Sanctuary Ranch Roberts, Montana

SANCTUARY RANCH ROBERTS, MONTANA

$6,900,000 | 879± ACRES

LISTING AGENT: JIM TAYLOR

2290 GRANT ROAD BILLINGS, MONTANA 59102 P: 406.656.7500 M: 406.855.0344 [email protected] SANCTUARY RANCH ROBERTS, MONTANA

$6,900,000 | 879± ACRES

LISTING AGENT: JIM TAYLOR

2290 GRANT ROAD BILLINGS, MONTANA 59102 P: 406.656.7500 M: 406.855.0344 [email protected] Land… that’s where it all begins. Whether it is ranch land or family retreats, working cattle ranches, plantations, farms, estancias, timber or recreational ranches for sale, it all starts with the land.

Since 1946, Hall and Hall has specialized in serving the owners and prospective owners of quality rural real estate by providing mortgage loans, appraisals, land management, auction and brokerage services within a unique, integrated partnership structure.

Our business began by cultivating long-term relationships built upon personal service and expert counsel. We have continued to grow today by being client-focused and results-oriented—because while it all starts with the land, we know it ends with you.

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DENVER, COLORADO BOZEMAN, MONTANA EATON, COLORADO MISSOULA, MONTANA STEAMBOAT SPRINGS, COLORADO VALENTINE, NEBRASKA STERLING, COLORADO COLLEGE STATION, TEXAS SUN VALLEY, IDAHO LAREDO, TEXAS HUTCHINSON, KANSAS LUBBOCK, TEXAS BUFFALO, WYOMING MASON, TEXAS BILLINGS, MONTANA MELISSA, TEXAS SOUTHEASTERN US

SALES | AUCTIONS | FINANCE | APPRAISALS | MANAGEMENT

The Sanctuary Ranch lies about 19 miles north of Red Lodge in the center of the Rock Creek Valley. Its 879± acres encompass one or both sides of Rock Creek for approximately two miles. One third - more or less - of the property lies on the east side of Rock Creek and represents one of the most extraordinary fishing retreats we have ever been privileged to offer for sale. Besides two miles of Rock Creek which is an exceptional freestone fishery in its own right, the owners have created a 1.5-mile private spring creek enhanced fishery that is absolutely amazing – clearly a labor of love by a dedicated fisherman. There are also nine stocked spring fed ponds to add further diversity to the angling experience. The balance of the ranch on the west side of Rock Creek consists of rolling uplands that support good populations of pheasants and upland birds. The buildings include a magnificent 12,000 plus square foot owner’s home, three staff or guest houses, and a large hangar/shop. It is truly a one of a kind fishing retreat.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 3 – LOCATION The Sanctuary is located about four miles north of Roberts on U.S. Highway 212 or about 19 miles from Red Lodge. Red Lodge has a good airport with a 4,000’X75’ asphalt strip. The ranch, of course, has its own 3,300-foot gravel strip for lighter aircraft. This places it about 38 miles southwest of Billings - Montana’s largest city - and its busy commercial airport. Commercial air service at Billings Logan Airport is provided by American, Delta, United, Horizon, Frontier and Allegiant airlines. These airlines offer multiple flights to Salt Lake City, Seattle, Minneapolis, Phoenix, Las Vegas and Denver with seasonal non-stops to Dallas and Chicago.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 4 – LOCALE The “Beartooth Front” bounded by Red Lodge and the Rock Creek Valley on the easterly end and Nye and the Stillwater River Valley on the westerly end is one of the most dramatically beautiful areas in Montana. The Beartooth Mountains dominate the views to the south and the foothills and valleys that emanate from this massive granite range tend to be very lush and green and the rivers and streams are loaded with trout.

It is an area that was traditionally home to many very productive small to medium sized foothill/mountain ranches settled over 130 years ago. Red Lodge boasts annual precipitation that is over 50 percent higher than most parts of Montana, which is what made it possible for smaller homesteads to make a go of it early on. Ranching is still very much a part of life here although wealthy owners have put smaller properties together to make larger holdings.

~Red Lodge, Montana

In addition, the Red Lodge area has As regards the immediately surrounding become a popular recreational mecca for neighbors, there are some smaller tracts Billings residents. It is fair to say that, upstream with the more typical small increasingly, non-resident owners from all ranches bordering to the east and north. over the world have chosen to buy ranches Highway 212 borders on the west with a or recreational retreats here to avoid what couple of small tracts along it. The diverse they consider to be the “flash and glitter” population base of ranchers, local business of the Bozeman/Big Sky/Yellowstone Club people and professionals from Billings, area. They consider that Red Lodge, non-resident retreat and ranch owners with its excellent ski area and attractive along with the small towns like nearby downtown, offers a full package of social Roberts provide a stimulating mix for a and cultural amenities in a more intimate rural community. small town setting.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 5 – GENERAL DESCRIPTION As one turns into the ranch entrance off of Highway 212 one can see the owner’s home in the distance like a lush oasis surrounded by tall spruce trees and aspens sitting in an elevated position next to a pond and overlooking the ranch. At the end of the driveway one passes one of the ranch’s stocked ponds, crosses the 3,300 foot graveled airstrip and enters the main compound on paved roads - one leading to the circular driveway in front of the house and the other leading to the working compound. The compound includes a large steel hangar, a four-bay machinery parking garage, and the manager’s house.

From this vantage point, one can look out across the ranch to the west and north and see a series of meadows leading to tree-lined Rock Creek running down through the ranch to where it passes under a high rocky cliff just before it leaves the property. In the foreground meandering in an almost impossible number of S curves through the meadows is the private spring creek created by the owners who are avid anglers. Above this creek lie a series of stocked spring fed ponds. One can just see where the lower end of the creek passes into the trees before flowing back into Rock Creek under the cliffs at the north end of the ranch.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 6 – The lands on the other side of Rock Creek are a marked contrast as they rise up toward the horizon in a series of open benches and valleys. Some areas have been farmed in the past and this part of the ranch cries out to be managed for upland bird hunting with some food plots and protection. The current owners do hunt it successfully, but the fishery has been the priority in terms of management.

There are two additional homes on the northeast corner of the ranch. One has been used for staff and the other – recently acquired - is a nice small log cabin.

In summary, this is an idyllic fishing retreat occupying a beautiful setting in the Rock Creek Valley just far enough from the Beartooth Front to capture its full breadth without being in its shadow.

ACREAGE The ranch consists of approximately 879 deeded acres with 30± as river bottom land, 15± acres taken up by building sites and 564± acres of rangeland some of which is dryland crop that has been treated as rangeland. We are estimating that there are 564± acres on the east side of Rock Creek and 315± acres on the west side.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 7 – IMPROVEMENTS The Sanctuary offers a wonderful owner’s home, three staff houses, a hangar/shop and building used to park ranch machinery. There are additional outbuildings connected to the individual houses and others that have little contributory value. The primary structures can be described as follows:

OWNER’S HOME This is truly a magnificent home built in 1999 with a thoughtful floor plan that is designed to accommodate guests, family and grandchildren but with the public spaces artfully designed to have comfortable cozy areas for use when the owners are there alone while at the same time can be used for larger groups when the house is full or an event is planned. The main house is estimated at 12,500 square feet on two floors plus an attached four car garage. A pool house of 1,800± square feet was added in 2004 and it connects by a hallway from the downstairs. It includes an indoor pool and hot tub with a full bathroom and large doors that open to a patio. There are almost 2,000 square feet of wooden decks that line the south side of the house offering views of the Beartooth Mountains. Over half of the decks are covered which makes them comfortable for outside dining in season.

The main entrance on the top floor is accessed from an elevated circular driveway. As one enters the foyer one is immediately aware of the scale of the house and the light that is brought in from the huge windows and high ceilings. There is a side alcove there with closets for coats. To the left, there is a hallway that accesses two large guest rooms with private bathrooms.

To the right one enters the great room where there is a massive river stone fireplace in the middle of the room rising fully two stories. This effectively divides the room into a larger more formal living room and a smaller cozier library where the owners spend their time. There are wood burning fireplaces on both sides. The far side of this room has a full large kitchen with a counter and island in the middle with a small breakfast or lunch area on the south side with access to the outdoor decks. On the north side, there is a larger dining room area which is shielded from the kitchen for more formal occasions and larger groups.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 8 – © 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 9 – From this central great room, a hallway leads one past a half bathroom, a wooden staircase and an elevator entrance to the master bedroom suite which also faces south and west on the end of the building. Again, this is a large room with an enormous master bathroom that includes good sized his and hers walk-in closets and separated sinks. Essentially it feels like each person has his or her own bathroom.

If one goes downstairs from this end of the house, the owner has an extremely spacious two room office. There is also a bathroom, a utility room and a gear storage room with outside entrances on the north and south sides. One can also enter the garage on this level and the elevator makes it easy to transport groceries up to the kitchen. The garage will take four cars and is fully finished and heated.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 10 – If one returns to the front entrance, a second staircase there takes one down to a hallway which provides access to two more very large bedrooms each with private bathroom. These are clearly set up for grandchildren to share. The same hallway continues to the pool area – also appealing to the grandchildren!

The area around the house is beautifully landscaped with large evergreens and aspens and features a stocked fishing pond and a creek passing through just in front. Again, every window in the house is oversized so, while the house is log sided, it is incredibly light and airy which one often does not find in a log house. The finishes are all of the highest quality including natural fir flooring in the public areas and carpeting in the bedrooms upstairs. The house has in floor and hot water heat fired by propane.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 11 – YELLOW HOUSE This is a tri-level house with a total of about 3,500 square feet of living area on the three levels. It is located on the north end of the ranch with a separate entrance off of Highway 212. Very suitable for a ranch manager or assistant manager. There is also a 36’X42’ steel pole building with an 18’X21’ “L” add-on. It has a gravel floor and would be best utilized as a garage or for equipment storage. This house would be considered in average condition.

LOG GUEST COTTAGE Located at the same end of the ranch as the Yellow House, this building and acreage was acquired recently and has not been put to use. It is an appealing looking log structure which has been added onto with a log sided addition. It is around 1,200 square feet and includes one bedroom and two bathrooms with a loft. There is a good-sized open plan living room/dining area/office/kitchen space. It would double as a guest house or employee house. It appears to be in good condition. This compound also includes a steel garage building 25’X50’ with concrete floor.

CARETAKERS HOUSE Located in the same compound area as the owner’s home, it is currently occupied by a couple who takes care of the owner and the owner’s house. Estimated at around 2,100 square feet between the main floor and the finished basement and there is a 1.5 car garage attached. There are four bedrooms and three bathrooms. This is a comfortable staff house in average condition.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 12 – RUNWAY Adjacent to the main building compound is a graveled runway estimated at 3,300 feet that accommodates smaller twin engine aircraft including a Pilates.

HANGAR/SHOP Estimated at 4,000 square feet this steel building with full concrete floor is in good condition and doubles as a shop since the owners no longer keep an airplane there. It is an excellent large structure that could have multiple uses. It is high and has big wide overhead doors installed to accommodate aircraft.

EQUIPMENT STORAGE SHED Located next to the hangar, this pole building with gravel floor functions for equipment storage and is estimated at 1,400 square feet.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 13 – CLIMATE The climate is typical river valleys in the 5,000-foot elevation range east of the continental divide. Warm but not excessively hot summer days with cool nights. Winters with good snow cover and temperatures that normally run around freezing during the days and in the teens or below at night. However, the area can also suffer from extremes of cold on one end and on the other end the area is subject to Chinook winds which can bring some very warm temperatures up into the 50’s Fahrenheit range during the winter. The fall season is normally pleasant into November with occasional surprises in both directions from a Labor Day snowstorm that quickly melts to shirtsleeve weather at Thanksgiving. The area is known for good precipitation in the spring and can be subject to heavy, wet snows during March and April. This, of course, contributes to the area’s reputation for having some of the most sought-after summer grazing in the state. Average annual precipitation is estimated to be in the 16” to 20” range. Red Lodge itself gets around 23” of annual precipitation. Normally east of the continental divide in Montana one expects well over two-thirds of the annual precipitation to fall during the growing season.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 14 – GENERAL OPERATIONS The east side of Rock Creek has been maintained as a sanctuary for fish and wildlife with the owners contracting with an area rancher to put up hay on the meadows. The dryland acreage to the west of the river accommodates the yearling heifers from the owner’s larger ranch operation in the Columbus area. For a new owner, we recommend working with a local rancher to utilize the ranch’s hay and grazing. This can often be done on a quid pro quo basis whereby one trades the hay and grazing for other services from caretaking to equipment rental.

WATER RESOURCES Sanctuary Ranch has extensive water resources with wells for each house, early 1895 water rights, multiple ponds, a private creek and over two miles of frontage on Rock Creek which passes through the middle of the ranch. Multiple springs rise on the ranch and flow through the property as well, enhancing the private creeks and ponds.

The original diversion from Rock Creek was set up to operate year-round to provide water for a hydropower plant. This plant is no longer operational and is thoroughly outdated. However, preliminary indications are that new technology in this field could easily bring it back into operation. The current owners utilize this water for their fishery project described below but the potential for the development of a new hydropower facility is very much a possibility.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 15 – WILDLIFE RESOURCES Wildlife on the ranch includes both species of deer, occasional visits from moose, and a full complement of sporting birds from ducks and geese in season to pheasants, sharptail grouse, and Hungarian partridge. With its extensive water resources, lush meadows, riparian woodlands and uplands it acts as a magnet for virtually every species of wildlife and bird to be found in the area.

FISHING RESOURCES

The fishing, of course, is extraordinary with 20” plus trout to be caught in the private stream and the stocked ponds. Rock Creek is a well-regarded fishery in its own right and offers more of a freestone fishery with a slightly smaller class of fish. The ability to fish what amounts to a meandering spring creek, a freestone river and an outstanding still water fishery all within a short walk from one’s front door is what makes Sanctuary such an extraordinary property.

The private fishery on the ranch was created by the current owner who has been an avid lifelong angler. The ranch originally had a hydropower facility and the right to divert water from Rock Creek year-round. It also has extensive springs that rise on and above the ranch and flow through it en route to Rock Creek. He immediately realized the potential and created from scratch the meandering fishery that, if stretched out, would exceed 1.5 miles. He utilized the springs to create the ponds that are now stocked and produce very large fish in excess of 20 inches. The main creek fishes very well and produces large trout in the same class.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 16 – AESTHETIC CONSIDERATIONS Sanctuary Ranch is in a lush valley setting and controls a two-mile section of the Rock Creek valley. The ranch lies in such a manner that one feels completely private and the views of the Beartooths to the south are the icing on the cake.

TAXES Based upon past years, the annual real estate taxes are estimated at $25,000.

MINERAL RIGHTS All minerals appurtenant to the property and owned by the current owners will be conveyed to the buyer.

CONSERVATION EASEMENT Sanctuary Ranch is unencumbered by any conservation easements. It would unquestionably lend itself to an easement. The tax benefits from such a donation or the proceeds from a sale of an easement would have the effect of significantly reducing the purchase price. A portion of the property on the east side of the river has already been subdivided into 13 lots and would be ripe for subdivision.

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 17 – BROKERS COMMENT An exceptional fishing retreat and sporting property with the added benefits of immediate proximity to a first-class ski resort in the city of Red Lodge as well as easy access to Montana’s largest city, Billings, which offers excellent air service and a full menu of cultural, social and economic amenities.

PRICE

$6,900,000

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, building measurements, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.

1. MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja, Jerome Chvilicek, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

2. RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja, Jerome Chvilicek, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

3. AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day. For more information on our auction services contact Scott Shuman at (800) 829-8747.

4. APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe. Scott Griswold at (406) 656-7500, Ben Gardiner at (970) 520-4871 or Stacy Jackson at (903) 820-8499 are available to describe and discuss these services in detail and welcome your call.

5. SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing | Flexible Terms | Efficient Processing Tina Hamm or Scott Moran • (406) 656-7500 Judy Chirila • (303) 861-8282 Adam Deakin • (970) 716-2120 Monte Lyons • (806) 698-6882 J.T. Holt • (806) 698-6884

© 2019 HALL AND HALL | WWW.HALLANDHALL.COM | [email protected] — 20 – UNDERSTANDING WHOM REAL ESTATE AGENTS REPRESENT Montana law requires that BUYER’s and SELLER’s be advised about the different types of agency relationships available to them (MCA § 37-51-102 & 37-51-321). A real estate agent is qualified to advise only on real estate matters. As the client or as the customer, please be advised that you have the option of hiring outside professional services on your own behalf (legal and tax counsel, home or building inspectors, accountant, environmental inspectors, range management or agricultural advisors, etc.) at any time during the course of a transaction to obtain additional information to make an informed decision. Each and every agent has obligations to each other party to a transaction no matter whom the agent represents. The various relationships are as follows: SELLER’s Agent: exclusively represents the SELLER (or landlord). This agency relationship is created when a listing is signed by a SELLER/owner and a real estate licensee. The SELLER’s agent represents the SELLER only, and works toward securing an offer in the best interest of the SELLER. The SELLER agent still has obligations to the BUYER as enumerated herein. BUYER’s Agent: exclusively represents the BUYER (or tenant). This agency relationship is created when a BUYER signs a written BUYER-broker agreement with a real estate licensee. The BUYER agent represents the BUYER only, and works towards securing a transaction under the terms and conditions established by the BUYER and in the best interest of the BUYER. The BUYER agent has obligations to the SELLER as enumerated herein. Dual Agent: does not represent the interests of either the BUYER or SELLER exclusively. This agency relationship is created when an agent is the SELLER’s agent (or subagent) and enters into a BUYER-broker agreement with the BUYER. This relationship must receive full informed consent by all parties before a “dual-agency” relationship can exist. The “dual agent” does not work exclusively for the SELLER or the BUYER but works for both parties in securing a conclusion to the transaction. If you want an agent to represent you exclusively, do not sign the “Dual Agency” Disclosure and Consent” form. Statutory Broker: is a licensee who assists one or more of the parties in a transaction, but does not represent any party as an agent. A licensee is presumed to be acting as a “statutory broker” unless they have entered into a listing agreement with the SELLER, a BUYER-broker agreement with the BUYER, or a dual agency agreement with all parties. In-House SELLER Agent Designate: is a licensee designated by the broker- owner/ manager (of the real estate brokerage) to be the exclusive agent for the SELLER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the SELLER, but still is obligated to the BUYER as any SELLER’s agent would be. In-House BUYER Agent Designate: is a licensee designated by the broker- owner/ manager (of the real estate brokerage) to be the exclusive agent for the BUYER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the BUYER, but still obligated to the SELLER as any BUYER’s agent would be. Subagent: is an agent of the licensee already acting as an agent for either the SELLER or BUYER. A “SELLER agent” can offer “subagency” to an agent to act on his behalf to show the property and solicit offers from BUYER’s. A “BUYER agent can offer “subagency” to an agent to act on his behalf to locate and secure certain property meeting the BUYER’s criteria.

Jim Taylor of Hall and Hall is the exclusive agent of the Seller.

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