Toston Pivots

TOSTON PIVOTS

Toston, MT | 480± acres | Offered @ $6.9M

TOSTON PIVOTS

TOSTON PIVOTS

TABLE OF CONTENTS

PROPERTY OVERVIEW | 6

AREA INFORMATION | 10

CLIMATE | 13

LOCATION | 14

RECREATION | 16

WATER & MINERAL RIGHTS | 26

IMPROVEMENTS | 20

SUMMARY | 22

BROKER INFORMATION | 24

PROPERTY

OVERVIEW

Toston Pivots | Toston, Montana

Gravity-fed pivot irrigated pasture and hay ground that captures views of the Elkhorns and Big Belt ranges—just minutes from Townsend, Bozeman, and Helena.

This irrigated 480± acre ranchland property can operate in a multitude of ways. Just 45 minutes from Bozeman and Helena, Montana—a property of this size and location is a rare find.

Currently operating under 3 new Reinke pivots, Toston Pivot’s size and location create productive hay and pasture ground. The property features multiple building sites, all which offer long valley views— certain to please the custom-home client. Elk, mule deer, antelope, and upland birds are drawn here, as this is the closest irrigated land to the Elkhorn Mountains.

Water is the star of this story. Gravity-fed from Crow Creek and holding senior water rights, Toston Pivot’s water is inexpensive and consistent. Cattle and horses would flourish here with plenty of room and grass to graze all season long. Planting custom food plots with alfalfa, sainfoin, and other perennial browse species to attract elk, deer, antelope, and upland birds is another option.

Toston Pivots is nestled in the foothills of the eastern flanks of the Elkhorn Mountains.  Viewsheds to the west are outstanding and allow for amazing views of the early morning sunrise over the Big Belt Mountains on the eastern horizon. Thousands of miles of public BLM and Forest Service lands are accessible within a mile, an ideal recreational opportunity that doesn’t require the headache of trailering.

TOSTON, MT | 480± ACRES | OFFERED @ $6.9M

HIGHLIGHTS

• 480± Deeded Acres

• Three pivots covering 360± irrigated acres

• Gravity fed system for low utility costs

• Multiple Crow Creek water rights convey

• 3 phase power to property

• Borders 2 county roads

• Currently seeded to grass for irrigated pasture use

• Three GPS equipped Reinke pivots convey, less than 4 years old

• Migratory elk in the area, excellent opportunity for food plots and hunting opportunities

• Lots of upland birds in the area

• Recreational opportunities on thousands of acres of public lands just 1 mile away

• Close proximity to Canyon Ferry and the Missouri River providing renowned fishing for walleye and rainbow trout

• Great views of the Elkhorns and Big Belt mountain ranges

• Minutes from Toston and Townsend, less than an hour from two international airports

IT’S NEXT TO IMPOSSIBLE TO FIND A LARGE TRACT OF IRRIGATED GROUND WITH SIGNIFICANT WATER RIGHTS AND LOW OPERATING COST THIS CLOSE TO GREAT RECREATION.

TOSTON PIVOTS IS WITHIN A SHORT DISTANCE OF BOTH THE MISSOURI RIVER AND CANYON FERRY AREA, IS ADJACENT TO SEVERAL MOUNTAIN RANGES AND PUBLIC LANDS. THIS IS AN EXCELLENT PROPERTY FOR A 1031 EXCHANGE FOR AN AG OPERATOR OR SOMEONE LOOKING TO DESIGN A SCENIC RETREAT FOR HORSES, CATTLE, OR HUNTING.

AREA INFORMATION

What to do nearby.

BOZEMAN

Bozeman, Montana, is cited as the fastest growing micropolitan statistical area in the U.S. for the last three years. The city, once considered a cow town, is home to the state’s largest university, Montana State, and numerous upscale restaurants, hotels and shopping experiences. Big Sky Resort, Moonlight Basin and the Yellowstone Club, along with their ski runs and golf courses, are less than 90 minutes from the property.

HELENA

Established during the Montana gold rush in 1864, Helena was founded when four down on their luck miners unexpectedly struck it rich at Last Chance Gulch. As many other gold mines in the area were petering out, the strike at Last Chance Gulch made the area a boomtown. The arrival of the Northern Pacific Railroad and the dedication of the city as the territorial capital (formerly Virginia City) cemented Helena and helped it flourish even after the gold ran out. Today, Helena is the sixth largest city in Montana and serves as the state capital. Full of history, culture and surrounded by abundant outdoor recreation, Helena is a vibrant and thriving city.

AIRPORTS

DOMESTIC AIRPORTS

BOZEMAN YELLOWSTONE INT. AIRPORT (BZN/KBZN)

BOZEMAN, MT | 49 MILES

HELENA REGIONAL AIRPORT (HLN/KHLN)

BOZEMAN, MT | 52 MILES

CLIMATE

AVERAGE ELEVATION

4,200 FT

AVERAGE RAIN PER YEAR 15 INCHES

AVERAGE SNOW PER YEAR 39 INCHES

SUMMMER AVERAGE HIGH 82 DEGREES, HOTTEST MONTH IS JULY

AVERAGE WINTER LOW 23 DEGREES, COLDEST MONTH IS JANUARY

AVERAGE SUNNY DAYS PER YEAR

TOWNSEND

TOSTON PIVOTS

THREE FORKS

BOZEMAN

LOCATION & ACCESS

45 minutes from Helena, MT and 1 hour from Bozeman. 20 minutes to Townsend. Close proximity to Canyon Ferry Reservoir, which is known for its incredible walleye and trout fishing, as well as a great place to recreate.

RECREATION

HUNTING

Hunting for upland birds, mule deer, antelope, and elk. This property lies within Hunting District 380 which is OTC for both deer and elk.

FISHING

Minutes from the Missouri River, features great walleye, trout, and pike fishing. Close proximity to Canyon Ferry reservoir, a great spot to spend the weekend boating!

UPPER MISSOURI RIVER

From the origins of the Missouri at Three Forks to Canyon Ferry Lake, The Missouri becomes a trophy trout fishery in the fall when monster browns and even some rainbows run out of the lake below. This is one of the best places to have a shot at 23-30” trout during October. In the summer the Townsend stretch produces some of the world’s best fly fishing for carp. Don’t knock it unless you have tried it! We site fish for the carp on large river flats, it is almost exactly like bonefishing the flats (except the carp average 10-15lbs!).

Canyon Ferry Reservoir

Upper Missouri River

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

• 3, 4 year old GPS Equipped Reinke pivots

• New barbed wire fencing along the northern perimeter of the property

Offered @ $6,900,000

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.

WESTERN RANCH BROKERS

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 knows the view from the saddle as well as the view from the office and how important they are to each other. But he just might not take off his boots in the conference room.

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.

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.

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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