SOLD: Bighorn River Ranch | Fay Ranches

BIGHORN RIVER RANCH

Custer, Montana

$20,000,000 | 4,065± Acres

Bighorn River Ranch | Custer, Montana

INTRODUCTION

Introducing Bighorn River Ranch - a true recreational paradise destined to be among the finest hunting and fishing ranches available this year. Conveniently located within an hour’s drive from Billings, Montana, this expansive 4,065± deeded acre property is a haven for wildlife enthusiasts, boasting an impressive 7.5+ miles of Bighorn River frontage. Endless fishing opportunities abound, including walleye, sauger, smallmouth bass, catfish, ling, rainbow trout, and brown trout. The diversity of the waters ensures an unforgettable fishing experience. For the avid hunter, prepare for an exhilarating adventure, pursuing monster bull elk, majestic white-tailed deer, graceful mule deer, swift antelope, pheasants, turkeys, Hungarian partridge, and sharp-tailed grouse. Notably, this ranch is renowned for its world-class waterfowl hunting, setting the stage for thrilling moments in the field. Beyond unparalleled recreation opportunities, Bighorn River Ranch offers extensive agricultural opportunities. Boasting five center pivots/wheel lines and flood irrigation across 1,160± acres, the high-producing soils cultivate a bountiful harvest of corn, small grains, sugar beets, and alfalfa. Embrace this complete package as you relish outstanding hunting and fishing synergy in one extraordinary location. Bighorn River Ranch invites you to create cherished memories amidst the beauty of nature and the thrill of adventure.

QUICK FACTS

• 4,065± deeded acres in 26 parcels

• Over 7.5 miles of Bighorn River frontage

• Fishing opportunities for walleye, sauger, smallmouth bass, catfish, ling, rainbow, and brown trout

• World-class hunting for bull elk, white-tailed and mule deer, pheasants, turkeys, Hungarian partridge, sharp-tailed grouse, and some of the best waterfowl hunting in the country for ducks and geese

• $1.2M± in extensive wildlife/aquatic improvements over the past few years

• Recently remodeled 4 bed, 3.5 bath ranch house

• Barn with newly built processing room, walk-in cooler/freezer

• Indoor/outdoor shooting range

• Extensive food plots for wildlife

• Five center pivots/wheel lines and flood irrigation on 1,160± acres

• High-producing soils growing corn, small grains, sugar beets, and alfalfa

• $125k± per year farm lease and no need for a full-time manager

• Mature cottonwoods line the river for miles, while heavily timbered ridges flank the east side

• Exceptional water rights from the Victory Irrigation Canal; the Yellowstone Conservation District can be expanded to irrigate additional acreage if the next owner desires

• Easy access via interstate and less than an hour to Billings-Logan International Airport

• All furniture and equipment included in the sale

Bighorn River Ranch | Custer, Montana

ACREAGE

With roughly 1,865± acres to the east of the Bighorn River and 2,200± to the west of the river, the topography of this ranch is incredibly diverse. It presents many common characteristics of the Great Plains ecosystem. The eastern side of the ranch is made up of sandstone outcroppings and cliffs, pine and cedar-covered elevations, mixed with mid and short hardgrasses such as little blue stem, blue bunch wheatgrass, needle and thread, and prairie sandreed, to name a few. Brush-lined draws and timbered ridges can also be found throughout the eastern side of the ranch, with chokecherries, wild plums, wild roses, and natural funnels through seasonal creeks that provide wildlife access to the river in many different places. Elevation on the east side of the river ranges from 2,720’ feet by the river to a little over 3,000’. Across the water, the western section ranges from 2,720’ to 2,880’. The west side of the ranch is where you will find irrigated cropland and most of the cottonwoods that line the Big Horn River. Lush river bottom meadows and thick patches of brush make up the perfect cover for game animals that call the ranch home.

IMPROVEMENTS

• Recently remodeled 4 bed, 3.5 bath ranch house

• Barn with newly built processing room and walk-in cooler/freezer

INCOME OPPORTUNITY

The eastern portion of the ranch is currently being leased out for grazing to one of the neighboring ranches. The farming on the west side of the river is being leased to a local farmer, providing income to the ranch. Whether a new owner wants to continue with the same farming and ranching practices in place or develop their own vision, there are many options on Bighorn River Ranch.

RECREATION

F ishing

Bighorn River Ranch boasts 7.5± miles of Bighorn River frontage, sometimes with frontage on both sides of the river. The Bighorn River is one of the state’s most productive wild trout rivers, with a large tailwater that produces incredible numbers of large trout year-round. The Bighorn’s productivity results from the cold waters that exit the bottom of Yellowtail Dam. The river gravel crawls with mayflies, aquatic worms, midge larvae, and small crustaceans, and the density of trout in this river is fantastic. Hatches on the Bighorn are often prolific. Fishing the Bighorn River is a bit more technical than many of our freestone rivers, so expect to fish down to 5x. Nymph fishing is very productive, even for beginning anglers. The dry fly fishing on the Bighorn requires slightly more advanced casting to get adequate presentations.

Bighorn River flowing through property

h unting & W ildli F e

Eastern Montana is known for its significant wildlife population because of the conservation efforts of agricultural communities and private landowners; Bighorn River Ranch is no exception. The western portion of the ranch lies within hunt district 590, while the eastern portion is in hunt district 702. The elk population continues to grow in this part of the state, known for huge bulls. Mule and white-tailed deer, elk, antelope, grouse, pheasants, turkeys, coyotes, mountain lions, bobcats, and black bears can all be found on the property because of its water resources and diverse terrain.

Bighorn River Ranch is home to world-class waterfowl hunting and outstanding elk, deer, antelope, and upland bird hunting. The size and topography of the ranch lend itself to ideal habitat for the game. It’s not uncommon for there to be 100,000± geese and 25,000± ducks, along with herds of elk and deer on the ranch simultaneously. This property is a true recreational paradise.

Signs of the earth’s earliest inhabitants have been discovered on the ranch and in the area, providing a glimpse into the past. Pictographs can be seen on some of the sandstone outcroppings that make up the eastern portion of the ranch. There is no telling what else a person could find while exploring the 4,065± acres that make up Bighorn River Ranch.

Take a quick road trip to Little Big Horn Battlefield, 40± minutes south of the property, and tour the 4.5-mile Deep Ravine trail, then visit the museum and bookstore. Across the way, enjoy lunch at the Tradingpost Café, known by the locals as “Putt’s,” serving tacos, steaks, Indian frybread, and homemade soups.

Further south, the spectacular Big Horn Canyon National Recreation Area is host to water sports, including boating, water skiing, fishing, and more.

Work on your golf game at one of the many courses in Billings, including Eaglerock Golf Course, Lake Hills Golf Course, and Yegen Golf Course.

A little over two hours away, Red Lodge Mountain delivers big mountain fun without the big crowds or prices. This mountain is the perfect winter playground with six chair lifts, a 2,400’ vertical drop, 70 runs, and 1,635 acres of skiable terrain.

LOCATION

Custer, Montana, just a few minutes west of the property, offers basic amenities like a gas station, post office, and fire department. Custer was named for General George Armstrong Custer, who was killed in 1876 at the famous Battle of the Little Big Horn. Agate hunting, fishing, and floating are popular activities in and around Custer.

Billings, Montana, called the “Magic City” because of its rapid growth, is the largest city in Montana and less than an hour from the property. Billings is Montana’s hub, serving a five-state region with two major medical facilities and Montana’s second-largest airport. Billings offers the many amenities of a large city, including fine dining, lodging, museums, festivals, concerts, theater, farmer’s markets, shopping, fairs, and more.

Miles City, Montana, commonly known as the Cowboy Capital of Montana and the hub of Eastern Montana, is an hour 20± minutes east of the property. Miles City is home to the world-famous Bucking Horse Sale, held in May. Miles City has the “small town” flair yet includes all the big-town amenities. This legendary western town proudly offers many recreational opportunities with parks, museums, rodeos, horse races, and fishing/floating access to the Yellowstone River, which flows on the North edge of town. Amenities found in Miles City include a major medical facility, grocery stores, gas stations, motels, fine dining, salons, schools, a community college, a livestock auction yard, and banks.

GETTING THERE

Billings Logan International Airport is less than an hour from the property and is the second largest airport in Montana, only two miles from downtown Billings. Billings Logan International Airport has scheduled nonstop commercial flights to several airline hubs, such as Dallas/Fort Worth, Denver, Minneapolis/St. Paul, Portland, Las Vegas, Los Angeles, Phoenix/Mesa, Salt Lake City, and Seattle. Air service is provided by Delta, United, Alaska Air, Allegiant, and American Airlines. Billings also serves as a small hub for Cape Air, a commuter airline that operates nonstop flights to Sidney, Glasgow, Havre, Wolf Point, and Glendive.

CONSERVATION | STEWARDSHIP

This property does not have a conservation easement in place.

Each of us at Fay Ranches loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.

WATER RIGHTS

Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.

Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a buyer might deem prudent. All buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property.

MINERAL RIGHTS

All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.

SUMMARY

Bighorn River Ranch is a legacy property, and it checks all the boxes on your agricultural, conservation, recreational, and investment property list with a set of working improvements – all within a serene setting that is rarely available in Montana. The property’s expansive and varied landscape makes it an ideal option for multi-generational families. Its accessible location in Montana allows for an authentic Western experience where owners can be as involved or hands-off as they want. With diverse acreage, abundant grasslands, sub-irrigated meadows, and water rights, Bighorn River Ranch is a highly productive ranch with excellent potential for a conservation easement. Its unmatched flexibility, diverse features, and promising investment opportunities make this ranch an absolute must-see in your quest for the perfect Western retreat. Embark on a journey to explore the wonders of Bighorn River Ranch and uncover the extraordinary possibilities it holds.

$20,000,000

PRICE TERMS

Cash, Conventional Financing, 1031 Tax Exchange

CONTACT NOTICE

Please contact Vinny Delgado at (406) 253-0507 | vdelgado@fayranches.com or RJ Patterson at (406) 544-6007 | rpatterson@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties, fly fishing properties, and sporting ranches that we have listed, please visit our web page at www.fayranches.com .

Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.

Bighorn River Ranch | Custer, Montana

RELATIONSHIPS IN REAL ESTATE

As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:

1. SELLER AGENT

A “Seller Agent” is obligated to the Seller to:

Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations.

Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.

A “Seller Agent” is obligated to the Buyer to:

Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.

2. BUYER AGENT (cont)

A “Buyer Agent” is obligated to the Seller to:

Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.

3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.

A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer agent, except

a dual agent:

Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.

4. STATUTORY BROKER

A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:

Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.

5. IN-HOUSE SELLER AGENT DESIGNATE Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.

6. IN-HOUSE BUYER AGENT DESIGNATE Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.

BUYER AGENT

A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations.

Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.