WITZEL FAMILY FARM by Western Ranch Brokers

PROPERTY OVERVIEW

The Witzel Family farm is a productive 40± acre irrigated farm in the Huntley Project valley just east of Billings, located minutes from Huntley Project Schools and the small Montana town of Worden. The property is fed irrigation water from the HPID and benefits from paved access, strong water, and a history of hay and small-grain production. Regional services, schools, and ag suppliers are minutes away in Worden and Billings (~25–30 minutes). The farm has direct highway access as well as outbuildings, a barn and corrals.

The irrigated acres offer excellent opportunities for passing deer, waterfowl and pheasant. The Yellowstone River and Big Horn River are both nearby for recreational and fishing enthusiasts.

> 40± total deeded acres

> Located minutes from Huntley Project schools

> Beautiful and productive irrigated acres

> Ideal for hay, hobby farming, or a rural homesite

> Available for the first time in a generation

AVAILABLE FOR THE FIRST TIME IN A GENERATION, THE WITZEL FAMILY FARM IS A BEAUTIFUL, IRRIGATED FARM JUST OUTSIDE OF WORDEN. THE PRODUCTIVE AND WELL-SITUATED 40± ACRE IRRIGATED PROPERTY

OFFERING RELIABLE HUNTLEY PROJECT WATER, QUALITY SOILS, AND CONVENIENT ACCESS TO SERVICES—IDEAL FOR HAY, HOBBY FARMING, OR A RURAL HOMESITE.

TAITE JOHNSON & TRENT JOHNSON

LOCATION & ACCESS

WITZEL FAMILY FARM

HUNTLEY, MT

WORDEN, MT

LOCATION

Witzel Family Farm is situated in Yellowstone County, Montana, directly bordering the town limits of Fromberg. The property benefits from its proximity to local services while retaining the privacy and open space of a true ranch setting. Located approximately 30 minutes from Billings, the farm offers convenient access to major amenities, shopping, medical care, and commercial air travel via Billings Logan International Airport.

Access to the farm is reliable and straightforward with highway access.

NEARBY CITIES & TOWNS

WORDEN, MT

HUNTLEY, MT BILLINGS, MT

AIRPORTS

BILLINGS LOGAN INTL AIRPORT BILLINGS, MT

CLIMATE

AVERAGE ELEVATION

AVERAGE RAIN PER YEAR

AVERAGE SNOW PER YEAR

AVERAGE SUMMER HIGH

AVERAGE WINTER LOW

AVERAGE SUNNY DAYS PER YEAR

AVERAGE DAYS OF PRECIPITATION PER YEAR

2,959 FT 14.5 IN 46 IN JUL, 85° JAN, 20° 205 89

THE AREA

WORDEN, MONTANA

Living near Worden, Montana offers a peaceful, small-town atmosphere with the wide open beauty of the Yellowstone Valley all around. The area is perfect for those who appreciate rural living, with stunning sunsets, star-filled skies, and a strong sense of community. It is just a short drive from Billings, giving access to city amenities while enjoying the slower pace of country life. Whether it’s the friendly neighbors, the agricultural roots, or the quiet charm of the landscape, Worden provides a grounding, scenic place to call home.

YELLOWSTONE COUNTY

Yellowstone County, Montana offers a unique blend of natural beauty, small-town charm, and modern convenience. Anchored by Billings, the state’s largest city, the county provides residents with access to quality healthcare, education, and a growing economy, while still maintaining the friendly, close-knit feel of a rural community. Outdoor enthusiasts are drawn to the area for its proximity to the Yellowstone River, the Rimrocks, and nearby mountain ranges, offering countless opportunities for hiking, fishing, and exploring. The pace of life is relaxed, and the wide-open landscapes provide a sense of space and freedom that’s hard to find in more urbanized parts of the country.

Whether you’re raising a family, retiring, or seeking a quieter lifestyle, Yellowstone County delivers a distinctive Montana experience rooted in both tradition and opportunity.

POMPEY’S PILLAR - PHOTO BY VISIT MONTANA

YELLOWSTONE RIVER - PHOTO BY VISIT BILLINGS

OPERATIONS

The main flood irrigation ditch has been concreted and areage graded away for great flood irrigation operation and low maintenence. Traditionally, the Witzel Farm is flood irrigated and rotated with cattle in the small feedlot.

The ground is productive and situated with reliable Huntley Project water, and quality soils. The property is ideal for hay, hobby farming, or a rural homesite.

NEARBY ATTRACTIONS

POMPEY’S PILLAR NATIONAL MONUMENT

A short drive to the east, enjoy the native rock inscriptions and historic Lewis & Clark connection. Visitors can walk a boardwalk up to the rock to see Clark’s famous inscription, which is protected behind a glass case. From the top, you can enjoy extensive views of the Yellowstone River Valley.

CHIEF PLENTY COUPS STATE PARK

Located south of Billings, Plenty Coups was a warrior and a chief who had a vision that the Crow people could survive the changing world by cooperating with white settlers. He served as a crucial bridge between two cultures during a time of immense change. Visitors can see the two-story log house built by the chief, which was a unique structure for its time. He also operated a store on his property. There are easy walking trails to view the stunning State Park.

THE RIMROCKS OF BILLINGS

Also known as the “Rims”, the Rimrocks are part of the Eagle Sandstone formation, which is at least 70–80 million years old. The sandstone was formed from sediment and sand deposited by the ancient Western Interior Seaway. Today, the Rims offer miles of trails for hiking, biking, and running, with several parks located on or near the cliffs. Not only are they beautiful and scenic, the Rims provide excellent opportunities for families to explore, hike, or even enjoy a picnic.

IMPROVEMENTS

The property includes a 1,536± sq ft single-family residence constructed circa 1964, of wood-frame construction with composition roofing and a full basement. The home is of average quality and condition for the area, with 3 bedrooms and 2 bathrooms noted on record. Supporting improvements include a detached two-car garage (~720 sq ft), a metal utility building (~1,200 sq ft) suitable for machinery or shop use, and a livestock/hay structure (~960 sq ft) consistent with small-scale agricultural operations. Ancillary features appear to include domestic well and septic, gravel drive, and mature shelterbelt landscaping. Overall, the site shows typical rural residential use integrated with small-acreage farmstead infrastructure, reflecting functional utility for both home and light ag purposes.

WORDEN, MT

$575,000

40± TOTAL ACRES

SUMMARY

• 40± total deeded acres

• Beautiful and productive irrigated acres

• Available for the first time in a generation

• Ideal for hay, hobby farming, or a rural homesite

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.

OUR TEAM

LET OUR EXPERIENCE LEAD THE 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.

TAITE JOHNSON

Broker | Licensed in MT

Real Estate Salesperson | Licensed in WY

(307) 680-7133

taite@westernranchbrokers.com

Taite is committed to delivering authentic value through efficient, strategic, and relationship-driven service. With deep ranching roots in both Montana and Wyoming, Taite was raised on his family’s sixthgeneration ranch near Gillette, Wyoming, where he developed a lifelong respect for land, legacy, and hard work. Today, he and his wife are raising their son on the family ranch near Billings, Montana, continuing the western traditions that shaped their lives. Marissa’s own ranching heritage—rooted in an irrigated farming, working cattle and game ranch in Colorado with ties to the Spanish land grant era—adds another layer of land stewardship and legacy to their shared story. Together, they hold a strong connection to the western lifestyle and a deep commitment to passing on its values to the next generation.

Outside of work, Taite enjoys expanding operations and spending time working the ranch, being outdoors and traveling with his family—living the lifestyle he proudly represents.

TRENT JOHNSON

Broker | Licensed in MT

Real Estate Salesperson | Licensed in WY

(307) 680-0033

trent@westernranchbrokers.com

Trent is a lifelong rancher, entrepreneur, and real estate professional who brings hands-on experience and financial expertise to his role at Western Ranch Brokers. Having lived and worked on his family’s ranch for his entire life, Trent understands the realities of ranching for profit and the value of land as both a legacy and an investment.

Trent’s areas of expertise include ranch brokerage, valuation insight, and strategic advisory services. His background in agricultural appraisal gives him a precise read on market value, operational potential, and risk—bringing clarity and confidence to negotiations, investment decisions, and longterm planning. His brokerage focus spans working ranches, recreational properties, and investmentgrade land across Montana and Wyoming, where he’s known for his honesty, precision, and results-driven service.

In his free time, Trent enjoys hunting, fishing, and rodeoing—living the lifestyle he proudly represents.

RELATIONSHIPS IN REAL ESTATE

MONTANA

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.