Arrow Ranch | Fay Ranches

A R R OW R ANC H Wisdom, Montana $29,240,000 | 12,982± acres

Arrow Ranch | Wisdom, Montana

INTRODUCTION The Big Hole Valley, renowned as the land of 10,000 haystacks, is quietly celebrated for its top-notch grasslands, breathtaking scenery, expansive open spaces, and genuine western charm. Among the notable properties in this region is the Arrow Ranch, spanning 12,982± acres of vast hay meadows, extensive grasslands, sagebrush-covered hills, year-round creeks lined with willows, and rolling hills with timbered edges adjoining 8.5± miles of National Forest Service land and the famed Anaconda-Pintler Wilderness.

The ranch’s hay and grass production (approximately 1,400 – 2,000± tons a year, contingent upon the year) are sustained by approximately 13± miles of small streams running through the ranch, over 130± filed water rights, and ample annual snowfall. The well-watered ranch runs approximately 650 to 800± mother cows year-round, with a tenant bringing on an additional 500 to 600± during the summer months.

In our visits to the Arrow Ranch, it is a rare day not to have an encounter with an elk herd. Elk populate the ranch year-round, including heavy rutting activity during archery season. As the temperatures drop and hunting pressure rises from adjacent lands, the Arrow Ranch enjoys steady elk activity during the rifle season. The existing owners employ low-pressure hunting methods, resulting in a successful annual harvest of both bull and cow elk. The Arrow Ranch is located in Montana Hunting District 321, a general license area, maximizing opportunities for a landowner to pursue big game. Mule deer, pronghorn, black bear, moose, and grouse all call the Arrow Ranch home in addition to the healthy elk population.

Existing improvements on the ranch include a charming log home that serves as a primary residence and modest ranch improvements which include a ranch manager residence, four additional dwelling structures, barns, and outbuildings at the ranch headquarters. At an additional site, approximately 2± miles from the ranch headquarters lies an additional dwelling and outbuildings. A Conservation Easement with the Nature Conservancy protects the ranch from future subdividing and allows for the replacement or remodeling of the existing structures, a new residential structure within the ranch headquarters, and some additional improvements outside of the ranch headquarters.

The Big Hole Valley is still old Montana, and we think that is special. Not much has changed in the Big Hole, which has a history deeply woven into the fabric of the American West. The valley stands as a testament to the enduring legacy of those who shaped its narrative, blending indigenous heritage with the tales of settlers and explorers, all against the backdrop of its breathtaking landscapes. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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QUICK FACTS • • • • • • • • • • • •

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12,982± acres encompassing hay meadows, grasslands, creeks, and rolling hills with timbered borders leading into the National Forest Service land Positioned in the classic upper Big Hole Valley, surrounded by the Pioneer, Anaconda Pintler, and Beaverhead Mountain Ranges Maintains a year-round population of approximately 650-800± mother cows, with an additional 500600± introduced to the ranch by a tenant from early summer through late fall Yields an annual hay production of approximately 2,000-3,000± round bales, equivalent to 1,400 to 2,100± tons, contingent on the specific year Abundantly watered, featuring 13± miles of small streams and boasting over 130 filed water rights One of Montana’s premier elk hunting ranches is Hunting District 321, a general license area Diverse wildlife populations include mule deer, pronghorn, black bear, moose, and grouse A tastefully designed log-style primary residence complemented by several modest ranch dwellings and outbuildings Under the safeguard of a conservation easement with the Nature Conservancy Enjoys 8.5± miles of public land boundary, granting deeded access to millions of acres of public lands Wisdom, Montana, is approximately 20 miles south of the Ranch Additional amenities and private/commercial airports in Butte, Dillon, and Anaconda, Montana, all conveniently within a 90± minute radius of the ranch

Arrow Ranch | Wisdom, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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ACREAGE Comprised of 12,982± acres, the Arrow Ranch offers massive meadows, prairie habitat with large grassy and sagebrush-covered hills, streambeds dotted with cottonwood and willows, and hillsides covered with aspen, pine, and fir trees. As a best-in-class agricultural operation, the grass and pastureland support the production of large volumes of grass hay and cattle. The Arrow Ranch and the adjoining National Forest also host extensive elk, deer, and moose populations.

The Nature Conservancy holds 12,963± acres in a conservation easement.

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Arrow Ranch | Wisdom, Montana

AGRICULTURE PRODUCTION With thousands of flood-irrigated acres from over 130± different water rights, the Arrow Ranch annually produces 2,000 to 3,000± round bales or 1,400 to 2,100± tons depending on the year. Hay and grass production is supported by ample natural water resources and abundant annual snowfall. An estimated 650 to 800± mother cows live year-round on the Arrow Ranch, with an additional 500 to 600± introduced to the ranch during early summer through late fall. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPROVEMENTS Arrow Ranch includes a primary residence, a ranch manager residence, four additional dwelling structures, barns, and outbuildings at the ranch headquarters. At the Driesse site, approximately 2± miles from the ranch headquarters, another dwelling and outbuildings reside.

The primary residence on the ranch headquarters compound is a two-story, 3,069± square foot rustic lodge-style home with log exterior and interior walls, river rock accents, and a metal roof. A log, ranch-style manager house with 2,342± square foot living space resides at headquarters. Additional headquarters dwellings include some of the original ranch housing. A one-story, 1,353± square foot ranch style home, a 1,410± square foot residence, a 792± square foot home, a 955± square foot communal kitchen, and bunkhouse were all remodeled in the 1990s. Two 4,000± square foot shop buildings and a two-story barn round out the Arrow Ranch headquarters compound.

The Driesse site has a one-story ranch-style home with 1,328± square foot living space, a barn, multiple sheds, and corrals.

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Arrow Ranch | Wisdom, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Arrow Ranch | Wisdom, Montana

SPORTING PURSUITS & RECREATION H unting Considered one of the finest hunting locations in southwest Montana, the Arrow Ranch in Montana Hunting District 321 requires a general tag for elk and deer hunting. Arrow Ranch borders Hunting District 270, a coveted hunting area due to some massive mule deer bucks that require a special draw tag.

An abundant elk population resides on the Arrow Ranch and adjoining National Forest. Hunting pressure tends to be low during the archery season with large elk herds roaming onto Arrow Ranch property.

With colder weather, local deer and elk populations migrate to private land creek bottoms. During rifle season, thousands of elk forage on ranch property. Additionally, antelope, bear, and moose reside on the Arrow Ranch. Sage and mountain grouse can be found on the ranch for the upland bird hunter.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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F ishing Five streams totaling over 15± miles of live water run through the ranch. An angler can land 8 to 12± inch brook trout from quality small streams. Located 10± minutes from the ranch, the Big Hole River, one of the premier fly-fishing rivers in the United States, offers cutthroat, brook, rainbow, and brown trout, and the rare arctic grayling. Downstream the Big Hole River joins the Ruby and Beaverhead Rivers forming the Jefferson River. From the ranch, these famous Montana fisheries, as well as numerous creeks and mountain lakes, provide enjoyment for any level of angler.

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Arrow Ranch | Wisdom, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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F amily A dventures and O utdoor P ursuits Outdoor recreation on the ranch is effortless with navigable roads and two-track trails for mountain biking, trail running, horseback riding, and ATV driving. With snow, the Arrow Ranch turns into a snowmobiling and cross-country skiing paradise with powder-filled meadows and thousands of acres of private terrain.

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Arrow Ranch | Wisdom, Montana

Beautiful Mussigbrod Lake, three± miles from Arrow Ranch, delivers a quick hike, camping, and stargazing setting. National Forest land and the Anaconda Pintler Wilderness round out close options for nearby adventuring.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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CONSERVATION | STEWARDSHIP Executed in 1998 by the Nature Conservancy, 12,963± acres of the Arrow Ranch are protected under a conservation easement. The conservation easement permits agricultural and recreational activities currently on the ranch. A summary of the conservation easement will be provided upon request.

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

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Arrow Ranch | Wisdom, Montana

WATER RIGHTS Arrow Ranch showcases an extensive network of small streams (approximately 13± miles) and an impressive portfolio of over 130± filed water rights. The significant water rights underscore the property’s potential for sustainable and diverse utilization, positioning it as a valuable and versatile investment.

Additional information on water rights will be provided upon request.

15 www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Arrow Ranch | Wisdom, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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AREA HISTORY Over a century and a half ago, early settlers initiated agricultural endeavors in the Big Hole Valley, a tradition carried on by today’s multigenerational ranches. Native Americans historically traversed the valley for seasonal hunting, and in 1806, William Clark dubbed it the “Hot Springs Valley” during the Corps of Discovery expedition.

The region attracted fur trappers seeking beaver before homesteaders arrived in the 1860s. Near Arrow Ranch lies the Big Hole National Battlefield, where in 1877, Nez Perce Indians faced a tragic ambush by the United States Army, resulting in severe casualties on both sides. Chief Joseph’s subsequent attempt to lead his tribe to Canada proved unsuccessful.

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Arrow Ranch | Wisdom, Montana

NEARBY ATTRACTIONS Nestled on the Montana-Idaho border, Lost Trail Ski Area, a mere 35± miles from Arrow Ranch, beckons with its allure. Celebrated for its intimate ambiance, abundant snowfall, and family-friendly setting, the ski hill caters to novice and seasoned skiers with groomed slopes and powder-filled expanses. The Mount Haggin and Chief Joseph Trail Systems provide meticulously groomed trails for classic and skate skiing enthusiasts.

The Pioneer Scenic Byway unfolds across 49± paved miles through the stunning Pioneer Mountains, offering a scenic journey. Along this route, discover fishable mountain streams, picturesque campgrounds, historic ghost towns like Elkhorn and Bannack, and the enchanting Crystal Park—a paradise for rockhounding enthusiasts.

Next door to Arrow Ranch is the Anaconda-Pintler Wilderness, with its 158,615± acres of towering peaks, alpine lakes, and dense forests, creating a haven for hikers, backpackers, and nature enthusiasts seeking untamed beauty. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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LOCATION Located between Wisdom, a ranching hub, and Wise River, Montana, a fly-fishing hub, both towns offer essential amenities. Approximately 75 miles southwest sits Dillon, Montana, the county seat of Beaverhead County. Home to the University of Montana-Western, Dillon offers quality dining, a brewery, grocery stores, and a Patagonia outlet.

The former mining boomtown of Butte, Montana, is 80± miles northwest. Known as “the richest hill on earth,” Butte’s proud history includes some of Montana’s most colorful characters.

photo credit: https://www.montanapictures.net/wisdom-montana-picture-tour-montanapictures-net/

AIRPORT SERVICES Private aircraft can utilize the Dillon, or Anaconda airfields. Bert Mooney Airport in Butte, Montana, is the nearest commercial airport and 65± miles from Arrow Ranch.

Montana’s most accessible and busiest airport, Bozeman Yellowstone International Airport, approximately 2.5 hours from Arrow Ranch, hosts many non-stop flights. The airfield also includes two facilities for private aircraft. Jet Aviation, Yellowstone Jetcenter, Million Air, Northern Wings Aviation, and Summit Aviation offer private and charter flight services.

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CLIMATE With an average elevation of around 6,050 feet (1,844 meters) above sea level, Wisdom, Montana generally experiences a cold climate due to its high elevation. Winters are cold with average temperatures often dropping below freezing, while summers are cool. https://www.city-data.com/city/Wisdom-Montana.html

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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ARROW RANCH MAP

SUMMARY Nestled in the renowned Big Hole Valley, the Arrow Ranch spans 12,982± acres of pristine landscapes, including hay meadows, grasslands, and hills. With 13± miles of streams, 130± water rights, and ample snowfall, it supports hay and grass production, housing 650-800± mother cows year-round and 500-600± in summer.

Elk herds roam year-round, with successful low-pressure hunting. In Montana Hunting District 321, the ranch offers diverse game opportunities. Besides elk, it hosts mule deer, pronghorn, black bear, moose, and grouse. The ranch features a log home, ranch manager residence, and Conservation Easement with the Nature Conservancy, preserving its old Montana charm in the fabric of the American West.

Fay Ranches takes pride in presenting the Arrow Ranch as one of the finest investment opportunities in Montana’s Big Hole Valley.

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Arrow Ranch | Wisdom, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $29,240,000 Additional information: The adjoining 2,000± acre Pintler Creek Ranch can be purchased in conjunction with the Arrow Ranch.

Pintler Creek Ranch offers no conservation easement with excellent build sites.

TERMS Cash

CONTACT Please contact Greg Fay at (406) 586-4001 | gfay@fayranches.com or Ryan Bramlette at (406) 580-9569 | rbramlette@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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Arrow Ranch | Wisdom, 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.

GREGORY W. FAY Founder | Broker Licensed in: MT o. 406-586-4001 gfay@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com

RYAN BRAMLETTE Ranch Sales Licensed in: MT o. 406-586-4001 | c. 406-570-5072 rbramlette@fayranches.com