White Sulphur Springs, Montana

WHITECanyon SULPHUR SPRINGS, Ranch MONTANA

Introduction

he Canyon Ranch is located in central Meagher County, a scenic 10-minute drive from White Sulphur TSprings in southwest Montana. Situated in a private and secluded setting, the ranch consists of 1901± deeded acres of farmland, rangeland and river riparian habitat associated with the Smith River, which meanders through the property for approximately 3+ miles. In addition to the river, there are three small ponds on the ranch. Offering strong recreational and agricultural features, the ranch is home to a varied wildlife community that includes mule deer, whitetail deer, antelope, Hungarian partridge, Sharp-tailed grouse and mixed waterfowl species. Historically, 184-acres of the property have been irrigated, and portions of the ranch have also been seeded to dryland crop. Quality improvements including two residences have been added by the current owner since purchasing in 2002, and upgrades have been made to the support buildings on the ranch, all of which are sited in close proximity to the Smith River. The property shares common boundary with two pieces of Montana State Land, and immediate neighbors are mostly larger landowners. In 2003, 1,589± acres of the ranch was placed under a conservation easement with the Montana Land Reliance.

The surrounding area is one of the most sporting-oriented locations in Montana, renowned for a number of excellent fisheries and world-class hunting options for upland birds, waterfowl and big game. The Canyon Ranch is a beautiful property and is a prime purchase opportunity for the outdoor enthusiast.

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Hunting | Ranching | Fly Fishing | Conservation Contact JEFF SHOUSE associate broker C:406.580.5078 [email protected] At elevations ranging from 4,700± feet to 5,100± feet, Canyon Ranch consists of 1,901± total deeded acres. The The Ranch ranch is essentially all contiguous, save for Highway 360 and a county road that pass through portions of the CANYON RANCH CONSISTS property. Principally, the property has been utilized by the owner as a summer fishing retreat for friends and OF 1,901+ DEEDED ACRES family. The acreage is a beautiful mosaic of open grass and sage meadows, irrigated hayground, riparian corridor WITH PANAORAMIC VIEWS, and high ridges with scattered trees and large rock formations. From the higher points on the ranch, panoramic MEADOWS AND HIGH views can be seen of the Big Belt, Little Belt and Castle Mountain ranges. Average annual precipitation for the RIDGES. area is estimated at 14 inches. The ranch borders two pieces of Montana State Land, and neighboring ownership is mostly larger ranch holdings. There has been no cattle, and only limited horse grazing Acreage on the ranch since 2002, and the range is in very good THE LAND USE CLASSIFICATIONS condition. It is estimated that the ranch could support OF THE RANCH PER MONTANA approximately 75AU’s year-round. The rangeland on the CADASTRAL IS AS FOLLOWS: ranch is a mix of native grass pasture and sage cover, framed

GRAZING: 1,715.95± ACRES by ridges with scattered trees and large rock formations. An annual weed spraying program is in place, and the IRRIGATED: 184± ACRES ranch is perimeter fenced utilizing standard barbed wire. FARMSITE: 2± ACRES 184± acres of the ranch are irrigated cropland utilizing a combination of flood, handline and wheelline systems, with water sourced from 4 decreed surface water rights (Smith River and Birch Creek) dating in priority from 1890 to 1927. The primary crop is alfalfa/grass hay, and typically two cuttings are taken with historic yields in the 2 ton/acre range. Dryland wheat has also been farmed on portions of the ranch in the past. A neighbor does the farming on the ranch under a year-to-year verbal lease agreement. The Canyon Ranch includes two residences, a large loafing shed and adjacent corral system, a detached garage/shop Improvements building, two additional buildings - used for storage and as an artist studio - and two original homestead buildings. All • TWO RESIDENCES buildings are clustered together on the east side of the Smith River and are accessed by a private driveway off the county • LARGE SHED designated Canyon Road. Additionally, a new bridge was built in 2017, to facilitate access from the south side of the • CORRAL SYSTEM Hunting |river Ranching to | F lthey Fishing ranch | Conse buildings,rvation creating a second ingress/egress point from the ranch improvements to the county road. • GARGAGE The homestead buildings have been refurbished, the loafing shed has a newer metal roof, and the garage and storage buildings are tastefully built/remodeled with weathered wood siding. All of the buildings are nicely done in rustic “Montana” style, and blend in with the topography of the surrounding landscape. The Caretakers living on the Canyon Ranch have been on the property since before the current owner’s purchase - 39 years total - and their management duties include coordinating the agricultural activities - farming, irrigation and weed spraying - as well as structure and fence maintenance. They are a strong asset to the ranch, and under the right circumstances, would be receptive to a similar caretaker arrangement with a new owner. Main Residence The 2006 custom-built owner’s residence is considered traditional style with wood/ timbers siding and has three bedrooms and three baths. The wood was sourced from a disassembled pier and dock in Alaska, and adds rustic character to the structure. With 2,320 sqft on the first floor and 1,305 sqft on the second floor, total living area is 3,625 sqft. The house has central gas heating and hot water/radiant floors and an external wood deck on the first floor. The large screened porch on the west side of the house overlooks the adjacent Smith River.

Caretaker’s Residence The Ranch-Style caretaker’s residence was built in 2007, with wood siding and has three bedroom and two baths. Total living area on one level is 2,092 sqft. The house has central gas/forced air heating and two external wood decks.

(Fly Shop) Improvements The additional ranch buildings include a 29 ft x 30 ft detached garage built in 1975, a 23 ft x 36 ft storage shed building built in 1930, and two large pole frame buildings built in 1955 and measuring 15 ft x 98 ft and 42 ft x 98 ft. All of these buildings were rebuilt in 2014.

nquestionably, the most recognized fishery in this part of Montana is the USmith River, which offers a high-caliber trout angling experience. The Smith receives the bulk of activity on the 60± mile canyon stretch between Camp Baker and Eden Bridge located downstream from the Canyon Ranch - where the majority of fishermen float and camp the section over the span of 4-5 days. Due to the popularity of this trip, a permit by lottery has been required for several years to regulate the number of people utilizing the river at any one time. The inconvenience of the draw process is worth the effort however, as the wilderness setting, scenery and fishing are spectacular. Fish densities in the Smith River are documented at between 500-800 trout per mile, with many measuring between 10”-20” and an occasional fish exceeding 5 pounds. These numbers compare to those found in some of the more renowned trout fisheries in Montana. The upper portions of the river above Camp Baker flow mostly through private land, making public access more Live Water difficult and resulting in a much less pressured fishery. 3 + MILES OF THE SMITH Brown trout in the 24”-28” range have been caught in the upper Smith River in recent years. RIVER BISECTS THE CANYON RANCH. Approximately 3± meandering miles of choice upper Smith River flow through the heart of the Canyon Ranch. The ranch’s ownership is on both sides of the river essentially creating a private fishing venue, and the impracticability of public access by wade or float fishing - due to topography and the smaller size of the upper river - is a huge asset in a state where stream access laws are fairly liberal concerning public use. The stretch of the river flowing through the Canyon Ranch supports a healthy resident trout fishery consisting primarily of brown trout, but also containing fair numbers of rainbows, and an occasional brook trout - all naturally reproducing wild fish. Native Mountain whitefish are also common in the river. Augmenting flow, Big Birch and Newland Creek enter the river just above the ranch. Big Birch is one of the primary spawning tributaries for brown trout in the Smith watershed and migrating fish from as far downstream as 50 miles pass through Canyon Ranch in route to the creek to spawn. Shortly after purchasing, the owner retained the services of a professional stream restoration firm to enhance fishing Live Water opportunities on the ranch. In subsequent years, electrofishing and fish tagging have occurred on the property to determine (continued) fish densities and migration patterns in the Smith River watershed. The river is easily wadeable and offers a compelling mix of prime trout habitat; enticing riffles and pocket water, undercut banks, and deeper holes with long tailouts. The run-off is typically winding down by early to mid-June in most years. Due to seasonal irrigation withdrawl which is common in most western watersheds, the river can experience lower flows and higher water temperatures during parts of the summer. Even during these times, the fishing can be excellent with better fishing periods in the morning and late afternoon into evening. The best fishing on the ranch is generally experienced in late spring/early summer and the latter half of September through November which coincides with peak brown trout spawning activity. The river offers good dry fly fishing due to consistent caddis and mayfly hatches throughout the summer, and terrestrials are major food items for the fish during the warmer months as well. A variety of nymphs, and especially streamer patterns, are excellent producers year-round. Click here for more info on fishing the Smith River. There are two small ponds sited between the caretaker and owner residences, and larger third pond located downstream from the buildings. The ponds by the houses are used to irrigate the lawns and water from the third pond is pumped to irrigate crop. Fish are occasionally seen in the ponds, but they are not stocked. ontana’s trout streams are legendary in quality and scale, and the state arguably contains more premier Nearby Live Water Mwater than could probably ever be fished in a lifetime. Seven rivers in Montana have the distinction of being considered the best of the best; designated “Blue Ribbon” status, and five of these - the Yellowstone, West Gallatin, THE CANYON RANCH IS Madison, Missouri and Big Hole, are all within a 2-hour drive or less from the Canyon Ranch. While it is these Blue CENTRALLY LOCATED Ribbon trout streams that receive the bulk of notoriety and commensurate angling pressure, there are countless NEAR FIVE “BLUE lesser known trout fisheries in southwestern Montana that offer premium opportunities for both numbers and RIBBON” FISHING RIVERS quality fish, but generally without the crowds. IN MONTANA. The Shields, upper Judith and upper Musselshell Rivers are all fine trout waters within reasonable proximity to the Canyon Ranch receiving relatively modest fishing pressure. These freestone streams are populated with Brook, Brown, Rainbow and Cutthroat trout. The fish in these streams are opportunistic when it comes to feeding and typically very receptive to a variety of fly patterns. Additionally, there are numerous small mountain streams – Sheep and Tenderfoot to name a few – as well as several ponds, lakes and reservoirs in the immediate vicinity of the ranch. Bair, Sutherland and Martinsdale reservoirs are all within a short drive of the property, offering stillwater angling opportunities for big rainbows and browns. Nearby Live Water

For hatch reports as well as river reports please refer to The Montana Fishing Report. Wildlife & Hunting ome of Montana’s best hunting opportunities are found in the southwest portion of the state. The THE WATER RESOURCES ON S mountains and plains comprising the region harbor all THE CANYON RANCH CREATE the recognized big game species in Montana, including A PROLIFIC ECOSYSTEM THAT elk, whitetail and mule deer, antelope, black and grizzly SUPPORTS A RICH AND DIVERSE bear, mountain lion, moose, big horn sheep and rocky WILDLIFE COMMUNITY. mountain goats. Waterfowl and upland wingshooting is also superb in this area with the possibility of decoying ducks and geese in the morning, then hunting for Hungarian partridge, and both plains and mountain grouse species in the afternoon of the same day. The water resources on the Canyon Ranch create a prolific ecosystem that supports a rich and diverse wildlife community. Excellent bedding habitat on the higher ridges and along the river riparian corridor - in addition to adjacent crop food sources - provide ideal conditions for high densities of mule and whitetail deer. Pronghorn antelope are also regularly seen on the ranch, with occasional sightings of both elk and moose. Sharp-tailed grouse and Hungarian partridge are also found in scattered coveys throughout the property. In addition to the river, the three ponds on the ranch attract waterfowl.

The ranch lies in Montana deer and elk hunting district 446 and antelope district 490. The deer and elk season for archery and/or gun hunting runs from early September through the end of November. Depending on bow or gun, antelope can be hunted from the middle of August until the middle of November. The upland bird season opens September 1 and runs until December 31. Recreation Southwest Montana offers an overwhelming bounty of recreational opportunities. The area is blessed with millions of acres of mountains and pristine forests, river riparian ecosystems that include some of the finest wild trout streams on the planet, vast expanses of prairie and plains, and a wildlife community that in terms of density and variety, most likely exceeds any other region in the continental United States. Whether the pursuit is fishing, hunting, camping, hiking, skiing, or any number of other similar activities, the possibilities are limited only by the imagination, and thousands of people flock to Big Sky Country every year to experience outdoor pursuits amidst some of the most magnificent scenery found anywhere in the world.

The closest downhill skiing opportunities are at Showdown Mountain and Bridger Bowl, located 35 and 74 miles respectively from the ranch. The Bohart Ranch, which is adjacent to Bridger Bowl, has 30 kilometers of groomed cross-country trails. The region also offers countless acres of public lands in the form of National Forest, designated Wilderness, State of Montana and Bureau of Land Management that is easily accessible to hikers, campers, horse enthusiasts, and other outdoor adventurers. Location • access to property via Highway 360 • 9 miles northwest of White Sulphur Springs • 81 miles from Livingston, MT • 84 miles from Helena, MT • 90 miles from Bozeman • 107 miles from Great Falls Area eagher County spans a geographic area of 2,395 square miles with a population density of less than 1 person per mile; a demographic not unlike many other counties in Montana, but noteworthy when considering THE REGION OF M that this region of western Montana lies less than a two hour drive from Bozeman and Helena – both rapidly WESTERN MONTANA growing major population centers. This is big country, distinctly rural, and characterized by a number of large and OFFERS PREMIER impressive mountain ranges, forested foothill and bench country, expansive valleys of prairie and rangeland, and RECREATIONAL productive irrigated ranches and farms. Multiple mountain streams feed the Shields, upper Musselshell and Smith OPPORTUNITIES, Rivers – all fine trout fisheries – and the mountains and plains in the area are home to a compelling diversity of HISTORICAL wildlife species.

RICHNESS, AND The first significant settlement of the area began in the 1860’s after deposits of gold, silver, lead and copper were A QUALITY AND discovered in the Big and Little Belt, and Castle Mountains. Cattle and sheep ranchers also homesteaded the area RELAXED WESTERN- around White Sulphur Springs and the valleys of the upper Sixteen Mile and Smith River drainages. The natural hot ORIENTED springs for which White Sulphur Springs was named after, were used by native Americans for centuries. Ranching LIFESTYLE. and farming is the dominant industry today, with large cattle ranches and both irrigated and dryland farming operations scattered across the countryside. White Sulphur Springs serves as county seat for Meagher County and with a population of about 800, provides basic services to the area including banking and medical, a nine-hole golf course and a paved 6,100’ airstrip capable of accommodating small jet aircraft. The closest commercial air service would be in Bozeman or Helena. One major annual event is the Red Ants Pants Music Festival held the last week in July. Started in 2011, the festival features some of the most prominent country and folk music artists in the country. Another long-standing attraction is the annual White Sulphur Springs rodeo held over Labor Day weekend.

Bozeman, the largest community in the region with a population of some 46,000, is considered the major trade center for all of southwest Montana and is home to Montana State University with almost 17,000 students enrolled. Bozeman offers all major shopping and service related opportunities, many small specialty businesses, art galleries, historic buildings, sporting goods and fly shops and fine restaurants. Bozeman Yellowstone International Airport at Gallatin Field provides jet service to the area with numerous arrivals and departures daily - including direct flights to 17 major U.S. cities - facilitated by seven commercial airlines. There are also two full-service FBO’s catering to private aircraft at Gallatin Field. Conservation Easement

In 2003, a conservation easement was donated on 1,589± acres of the ranch to the Montana Land Reliance. The intent of the easement is to maintain the rural, agricultural and natural scenic qualities of the ranch by the retention of open space for a variety of uses including wildlife habitat, recreation and agriculture. Farming and ranching activities are allowed, as well as hunting and fishing, and selective timber thinning. Fishery enhancement measures as well as pond building are allowed. One additional residence may also be constructed within the confines of the easement envelope. Water & Mineral Rights

The seller will convey/transfer all appurtenant water and mineral rights, if any, at closing, however the seller makes no representations or warranties concerning current status or validity of any of these rights. Independent investigation of both these items is recommended to any prospective purchaser.

Water Rights filed with the Department of Natural Resources and Conservation are as follows:

Number Priority Date Purpose Flow Rate Volume Source Period of Use

41J 94889-00 8/1/1995 Stock 15.00 GPM 7.97 AC-FT Groundwater 1/1 to 12/31

41J 30002479 6/24/2002 Stock 30.00 GPM 4.50 AC-FT Groundwater 1/1 to 12/31

41J 197876-00 4/1/1890 Irrigation 7.50 CFS Historical Use Smith River 4/10 to 10/15

41J 197875-00 4/14/1893 Irrigation 6.86 CFS Historical Use Smith River 4/10 to 10/15

41J 197874-00 8/31/1927 Irrigation 282.74 GPM Historical Use Smith River 4/10 to 10/15

41J 115061-00 2/20/2001 Stock 10.00 GPM 7.00 AC-FT Groundwater 1/1 to 12/31

41J 132340-00 9/28/1919 Irrigation 12.00 CFS 450.00 AC-FT Burch Creek 5/1 to 9/14 Summary eldom do properties become available for Spurchase on the Smith River, and with 3+ miles of secluded water, the Canyon Ranch presents a compellingly rare opportunity. The ranch is located in a sparsely populated recreational-oriented region, offers beautiful views, excellent water resources, varied wildlife, solitude and privacy and lies within a convenient drive to town. The agricultural component of the ranch creates a viable income stream, while at the same time benefits and promotes the wildlife resources. The improvements are not overbuilt, yet provide top quality, tasteful construction and function. In short, the Canyon Ranch possesses a number of highly desirable amenities that combine to create one of the finest sporting and private river fishing properties on the Montana market today. LISTING PRICE: $5,750,000 TAXES: $10,528 in 2018 CONTACT For more information please contact Jeff Shouse at 406.580.5078 or e-mail [email protected]

Notes: 1) This is an exclusive listing of Live Water Properties LLC; an agent of Live Water Properties must be present to conduct a showing. The owners respectfully request that other agents and/or prospective buyers contact Live Water Properties in advance to schedule a proper showing and do not attempt to tour or trespass the property on their own. Thank you. 2) Offering subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information provided herein is intended as a general guideline and has been provided by sources deemed reliable, but the accuracy of which we cannot guarantee. 3) Live Water Properties LLC represents the Seller as a Seller’s Agent.

Hunting | Ranching | Fly Fishing | Conservation Canyon Ranch - Aerial Map ••Maps are for visual aid only accuracy is not guaranteed.

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Hunting | Ranching | Fly Fishing | Conservation Canyon Ranch- Baker Put In ••Maps are for visual aid only accuracy is not guaranteed.

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Hunting | Ranching | Fly Fishing | Conservation