Noon Bear Ranch | Fay Ranches

NOON BEAR RANCH

Reed Point, Montana

$1,750,000

315± Acres

INTRODUCTION

Noon Bear Ranch is perched high on the north side of the divide between the Yellowstone and Stillwater River Valleys, offering sweeping views of the nearby Crazy Mountains. The modest yet charming house, along with a spacious barn and utility buildings, was home to a couple who ran cows and raised hay for over 40 years. As the remaining owner prepares to pass the property on to another generation, all tractors, trailers, ATVs, implements, tools, and equipment will be included, making this ranch turn-key for the new operator.

The ranch features a year-round spring at the top, a solar livestock waterer, several automatic waterers around the barns and corrals, and a seasonal spring in a separate drainage at the bottom. The rolling topography is mostly grass with occasional stands of cedar and ponderosa. Sharptail grouse and Hungarian partridge favor the grasslands, while elk and mule deer frequent the ranch. Though the current owner does not allow hunting, the neighboring property to the south harvests 4-5 elk annually on similar-sized land. The ranch is located in the general tag area of the 575 Hunting District, which allows either sex for elk.

Noon Bear Ranch is conveniently located 30 minutes from the towns of Big Timber, Columbus, and Absarokee, Montana. The Stillwater River is just 20 minutes away via Cow Face Hill Road, and the town of Reed Point, offering basic services and access to the Yellowstone River for fishing and boating, is only 10 minutes away.

This ranch offers the next owner privacy with unbeatable scenery overlooking the Yellowstone River Valley, the Crazy Mountains Range, and abundant native wildlife. Its prime location places you in the heart of Montana, with fly fishing on the Yellowstone and Stillwater Rivers just minutes away. Noon Bear Ranch is about one hour from Billings and 1.25 hours from Bozeman.

Noon Bear Ranch | Reed Point, Montana

QUICK FACTS

• 315± deeded acres

• Grand views of the majestic Crazy Mountains

• 2,928± square foot 1-bedroom home (could be 2 bedrooms) with attached garage/shop, and carport

• 2,630± square foot barn with indoor cattle squeeze chute/doctoring area, and hay storage

• 1,000± square foot lean-to equipment storage area

• Multiple corrals and livestock shelters

• Year-round spring, solar well, and livestock waterer

• 45 gallon-per-minute domestic well

• Cross-fenced into 5 separate pastures

• Within general elk/deer Hunting District 575

• 10 minutes from fishing and boating access on the Yellowstone River, 20 minutes from the Stillwater River

Noon Bear Ranch | Reed Point, Montana

ACREAGE

• 315± deeded acres

The property consists of rolling hills, grass meadows, young ponderosa pine, and mature cedar/ juniper trees. There is one long canyon on the top of the ranch, with a spring running on the bottom all year round and a seasonal spring in a separate drainage. About 30 acres have been traditionally hayed for a single cutting each year, producing 30-40 tons of hay; the rest of the land is grazed.

Breathtaking views of the Crazy Mountains make this ranch a dream horse, cattle, and hunting property.

Noon Bear Ranch | Reed Point, Montana

SCENIC VISTAS

From your porch and breakfast nook, you can enjoy panoramic views of the Crazy Mountains, characterized by extremely jagged summits and steep slopes with more than 30 peaks between 10,000± and 11,000± feet in elevation. The ranch also has a sweeping bird’s-eye view of the Yellowstone River Valley below.

Noon Bear Ranch | Reed Point, Montana

IMPROVEMENTS

• 2,928± square foot 1-bedroom (could be 2), 1-bathroom home including attached shop, entryway, and carport

• 1,000± square foot lean-to equipment storage area

• 2,630± square foot barn with indoor cattle squeeze-chute/doctoring area

• The house has a 45 GPM well, and there is ample water throughout the ranch for livestock with hydrants and automatic waterers, a solar well livestock tank, and several springs

• Multiple corrals, sorting pens, and animal shelters

• All tractors, trailers, tools, and implements are included in the sale

• Additionally, an ATV, generators, wood splitter, hay rake, seed drill, and other attachments, and large chest freezers are included

• A list of included equipment is available upon request

Noon Bear Ranch | Reed Point, Montana

Noon Bear Ranch | Reed Point, Montana

Noon Bear Ranch | Reed Point, Montana

Noon Bear Ranch | Reed Point, Montana

RECREATION

Noon Bear Ranch is in the foothills amongst the most beautiful mountain ranges in the US. The Beartooth and Crazy Mountains have hundreds of miles of trail systems, which are enjoyed by hikers and equestrian riders alike. Great fishing, hunting, skiing, rafting, kayaking, and boating are right out the door.

HUNTING | WILDLIFE

The ranch is home to a healthy population of mule deer, and elk pass through regularly. Grouse, partridge, and wild turkeys are abundant.

FISHING

Access to one of the best sections of the Yellowstone River is 10 minutes away at Reed Point, which offers some of the finest flyfishing in Montana. Go the other direction, south over the top of the hill, and the Stillwater River is a 20-minute drive. It is more private, not as well known, and has incredible fishing for browns and rainbows.

OTHER

Great skiing at Red Lodge Mountain is an hour and fifteen minutes from the ranch, and Bridger Bowl Ski Area near Bozeman is 90 minutes away. Rafting and boating the rivers, hiking or horseback riding into the nearby wilderness areas in summer and fall, and camping are popular activities.

17 Noon Bear Ranch | Reed Point, Montana

INCOME OPPORTUNITY

The owners have raised cattle for many years, and the ranch supports 20-25 cows year-round. Currently, the grazing is leased to a neighbor.

www.fayranches.com | 800.238.8616 | info@fayranches.com

CLIMATE

Reed Point, Montana, has cold winters and warm summers, averaging 25 inches of snow annually from late October to mid-April. Summer highs reach 85°F (29°C) and winter lows drop to 7°F (-14°C). Spring is the wettest season.

Climate charts courtesy of https://www.city-data.com/city/Reed-Point-Montana.html

Noon Bear Ranch | Reed Point, Montana

AREA HISTORY

Reed Point, Montana, nestled along the Yellowstone River, boasts a rich history steeped in frontier spirit. Originally a vital stop on the Northern Pacific Railway, it flourished as a shipping hub for local ranchers and farmers. Today, its scenic beauty and outdoor recreation draw visitors from far and wide. This historic area offers a blend of Old West charm and modern amenities, making it an ideal destination for those seeking a tranquil yet vibrant lifestyle. Explore the expansive landscapes, partake in outdoor adventures, and immerse yourself in the captivating history of Reed Point. Don’t miss the opportunity to own a piece of this storied landscape with Fay’s 315± acre property, Noon Bear Ranch.

NEARBY ATTRACTIONS & ACTIVITIES

The Greycliff Mill, just down the road, offers fresh, healthy meals for breakfast, lunch, and special dinners by reservation. They also have chuckwagon suppers and overnight horseback trips to a backcountry cabin.

21 Noon Bear Ranch | Reed Point, Montana

LOCATION

Reed Point and the Yellowstone River are just 10 minutes down the hill from ranch headquarters. They offer entrance to Interstate 90, which takes you to the nearby towns of Big Timber, Livingston, and Columbus. Billings is approximately one hour to the east, and Bozeman is 90 minutes to the west. Yellowstone National Park’s northwest entrance at Gardiner is just a 90-minute drive away.

GETTING THERE

From Bozeman, take I-90 east to Reed Point; from Billings, take I-90 west. Exit at Reed Point and head north through town, turning left on Central Avenue, proceeding west on Central past the high school, and going through the underpass, which becomes Hump Creek Road. The ranch is approximately 3.25 miles up Hump Creek Road on your left.

AIRPORT SERVICES

Bozeman Airport, the largest in Montana, is 90 minutes west of I-90. Billings Logan International Airport is just an hour to the east on the interstate. These transportation hubs also cater to corporate and private aircraft and provide hangar rentals.

23 Noon Bear Ranch | Reed Point, Montana

WATER RIGHTS

All existing rights for the wells, waterers, and springs are conveyed with the property.

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 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 has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay 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.

Noon Bear Ranch | Reed Point, Montana

SUMMARY

Noon Bear Ranch offers 315± acres of rolling hills of native grasses interspersed with juniper, cedar, and ponderosa pine trees. There is ample water from multiple sources for livestock and wildlife. The ranch offers seclusion and privacy, yet great fishing and the town’s amenities are nearby. The views from your porch of the magnificent Crazy Mountain Range are awe-inspiring.

Noon Bear is home to various wildlife and has a long history of livestock management. The ranch is being sold with all the tools and accouterments used by the current owners to run it efficiently, making it truly a turn-key, ready-to-go Montana ranch!

Noon Bear Ranch | Reed Point, Montana

Please contact George Duke at (406) 670-7258 | gduke@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay 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.

$1,008

$1,750,000 Cash

Conventional Financing 1031 Exchange

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.

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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