SUN RIVER RANCH Located in Lewis & Clark and Teton Counties Augusta, Montana Offered Exclusively by TABLE OF CONTENTS INTRODUCTION ��������������������������������������������������������� 1 LOCATION & ACCESS ������������������������������������������������� 2 PHYSICAL DESCRIPTION ������������������������������������������ 4 ELEVATION, CLIMATE & PRECIPITATION ���������������� 6 CONSERVATION EASEMENT ������������������������������������� 6 MINERAL RIGHTS ������������������������������������������������������ 6 WATER RIGHTS �������������������������������������������������������� 7 IMPROVEMENTS��������������������������������������������������� 8-21 FISHING & HUNTING ����������������������������������������������� 22 AREA HISTORY �������������������������������������������������������� 23 AREA RECREATION ������������������������������������������������� 24 UTILITIES & SERVICES �������������������������������������������� 25 REAL ESTATE TAXES ����������������������������������������������� 25 FENCES & BOUNDARY LINES ���������������������������������� 25 SUMMARY STATEMENT ������������������������������������������ 26 OFFERING PRICE & CONDITIONS OF SALE ������������� 27 STATE OF MONTANA MAP ���������������������������������������29 INTRODUCTION The Sun River Ranch, adjacent to Montana’s majestic Rocky Mountain Front – one of the most stunning geological thrust-belt formations in North America, contains approximately 3,050± total acres straddling the Sun River. The Ranch is set in the dramatic intersection between the striking Rocky Mountains to the west and the vast grassy prairies to the east. The tranquility and privacy of the surreal setting represent an attractive opportunity to own a remarkable “turn-key” fly-fishing and equestrian property on renowned trout water. The Ranch is conveniently located about 17 miles west of Augusta and a comfortable 1¼-hour drive from the commercial and private airport services in Great Falls. The architecturally-designed main compound is a tasteful combination of log and stone sited above the Sun River providing commanding vistas of the River and The Front’s Sawtooth Ridge and Castle Reef. It is easy to appreciate the thought and effort put into the placement and design of each structure on the Ranch. Too often the process of placing improvements in an inimitable landscape is hastily done. The owner of the Sun River Ranch spent nearly a year carefully evaluating and assessing locations for views, weather and sunshine. Built in 2002, attention to every detail is evident in this masterfully-crafted and architecturally-correct home. The state-of-the-art technology, supreme quality and unsurpassed style that is boasted throughout the home make the Sun River Ranch the ultimate Montana retreat. Complementing the home is a carefully designed five-stall equestrian barn, complete with attendant’s quarters, tack room, wash bay and grooming station. The private helipad and hangar located near the compound provides for ease of travel for those who take advantage of personal air travel. The Ranch must be personally experienced to appreciate the extraordinary care and detail that have been put into the design, construction and final finish. The Sun River courses through the Ranch for over three miles and is a tributary of the Missouri River – a relatively unknown tail-water fishery created by Gibson Dam. The deep holes, frequent riffles, runs and glides of this scenic section of the Sun offer boundless fishing. The riparian corridor along the Sun River is graced by large stands of cottonwood trees, aspens and willows. A five-acre stocked pond has been meticulously enhanced to create an ideal environment for prolific rainbows. Devoted anglers will also appreciate that the famed tail-water stretch of the Missouri River below Holter Dam is a comfortable hour’s drive from the Ranch. The wildlife on the Ranch is abundant and is further enhanced by the adjoining 19,000-acre Sun River Game Range and immediate access to the Bob Marshall and Scapegoat Wilderness areas. The recreational opportunities that the Ranch offers to the next fortunate owner are unique and abundant. Individuals desirous of escaping to the cool summer evenings and temperate summer days to enjoy horseback riding, fishing and hunting in a premier location will appreciate the opportunity the Sun River Ranch provides. The Seller owns an additional 1,341± deeded acres located southeast of the Sun River Ranch. This additional acreage can be purchased in conjunction with the Sun River Ranch and would provide a nice irrigated base and additional pasture if a new owner was desirous of expanding the agricultural component of the Sun River Ranch. Additional details of this parcel are described in the Physical Description section of this Offering Brochure, or feel free to contact our Bozeman office for price, maps, water rights and acreage classification. — 1 — LOCATION & ACCESS The Sun River Ranch is located in Lewis & Clark and Teton Counties just a few miles below the Gibson Reservoir and 17 miles west of Augusta on Sun Canyon Road – a well-maintained graveled county road. Choteau is about an hour’s drive northeast of the Ranch, and Great Falls, the third largest city in Montana, is a comfortable 1¼-hour drive from the Ranch. Driving from Great Falls to the Ranch, take Interstate 15 north to State Highway 200 at Vaughn. Follow Highway 200 west to Simms where the highway divides and bear west on State Highway 21; then slightly south on US-287 towards Augusta. Drive west out of Augusta on Fleming Street and northwest on Sun Canyon Road for approximately 13 miles. Located on the Ranch about 100 yards from the main residence is a modern hanger and helicopter pad. The 2,500± square foot steel framed structure which has a pilot’s room and kitchenette is located next to the concrete pad which is equipped with lighting for nighttime approach and landing. GREAT FALLS Known in Montana as the “Electric City,” Great Falls is the commercial and banking hub of north central Montana. With a population of approximately 60,000, Great Falls offers a complete and diverse array of retail, dining, supply and equipment services. The Great Falls Clinic Medical Center also provides quality health care and surgical services. Malmstrom Air Force Base, located just east of Great Falls, is home to the 341st Missile Wing, one of three U.S. Air Force Bases that maintain and operate the Minuteman III intercontinental ballistic missile. Convenient commercial air service is provided at Great Falls International Airport with good connections offered by Allegiant Air, Delta, Frontier, Alaska and United Airlines. Currently, direct flights are available to Denver, Las Vegas, Minneapolis, Phoenix, Salt Lake City and Seattle. For up-to-date flight schedules and airport information, please refer to the airport website: www.gtfairport.com. Great Falls International Airport also has two fixed based operators (FBO’s) – Holman Aviation (www.holmanaviation.com) and Front Range Aviation, Inc. (www.frontrangeaviationmt.com). — 2 — LOCAL SERVICES & SURROUNDING AREA Augusta offers limited services which include a gas station, grocery store, post office and several cafés – a classic Montana ranching town. Choteau, the Teton County seat, sits about 40 minutes to the north and provides a larger range of services. A well-maintained public airstrip is situated on the northeast edge of Choteau. Located at an elevation of 3,942’, the 75’ x 5,000′ asphalt runway is in good condition. Communications for this facility are available through Salt Lake City at Frequency 133.4/285.4 (Great Falls RCAG). Families can expect their children to receive a high-quality kindergarten through high school education at Augusta Public Schools. Students attend from the surrounding community to experience the unique environment of the small-sized multi-grade classrooms. The high school is classified as a Class C school (under 160 students) by the Montana High School Association and provides a great learning environment and competitive interscholastic athletic programs. School bus service provides round trip transportation for elementary and high school students in the area. The Augusta community has traditionally been very supportive of the school system and has historically supported school bonds for capital improvements and upgrades. The local area is comprised of traditional agricultural operations combined with recreational landowners. Situated within minutes of the Ranch are several of the most noted land forms of the Rocky Mountain Front – Castle Reef, Sawtooth Ridge and the stunning Sun River Canyon. This majestic panorama of rugged limestone peaks, sheer walls, towering reefs and deeply-cut canyons provides a viewscape like nothing else in North America. Approximate distances to other area cities and towns from the main home of the Sun River Ranch are as follows: Augusta 17 miles Choteau 47 miles Great Falls 72 miles Helena 92 miles Missoula 153 miles Bozeman 188 miles — 3 — PHYSICAL DESCRIPTION The topography of the Sun River Ranch can generally be described as a mountain to prairie setting with strong water influences throughout. The Sun River is a significant geographical attraction as it flows from west to east through the center of the Ranch for about 3½ miles, in places creating a deep canyon-like setting. Much of the Ranch contains hills, valleys and dramatic rock outcroppings and formations providing a diverse and awe-inspiring landscape. The Sun River Ranch encompasses approximately 1,589 deeded acres plus