately 71± acres of the deeded ground is dryland alfalfa, which combined with the state lease farm ground produces a rough total of 300 tons of hay in an average year. Historically, the ranch owner feeds 1 ton per Animal Unit through the winter months. This cattle-ready operation has all the building blocks a rancher needs to prosper.

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WATER RIGHTS

WAT E R R I G H T

WR TYPE

PURPOSE

P R I O R I T Y DAT E

SRCE NAME

41R 37200 00

STATEMENT OF CLAIM

STOCK

12/31/1940

UNNAMED TRIBUTARY OF FLAT CREEK

41R 37201 00

STATEMENT OF CLAIM

STOCK

12/31/1896

UNNAMED TRIBUTARY OF FLAT CREEK

41R 37202 00

STATEMENT OF CLAIM

STOCK

6/30/1950

SPRING, UNNAMED TRIBUTARY OF FLAT CREEK

41R 37203 00

STATEMENT OF CLAIM

STOCK

12/31/1950

UNNAMED TRIBUTARY OF FLAT CREEK

41R 37205 00

STATEMENT OF CLAIM

STOCK

12/31/1948

UNNAMED TRIBUTARY OF FLAT CREEK

41R 37206 00

STATEMENT OF CLAIM

STOCK

5/31/1910

GROUNDWATER

41R 37207 00

STATEMENT OF CLAIM

STOCK

12/31/1940

GROUNDWATER

41R 37208 00

STATEMENT OF CLAIM

STOCK

12/31/1908

SPRING, UNNAMED TRIBUTARY OF FLAT CREEK

41R 37208 00

STATEMENT OF CLAIM

STOCK

12/31/1908

SPRING, UNNAMED TRIBUTARY OF FLAT CREEK

41R 37208 00

STATEMENT OF CLAIM

STOCK

12/31/1908

SPRING, UNNAMED TRIBUTARY OF FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37211 00

STATEMENT OF CLAIM

STOCK

12/31/1900

FLAT CREEK

41R 37213 00

STATEMENT OF CLAIM

STOCK

12/31/1940

UNNAMED TRIBUTARY OF FLAT CREEK

41R 37215 00

STATEMENT OF CLAIM

5/31/1910

GROUNDWATER

41R 37216 00

STATEMENT OF CLAIM

4/30/1954

GROUNDWATER

41R 83368 00

STOCKWATER PERMIT

DOMESTIC MULTIPLE DOMESTIC STOCK

5/13/1993

UNNAMED TRIBUTARY OF FLAT CREEK

41R 83368 00

STOCKWATER PERMIT

STOCK

5/13/1993

UNNAMED TRIBUTARY OF FLAT CREEK

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RANCH OPERATIONS

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.

MEANS OF DIVERSION

F LO W RAT E

VOLUME

ACRES

DIV COUNT

USE COUNT

IRR COUNT

RES COUNT

S

1

1

1

S

1

1

1

S

1

1

1

S

1

1

1

S

1

1

1

G

3 GPM

1

1

0

G

1 GPM

1

1

0

G

20 GPM

1

3

0

G

20 GPM

1

3

0

G

20 GPM

1

3

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

17

17

0

S

1

1

1

G

3 GPM

2.2

1

1

1

0

G

3 GPM

2.2

1

1

1

0

S

6.4

1

2

1

S

6.4

1

2

1

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PROPERTY

IMPROVEMENTS

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IMPROVEMENTS

IMPROVEMENTS

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With intact perimeter and interior fence lines, 4 stock tanks and several other reliable water sources, Square Butte Ranch is ready to support cattle immediately. There are multiple scenic building sites on the property, ideal for a new home or other facilities.

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SUMMARY

SQUARE BUTTE RANCH Offered @ 3,960,000

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SUMMARY

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 or PureWest Real Estate. Prospective Buyers should verify all information to their sole and complete satisfaction.

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WESTERN RANCH BROKERS

OUR TEAM

LET OUR EXPERIENCE LEAD THE WAY The team at Western Ranch Brokers bring 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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BROKER INFORMATION

MEET THE BROKERS

JI M TOTH BROKER

For the last 40 years, Jim’s experiences in Montana ranch brokerage, ag businesses and outfitting have given him the opportunity to develop a diverse clientele from homestead ranch families to equity fund investors and passionate outdoorsmen to production oriented ag operators. Jim’s ability to gauge a property’s value, highlight its best assets and understand a buyer’s interests are a large part of his success—the rest of his successes are the result of his personable approach.

BI LL BOYCE BROKER

Bill occupies a unique position in the ranch brokerage business. His passion for first-hand, 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

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, at a team roping jackpot, hunting and fishing across Montana, or at home settled on the family ranch with his growing family.

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

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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®

INFO@WESTERNRANCHBROKERS.COM

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(406) 589-4160

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WESTERNRANCHBROKERS.COM