C R A Z Y M O U NT AI N HOLLOW R ANCH Big Timber, Montana $3,950,000 | 635± acres
Crazy Mountain Hollow Ranch | Big Timber, Montana
INTRODUCTION Tucked away in the folds of the land below the Crazy Mountain’s eastern front, Crazy Mountain Hollow is hidden just minutes to the north of the historic town of Big Timber, Montana. Boasting a full section of land and providing over two generous miles of live water, the ranch displays powerful amenities in an inconspicuous location. Visitors are greeted with a tidy ranch headquarters as the entry road drops into the property from the western ridge above, and Otter Creek meanders through the ranch yard as it traverses the full length of the property from north to south. Just across the bridge from the ranch’s classic red barn, a newly constructed trout pond anchors several thoughtful homesites with a sense of place nestled in a very private setting. Multiple draws lead from the creek bottom into the rolling hills to the east, giving way to spectacular surrounding views as the coulees and ridges reveal juniper, sagebrush, and rolling grasslands. Returning to the lush valley below, the landscape splinters into productive flood irrigated fields and rich riparian corridors, where the cottonwood-lined creek teams with a multitude of wildlife backdropped by the Absaroka Beartooth and Crazy Mountain Ranges in the distance. Perfect for a family retreat, boutique livestock operation, hunting preserve, or all of the above, Crazy Mountain Hollow is well-groomed and uncomplicated. Possessing abundant recourses and recreational opportunities generally only found on ranches much larger, Crazy Mountain Hollow is a find for the value-oriented land investor who desires to be inspired by a landscape that provides a lifestyle that only Montana can offer.
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QUICK FACTS • • • • • • • • • • • •
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Total of 635± acres Just minutes from Big Timber Just an hour from Bozeman 30± minutes to Livingston 140± acres of irrigated ground 2.3± miles of Otter Creek Private fishing Excellent hunting for whitetail and mule deer Good populations of Hungarian partridge and sharptail grouse Waterfowl frequent the property, especially in the fall Small farmhouse that is in good condition National Forest close by to enjoy recreational amenities and hunting
Crazy Mountain Hollow Ranch | Big Timber, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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COMMUNITY Perched on the banks of the Yellowstone River just an hour east of Bozeman, Big Timber is a classic small Montana town with a population of close to 1,800± residents. A century ago, Big Timber was a railroad center that became the world’s sheep ranching capital, shipping more wool than any other U.S. city at the time. Today Big Timber is dedicated to agriculture, hunting, and trout. This once sleepy cow town has been invigorated with the ongoing renovation of the iconic Grand Hotel. The recent addition of a local brewery adds a touch of modern appeal. A variety of quaint shops and restaurants punctuate the well-rounded services that can be conveniently found with a quick hop to town from the ranch. Livingston, Montana, is just over a half-hour away, and as the seat of Park County, it boasts a population of 7,500±. Rich in history and noted in western journals as a rowdy, western town, it was once filled with characters such as Calamity Jane and Kitty O’Lear and was the historic home of the Mountain Crow Indians. Today, Livingston is the gateway to the Paradise Valley and Yellowstone National Park. This beautiful town supports numerous art galleries, a wine cellar, a book store, a restored McKim, Mead, White railroad depot, gourmet restaurants, theaters, fly shops, and various antique stores, all packaged into a well-preserved historic district. The world-famous Yellowstone River rushes past town and is at the heart of the community spirit. About an hour from Crazy Mountain Hollow Ranch is the vibrant university town of Bozeman (population 45,000±), home to Montana State University. Bozeman has recently received national accolades for its scenic location, limitless outdoor activities, and historic downtown. The cafes, restaurants, and boutiques have become favorite places for those who love a little shopping and eating with their nature experience - whether fishing, hunting, skiing, mountain biking, or hiking.
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Photo not taken on property
Crazy Mountain Hollow Ranch | Big Timber, Montana
AIRPORT Just minutes from the ranch in Big Timber is the small private airport with a 5,290-foot runway situated at 4,489 feet elevation (www.airnav.com/airport/6S0). Livingston Municipal Airport is six miles east of Livingston, which has an FBO and a 5,700-foot paved runway suitable for those traveling privately (www.airnav.com/airport/ KLVM). Located just north of Bozeman is the Bozeman/ Yellowstone International Airport, the busiest airport in Montana, which is served by Alaska, Allegiant, Frontier, Delta, and United Airlines with direct flights to and from Denver, Salt Lake City, New York, Chicago, Los Angeles, San Francisco, Seattle, Portland, Phoenix, Atlanta, Minneapolis, and Las Vegas (www.bozemanairport.com).
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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ACREAGE The ranch consists of approximately 635± acres of deeded land, which is comprised of roughly 140± acres irrigated creek bottom acres and the balance in upland pasture. The Absaroka Mountains line the southern skyline, and the Crazy Mountains loom over the ranch to the west.
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Crazy Mountain Hollow Ranch | Big Timber, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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AGRICULTURE The property offers a wonderful combination of summer grazing and irrigated meadows. Approximately 140 ± acres along Otter Creek are flood irrigated and produce between 2-3 tons of hay per acre annually. The ranch could be managed in a number of different ways, but the irrigated acreage lends itself to plantings that are conducive to attracting and enhancing the amount of wildlife that frequents the ranch as well as helping to support livestock in appropriate numbers.
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Crazy Mountain Hollow Ranch | Big Timber, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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RECREATION F ly F ishing The 2.3± miles of Otter Creek meanders through the property with mature cottonwood trees lining the banks, creating a picturesque setting. Otter Creek offers year-round water, with flows fluctuating during the summer months. Spring brings the runoff, and the creek can run high and off-color, making the fishing hit or miss. Summer brings clearer water and lower flows which allows for fun angling with attracter dry flies as well as “hoppers.” During the fall months, the creek comes alive and fishes very well, with large brown trout migrating out of the Yellowstone River to complete their annual spawn. Fly fishing on the Yellowstone River is world-renowned. The ranch is minutes from the Yellowstone River, the longest free-flowing river in the lower 48 states, stretching some 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River. There are more than 100+ miles of blue-ribbon trout water downstream of the Yellowstone Park border with excellent brown, rainbow, and cutthroat trout populations. The Yellowstone is considered large by trout river standards and is a great river to float or wade fish. The river is most noted for the “Mother’s Day” caddis hatch. When conditions are right, the river is a fisherman’s Valhalla. The Yellowstone fishes well virtually Photo not taken on property 12 months of the year, with outstanding dry fly fishing occurring throughout the summer. The fish in this section of the Yellowstone River tend to be larger than further upstream, and there is considerably less fishing pressure the further downstream you go from Livingston. Combined with reduced fishing pressure, the larger fish can make for some wonderful fly fishing possibilities. Use streamers and large nymphs to catch the larger fish found in the deep holes and use the ever-popular hopper right along the banks. This area dries out sooner than the areas around Livingston or in the Paradise Valley, so this is where you will get the early start to the hopper fishing. 10
Crazy Mountain Hollow Ranch | Big Timber, Montana
Sunset over Yellowstone River
The Boulder River is also located near the ranch, a main tributary of the Yellowstone River. While draining an approximately 550± square mile area consisting primarily of the Absaroka-Beartooth Wilderness, the river is still relatively small and easy to fish. The Boulder provides relative privacy because it can only be floated during spring runoff, which generally lasts for the month of June. The Boulder is too rough for drift boats, and there are no boat ramps. The lower section of the Boulder is largely privately held, making access challenging. During normal summer flows, the river averages between 40 and 70 feet in width and can be crossed by the wade fisher at the head and tail of most pools. The river is known for its freestone characteristics and the incredible clarity of its waters. Close proximity to Yellowstone National Park, the birthplace of many of the finest trout rivers in the West, provides even more awesome fishing opportunities. Headwater streams such as the Gibbon, Firehole, and Lamar create rivers such as the Madison and Gallatin within its boundaries. The Park hosts a lifetime of fishing locales with over a hundred lakes and a thousand miles of streams. 11 www.fayranches.com | (800) 238.8616 | info@fayranches.com
RECREATION H unting & W ildlife Crazy Mountain Hollow offers healthy populations of whitetail and mule deer, Hungarian partridge, sharptailed grouse, waterfowl, antelope, and an occasional turkey. The cover and topography and the creek and irrigated fields create the perfect wildlife haven. In addition to the properties hosting many wildlife species, the nearby National Forest acreage yields outstanding big game hunting for deer, antelope, elk, Hungarian partridge, and grouse. As a result of so much open ground, the outdoor recreation in this area is plentiful. The vast mountain ranges, beautiful meadows and streams, and lush valleys offer a multitude of recreational hunting pursuits. Photo not taken on property
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Photo not taken on property
Crazy Mountain Hollow Ranch | Big Timber, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Crazy Mountain Hollow Ranch | Big Timber, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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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 and 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 eighty-five 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.
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Crazy Mountain Hollow Ranch | Big Timber, Montana
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 a quality fish and wildlife habitat. By promoting 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 our clients’ conservation ethic and land use practices. www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Crazy Mountain Hollow Ranch | Big Timber, Montana
SUMMARY The Crazy Mountain Hollow Ranch is the epitome of a versatile property. With 635± acres of diverse topography, including 140± acres under irrigation, and 2.3± miles of creek, this ranch creates a unique and tranquil haven. This property is ideal for the buyer seeking a manageable acreage with “large ranch” amenities. The property offers access to some of Montana’s finest fly fishing, horseback riding, and river recreation. The Big Timber area still portrays the essence and quietness of a small town-country life yet sits only a stone’s throw away from mainstream Montana.
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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PRICE $3,950,000
TERMS Cash
CONTACT Please contact James Esperti at (406) 581-4795 | jesperti@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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Crazy Mountain Hollow Ranch | Big Timber, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Crazy Mountain Hollow Ranch | Big Timber, 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.
JAMES ESPERTI Partner | Ranch Sales Licensed in: MT, ID, WY c. 406-581-4795 jesperti@fayranches.com
FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com