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LOCATION
Located approximately 60 miles northwest of Miles City, Montana, lies 3,984.8+/- acres all in one contiguous block for sale. (Township 16N Range 42E – parts of Sections 18, 28, and all of Sections 19, 29, 31, and 32. Also all of Section 5; Township 15N, Range 42E – which lies directly below Section 32, Township 16N, Range 42E, mentioned above.) The acreage is approximately 60 miles north of the historic Yellowstone River and 40 miles south of the Fort Peck Lake Reservoir on the historic Missouri River. This area in eastern Montana is full of western history: Native Americans, Calvary (80 miles to the southwest is Custer’s Last Stand battlefield), and Lonesome Dove cattle country. Miles City, Montana, has many motels and restaurants, and its airport is capable of handling personal jets and planes.
DESCRIPTION
This property consists of 3,570 acres in CRP, with the balance (414.8+/- acres) being drainages, ravines, ditches, hills, rock out-croppings, roads, and hunting terrain. The annual payment for the CRP ground is $98,696.00.
Some of the acreage (987.5 acres) expires in 2010 with an annual payment of $28,376. Then 702.7 acres expire in 2011 with the annual payment of $17,102. The contracts that expire in 2010 and 2011 have been planted to Crested Wheat grass. Additionally, 1576.8 acres expire in 2015 with a payment of $44,284. The final 303 acres expires in 2016 with a payment of $8,935. The contracts that expire in 2015 and 2016 have been planted to comply with new stricter seeding mixes consisting of a mixture of five native grasses, namely: Western Wheat Grass, Green Needle Grass, Slender Wheat Grass, Purple Prairie Clover, and Alfalfa.
The surrounding area is approximately 60% small-grain farming, predominantly wheat – both winter and spring, with some oats and barley. The other 40% of the land is used for livestock grazing, predominantly cattle.
The annual total precipitation for this area is approximately 14-15 inches. Roughly one third of this precipitation comes as snow.
The property includes a set of historical buildings (1890-1930). The home in its day was exceptionally ornate and large, with porches, gabled roofs, and fancy lattice work. The house has not been lived in for approximately 20 years and has fallen into disrepair; however, the house is still very sturdy and repairable as a weekend retreat. There are additionally six to eight other ranch buildings and a set of large corrals (easily repairable) with loading chute (20 years since they were used). Electricity is still regularly used on site by the owner. An old driven well on the homestead site is easily returnable to working order. Grain bins that hold 35,000 bushel are currently being used.
An additional set of corrals and an old windmill well with a pump jack currently installed is found 1.5 miles south of the home site and is found in Section 31.
One unique aspect of this property is that there is only one entrance down a one-mile, dead-end county road through a locked gate, making it easy to control access to the property. The current owner has removed all cross fences, unsightly equipment and/or vehicles normally found around old ranch sites. All of the area around the buildings has been brush-hogged to control weeds and enhance visual appeal. There is a well-maintained fence around the entire property. Additionally, there is a mature windbreak on the west side of the building site. There are two reservoirs on the property – one approximately three to five acres in surface; the second reservoir is smaller and approximately one acre. Both reservoirs have mature trees surrounding them and running down the ravine.
The surrounding large land owners consist of one farmer to the east and two ranchers to the south and west.
RECREATION
This large, contiguous track of land in central eastern Montana would make a great family weekend retreat. A potential site for a grass airstrip has already been located near the historic buildings and is a real plus for a buyer with his own plane. A group could drive a vehicle, bringing horses, ATV’s, dirt bikes, etc., or someone with his own plane could fly in for the weekend and have a truck and other outdoor play toys already available on site.
This land is well suited for upland bird hunting, antelope, and deer (trophy white-tail) hunting. Hiking, bird-watching, photography, horseback riding, 4-wheeling, ATV’s, and many other outdoor activities are perfect for this property. The ravine and hills in Section 31 were used extensively by Native Americans for their summer camps, and many beads, household utensils, and other artifacts have been found in this area. The area is also known nationally as rich in dinosaur findings.
Wolves from western Montana and Yellowstone National Park have migrated eastward and are starting to come into the area, so for outdoor enthusiasts, the chance of hearing wolves howling in their native setting is a promising bonus.
SUMMARY
Return on the CRP payment alone is close to 6% per year with no inputs. The current owner has expressed willingness to lease back or share-crop the land if it is not re-enrolled in the CRP program at expiration. Additionally, the current owner will continue with active management of the property for an absentee owner, which is basically fire control and any required CRP maintenance. It is a commonly known fact that there are no fire departments because of distance, so all farmers and ranchers have their own water tankers and large equipment for fire fighting. The property may also be enrolled in a walk-in hunting program thru the State of Montana for public access (adjacent property currently is enrolled) if the new owner chooses not to use the property for personal hunting. Garfield County, Montana is one of the best last places in the western United States. True “Big Sky” outdoor experiences await the new owner of this large rolling prairie ranch.
ESTIMATED REAL ESTATE TAXES
$8,727.76
PRICE
$1,625,000 total ($427 per acre)
The seller is willing to divide the property for sale between Section 29 and Section 32, which would leave three full sections in the south part -- approximately 1,920 acres+/-. The south track includes approximately 90% +/- of the 415 acres not enrolled in the CRP. The north track would be all of Sections 19 and 29, with the south half of Section 28 and the east three-quarters of Section 18 (including the building site) for approximately 2,065 acres+/-. The exact acreage in each parcel and CRP enrolled lands will be made available to serious buyers (all at $427 per acre).
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LOCATION: Garfield County (The Big Open), Montana |
PRICE: Price Reduction! Now offered for $1,625,000 from $1,700,000 (Seller will also divide) |
CONTACT: Dale Dumaw or John Stratman |
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Summary
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214 Eight Street Suite 100 Glenwood Springs, CO 81601
Phone: (970)928.7100 or toll free (877)207.9700
Fax: (970)928.7200 E-mail: sales@ranchland.com
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