CRAZY MOUNTAINS ALPINE RANCH

This is one of the most diverse and beautiful properties in this part of Montana. Within an hour’s drive of Bozeman, this end of the road property offers extreme privacy, live water, incredible views and a diverse topography that is excellent for grazing as well as recreational use. Numerous springs, small streams and ponds punctuate the property. A rolling terrain that is incredibly diverse creates numerous valleys, great building sites and literally creates a surprise around the next bend on one of the ranch’s roads.

The views of surrounding mountain ranges are some of the most spectacular found in this part of the state - some of Montana’s best known mountain ranges are seen from the property: Beartooths, Ab-sarokas, Gallatin Range, Spanish Peaks (including Lone Mountain), Bridgers, Big Belts and of course the Crazy Mountains.

On three sides, the ranches high ridges surround the bulk of the property - creating an incredible sense of privacy seldom found even on much larger properties. The all deeded 4,526+/- acres are not marred by power lines, large roads or visible development on or off the property. Two off-grid cabins, one set next to a small seasonal stream and the other on a forested knoll are hardly noticeable until you drive right up to them.

LOCATION & ACCESS: The ranch is located in southern part of the Shields Valley, just north of Livingston, Montana

about nine miles east of the small town of Clyde Park. The ranch is located on the western side of the

Crazy Mountains.

It is within an hour’s drive from Bozeman and its international airport by using Montana High-

way 86 and passing by Bridger Bowl Ski Area. Access is also easy using I-90, then onto US Highway 89

which is currently being reconstructed. The first 5 miles of road out of Clyde Park are paved, leaving on-

ly 4 miles of an all season county road leading to the northern part of the ranch. The southern part of the

ranch can be reached by using the Falls Creek Road.

During the winter season, the county road from Clyde Park is maintained, and provides the best all

season access into the ranch.

ACREAGE:

Public records indicate that the ranch contains 4,526+/- deeded acres. There is no leased land

within the ranch. Section 7 (approximately 584 acres) is protected from development by a Conservation

Easement held by the Gallatin Valley Land Trust. The easement allows for the construction of a guest

home and two primary residences along with a number of associated non-residential buildings.

DESCRIPTION OF LAND: Entering the ranch from the northern route, it is easy to see a high grassy meadow-like ridge rising

west-east along the northern side of the ranch.

On the western boundary of the ranch are several north-south high ridges with sloping hillsides

dropping down to the large basin that comprises the majority of the ranch.

On the eastern boundary is Choke To Death Butte, along with another high ridge, this time also

running north and south.

LAND DESCRIPTION:

The southern part of the ranch gradually slopes down a lower point where Falls Creek and a combina-

tion of other tributaries exit the ranch, yet even on this southern border the topography contributes to the pri-

vacy of the property.

The combination of high ridges, a mature forest canopy and a rolling terrain create one of the most

interesting landscapes to be found. Alpine meadows, combined with sage covered grazing land, valleys and

streams punctuate the ranch. The ranch had been harvested for timber in the 1920’s and 1960’s, leaving a

lattice-like series of trails that provide easy access to almost every part of the property. These two-track trails

provide access by a pickup or SUV, but in some cases need a little improvement if a new owner was to uti-

lize them in rainy or wet conditions. However, this improvement is limited to just a few portions of each old

harvest trail.

IMPROVEMENTS: The ranch improvements primarily consist of perimeter fencing, several pasture fencing patterns and

two off-grid cabins.

The southern-most cabin is nestled in a compact valley next to a small seasonal creek, yet there good

western views. The cabin has a sleeping loft and a main floor with a 3/4 bath, kitchen and combined dining

and living room.

The crawl space contains the mechanical systems to support the house along with storage batteries

which provide stored electric power for the cabin. The source of the electric power is provided by a solar cell

grid connected to the storage batteries as well as a propane fired generator. There is a 1,000 gallon propane

tank which provides power for the generator. This cabin has been reconstructed from a historic log cabin

most likely originally constructed about 100 years ago. A sense of history permeates the setting as well as

the cabin, its almost as if you can hear voices from the past while at this spot or inside the cozy confines of

the cabin.

Improvements (Continued)

Sited on a small ridge, but providing world class views, the second cabin is visually hidden from most

parts of the ranch. Barely penetrating the forest canopy, the cabin sits on a knoll almost un-noticed to the cas-

ual observer. This cabin is the largest of the two improvements; electricity is provided by a small portable

electric generator, and water has to be hauled to a cistern. Both cabins have been used by the owners for

short term visits, and guests or hunters who have been invited to the property during hunting seasons.

In addition to the cabins there is a small corral as well as a three sided metal storage building.

WILDLIFE:

The ranch lies within Deer and Elk

District 315.

The diverse topography of the ranch in

addition to water in almost every portion of

the ranch creates ideal habitat for both species

of deer, as well as elk, moose, bear, mountain

lion and antelope. Upland birds are found in

many parts of the ranch.

Even though there is live water on the

ranch, none has currently been developed or

enhanced to create a fishery.

The privacy of the ranch combined with ad-

jacent large landownership patterns and available

forage on the ranch create an environment that at-

tracts and holds big game.

While the owners have historically allowed

hunting on the ranch, the numbers of hunters have

been strictly regulated and monitored, thus the hunt-

ing opportunities and good chances of a successful

harvest have been maintained over the years.

Hunting season typically begins with the

start of bow season and runs through the length of

the regular rifle season.

The land is primarily rolling terrain, so ac-

cess via horseback, ATV, vehicle or on foot pro-

vides access to almost any hunter.

RECREATION:

This property offers a true western experience—no powerlines, privacy, wildlife, yet within a short

drive of several small towns including larger towns such as Livingston and Bozeman.

From archery to rifle and shotgun hunting, photography, target practice to ATV’s, horseback, hik-

ing, mountain biking, snowshoeing, cross country skiing, snowmobiling or exploring the numerous ranch

trails from the comfort of an SUV, this property offers it all.

Given the water resource on the ranch it may be possible to enhance an existing pond or create a

pond on the ranch of on-site fishing, or even perhaps enhance Falls Creek as a small water fishery.

No easements cross the property—once you are inside of the fences and drop into the huge hidden

basin you are virtually alone. Free to roam, study the abandoned buildings and think about a previous sim-

pler time where only nature was in the forefront.

This is the best of Montana and the west - pure and simple.

ELEVATION, PRECIPITATION AND CLIMATE:

The ranch varies in elevation about 1,000 feet. Essentially the western, northern and eastern bound-

aries of the ranch are roughly 6,000 feet while the interior portion of the ranch ranges between 5,200 and

5,600 feet. The southern boundary again rises up, again providing privacy but that border does not reach

the same heights as the other sides of the ranch. The highest point on the ranch is about 6,200 feeet.

The best estimate of annual precipitation, based on data from the nearby Shields Valley is about 18

inches per year. The coldest month and with the most snowfall is typically January, the wettest months for

precipitation are May and June. While not as windy as Montana’s Paradise Valley or Livingston, winter

winds tend to cause drifting snow that accumulates in the draws and valleys of the ranch making winter ac-

cess difficult in a vehicle. While the wind can clear ridgetops of snow, in other areas the snow can accumu-

late over the course of a winter creating deep drifts that can last into May or even June on some years.

LIVESTOCK CONSIDERATIONS:

Historically the ranch has been grazed in the summer months and into the fall by cattle, brought in by

local ranchers who have leased the grazing rights on an annual basis. The owners have also made annual graz-

ing arrangements for sheep, primarily to control noxious weeds.

The owners have traditionally under-grazed the ranch allowing ample feed for wildlife.

WATER AND MINERAL RIGHTS:

The ranch has seven recorded water rights, those are:

43A 30010765 Well Domestic, lawn & garden, stock

43A 193622 00 Spring Irrigation

43A 193617 00 Spring Irrigation

43A 193615 00 Spring Irrigation

43A 40505 00 Tobin Creek Stock

43A 40491 00 Spring Stock

43A 37102 00 Falls Creek Stock

The seller will transfer all water rights controlled by the ranch to the new owner. Note: Water rights

are currently undergoing adjudication in the state of Montana, final decrees have not yet been assigned in

some portions of the state, a new owner will need to complete his/her own investigation into water rights.

A minerals search has been conducted on the ranch, copies of that search are available on request.

Some of the mineral rights are totally owned by the ranch, while other mineral rights have been split numerous

times. The seller will convey all of the rights owned by the ranch to a new owner.

BROKER’S COMMENTS: Privacy is one of the more elusive qualities that most buyers have on their list of requirements, when

searching for a property, especially a recreational one. Often that privacy is achieved by an extremely remote

location, miles from a sizable town or airport.

Bordering pubic land is another way some buyers search for privacy - but in some cases the public land

can be easily accessed from adjacent places so privacy is diminished.

In the case of the Crazy Mountain Alpine Ranch, the land itself creates the extreme privacy here. Sur-

rounded primarily by large ranches, with high ridges on three sides of the ranch that almost enclose it - the

majority of the 4,526+/- acres lie within a vast forested basin punctuated by small streams, meadows, springs

valleys and ridges.

The long time owner of the ranch, who assembled it, often remarked that this was his favorite property,

even though at one time he held numerous trophy properties in the west.

This is not a ranch that can be reviewed on electronic platforms - just to tour the property is an experi-

ence.

PRICING & VIEWING: The ranch is being offered at $10,750,000.00.

The terms are cash or new financing.

Some notice is normally required to set up a showing, a listing broker must attend all showings. Dur-

ing hunting season, some showings may require additional flexibility when scheduling ranch visits.

GENERAL DATA:

Deeded acres: 4,526+/- acres, all in one block, no leased ground.

Section 7 on the extreme southeastern portion of the ranch is protected from further development by a Con-

servation Easement allowing the construction of two additional homes, as well as a guest house, roads,

ponds, logging and non-residential buildings. The rest of the ranch is not encumbered by any Conservation

Easements. The Gallatin Valley Land Trust holds the Conservation Easement on Section 7.

The ranch is currently held in 18 different tax parcels, in 7 1/4 different Sections. With the exception of

Sections 5 and 4, most of the Sections are fenced along borders with cross fencing on Sections 7 & 8, cre-

ating 9 or 10 different pastures on the ranch.

The lower cabin was re-constructed in 2003-2004. The solar electric system was installed at that time.

This cabin was originally constructed in 1916. According to public records it is 540 SF. While the upper

cabin is slightly larger.

Tobin and Falls Creek are perennial streams, there are several other smaller streams on the ranch, which in

some years can dry up.

Taxes: $2,617.47 in 2016—all in Park County, MT

End of the road property, no public roads go through the ranch.

Bozeman, via I-90 and Highway 89 to ranch is 61 miles. Bozeman via Clyde Park, Bracket Creek and

Bridger Drive is 46 miles.

Livingston, Montana to the ranch is 20 miles.

Clyde Park to ranch, 9 miles.

Access is either by the Rock Creek Road from Clyde Park or via Falls Creek Road from Hwy 89.

Power is close to both NW and SW corners of the ranch.

According to public records 3,294+/- acres are classified as grazing, while 1,219+/- acres are classified as

forest.

FOR FURTHER INFORMATION, PLEASE CONTACT:

Don Pilotte GRI SFR RRS

Broker, Berkshire Hathaway HomeServices Montana Properties

Cell: 406-580-0155

BHSSMT.COM

NOTICE:

This offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of

purchase by owner. Information regarding the land classification, potential profits, etc., are intended only as general

guidelines and have been provided by sources deemed reliable, but whose accuracy the owner or his agents cannot

guarantee. Prospective purchasers are encourage to verify each and every fact to his or her satisfaction. Maps are

provided as a general reference only.

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