C OON E Y R A N C H ON R ED LODGE C REEK Roberts, Carbon County, Montana $1,950,000 | 200± Acres
Cooney Ranch on Red Lodge Creek | Roberts, Montana
INTRODUCTION The Cooney Ranch on Red Lodge Creek is a beautiful 200± acre ranch located outside Roberts, Montana. As the first private ranch below the Cooney State Park, the farm provides open water year-round via the outlet of Cooney Reservoir on Red Lodge Creek. Red Lodge Creek offers exceptional fishing for sizeable rainbow trout, brown trout, and walleye. The creek’s open water is a magnet for waterfowl during colder months when most other waters are frozen. Pheasant, white-tailed deer, mule deer, black bear, mountain lion, bobcat, otter, geese, sandhill crane, a variety of ducks, and the occasional elk inhabit the property. Slough, creek bottom, and sandstone hillside encompass 100± acres and are convenient for recreation. The remaining 100± irrigated acres are in agricultural production with grass and alfalfa. The ranch hosts a caretaker’s modular home, detached garage, and workshop. The Cooney Ranch on Red Lodge Creek offers many recreation and agricultural opportunities in a beautiful area with breathtaking views of the rolling hills, creek bottoms, and the Beartooth Mountains.
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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QUICK FACTS • • • • • • • • • • •
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100± irrigated, agricultural producing acres 100± acres for convenient recreation 1.5± miles of Red Lodge Creek 400± feet of Cottonwood Creek before the confluence with Red Lodge Creek Outstanding waterfowl and fishing habitat with open water year-round Exceptional fishing for rainbow trout, brown trout, and walleye Remarkable hunting opportunities Beautiful Beartooth Mountain views Borders Cooney State Park Grass and alfalfa income-producing opportunity Close to Billings and Red Lodge, Montana
Cooney Ranch on Red Lodge Creek | Roberts, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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ACREAGE 200± acres comprise the ranch in an equal combination of irrigated, agricultural producing, and recreational land. 100± irrigated acres are in production with grass and alfalfa. Slough, creek bottom, and sandstone hillside encompass the remaining 100± acres.
AREA HISTORY Cooney Reservoir, an earthen dam, was constructed in 1937 by the State of Montana to irrigate the surrounding area. Red Lodge Creek and Willow Creek, both sources and tributaries, begin in the Beartooth Mountains. The dam is 97± feet deep at its crest with 2,260± feet of surface water. Montana Department of Natural Resources and Conservation owns and operates the reservoir. In 1970, the State of Montana designated Cooney Reservoir as a State Park. 4
Cooney Ranch on Red Lodge Creek | Roberts, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
IMPROVEMENTS A caretaker’s modular home and detached garage are on the property with a nearby workshop. A railcar bridge provides a crossing on Red Lodge Creek with a drive-through stream bank crossing for larger equipment.
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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RECREATION Cooney Reservoir supports exhilarating waterskiing, wakeboarding, tubing, and jet skiing adventures or casual floating on a boat or paddleboard. The grassy and sandy beaches are a beautiful place to sink a line or bathe in the sun. Many RV and day-use sites surround the reservoir to enjoy the local beauty.
U pland B ird
and
B ig G ame H unting
The ranch provides an array of hunting. Owners can chase pheasants along the creek bottoms, jump shoot and decoy ducks and geese, and successfully bag big game on the property. Many Block Management Areas (BMA) are available for public hunting around the ranch. Additional hunting opportunities exist in the Custer-Gallatin National Forest and nearby State of Montana and Bureau of Land Management (BLM) public lands.
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
F ishing Throughout the ranch on Red Lodge Creek, anglers enjoy year-round exceptional fly fishing for rainbow trout, brown trout, and walleye. Cooney Reservoir is “THE” local fishing destination for boaters, anglers, and ice fishermen. Locals know Cooney for superb fishing for rainbow trout, burbot (ling), perch, and walleye.
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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F amily A dventures The Beartooth Mountains, located in the Custer-Gallatin and Shoshone National Forests and AbsarokaBeartooth Wilderness, provide many recreation opportunities. With hundreds of miles of trail systems crisscrossing the Beartooth mountains, a person can hike, bike, or horseback on scenic and rugged terrain, mountain streams, and mountain lakes. Red Lodge Mountain, 30± miles from the ranch, attracts skiers and shredders from Montana, Wyoming, and North Dakota, plus non-locals who have heard about this “Hidden Gem” from around the country. Red Lodge Mountain boasts a base elevation of 7,016 feet and a summit elevation of 9,416 feet, offering a beautiful view of the surrounding mountains and the area. Six chair lifts and one surface lift shuttle skiers to the hill with minimal lines and serve 10,690 skiers per hour at capacity.
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
NEARBY ATTRACTIONS The Fourth of July and rodeo go hand in hand in Montana, especially in the Cooney Ranch and surrounding communities. The Home of Champions Rodeo, held July 1st, 2nd, 3rd, and 4th in Red Lodge, Montana, was named in 1954 when local cowboy Bill Linderman won his third All-Around Rodeo Champion title. A small-town parade through downtown Red Lodge begins each day with the crowd heading to the fairgrounds for rodeo action in the afternoon. The Home of Champions is one of the “Big Three” Independence Day rodeos in July. Rodeo cowboys and cowgirls race between Livingston, Montana, Cody, Wyoming, and Red Lodge, Montana, to compete and attempt to win as much cash and points as possible. The Beartooth Motorcycle Rally delivers one more entertaining activity attracting bikers from around the country in mid-July. Rally activities include poker runs up the Beartooth Highway and surrounding small towns. A Harley rodeo takes place at the end of the weekend, including entertaining activities such as barrel racing, barrel push, tire pull, an obstacle course, and other events. www.fayranches.com | (800) 238.8616 | info@fayranches.com
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INCOME OPPORTUNITY Grass and alfalfa offer the two main income opportunities on the Cooney Ranch. One cutting of grass harvests approximately 3± tons of hay to the acre, and two cuttings of alfalfa produces 4± tons of hay to the acre. Most hay sales are within a 50-mile± radius of the property.
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
WATER RIGHTS Five irrigation rights reside on the property and will transfer at closing. Details of water rights are available upon request. www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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LOCATION The Cooney Ranch on Red Lodge Creek is a 45± minute drive from Montana’s largest city, Billings (population 117,116±), and home to Montana State University Billings and Rocky Mountain College. Billings is considered the trailhead of Montana. Red Lodge, a mountain ski town located 25± minutes from the Cooney Ranch, offers skiing, hiking, rock climbing, snowmobiling, and mountaineering activities. Offering a small-town western charm, Red Lodge provides basic amenities with restaurants, coffee shops, and a local brewery. A drive on the scenic Beartooth Highway leads to the Northeast Gateway entrance of Yellowstone National Park.
A irport S ervices The Billings-Logan International Airport is located 50± miles from the property. Alaska Air, Delta, Cape Air, United, Frontier, American Airlines, Allegiant Air, and Edwards Air Service provide service to Billings with direct flights to and from numerous cities.
D riving D irections From Billings, Montana, drive East on Interstate 90 (I-90), turning west at Laurel, Montana, on US Highway 212. Follow US- 212 west for 24± miles to Boyd, Montana, and turn west at Boyd onto BoydCooney Road. Follow Boyd-Cooney Road 9± miles to Cooney Ranch on Red Lodge Creek.
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
CLIMATE
http://www.city-data.com/city/Roberts-Montana.html
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Cooney Ranch on Red Lodge Creek | Roberts, Montana
SUMMARY The Cooney Ranch on Red Lodge Creek is a fantastic combination of irrigated farm ground, recreation, and beautiful views. Owners enjoy year-round fishing on creek property. A short trip to Cooney Reservoir extends alternative fishing options. The abundance of wildlife on the ranch offers substantial big game, waterfowl, and upland bird hunting opportunities. This 200± acre property, diverse for its size, will be a treat for any adventurous soul to own. Cooney Ranch’s close proximity to both Billings and Red Lodge makes for a convenient location for either more recreation possibilities or convenience of amenities.
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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PRICE $1,950,000
TERMS Cash, Conventional Financing, 1031 Tax Exchange
CONTACT Please contact Dane Reed at (406) 425-0939 | dreed@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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Cooney Ranch on Red Lodge Creek | Roberts, 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.
DANE REED sales agent
Licensed in: MT, WY o. 406-586-4001 | c. 406-425-0939 dreed@fayranches.com
FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com