Checkpoint Ranch | Fay Ranches

CH E CK POI NT R ANC H Huson, Montana $18,900,000 | 1,101± Acres

Checkpoint Ranch | Huson, Montana

INTRODUCTION The Checkpoint Ranch is undoubtedly one of the finest ranches in the coveted Ninemile Valley and a significantly large holding for the area, spanning roughly 1,101± acres. With unobstructed 360-degree mountain, meadow, and lake views at every turn, it would be difficult to find a more picturesque ranch anywhere, let alone this close to Missoula.

In addition to its scenic beauty, the rolling nature of the topography, a blend of creeks, ponds, lakes, grasslands, and heavy timber inside the property lines, create a haven for wildlife. The lands provide crucial undeveloped wildlife passage between the Rattlesnake Wilderness Area and Missions to the northeast and the Selway-Bitterroot Wilderness to the southwest. Frequent sightings of elk, whitetail deer, turkey, eagles, waterfowl, and songbirds, and occasional visits from moose and grizzly bears, are a testament to the ranch’s habitat productivity.

No detail was overlooked in the remodel of the custom home, which features timbered accents, the use of reclaimed barnwood, and high-end finishes. It’s situated on a bluff overlooking two mountain lakes totaling nearly 35± acres and provides a spectacular panoramic perspective with a complete sense of privacy.

Additional improvements on the ranch include the historic homestead area, complete with an equipment shop and heated tack room, as well as other various outbuildings, pens, and a corral system. There are two custom hay barns in separate locations, and the ranch is cross and perimeter-fenced and includes roughly 70± acres under pivot irrigation.

The ranch is well-maintained and is easy to own and operate. The current owners have offset costs with cattle grazing and have managed the ranch with an emphasis on wildlife productivity while maintaining the natural beauty of the landscape. Pride of ownership is evident throughout the ranch, and the property shares state land boundaries for additional recreation opportunities.

Rarely do we see trophy-caliber ranches like this come to market. The Check Point Ranch has all the desirable features, with unmatched privacy and scenic beauty combined with remarkable conservation and wildlife values. These features and a location only 20 minutes from the Garden City of Missoula make the Checkpoint Ranch a standout property in the current ranch market. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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QUICK FACTS • • • • • • • • • • • •

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1,101± deeded acres - adjoins 320± acres of State of Montana lands Spectacular ranch in the coveted Ninemile Valley Remodeled custom home, two hay barns, equipment shop, and outbuildings 3 large lakes with approximate sizes of 25± acres, 9.5± acres, and 2.5± acres Two smaller ponds and Sixmile Creek frontage along eastern boundary 70± acres under pivot irrigation Premier wildlife habitat for elk, deer, and migratory birds Tremendous on site hunting opportunites Just minutes from USFS access in all directions Rocky Mountain Elk Foundation conservation easement in place Excellent internal road system and easy access via county roads Only 20 minutes from Missoula International Airport

Checkpoint Ranch | Huson, Montana

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

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ACREAGE • •

1,101± deeded acres 320± state land acres

The ranch sits at roughly 3,200± feet of elevation. It consists of various terrain, from riparian areas along Sixmile Creek and the numerous lakes, ponds, ditches, and wetlands to the rolling grasslands that gradually transition into heavily timbered foothills. The property is fenced, and the pasture lands are cross-fenced. There are approximately 70± acres under pivot irrigation.

To ensure daily elk sightings, the owners minimize the grazing, leaving ample grass for the wildlife on the ranch. Production currently stands at 40 pairs by choice, but the ranch could likely support 100 to 150 cow-calf pairs with supplemental hay during winter.

The primary entry is off of Sixmile Road, near the southeast corner of the ranch. Access here is only a short distance from Interstate 90 on paved roads. A second entrance joins the ranch along its northern boundary via Ninemile Road.

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Checkpoint Ranch | Huson, Montana

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

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TIMBERLAND The diverse forested areas throughout the ranch are comprised of a mix of timber, including ponderosa pine, western larch, and Douglas fir. The forest provides a buffer from adjacent landowners and important bedding cover for numerous species of wildlife that harbor on the ranch.

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Checkpoint Ranch | Huson, Montana

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

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SCENIC VISTAS The Checkpoint Ranch has impressive, panoramic views of the valley and surrounding mountains.

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Checkpoint Ranch | Huson, Montana

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

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IMPROVEMENTS T he R anch H ome In its own private and scenic location overlooking the water, the remodeled custom home features four bedrooms and 3.5 bathrooms and roughly 6,900 square feet. The main floor features a fabulous custom kitchen that will impress any chef, a large family room, office, dining room, two sitting areas, a spacious primary suite, and a mud room adjoins the attached two-car garage. A large deck overlooks the mountain lakes and is the perfect place to relax and enjoy the wildlife and expansive southerly views of distant peaks.

The lower level of the home boasts an expansive game room with built-in bunk beds, a bar, a second primary suite, a third bedroom, a workout room, an additional laundry area, and access to a patio with a hot tub.

The home has extensive use of quality finishes, including reclaimed barn wood, granite countertops, high-end appliances, and radiant in-floor heating. Outside, a covered carport and beautifully landscaped, irrigated yard surround the home.

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Checkpoint Ranch | Huson, Montana

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

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Checkpoint Ranch | Huson, Montana

H istoric R anch H eadquarters The original homestead area is conveniently positioned in a central location separate from the main ranch home. The historic ranch house has been removed and represents an opportunity for replacement with an additional single-family home. This area is the ranch working headquarters with several outbuildings, pens, a goat barn, and corrals.

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

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E quipment S hop and T ack R oom The shop measures roughly 58’ x 90’ with a metal roof, concrete floor, and a wood stove. Located on the shop’s western edge, an extended, large room, bathroom, and storage area serves as the tack/vet room.

H ay S heds Hay storage areas include a 20’ x 60’ lower hay shed and a 30’ x 65’ upper hay shed.

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Checkpoint Ranch | Huson, Montana

P ersonal P roperty All personal property, vehicles, and equipment are excluded from this sale but may be negotiable. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Checkpoint Ranch | Huson, Montana

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

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RECREATION The Checkpoint Ranch truly is an outdoorsman’s dream come true. With lush rolling meadows, timbered foothills, and numerous water sources, the ranch offers superb on-site hunting, while the private lakes provide fishing opportunities for trout. In addition, hiking, horseback riding, paddleboarding, kayaking, Nordic skiing, and ATV touring can all be enjoyed without leaving the ranch boundaries. Proximity to public lands ensures unlimited recreation opportunities adjacent to and surrounding the ranch.

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Checkpoint Ranch | Huson, Montana

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

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H unting & W ildlife When it comes to elk hunting, having the honey hole where the elk want to be is paramount for consistent success. The current owners have managed the ranch in an elk-friendly manner, and a herd of over 100 head resides on the ranch throughout the year. In addition to elk, the ranch supports populations of mule deer, whitetail deer, bears, mountain lions, gray wolf, turkey, grouse, and a host of other animals and birds, including bald and golden eagles, amphibians, reptiles, fish, wetland and shorebird species, and waterfowl.

The Checkpoint Ranch is a turnkey wildlife sanctuary frequented by elk, mule deer, and whitetail deer, with top-tier hunting opportunities and a location in a general hunting district.

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Checkpoint Ranch | Huson, Montana

F ishing Western Montana is home to some of the finest trout water in the west. Our main rivers include the Clark Fork, Blackfoot, and Bitterroot, and wade anglers will appreciate the proximity to countless smaller bodies of water, including Fish Creek, Ninemile Creek, and Rock Creek. These storied waterways allow anglers to see wild cutthroats, rainbows, browns, and brookies. The large lakes were once stocked with Kamloops rainbow trout on the ranch. While these reservoirs still hold wild reproducing trout populations, the size and depth of these resources could certainly allow a future owner to further develop onsite fishing opportunities.

O ther R ecreation • • •

The surrounding area offers exceptional golfing opportunities, whitewater rafting in the Alberton Gorge, and skiing at Snowbowl, which is only minutes away.

Flathead Lake, the largest natural freshwater lake west of the Mississippi, is about 90± minutes northeast of the ranch.

Glacier National Park, the Crown Jewel of the Continent, is only 3± hours to the north.

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

RANCH HISTORY Before radar was invented, pilots used the ranch’s 25± acre reservoir as a checkpoint while approaching the airfield in Missoula. The name Checkpoint Ranch stuck and has been used ever since. Over the last several decades, current and previous ranch ownership has chosen to manage primarily for wildlife, implementing light cattle grazing to offset costs. Before that, the Checkpoint Ranch and neighboring ranches raised prized pure-bred polled Herefords. This area of the Ninemile Valley gained notoriety worldwide as a premier region for this breed of cattle, appreciated at the time for its outstanding beefproducing characteristics and widespread desirability. The Checkpoint Ranch represents an opportunity for new owners to create their own legacy in the heart of the Ninemile Valley.

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Checkpoint Ranch | Huson, Montana

NEARBY ATTRACTIONS & ACTIVITIES Located just down the road from the ranch to the west is the historic Ninemile Ranger Station. Established in 1930, the station bred and housed mules for the backcountry. At one point, nearly 1,500 animals with 35 experienced packers were stationed there. Today, the Depot still winters mules and horses used throughout the region for firefighting and backcountry operations.

A visitor center and self-guided tour offer guests an educational experience, and the ranger station’s beautiful pastures and mountain landscapes contribute significant scenic beauty and open space to the Ninemile Valley.

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

CLIMATE

Climate charts for nearby Alberton, Montana, courtesy of http://www.city-data.com/city/Alberton-Montana.html

The area around Missoula is often called the state’s “banana belt” due to its milder weather patterns.

Missoula receives an average of 16” of rain per year. July and August are the warmest months, with an average high of 85 degrees and an average low of around 50 degrees. Meanwhile, January and February are the coldest months, with average highs near 35 degrees and lows around 20 degrees. Residents can expect up to 42’’ of average snowfall during winter.

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Checkpoint Ranch | Huson, Montana

WATER SOURCES | WATER RIGHTS The ranch benefits from extensive water resources, including two major reservoirs, additional ponds, creeks, and wetland areas. The largest body of water on the ranch is Scheffer Reservoir, at approximately 25± acres in size and roughly 15± feet at its deepest point. This reservoir is fed year-round by the West Fork of Sixmile Creek. Aerators keep portions of the lake open during winter months. From Scheffer, Water is distributed into the second-largest lake, roughly 9.5± acres. A ditch system continues distributing water from these reservoirs to the south, eventually feeding three smaller ponds along the main interior ranch road system. Sixmile Creek flows through the eastern edge of the ranch and provides excellent water for fish and wildlife and a vital riparian habitat for various wildlife species.

All appurtenant water rights will transfer. A summary of water rights is available upon request.

A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to use the water of and not ownership of the water itself. Water rights may not automatically transfer with land. All water in Montana is the property of the state of Montana for the use of the people of Montana.

The actual ownership of water rights in Montana may not be known, as many water rights are still the subject of a statewide adjudication process. The transfer of water rights is recorded with the State’s Department of Natural Resources and Conservation, and the transfer of any right may or may not warrant that right until the adjudication process is completed. The buyer is advised to verify any and all water rights that may transfer. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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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.

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Checkpoint Ranch | Huson, Montana

CONSERVATION | STEWARDSHIP The Checkpoint Ranch lies in an area identified by the US Fish and Wildlife Service as an important wildlife movement corridor and linkage zone, and the ranch provides significant winter range and yearround wildlife habitat for countless species. The majority of the Checkpoint Ranch acreage is subject to a conservation easement held by the Rocky Mountain Elk Foundation with the purpose of forever protecting the significant natural wildlife habitat, open space, and conservation values found here. One parcel and approximately 26± acres included in this sale are not subject to the conservation easement terms. A copy of the Conservation Easement is available upon request.

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.

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

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LOCATION Located a short distance west of Missoula, the Ninemile Valley is reminiscent of old Montana. It lies in the middle of three of the country’s largest forest ecosystems, the Missions and Bob Marshall Wilderness to the east, the Bitterroot range to the south, and Cabinet-Yaak ranges to the north and west.

The valley floor is comprised of primarily private land surrounded by National Forest and State Lands.

The valley follows Ninemile Creek, an important spawning tributary for rainbow and cutthroat trout, which meanders 20 miles from its headwaters before its confluence with the Clark Fork River. This quiet, lesser-known valley provides a rural feel yet remains proximate to the city of Missoula.

Missoula lies in a setting where five large valleys converge and is known as the Garden City due to its lush landscape in the heart of a fertile valley. It is home to the University of Montana, hailed by Rolling Stone Magazine as the “Most scenic campus in America,” and noted by Outside Magazine as “among the top 10 colleges nationally for combining academic quality and outdoor recreation.”

Missoula has it all, including private and commercial airport services, top-notch medical facilities, and unlimited shopping, dining, entertainment, cultural, and recreational amenities.

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Checkpoint Ranch | Huson, Montana

GETTING THERE Take I-90 west from Missoula to the Huson exit, and head west along the frontage road to the gated ranch entrance.

AIRPORT SERVICES •

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Only 17± miles east, Missoula International Airport offers direct flights to nine major US markets, connecting flights to thousands of cities worldwide. Direct flights include Chicago, Denver, Minneapolis, Salt Lake City, Seattle, Los Angeles, Phoenix, San Francisco, and Las Vegas. Missoula International Airport accommodates Alaska, American, United, Delta, Horizon, and Allegiant Airlines.

Minutemen Jet Center, Neptune Aviation, and Northstar Jet offer full services for general aviation and the commercial needs of the private pilot. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Checkpoint Ranch | Huson, Montana

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

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SUMMARY With a prime location near Missoula and a blend of significant natural resources that play an important role in wildlife habitat conservation, the Checkpoint Ranch’s recreational and wildlife virtues may only be outshone by the stunning beauty and unmatched privacy found within its acreage.

Easy to own, operate, and well cared for, the Checkpoint Ranch is primed for a new owner to write the next chapter on this historic ranch in western Montana.

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Checkpoint Ranch | Huson, Montana

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

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PRICE $18,900,000

TERMS Cash, Conventional Financing, 1031 Exchange

CONTACT Please contact Daniel Mahoney at (406) 360-7373 | dmahoney@fayranches.com or Mike DeShore at (406) 543-8888 | mdeshore@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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Checkpoint Ranch | Huson, Montana

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

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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.

DANIEL MAHONEY Broker Associate Licensed in: MT c. 406-360-7373 dmahoney@fayranches.com

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

MIKE DESHORE Broker Associate Licensed in: MT c. 406-543-8888 mdeshore@fayranches.com