OFF MARKET: Stonehouse Ranch | Fay Ranches

STONEHOUSE RANCH

Reed Point, Montana

$3,175,000 | 400± Acres

Ranch | Reed Point, Montana

Stonehouse

INTRODUCTION

This rare piece of history sits in between Big Timber, Montana, and Columbus, Montana just 30± minutes to each town. With dates carved in stone (literally), this remarkable treasure dates back to 1872. The “halfway house” welcomed weary travelers on the Bozeman-Miles City stage line. As evidenced in the original abstract, a formal transfer to its first private owner was signed by President Grover Cleveland in 1886. Preserved and transformed in 2012, a contemporary addition joins the south wall of the original stone house to provide unobstructed views of the White Beaver Valley. A manicured bluegrass lawn gently gives way to pastures and prairies traversed by a mile of spring creek and two year-round highproducing springs on 400± acres. Elk, deer, antelope, and upland game abound. A passively solar-heated hanger and grass airstrip will welcome your Super Cub, while the rustic barn, corral, and shed provide a home for your horses. The past and present converge in this private, tranquil, one-of-a-kind property.

QUICK FACTS

• 1,862± SF, 3 bed, 2 bath home built in 1873, and preserved and transformed in 2012

• Outbuildings including a rustic barn, corral, and shed for equestrians

• Passively solar-heated hangar and grass airstrip for private planes

• About a mile of spring creek and two year-round high producing springs

• Incredible views of the Beartooth Mountains and White Beaver Valley

• Located approximately 30 minutes from the towns of Big Timber and Columbus

• Excellent elk, mule deer, and antelope hunting

• Good Hungarian partridge, sharp-tailed grouse, and turkey hunting

• Easily accessible and located in a tightly held part of Montana

• 10± minutes to the Yellowstone River

Stonehouse Ranch | Reed Point, Montana

ACREAGE/AGRICULTURE

The home and outbuildings sit in the southwest corner of the 400± expansive acres. Elevation ranges from about 4,180’ to 4,380’. The property is perimeter fenced into three pastures with excellent grass and two highly productive springs that feed a stock tank then pass through a cistern for farm irrigation and domestic water. The property is made up of non-irrigated rangeland pasture, as well as 80± acres of farm ground. The farm ground has traditionally been in sainfoin production to attract a plethora of wildlife. The open, rolling rangeland’s vegetation primarily consists of native grasses that include bluebunch wheatgrass, western wheatgrass, prairie Junegrass, blue grama, needle-and-thread grass, and Kentucky bluegrass with a good mix of cottonwood and juniper trees. Particularly attractive is the simplicity of the ranch. There are very few moving parts and no employees, as well as an apparent pride of ownership.

IMPROVEMENTS

Built in 1873 and preserved and transformed in 2012, the 1,862± SF, three bed, two bath home is everything you need and more. A stone path leads to the historic “halfway house,” which welcomed weary travelers on the Bozeman-Miles City stage line. Enter into the sitting/dining area with a fireplace to keep you warm on snowy nights. An open bar area provides extra seating, while the kitchen is simple yet chic, with Viking appliances and an overlay fridge. The expansive living area sits just off the kitchen. This room boasts a stunning stone wall, as well as floor-to-ceiling windows and doors that open to the outdoor covered sitting area. The large master suite is connected to the living area on the main floor. The master bedroom leads into an office nook and laundry area. Head upstairs to two bedrooms and a bathroom. From the wealth of finishes and quality workmanship to the gracious and inviting living spaces, comfort is a priority at Stonehouse Ranch.

Enjoy your surroundings and watch the wildlife on the covered patio. There is more than enough room to store your toys and vehicles in the attached garage. Outbuildings include a rustic barn, corral, and shed for equestrians. A passively solar-heated hangar and grass airstrip welcome private planes.

4 Stonehouse Ranch | Reed Point, Montana

Covered patio

Passively solar-heated hangar

Yellowstone River; not taken on property

RECREATION

F ishing

Some of the best trout fishing in the world happens on the Yellowstone River, just 10± minutes south of Stonehouse Ranch. The Yellowstone River is the longest free-flowing river in the lower 48 states, flowing some 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River.

Just 35± minutes to the south, the Stillwater River is beautiful and wild. The Absaroka-Beartooth Mountains provide a stunning backdrop to fishing or float trips. Plentiful rainbow, brown, and cutthroat trout are found in the river. It has large populations of each and is very lightly fished, meaning many of the fish are eager to jump at the first fly they are presented.

Yellowstone National Park is the birthplace of many of the finest trout rivers in the West. Headwater streams such as the Gibbon, Firehole, and Lamar create the Madison and Gallatin Rivers. The park hosts a lifetime of fishing opportunities with over one hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams found within such a small area.

Stonehouse Ranch is in an area well known for excellent hunting. With several ranches in the area interested in upland bird management, the Hungarian Partridge and sharp-tailed grouse hunting can be good. Like all upland bird populations, bird numbers on the ranch will vary from year to year depending on hatch success. There are years in which the populations are prolific with many coveys scattered around the ranch providing excellent hunting opportunities. Huns and sharp-tails are covey birds, similar to quail but larger, that are wonderful to hunt with a good pointing dog.

To further enhance the bird hunting on the property, a future owner could acquire a shooting preserve license issued by Montana Fish, Wildlife, and Parks, which would allow the owner to release upland birds and extends the season from September 1st to March 31st.

A big game hunter will find an abundant population of elk, mule deer, white-tailed deer, and antelope with great genetics and trophy opportunities.

The property’s gentle topography makes hiking, running, horseback riding, mountain biking, and driving ATVs a days’ worth of enjoyment.

Grouse; not taken on property

Elk; not taken on property

LOCATION

R eed P oint

Stonehouse Ranch is just 10± minutes north of Reed Point, Montana. Reed Point, population 307±, is a sleepy town with a post office. Indian Fort Fishing Access is just north of town on the Yellowstone River. With a boat ramp and campground, it is a haven for fly fishers, river floaters, or just a great spot for a leisurely swim.

C olumbus

A scenic 30± minute drive to the east from the property is Columbus, Montana, population 2,190±. Due to the many services and shops in Columbus, the town serves as both a travelers’ rest stop and a small hub for people exploring this part of Montana. A park runs the entire length of the town. Two rivers for trout fishing are located just outside of town, the Yellowstone River and the Stillwater River.

b ig t imbe R

Stonehouse Ranch is located a little over 30 minutes east of Big Timber, Montana. Big Timber sits on the banks of the Yellowstone River with a population of 1,743±. A century ago, Big Timber was a railroad center that became the sheep ranching capital of the U.S. Today, Big Timber boasts an iconic hotel and restaurant, a variety of shops, art galleries, and a Carnegie Library.

b illings

Just over an hour from the ranch sits Billings, Montana, population 109,976±, and its commercial airport. From Billings, you can see six mountain ranges: the Beartooth, Pryor, Big Horn, Bull, Crazy, and Big Snowy Mountains. Use Billings as a central point to the best western attractions, events, hospitality, shopping, and cuisine.

b ozeman

Less than an hour and a half from the property is the vibrant university town of Bozeman (population 55,225±), home to Montana State University and the Museum of the Rockies. If you take Highway 191 south from Bozeman, within an hour, you will pass the entrance to three world-class ski resorts, Big Sky Ski Resort, The Yellowstone Club, and Spanish Peaks.

8 Stonehouse Ranch | Reed Point, Montana

GETTING THERE

The property features a grassy airstrip and passively solar-heated hangar.

Woltermann Memorial Airport, located about 30± minutes from the property and just southeast of Columbus, features a 3,800’ runway for private planes. Big Timber Airport, 40± minutes from the property, is served by a small airport with a 5,285’ runway for private air travel.

The ranch is just over an hour from Billings-Logan International Airport, served by Alaska, Delta, Cape Air, United, American Airlines, and Allegiant. Only 1.5± hours away is Bozeman/Yellowstone International Airport, the busiest airport in Montana. The airport is served by Alaska, Allegiant, American, Jet Blue, Delta, Southwest, Sun Country, and United Airlines, with direct flights to and from 23 cities and growing.

CONSERVATION/STEWARDSHIP

This property does not have a conservation easement in place.

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 the conservation ethic and land use practices of our clients.

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.

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, 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 85 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.

SUMMARY

As you drive through Stonehouse Ranch, stunning views of the Absarokee’s rise dramatically to the south and provide one of the most impressive mountain vistas in the state. This 400± acre ranch is in one of the most beautiful, recreationally diverse, and highly sought-after areas of Montana. The 400± deeded acre Stonehouse Ranch is comprised of beautiful rolling pastures, covered draws, incredible mountain views, and springs. Just 10± minutes north of small-town Reed Point, Montana, and 30± minutes west of Columbus, Montana, this property is the perfect mix of agricultural rich environment, excellent yearround access, and an incredible amount of wildlife, from elk to upland birds.

Stonehouse Ranch | Reed Point, Montana

$3,175,000

CASH

PRICE TERMS CONTACT NOTICE

This is an exclusive co-listing with Fay Ranches, Inc and Engel & Volkers. Please contact Vinny Delgado at (406) 253-0507 | vdelgado@fayranches.com or Anne Kreder at (406) 595-3363 | anne.kreder@ evrealestate.com to schedule a showing. An agent from Fay Ranches or Engel & Volkers 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 .

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.

16 Stonehouse Ranch | Reed Point, Montana

REED POINT

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.