SOLD: Schock Ranch on the North Fork | Fay Ranches

SCHOCK RANCH ON THE NORTH FORK

Townsend, Broadwater County, Montana

$2,550,000 | 124 ± Acres

Schock Ranch on the North Fork | Townsend, Montana

INTRODUCTION

Schock Ranch on the North Fork is the perfect blend of an efficient operational ranch and a charming locale. Every inch of the ranch’s 124± deeded acres has been managed to balance form and function. Boasting complete modern infrastructure to irrigate ground and manage livestock, the ranch complements with a tastefully renovated ranch home, bunkhouse, and shop that spares no detail.

The North Fork of Deep Creek flows through the timbered draw along the property’s eastern edge, adding aquatic diversity to the wildlife-rich fields and pastures. Less than 20 minutes east of Townsend, Montana, Schock Ranch on the North Fork is close to quality recreation on Canyon Ferry Lake or the nearby National Forest. Helena, Montana’s capital, is an easy hour away, and Bozeman is just over an hour and a half to the southeast. Well suited for year-round living, Schock Ranch on the North Fork is a perfect getaway to gather family and friends to disconnect and recharge from the daily grind. Generously outfitted with a new and well-maintained fence, automatic pivot irrigation, and stock water, ranch operations are not burdensome and allow plenty of time for things to do on the ranch. Enjoy evenings on the porch listening to the creek below, viewing deer and the occasional elk herd feeding in the alfalfa fields during sunrises, or days making memories with family that only ranch life can provide.

QUICK FACTS

• 124± Deeded Acres

• 0.5± miles of North Fork Deep Creek meander through the eastern boundary

• Abundant wildlife, including deer, elk, and upland birds

• Three automated pivots irrigating 45± acres of alfalfa

• New perimeter and cross fence with stock water

• Supports a 20-25 cow/calf herd year-round

• Thoughtful conservation easement with the Montana Land Reliance

• Newly renovated 3,360 square foot 3 bed, 2.5 bath ranch house with shop and bunkhouse

• 20± minutes to Townsend, Montana, 1 hour to Helena, and 1.5 hours to Bozeman

• Close to Canyon Ferry Lake and National Forest

Schock Ranch on the North Fork | Townsend, Montana

IMPROVEMENTS

The ranch compound consists of a completely renovated ranch home, shop, and bunkhouse. The home has a main floor master, an additional bedroom, and 1.5 bathrooms upstairs. The spacious finished basement includes an additional bedroom, bath, utility room, and canning room. The shop separates the main house from the bunkhouse. Well-lit and insulated, the shop has plenty of room to store a truck and tractor alike. The restored bunkhouse with kitchen and full bath is a great place to cache in-laws, and a smaller shop and greenhouse attached to the bunkhouse are great places to tinker. Mature landscaping and fruit trees punctuate the grounds with other sheds and a functional livestock barn.

4 Schock Ranch on the North Fork | Townsend, Montana

Schock Ranch on the North Fork | Townsend, Montana

ACREAGE

The beautiful ranch comprises 124± deeded acres ranging from mature cottonwoods and pine trees. The property sits along the North Fork of Deep Creek, which transitions to open pastures for grazing and timber-covered creek bottom for elk and other wildlife to call home.

10 Schock Ranch on the North Fork | Townsend, Montana

AGRICULTURAL OPERATION

The ranch is serviced by three pivots that irrigate ¬approximately 50± acres and are currently planted in alfalfa, producing 3-4 tons per acre in good years. The alfalfa stand is three years old and has been fertilized for the 2022 season.

The current owners run a 20-25 pair registered Hereford cow/calf operation year-round on the ranch. To ensure adequate grazing and excellent feed, the cattle are rotated through different fenced pastures and fed on the ranch’s hay with plenty to spare. There are stock water rights from North Fork Creek, and automatic waterers provide additional stock water for the pastures without direct access to the creek.

RECREATION

H unting

Schock Ranch on the North Fork lies in the migratory route between the Big Belt Mountains and the irrigated agricultural fields along the Missouri River. The property’s cover, feed, and water make the ranch a staging area for elk and deer. The timbered draws and creek bottom provide excellent terrain for stalk hunts or catching the game coming to and from the fields from a tree stand.

The ranch lies in one of the premier hunting units in the state and does not require a special draw. Non-residents, however, must still apply for a non-resident tag. Additional species of game animals that frequent the ranch include both white-tailed and mule deer, mountain lion, black bear, pheasants, and turkey. There is also excellent access nearby to thousands of acres of public land for elk and deer hunting.

Photo not taken on property

Schock Ranch on the North Fork | Townsend, Montana

The closest public access and boat ramp for the Missouri River is located approximately 20± minutes from the ranch. The tail-water section of the river below Toston Dam offers world-class fishing for large brown and rainbow trout. For the lake fisherman, Canyon Ferry Lake is minutes from the ranch and offers world-class fishing for various species, including walleye, trout, northern pike, brook trout, Dolly Varden trout, and kokanee salmon. Canyon Ferry Reservoir is a popular boating and recreation impoundment and provides hours of summer fun for the whole family.

In addition to a plethora of recreational pursuits near the property, there are a handful of rivers and creeks to fish within striking distance. The Upper Madison River and Yellowstone River are located within 1.5± hours of the ranch. The two rivers are arguably some of the most famous fly fishing rivers in the world due to their early notoriety from such legendary fly fishers as Joe Brooks, Charles Brooks, and Bud Lilly, as well as their scenic beauty and incredible numbers and size of trout. The Jefferson River and the Gallatin River are within an hour’s drive of the ranch and offer world-class trout fishing.

In addition to all the recreational pursuits on the ranch, the property is ideally located for the owner’s access to National Forest, offering hundreds of miles of hiking and biking trails throughout the surrounding mountain ranges.

Photo not taken on property

Schock Ranch on the North Fork | Townsend, Montana

Approximately 14± miles east of the ranch lies a small agricultural town, Townsend, with a population of 2,000±. Townsend began its growth in the 1860s, and a railroad stop was established in 1883. Gold mining contributed to much of the town’s early days. The Missouri River flows west of town, creating vast recreational opportunities at Canyon Ferry Lake. Numerous amenities are also available nearby in the communities of Helena and Bozeman. Bozeman is south of the property, approximately 80± miles, and Helena is located 48± miles to the northwest. A small airstrip east of Townsend can accommodate smaller aircraft (for more information, see www.airnav.com).

Helena, the state capital, combines an active beat of students, politics, and outdoor activities. With the Missouri River adjacent, the outdoor recreation possibilities are limitless.

A 1.5± hour drive away is the vibrant university town of Bozeman, home to Montana State University, which swells its population, seasonally, to 43,000±. In recent years, Bozeman, proud of its Museum of the Rockies, has received national accolades for its scenic location, endless outdoor activities, and historic downtown. The cafes, restaurants, and boutiques have become favorite places for those who love nature-- whether fishing, hunting, skiing, mountain biking, and hiking.

Access to the north entrance of Yellowstone National Park is a 2.5± hour drive from the property. Big Sky Resort boasts the most vertical drop in the lower 48 states, within a 2± hour drive. Bridger Bowl Ski Area, known for its ‘cold smoke’ and relaxed atmosphere, is a local favorite outside Bozeman.

CONSERVATION STEWARDSHIP

Schock Ranch on the North Fork has a thoughtful conservation easement, which restricts further development on the rest of the land. For details, please inquire with Fay Ranches.

A conservation easement fulfills the different needs of different landowners. For one family, it may be the vehicle by which a farm or ranch is passed on to future generations. For another, it preserves the watershed of a prized trout stream or a wintering ground for elk. There is a story behind every conservation easement, but the underlying reason is the landowner’s desire to preserve a unique piece of land forever.

Schock Ranch on the North Fork | Townsend, Montana

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 the prior appropriation doctrine guides water rights in Montana, 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, and 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 final-ly 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.

CLIMATE MAP

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

Schock Ranch on the North Fork | Townsend, Montana

GETTING HERE

The Helena Regional Airport is approximately 45 minutes from the Schock Ranch on the North Fork. Currently, Helena Regional Airport has Delta connection, Horizon (Alaskan) Air, and United Express services.

Montana’s busiest airport, the Bozeman Yellowstone International Airport, is approximately 1 hour from the ranch gate.

SUMMARY

Schock Ranch on the North Fork is an opportunity to own a turn-key operational ranch, fine-tuned to provide ease of management and maximum enjoyment. Recreational pursuits on and around the ranch provide the ability to pursue some of the finest hunting and recreation in Montana. The ranch is close enough to town to be convenient but far enough away to unplug. The renovated home and outbuildings provide a clean, comfortable place for a seasonal getaway or permanent place to call home.

$2,550,000

Cash

Please contact James Esperti at (406) 581-4795 | jesperti@fayranches.com or Matt Henningsen at (406) 570-5072 | mhenningsen@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.

PRICE TERMS CONTACT 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.

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.