Yonder Ridge Ranch

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YONDER RIDGE RANCH B O ZEMAN, M T 2 8 1± ACR ES | $ 19 . 5M JIM@WESTERNRANCHBROKERS.COM

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(406) 539-2550

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WESTERNRANCHBROKERS.COM

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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 ��������������������������������������������� 1 0 W A T E R R I G H T S ������������������������������������������������������� 1 6 G E N E R A L O P E R A T I O N S ������������������������������������������ 1 8 R E C R E A T I O N ��������������������������������������������������������� 2 2 I M P R O V E M E N T S ���������������������������������������������������� 3 2 T H E A R E A �������������������������������������������������������������� 3 6 S U M M A R Y �������������������������������������������������������������� 3 8 CONDITIONS O F SALE.........................................40 O U R T E A M ������������������������������������������������������������� 4 2 R E L A T I O N S H I P S I N R E A L E S T A T E ������������������������� 4 4

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PROPERTY OVERVIEW Yonder Ridge Ranch is 281± acres of classic Gallatin Valley ranchland, just 12 miles from Bozeman. Offered for the first time in more than 50 years, it’s one of the largest unencumbered holdings, free of covenants, zoning, and conservation easements, to reach the tightly held Bozeman market. The ranch combines irrigated hay ground, open pasture, and timbered creek bottoms, with strong water rights and views of the Spanish Peaks, Gallatin Range, and Bridger Range. It’s also great wildlife country with elk, mule deer, whitetail, and upland birds, including a winter herd of several hundred elk that grazes the north field.

Land like this doesn’t come along often, and for the family that’s held it for half a century, it’s been more than just ground to run cattle on.

A well-built home and outbuildings anchor the property, sheltered on three sides by Yonder Ridge, Harry’s Hill, and a raised bench above the Cottonwood Creek bottoms. The ranch sits twenty minutes from Bozeman Yellowstone International Airport and thirty from Big Sky, and suits a working agricultural operation, a private retreat, or an equestrian estate.

For the right buyer, it’s a chance to put down the same kind of roots.

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PROPERTY OVERVIEW

HIGHLIGHTS •

281± acres in Bozeman, Montana, with dramatic views of the Spanish Peaks, Gallatin Range, and Bridger Range

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140 cropped acres, 75 irrigated and historically worked in alfalfa, grain, and grass, plus 142± acres of pasture supporting 42 cow/calf pairs or 252 AUMs across a 6-month grazing season

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¾ share in the West Gallatin Canal Company and five recorded water rights, with priority dates ranging from 1867 to 1909

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Wortman Creek, Trail Creek, and Yonder Creek wind through the property; the West Gallatin Canal forms the northwest boundary, with ditches delivering water throughout

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Improvements include a 3,467± square-foot, 4-bedroom, 2.5-bathroom home extensively renovated and expanded in 2012, a detached two-car garage, and a 1,237± square-foot heated shop and shed

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Significant wildlife, including a large winter elk herd, plus mule deer, whitetail, grouse, waterfowl, cranes, and eagles

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No conservation easement, deed restrictions, or zoning; just 5 minutes to Gallatin Gateway, 15 minutes to Bozeman, 20 mintues to the airport, and 30 minutes to Big Sky

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PROPERTY OVERVIEW

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PROPERTY OVERVIEW

” MOST BUYERS ASK ME TO HELP THEM FIND THE SAME THINGS: LARGER ACREAGE WITH P L E N T Y O F WAT E R , S E C U R E A N D P R I VAT E , AND RICH WITH WILDLIFE, ALL WITHIN EASY R E A C H O F B O T H B O Z E M A N A N D B I G S K Y. YONDER RIDGE RANCH CHECKS EVERY BOX.

JIM TOTH

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L O C AT I O N & A C C E S S Yonder Ridge Ranch is located just 2 miles southeast of Gallatin Gateway and 12 miles southwest of Bozeman, MT. With convenient access to highway 191, the ranch sits just 20 minutes from Bozeman-Yellowstone Intl Airport and 30 minutes from Big Sky, MT. The ranch is accessible year-round through Cottonwood Road, a well maintained paved road.

Nearby Cities and Towns: • Gallatin Gateway, MT - 2 miles • Bozeman, MT - 12 miles • Bridger Bowl Ski Area - 30 miles • Big Sky, MT - 32 miles

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Climate: • Average Elevation: 4,900± feet • Annual Precipitation: 19± inches • Annual Snowfall: 56± inches • Average Summer High: 83 F • Average Winter Low: 14 F • 188 sunny days per year • Growing Season: 107± frost-free days

LO CAT I O N & C L I M AT E

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Airport: Bozeman-Yellowstone International Airport - 16.5 miles Bozeman Yellowstone International (BZN) sits just 16.5 miles from the ranch, a drive of roughly 20 to 25 minutes, and it has grown into one of the busiest and best-connected airports in the Mountain West. Nonstop commercial service reaches major hubs across the country, with easy same-plane or one-stop connections to most of the U.S. For private arrivals, BZN is just as capable. The airport hosts multiple full-service fixed base operators offering fueling, hangar space, and passenger handling for everything from light jets to long-range aircraft. The field operates around the clock with modern approach capability in most weather conditions, and a dedicated Federal Inspection Service facility clears U.S. Customs for international private arrivals on-site. Owners flying in on their own aircraft can land, clear customs if needed, and be at the ranch gate in under half an hour, no connections, no commercial terminal, no wasted time.

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LO CAT I O N & C L I M AT E

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WAT E R R I G H TS

W AT E R R I G H T S / C A N A L S H A R E S

Water is the lifeblood of the Gallatin Valley, and at Yonder Ridge Ranch it’s plentiful, arriving from nearly every direction.

Snowmelt gathered high in the Gallatin Range spills down through creeks and gulches, threading across the ranch by way of three creeks, a historic canal, and multiple ditches.

The property’s most notable water asset is its ¾ share in the West Gallatin Canal Company — a rare and extremely valuable holding. The WGCC holds one large decreed right for 75 CFS and 30,000 acre-feet, with a senior priority date of April 15, 1883.

Canal Company shares allow a shareholder to divert water directly from the canal for use anywhere within the 25,000-acre service area, without being tied to a fixed point of diversion, place of use, or set flow rate. That flexibility is an immeasurable benefit in dry years, and it also makes the shares a valuable asset in their own right — they can be leased or sold independent of the land.

Five recorded water rights — three irrigation, one livestock, one domestic well — with priority dates ranging from 1867 to 1909 •

Big Bear Creek: 2.50 CFS, irrigating up to 175± acres

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South Cottonwood Creek: 5.00 CFS, irrigating up to 160± acres

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¾ stock share in the West Gallatin Canal Company: 112.5 miner’s inches (2.81 CFS), transferable and rentable within the canal’s ~25,600± acre service area

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Irrigation water is delivered across the ranch by three creeks, the West Gallatin Canal, and the Holloway-Woodworth, Woodworth, and Black-Tomlinson ditches

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G E N E R A L O P E R AT I O N S

R A N C H O P E R AT I O N S Yonder Ridge Ranch has been farmed and ranched for over a century. Of the 281± acres, roughly 140± are in production across three fields and 142± are used for grazing, with West Gallatin Canal rights allowing irrigation across the entire property. The property is owner-rated for 42± cow/calf pairs or 252 AUMs across a 6-month grazing season. On top of the grazing potential, the ranch carries a productive farming rotation that contributes additional income to the operation.

The cropland breaks down into three distinct fields, each with its own character and water source. The north field, about 60± acres adjacent to Wortman Creek, is irrigated via pump and wheel line, and grew alfalfa in 2025 and wheat in 2024. The southeast field, roughly 44± acres below Yonder Ridge and east of Trail Creek, is partially flood-irrigated from the Woodworth Ditch; the southwest field, about 36± acres, is dry-farmed. Alfalfa yields one and a half to three tons per acre on the first cutting and a half to one and a half tons on the second, with a third cutting often possible. Grain yields have run roughly 60 bushels per acre for winter wheat, 95 for spring wheat, and 75 for barley.

The remaining 142± acres of grazing pasture are watered seasonally by Trail Creek, Yonder Creek, and the Woodworth Ditch. The ranch is currently sharecropped under a year-to-year agreement, and the next owner can expect a pro-rata share of the crop, which provides modest income for the property. Irrigation equipment, including a new 2024 pump, main lines, and wheel line, conveys with the property.

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WILDLIFE Yonder Ridge Ranch sits along a natural wildlife corridor between the Gallatin Range and the valley floor, drawing an abundance of game to its fields, creeks, and grasslands. Elk are the signature species. Large herds migrate to the property as the weather cools each fall, overwintering on the ranch and the surrounding agricultural holdings. Through the cold months they become a daily presence, with hundreds moving down from the high country to feed beneath Yonder Ridge. Sheltered by Yonder Ridge to the south and Harry’s Hill to the east, and carrying no conservation easement, the 281± acres offer wildlife a quiet, protected refuge.

Mule deer and whitetail live here year-round, feeding on the ranch’s grasses and bedding in the cover of trees and brush along the Trail Creek and Yonder Creek gulches. Mallard ducks and Canada geese work the West Gallatin Canal, cranes and eagles pass overhead, and fox families den in the gulches. Established wildlife trails thread the hills and creek bottoms, offering miles of scenic hiking and horseback riding across the ranch.

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R E C R E AT I O N

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R E C R E AT I O N

R E C R E AT I O N A L The Gallatin Valley is the epicenter of southwest Montana for the recreational enthusiast — hiking, biking, skiing, fishing, and hunting are all just out the backdoor at Yonder Ridge Ranch.

With a true four-season climate, there’s always something to do in Bozeman, and it seems like a new season and all its activities are perpetually around the corner.

Skiing: Big Sky Resort and Bridger Bowl Ski Area provide worldclass skiing, both within an hour of the ranch. Head to Big Sky to ride the new tram and cruise groomers on the updated highspeed lifts, or head over to Bridger Bowl to hike “The Ridge” or teach the kids to ski at a truly classic Montana ski area.

Hiking/Biking: The trail network surrounding the Gallatin Valley offers endless hiking and mountain biking. The Bridger Range draws alpine peak baggers, while Hyalite Canyon delivers waterfalls, alpine lakes, and rock and ice climbing — all just a quick drive from the ranch. Look a bit farther and Yellowstone National Park opens up a lifetime of trails still waiting to be explored.

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FISHING The ranch is just down the road from the Gallatin River, a true gem of the Rocky Mountain West and the river made famous by the fly-fishing scenes in A River Runs Through It. The Gallatin originates in Yellowstone National Park and winds its way through the Gallatin Canyon on its way to its confluence with the mighty Missouri River.

The entire river affords fantastic opportunities for wild brown, rainbow, cutthroat, and brook trout. The fast-paced canyon stretches are a local favorite for action-packed dry-fly fishing. Beyond the Gallatin, the blue-ribbon waters of the Madison and Yellowstone rivers are just under an hour away, offering endless world-class trout fishing.

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R E C R E AT I O N

HUNTING Yonder Ridge Ranch lies within Hunting District 301, bordered on the west by the Gallatin River. The district offers rugged, scenic backcountry hunting for deer and elk under a general license. Elk numbers depend on a migratory herd, whitetail can be found on private land with occasional bucks near lower-elevation borders, and mule deer range widely from the valley to the high-country, with trophy-sized animals a common occurrence.

For HD 301, Montana residents can buy general deer/elk licenses over-the-counter along with unlimited B-license antlerless elk tags, while nonresidents need a drawn Big Game Combination license.

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IMPROVEMENTS

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IMPROVEMENTS

RANCH HOME Tucked in the northeast corner of the ranch, the home is a comfortable, contemporary residence that blends thoughtful updates with privacy and quiet. The 3,467± square-foot, 4-bedroom, 2.5-bathroom ranch-style home was built in 1975 and extensively renovated and expanded in 2012, with a new roof, siding and windows, an all-new modern kitchen with a fully finished lower level.

The exterior was freshly repainted in 2025. An open kitchen and dining room, a primary bedroom, and two living rooms, one warmed by a gas fireplace are on the main level. Oversized windows frame the Spanish Peaks above Yonder Ridge and the ranch below. The finished lower level adds 3 bedrooms, a full bath, a study, and a second living area. Decks front and back look out to a well-kept, irrigated lawn, where elk graze the north field beyond.

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OUTBUILDINGS Beyond the main home, Yonder Ridge Ranch is equipped with a detached two-car garage for everyday vehicles and storage. There’s also a 1,237± square-foot shop/shed built in 2012, combining a 502± square-foot heated shop with a 735± square-foot open shed, room enough for equipment, projects, and tools. Both the shop and shed are in good condition and ready to put to work from day one.

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IMPROVEMENTS

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THE AREA

THE AREA Bozeman, Montana, is one of the west’s most sought-after communities, offering a unique blend of outdoor recreation, agricultural heritage, and modern amenities. Surrounded by the Gallatin and Bridger mountain ranges, it provides year-round access to world-class fishing, skiing, hiking, and Yellowstone National Park.

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 the ski runs and golf courses, are 30 minutes from the property.

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YONDER RIDGE RANCH B O ZEMAN, M T 2 8 1± ACR ES | $ 19 . 5M

SUMMARY

SUMMARY Yonder Ridge Ranch is a blend of superior water, wildlife, productive agriculture, and a private setting minutes from town. Spanning 281± acres just 12 miles from Bozeman, the ranch pairs irrigated hay ground and open pasture with 3 creeks, a historic canal, and some of the oldest water rights in the valley. A renovated 4-bedroom home, sturdy outbuildings, a winter elk herd of several hundred, and no covenants, zoning, or conservation easements, make Yonder Ridge Ranch the kind of large, unencumbered offering that rarely reaches the tightly held Gallatin Valley market.

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281± deeded acres in the Gallatin Valley, including 140± cropped acres (75± irrigated) and 142± acres of pasture supporting 42 cow/calf pairs, or 252 AUMs, across a six-month grazing season ¾ share in the West Gallatin Canal Company plus five recorded water rights (priority dates 1867 to 1909), with 3 creeks and historic ditches delivering water across the property A renovated 4-bedroom home that suits either a primary residence or a great ranch manager’s home Only 12 miles to Bozeman and 16 miles to Bozeman Yellowstone International Airport Abundant wildlife, including a winter elk herd of several hundred, mule deer, whitetail, and upland birds, with hunting, fishing, and recreation all close at hand

For the buyer who finds it, Yonder Ridge Ranch offers more than acreage and water rights; it’s a chance to wake up to the Spanish Peaks catching first light, watch elk move across the north field from the porch, and build a life where the work and the view are one and the same.

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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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CONDITIONS OF SALE

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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.

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OUR TEAM

JIM TOTH Broker - Licensed in MT & SD (406) 539-2550 jim@westernranchbrokers.com

With over 20 years of experience as a ranch broker, Jim Toth knows that land is worth more than just its physical assets. His career in agriculture, private ranch management, and as one of Western Montana’s busiest outfitters gives him a perspective shaped as much from the saddle as the office—but he just might not take off his boots in the conference room. Jim understands the value of productive farmland, cattle stocking rates, water rights, habitat management, and the many details that make every ranch unique. In 1991, he opened the Grizzly Hackle fly shop in Missoula, a brand that became synonymous with fly fishing in Southwest Montana. When fishing clients began asking for help purchasing Montana ranches, ranch brokerage became a natural next step. In 2002, he sold the fly shop, dedicated himself full-time to ranch brokerage, and eventually founded Western Ranch Brokers. Always willing to share a favorite fishing hole or buy the first round, Jim believes the best client relationships often become lasting friendships. Jim and his wife, Cassandra, split their time between Bozeman and the Bitterroot Valley, and enjoy traveling the West to visit their adult children when they’re not in the mountains.

TIM PETERSON Sales Person - Licensed in MT (406) 580-2892 tim@westernranchbrokers.com

Tim Peterson combines a background in outfitting with commercial real estate experience gained at industry-leading firms, including Cushman & Wakefield. Having guided clients in Wyoming, Idaho, Montana, and Alaska, he brings firsthand knowledge of the landscapes, wildlife, and recreational opportunities that define the Rocky Mountain West. A graduate of the University of Colorado Boulder, where he captained the Freestyle Ski Team’s Big Mountain and Backcountry program, Tim has spent the past decade exploring Montana and Wyoming, developing a deep understanding of the region and its land. As part of the Western Ranch Brokers team in Bozeman, he helps buyers and sellers navigate the complexities of ranch ownership with a thoughtful, client-first approach and a keen eye for a property’s recreational and investment potential. When he’s not working with clients, Tim can usually be found rowing a new stretch of river or exploring remote country in search of elk.

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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

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

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 |

(406) 539-2550

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WESTERNRANCHBROKERS.COM