Off the Market: Canyon Ranch at Pryor Gap | Fay Ranches

C A N Y ON R ANC H AT P R YOR GAP Pryor, Big Horn County, Montana $2,500,000 | 1,241± Acres

Canyon Ranch at Pryor Gap | Pryor, Montana

INTRODUCTION The Canyon Ranch at Pryor Gap is a rare property tucked in at the base of the remote and sacred Pryor Mountains in Big Horn County, Montana. The Canyon Ranch at Pryor Gap offers a turnkey opportunity for a working cattle ranch which has historically run up to 700 pair. Mountain foothill pastures and open fields make up this pristine cowboy’s dream setting. Improvements include a well-functioning high volume capable four rail guardrail with metal post corrals and sorting pens, a large calving barn, shop, and many silos for grain storage. One main house and a bunkhouse make up the living areas on the ranch. The Canyon Ranch at Pryor Gap sits on the mountain portion of the Crow Reservation, with the headwaters of Pryor Creek running through the property seasonally. The mountain portion of the ranch consists of limestone cliffs and evergreen forests which consist of Ponderosa pine, Mountain Mahogany, Limber pine, Juniper (up to 500 years old), and Riparian Cottonwood, among many more. Lower grassland and farming portions of the ranch have year-round water running via Lost Creek drainage, an important source of water for cattle and other wildlife that frequent the area. Stock tanks, which are fed off wells from the mountain section of the property, are strategically placed for thirsty cattle without worrying about unnecessary weight loss from the animals.

Wheatfields are abundant within the ranch leases and make up a wonderful second income for the would-be buyer. This beautiful setting screams the “Old West” and checks all the boxes for a startup ranch.

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QUICK FACTS • • • • • • • • • • •

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1,241± deeded acres 4,940± current leased acres 3 bedroom, 3 bath main house 1 bedroom, 1 bath guest house Incredible Pryor Mountain views 45± minutes from the Big Horn River 45± minutes from Billings Montana 25± minutes from Edgar Montana Year-round access off mostly paved Pryor Gap Road Large calving barn with cameras, head catch with pullers, heaters, and more Multiple grain silos

Canyon Ranch at Pryor Gap | Pryor, Montana

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LOCATION The town of Pryor is 10± minutes from the Property. The Canyon Ranch at Pryor Gap is a 45± minute drive to Billings, Montana’s largest city (population 104,170±), home to Montana State University Billings and Rocky Mountain College. Billings is considered the trailhead of Montana. Red Lodge, a mountain ski town, is located 60± minutes from the Canyon Ranch at Pryor Gap. Activities in Red Lodge include skiing, hiking, and venturing up the scenic Beartooth Highway, which is the gateway to the northeast entrance to Yellowstone National Park. The legendary Big Horn River sits 45± minutes away.

This tailwater of the Yellowtail Dam is known for its year-round fishing as well as waterfowl hunting possibilities. Cody, Wyoming, is 1 hour 45± minutes away and allows access to the east entrance to Yellowstone National Park as well as the Buffalo Bill Museum.

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Canyon Ranch at Pryor Gap | Pryor, Montana

AIRPORT SERVICES Located 60± minutes from the property is Billings Logan International Airport; the airport is serviced

by Alaska, Delta, Cape Air, United, Frontier, American Airlines, Allegiant Air, and Edwards Air Service, with direct flights to and from numerous cities, with additional direct flight options available.

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AREA HISTORY The Crow Indian Reservation was established in 1868. Home of the Crow Tribe, the reservation encompasses parts of Big Horn, Treasure, and Yellowstone counties.

The Crow Reservation consists of 3,606.54 square miles and is the fifth largest reservation in the United States.

The Pryor Mountains are named after Nathaniel Hale Pryor, a sergeant in the Lewis and Clark Expedition. The Pryor Gap was a portion of the Bozeman Trail, which John Bozeman scouted in 1863 to connect to the Oregon Trail as an access route to Southwest Montana.

One-half mile outside the town of Pryor sits the homestead of Chief Plenty Coups (Alek-Chea-Ahoosh), the last traditional tribal Chief of the Absalookee people. He and his wife (Strikes the Iron) left their 195acre homestead to “all the people” in 1928. The only museum for the Absalookee people in the world is located in Pryor. Chief Plenty Coups’ home still sits on the property, which is now a State Park, along with a memorial to Plenty Coups and all his achievements.

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Canyon Ranch at Pryor Gap | Pryor, Montana

ACREAGE 1,241± deeded acres 4,940± leased acres 6,181± total acres Mountain, Grassland, and Farmland www.fayranches.com | (800) 238.8616 | info@fayranches.com

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TIMBERLAND 450± acres of Ponderosa Pine, Mountain Mahogany, Limber Pine, Juniper, and other timber.

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Canyon Ranch at Pryor Gap | Pryor, Montana

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CLIMATE Climate for Pryor, Montana

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Canyon Ranch at Pryor Gap | Pryor, Montana

Courtesy of city-data.com/city/pryor-montana.html

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IMPROVEMENTS • • • • • • • • •

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Improvements include a 3-bedroom, 3-bathroom main home with attached garage 1-bedroom 1-bathroom bunk house 76’ x 126’ calving barn fully equipped with pulling room, heat lamps, and video cameras Main shop 42’ x 126’ Log barn 18’ x 21’ High-capacity sorting corrals, new steel pipe 4 rail guard rail 5 ½’ tall, hydraulic squeeze chute 7 grain storage bins in great condition Quonset shop 57’ x 38’, and various other sheds and outbuildings 2 wells with miles of underground pipe feeding various stock tanks

Canyon Ranch at Pryor Gap | Pryor, Montana

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RECREATION Scenic hikes, horseback riding, 4-wheeling, or a drive in the car are all potential ways to explore the beauty of the Pryor Mountains and surrounding grasslands on this amazing piece of property that makes up the Canyon Ranch at Pryor Gap.

H unting & W ildlife Sharp-Tailed Grouse, Mountain Grouse, Hungarian Partridge, Pheasants, Antelope, Mule Deer, and Black Bear are all potential quarry at the Canyon Ranch. Crow Reservation Licenses are available to purchase from the Tribe in the town of Crow Agency, Montana. Certain species require hiring a certified Crow guide if hunting on the Reservation. Surrounding areas are open for hunting off the Reservation as well.

F ishing With the Big Horn River just 45± minutes away, you can enjoy the world-class trout fishery at the drop of a hat. The other nearby fisheries consist of the Clarks Fork of the Yellowstone River, Rock Creek, Yellowstone River, and many other tributaries of the Yellowstone River.

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Canyon Ranch at Pryor Gap | Pryor, Montana

O ther R ecreation Big Horn National Recreation area offers many options for recreation, Big Horn Canyon trails, boating on Big Horn Lake and camping in the Canyon. The area is home to a variety of wildlife, including Buffalo, Bighorn Sheep, and adjoins the famous Pryor Mountain Wildhorse Range.

The Big Horn Lake creates the divide between the Pryor’s and the Big Horn Mountains.

The other end of the Pryor Gap leads to Custer Gallatin National Forest, where visitors can see the Big Pryor Mountain Ice Cave. One of the largest Ice Caves in the lower 48 States. The National Forest offers many roads and trails to explore and hunting opportunities for Mountain Grouse, Black Bear, and Mule Deer. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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NEARBY ATTRACTIONS & ACTIVITIES The famous Edgar Bar is a short 30± minute drive from the Canyon Ranch at Pryor Gap. Enjoy locally raised beef or delicious seafood at this acclaimed, one-of-a-kind eating establishment.

The Chief Plenty Coup State Park is just minutes away from the Canyon Ranch.

Sightsee and educate yourself on the history of the Crow (Absalookee) Tribe and the remarkable history of Chief Plenty Coup.

60± minutes away is the Mountain town of Red Lodge, Montana, located below the Beartooth mountains. Enjoy the quaint small town with its many shops and eateries along the historic Main Street.

Skiing, hiking, and many other outdoor activities are available in the area.

Crow Fair is a yearly gathering of the Crow Tribe that takes place in Crow Agency 1± hours away from the ranch. This is the largest gathering of Northern Native Americans, attracting nearly 45,000 spectators and participants. Known as the teepee capital of the world, around 1,500 teepees in a giant campground encompass the area.

The Little Big Horn Battlefield National Monument, where Custer made his famous last stand, is located nearby and hosts a reenactment of the battle each summer.

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Canyon Ranch at Pryor Gap | Pryor, Montana

INCOME | RETURN OPPORTUNITY The ranch produces multiple streams of revenue.

In addition to putting up hay, wheat farming has averaged over 60,000± bushels per year. Straw is also a byproduct of wheat farming which is baled, sold, and utilized along the cattle production side. Currently, 250 pair of cattle are being grazed on the property and has historically run as many as 700 pair.

The leased ground is mostly contiguous to the deeded parcels making moving cattle on and off the allotments easier.

The ranch controls two high-producing wells on the deeded ground, which supplies the water to the grazing leases through an extensive underground pipeline system.

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WATER SOURCES | WATER RIGHTS Three separate water rights are on file with the Department of Natural Resources and Conservation.

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.

CONSERVATION | STEWARDSHIP Each of us at Fay Ranches has a love of the land and a desire to see it remain as productive agricultural ground as well as quality fish and wildlife habitat. Through promoting the use of thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitat and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, the landscape on which we work has been significantly enhanced by the conservation ethic and land use practices of our clients. No Conservation Easements encumber this property.

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Canyon Ranch at Pryor Gap | Pryor, Montana

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SUMMARY The Canyon Ranch at Pryor Gap is a one-of-a-kind property that does not become available often. With the seclusion and rugged beauty of the Pryor Mountains and grassland landscapes, one can go back to the “Old West” yet have the convenience of being near the city of Billings and Yellowstone National Park. The Canyon Ranch offers a wonderful opportunity to start a working and productive cattle and farming operation on day one. The corrals and sorting pens are well designed to move cattle efficiently and with low stress. Pastures are fenced off from the farmland, and water is available to the animal’s needs. Calving grounds are close to the calving barn and proximity to the main and bunkhouses. The property offers plenty of grain storage with many grain silos for long- or short-term storage needs.

Finally, it must be said this is horse country. From the nearby Pryor Mountains’ wild horse range to the historic horse culture of the Crow tribe, horses are an integral part of the area and the ranch. Much of the work done today is done on horseback. There are endless trails into and through the mountain portions of the ranch offering spectacular opportunities to view the iconic scenery of the high mountain ridges and meadows and watch wildlife.

Call Dane Reed (406) 425-0939 or George Duke (406) 670-7258 if you have any additional questions.

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Canyon Ranch at Pryor Gap | Pryor, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $2,500,000

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact Dane Reed at (406) 425-0939 | dreed@fayranches.com or George Duke at (406) 670-7258 | gduke@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.

NOTICE 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.

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Canyon Ranch at Pryor Gap | Pryor, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Canyon Ranch at Pryor Gap | Pryor, Montana

NOTES

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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.

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DANE REED Ranch Sales Licensed in: MT c. 406-425-0939 dreed@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com

GEORGE DUKE Ranch Sales Licensed in: MT c. 406-670-7258 gduke@fayranches.com