H IG H L IN E OR GANI C WHEAT FAR M Dodson, Montana $1,350,000 | 1,682± Acres
High Line Organic Wheat Farm | Dodson, Montana
INTRODUCTION This beautiful organic wheat farm is located approximately 6 miles south of the small Highline town of Dodson, Montana. The farm is made up of 1,682± acres, of which 1,140± acres are in certified organic wheat, and 542± acres are pasture and rangeland. With multiple reservoirs and year-round live water in the North Fork of Mud Creek, this farm is a playground for the wildlife native to the area. Healthy populations of whitetail and mule deer, antelope, pheasants, Sharptail grouse, and, at certain times of the year, a plethora of waterfowl all call the farm home. With amazing views of the Little Rocky Mountains to the south and the vast plains that stretch in every other direction, this property is one that demonstrates why Montana is referred to as the “Big Sky” state.
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LOCATION The Farm is located approximately 6 miles south of the small agricultural community of Dodson, Montana, and 20 miles west of Malta, the county seat for Phillips County. Malta and the surrounding area are widely known to have outstanding hunting and fishing opportunities. This property is perfectly placed to take full advantage of what Phillips County has to offer. Malta has a population of around 2,000 residents serves as the trading center for the area, providing your everyday needs such as several cafes, a grocery store, and of course, the local watering holes.
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High Line Organic Wheat Farm | Dodson, Montana
GETTING THERE The Farm is located in North Central Montana; access is 20 miles east of Malta via HWY 2 and then 6 miles south on HWY 204. The property is 150± northeast of Great Falls and 180± North of Billings. Both cities are serviced by commercial air service and many major airlines, including Delta, United, and Alaskan Air. There is a small airport in Malta with a 4,500” x 75” runway capable of handling smaller private planes.
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ACREAGE The farm is made up of 1,140± acres that is currently in production of certified organic dryland wheat; the remaining 542± are native range and pasture land full of small coulees and cuts for cattle to graze or wildlife to hide in. The farm is adequately fenced around the perimeter and is cross-fenced into four separate pastures. Improvements on the ranch are minimal, with two 10,000 bushel grain bins located just south of the road in section 31.
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High Line Organic Wheat Farm | Dodson, Montana
AGRICULTURE Montana produces more certified organic wheat than any other state and ranks second in total organic grain production. Many producers believe that Organic regenerative agriculture is sustainable, and it is the future of farming as we know it. It involves removing the costs of inputs like fertilizer and pesticides and boosting profit margins by selling organic foods that are in high demand and low supply. Significantly higher market prices and lower production costs, particularly during climatically challenging seasons, are both key factors that make organic farming attractive to new producers. The process of transition to organic requires very detailed documentation. It can be a very lengthy process, including a minimum threeyear period in which no prohibited substances have been used. High Line Organic Wheat Farm is certified and has operated organically for the past nine years, complying with all federal mandates, which provides a huge advantage to anyone who is looking to get into organic farming or grow their existing operation.
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RECREATION Hunting & Wildlife The farm is located in the heart of what many consider to be some of the best deer, antelope, and upland bird hunting in the state. Mud Creek flows year-round in the southwest corner of the property and creates a wetland area that is a magnet to vast numbers of waterfowl. The rest of the property is also well watered via springs and several reservoirs, and the varied terrain provides lots of good cover and food that attract the rest of the wildlife. The farm is located just south of the Milk River, which is world-famous for both the number and size of whitetail deer and the high density of pheasants produced along the river’s corridor. The CMR National Wildlife Refuge is located 60± miles south of the ranch. It extends 125 airline miles down the Missouri River from its western edge just upriver from the Fred Robertson Bridge located on highway191. The refuge contains approximately 1,100,000 acres, including the 245,000 acres Fort Peck Reservoir, Montana’s largest water body. It is 134 miles long, has over 1520 miles of shoreline, and has a maximum depth of 220 feet when full. Fort Peck provides world-class fishing for many different species of fish, including but not limited to walleye, northern pike, lake trout, smallmouth bass, and crappie. A person could spend a lifetime on the lake and not discover all it has to offer. The Slippery Ann Viewing Area near the Fred Robinson Bridge is open each fall so people can view the hundreds of elk that congregate there for the elk rut. The rest of the refuge can be enjoyed by sportsmen and women to chase the world-class bull elk and mule deer that call the refuge home. This part of Montana is often referred to as the Missouri River Breaks, and they stretch from the dam at the east end of Fort Peck Lake up the river to Great Falls, Montana. With very few exceptions, the land on both sides of the Missouri River remains the same as when the Lewis and Clark Expedition headed up the river over 200 years ago. The Little Rocky Mountains that rise out of the plains to the south of the ranch are home to large populations of both deer and elk as well as Big Horn Sheep and are just one of many of the beautiful island mountain ranges this area is known for.
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High Line Organic Wheat Farm | Dodson, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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CLIMATE Average climate for Dodson, Montana.
Data Provided by: http://www.city-data.com/city/Dodson-Montana.html
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High Line Organic Wheat Farm | Dodson, Montana
WATER SOURCES | WATER RIGHTS A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to water use and not ownership of the water itself. All water rights filed with Montana DNRC will transfer upon sale. 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. The transfer of any right may or may not warrant that right until the adjudication process has been completed.
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MINERAL & TIMBER RIGHTS All mineral and timber 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 our clients’ conservation ethic and land-use practices.
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High Line Organic Wheat Farm | Dodson, Montana
QUICK FACTS • • • • • •
Certified Organic Wheat Farm 1,682± acres Borders 2,880± acres of public land Year Around Live Water Abundant Wildlife Easy year round access off paved County Road 204
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High Line Organic Wheat Farm | Dodson, Montana
SUMMARY The High Line Organic Wheat Farm in North Central Montana is a very productive organic farm with a proven history of producing high-quality organic wheat. Whether you are a producer looking to get into organic farming for the first time, a current operator, or an investor looking for a farm to invest in, this farm has a ton to offer. With all the water and pasture that makes up the balance of the farm, it is a playground for all of the wildlife that calls the area home.
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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PRICE $1,350,000
TERMS Cash, Conventional Financing, 1031 Tax Exchange
CONTACT Please contact 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.
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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High Line Organic Wheat Farm | Dodson, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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High Line Organic Wheat Farm | Dodson, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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High Line Organic Wheat Farm | Dodson, 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.
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RJ PATTERSON ranch sales Licensed in: MT, WY c. 406-544-6007 rpatterson@fayranches.com
FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com