Antelope Creek Ranch€¦ · Antelope Creek Ranch boasts a spring creek that heads up on the...

Antelo pe Creek RanchB i g T i m B e r , m o n T a n a

F l y F i s h i n g | H u n t i n g | R a n c h i n g | C o n s e r v a t i o n

w w w . L i v e W a t e r P r o p e r t i e s . c o m

Introduction:Located approximately 6 miles west of Big Timber and

28 miles east of Livingston, Montana, the Antelope Creek

Ranch is a beautiful and versatile property comprised

of 1,736 +/- deeded acres with additional lease ground.

With its varied terrain, diverse habitat and wildlife, and

multiple land use options, the ranch provides high-quality

recreational opportunities along with a viable agricultural

component. With 2+/- miles of prime frontage on the

Yellowstone River, the ranch features direct access to one

of the best trout streams in Montana. In addition, the

Antelope Creek Ranch boasts a spring creek that heads

up on the property and flows for better than 1/3 of a mile

through riparian river-bottom land, as well as a freestone

creek and two stocked trout ponds. Improvements include

a 2,400 sqft 5-bedroom, 2-bathroom home and a 1,850

sqft second home, and several outbuildings including a

large horse barn and arena.

Nearby outdoor recreational pursuits are boundless

because the ranch is located in one of the most scenic and

sporting regions of Montana. With options ranging from

fishing, wing shooting and big game hunting to farming

and running horses or cattle, the ranch is well-suited for

a variety of sporting and income-producing pursuits. The

offering price is $4,995,000.

Antelo pe Creek RanchB i g T i m B e r , m o n T a n a

Jeff Shouse, Broker • Cell: 406.580.5078

Craig Janssen, Montana Managing Broker

Toll Free: 866.734.6100

Office: 406.586.6010


Location:The Antelope Creek Ranch is located approximately six

miles west of Big Timber, 28 miles east of Livingston, 54

miles east of Bozeman and 80 miles west of Billings.

This region of south-central Montana is characterized

by varying geography — irrigated river valleys, timbered

foothill and bench country, vast expanses of rolling prairie

and rangeland and high-alpine mountainous terrain. The

area is touted for its recreational opportunities, cultural

variety, historical richness and distinctive “Western” feel.

Situated on the northern fringe of the Greater

Yellowstone Ecosystem, Montana’s Sweet Grass County

is relatively unpopulated with 3,600 people spread across

approximately 1,860 square miles. Large areas of open

space prevail, and the landscape has largely escaped the

subdivision and urban sprawl evident in some other

scenic parts of the state. This characteristic is attributed

to the fact that agriculture remains the primary

economic activity, centered around large commercial

cattle and sheep ranches and farming operations.

The area around Big Timber is framed by three prominent

mountain ranges — the Absaroka/Beartooth complex to

the south and the Crazy Mountains to the north, with the

snowcapped summits of certain peaks exceeding 10,000

feet. The Yellowstone River bisects the land between the

mountains and is fed by numerous freestone streams and

spring creeks. Populations of elk, deer and moose are

frequently seen in the foothills and hayfields, and grizzlies

can still be found roaming the forests and peaks.

Big Timber lies on the south bank of the Yellowstone

River and is considered the major trade center for the

immediate area. With 1,600 residents, Big Timber was

founded in 1883 and serves as the county seat of Sweet

Grass County. The town provides shopping and service-

related amenities, schools, restaurants and “watering

holes,” specialty shops, car dealerships, motels and

hotels, a regional hospital (Pioneer Medical Center) and

a small jet-capable airport. Major shopping tasks can be

accomplished in nearby Bozeman or Billings, which also

provide the closest commercial jet air service.


At an elevation ranging from 4,100 to 4,500 feet, the

Antelope Creek Ranch comprises approximately 1,736

+/- deeded and 134+/- acres of State of Montana lease

ground. The acreage north of I-90

consists of river-riparian habitat,

dryland hay fields, and both flood and

pivot irrigated crop land where grain

and alfalfa have historically been

grown. All of the irrigated ground

— approximately 274 acres — which

includes 179+/- acres under two pivots, is located on this

part of the property. For the last few years, the crop has

consisted entirely of alfalfa and grass hay with total yields

in the 1,000 to 1,200+/- ton range. This production ground

is also used to graze aftermath in the fall and feed cattle in

the winter. The stocking rate is estimated at 400AUMs for

this portion of the ranch. The north agricultural operation

is leased on a year-to-year basis to a

tenant who is also responsible for

repairs and maintenance. The river

bottom is comprised of open meadows

interspersed with cattail sloughs,

brushy areas and large cottonwood

and juniper trees, offering superb

wildlife habitat. The spring creek and newer trout pond

are situated on this end of the property.

The southern part of the ranch consists primarily of native

The Property:

pasture and grazing land, with scattered pine, fir, juniper,

aspen and cottonwood trees, brushy vegetation and sage,

draws, canyons and high benches. Expansive panoramic

views of the mountains can be seen

in all directions from the high ridges,

and there are numerous spectacular

building sites with huge vistas. An

access road runs through a main draw

south of the buildings and parallel

to the cottonwood and aspen-lined

Antelope Creek, and a spur ranch road runs west from this

main road, making a loop around the highest ridge to the

west of the creek. The southwest corner of the ranch includes

a large tree-filled canyon with scattered spring water in

the bottom. Mule deer and elk use this area for bedding.

Another small trout pond stocked with brook trout is

located on Antelope Creek. This portion of the ranch is

subject to an annual grazing lease with

a separate agricultural operator. The

lease allows for grazing of yearlings,

cows, cow/calf pairs, bulls and horses.

Under the grazing standards set forth

by the lease agreement, stock may

graze no more than 50% (by weight) of

the current year’s grass resource, and carrying capacity of

the range has been estimated at approximately 300 AUMs.

The operator is responsible for repairs and maintenance,

and the owner controls any weed issues.


Improvements:There are two houses on the ranch, along with several outbuildings including a large horse arena and barn. Both houses

are rented on a month-to-month basis to separate tenants. The first house was originally built in 1895 and was remodeled

in 2006. It has two stories with approximately 2,400 sqft of living area, five bedrooms, one bath and gas/forced air heating.

The second house was built in 1996 and is one story with approximately 1,850 sqft of living space. This house has four

bedrooms and 3 full baths with gas and hot water/radiant heating.

The outbuildings include the following:

• Metal Pole Frame Building, closed with 4 sides — built in 2006, 80ʹ x 120ʹ



• Wood Pole Frame Building, 1 side open — built in 1996, 28ʹ x 60ʹ

• Prefab Building with Vertical Walls — built in 1970, 50ʹ x 80ʹ

• Frame Implement Shed — built 1960, 26ʹ x 32ʹ

• 60,000 BU Grain Bins w/o aerator — built in 1960, 21ʹ / circumference of 56ʹ

• 60,000 BU Grain Bins w/o aerator — built in 1940, 11ʹ / circumference of 37ʹ

Both of the agricultural leases and the two residential leases can be terminated by the owner of the ranch by 30-day

notice. Currently, the overall management of the ranch is facilitated through a professional ranch management firm, which

oversees lease negotiation, infrastructure improvements, weed spraying, range and pasture management, and hunting

activities, on behalf of the owner.



A highlight of the Antelope Creek Ranch is its 2+/- miles

of frontage on the Yellowstone River. Volumes have been

written in past and present fishing literature about this

revered fishery. Beginning its journey in Yellowstone

National Park, the river drains an enormous watershed, and

its many tributaries include the finest wild trout streams.

Running 680 undammed miles to its confluence with the

Missouri River in western North Dakota, the Yellowstone has

the distinction of being the longest free-flowing river in the

contiguous United States. The river leaves Yellowstone and

enters Montana at Gardiner, then flows northeast through

the dramatic Paradise Valley until reaching Livingston,

where it makes a bend to the east and flows in that direction

through the bulk of south-central and eastern Montana.

While trout can be found as far downstream as Billings, it

is the upper 100 miles that receive the most serious interest

from trout anglers. This Blue Ribbon classified section

constitutes the largest continuous stretch of trout water in

the state with such designation — almost a fourth of all such

defined water in Montana.

The Yellowstone is a compelling mix of shallow riffles,

undercut banks, deep holes and runs, and expansive tail-

outs, offering a variety of trout habitat and consistent

success to anglers possessing a myriad of presentation

skills. The three main trout species in the river are the native

Yellowstone cutthroat, brown and rainbow — naturally

reproducing wild fish. Additionally, brook trout are found

in the river — generally in the immediate vicinity of feeder

creeks — as are Mountain whitefish, which are abundant.

Live Water:


Not only does the river have a substantial population of

trout, it also supports some impressively huge fish. One look

at the “Wall of Fame” in Dan Bailey’s Fly Shop in Livingston

will confirm that the Yellowstone River has produced

trophies over the years, and biologists electro-fishing the

river have sampled fish over 15 pounds. The majority of

trout caught in the Yellowstone, however, run between 10

and 20 inches. An angler throwing streamers has a realistic

chance at fish exceeding this range. The Yellowstone is open

to fishing year-round, and there are many excellent fishing

accesses, where certain ones offer camping. Due to the size

and depth of the river, access to the

best water is often facilitated by the

use of a drift boat to fish the deeper

banks and runs, and then stopping

to wade the riffles, heads of pools

and side channels. A boat could be

launched or trailered at many spots

on the Antelope Creek Ranch, or at

the Gray Bear fishing access on the

northeast corner.

Run-off in normal snowpack years

winds down by the middle to third

week of July, and stable flows can be

expected throughout the summer

irrigation season. Consistent insect

hatches begin in late May and run through mid-September.

The first significant event on the Yellowstone is the

“Mother’s Day” caddis hatch, which generates substantial

activity by both trout and fly fishermen. The Pteronarcys

hatch — more commonly referred to as the “Salmon

Fly” hatch — starts the end of June or first week in July,

although due to runoff at about the same time, it can be

a hit-or-miss proposition for the angler. For the bulk of

late spring, summer and early autumn, there is excellent

dry fly fishing using a variety of adult-phase, imitative and

attractor patterns that include midges, blue-winged olive,

baetis and pale morning mayfly duns, and several genus of

both caddis and stonefly. Mid-summer through early fall is

terrestrial time, with grasshopper, ant and beetle patterns

taking many fish on the surface. Nymph and streamer

presentations are effective all year round. Mayfly, caddis

and small stonefly larval imitations work well in the riffles,

while sculpin patterns and general attractor streamers such

as wooly buggers will take larger fish — particularly brown

and cutthroat — in the deeper pools

and holding lies along undercut

banks. Some of the largest fish from

the river are caught on streamers in

the fall. Fishing opportunities on the

Yellowstone are many and varied,

and an angler can spend a lifetime

learning the nuances of the river

and the seasonal feeding preferences

of the trout. In angling circles, the

Yellowstone is one of the most

regarded and highly-touted trout

rivers in the world, and its high-

quality wild trout fishery validates

this recognition.

In addition to having direct access to the Yellowstone,

the Antelope Creek Ranch also boasts a spring creek that

heads up on the property and flows for better than 1/3 of

a mile through the riparian river bottom. The creek does

not currently support a fishery, but has potential with

enhancement measures. There are also two beautiful trout

ponds on the property, one stocked with brook trout and

the other with Kamloop strain rainbow trout.


Nearby Live Water: Montana’s trout streams are legendary — in

quantity, quality and scale — and the state

arguably contains more premier water than

could be fished in a lifetime. Seven rivers in

Montana have the distinction of “Blue Ribbon”

status — simply the “best of the best.” One of

these rivers — the Yellowstone — forms the

north border of the Antelope Creek Ranch.

Three others on the list — the Gallatin, Madison

and Missouri Rivers — are within an hour and a

half drive from the property.

The fabulous Boulder River converges with the

Yellowstone just downstream from Big Timber.

The main Boulder, along with its West and

East forks are all outstanding brown, cutthroat and rainbow trout fisheries, relatively lightly fished, and course through

beautiful country. Thirty minutes east of the ranch lies the Stillwater River, and 30 miles west — the Shields. Both are

wadeable, highly-prolific trout streams. Other notable fisheries in the area include Big Timber Creek, Otter Creek and

Sweet Grass Creek, Upper and Lower Deer Creeks, Bridger Creek and Work Creek. As well, the 921,000-acre Absaroka-

Beartooth Wilderness Area, Beartooth Plateau and portions of the Gallatin National Forest in both the Absarokas and

the Crazies are full of high alpine lakes and crystal-clear mountain streams waiting for the adventurous angler who seeks

solitude commonly found off the beaten path.

Water & Mineral Rights:The Seller will convey and 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

is recommended to any prospective Buyer.

Hunting: Some of Montana’s best hunting opportunities are found in south-central Montana. The mountains and plains comprising

the region harbor all the recognized big game species in Montana, including elk, whitetail and mule deer, antelope, black and

grizzly bear, mountain lion, moose, Bighorn sheep and Rocky 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,

pheasant and grouse in the afternoon.

The hunter will find mule deer, a significant whitetail deer population, antelope, Sharptail grouse and Hungarian partridge

on the Antelope Creek Ranch, as well as ducks and geese in large numbers. Regarding the waterfowl, at times there are

thousands of ducks and geese using the river and especially the spring creek. Hunting ducks over decoys on the creek

can be incredible, especially later in the season when ice forms on the river. The ranch lies on the extreme western edge

of the Central Flyway. Pheasants are not native to the ranch, but there is good habitat — grass, cattails and woody cover

— in many places, and with the cover available and strategic food plots established, pheasant introduction could prove

successful.


Recreation: Montana offers a bounty of natural resources. It’s blessed with millions of wild acres, including snowcapped peaks and

pristine forests, river riparian ecosystems cradling the finest trout streams, vast expanses of prairie and plains, and a wildlife

community that in terms of density and variety exceeds many other regions in the continental United States. Whether the

pursuit is fishing, hunting, camping, hiking, skiing or any number of other activities, the possibilities are limited only by

the imagination. Visitors flock to Big Sky Country to experience outdoor pursuits amid the most magnificent scenery

found anywhere in the world.


Hunting: (Continued)Elk are also seen with frequency on the ranch, particularly in the foothills and canyons of the southern portion of the

property. The elk do move from their bedding areas to feed in the hay and grain fields along the river, but generally

under cover of darkness. While not a significant component of the overall hunting picture on the property, elk have been

harvested with regularity in recent years.

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.

SummaryThe Antelope Creek Ranch is a beautiful

property, displaying varied terrain, diverse

habitat and wildlife and multiple land-use

options. Offering a strong agricultural

component, as well as outstanding

recreational features, the ranch is well-

suited for a variety of income-producing

and sporting pursuits. With prime river

frontage on an excellent trout stream, two

creeks, two ponds, timber, meadows and

rangeland, beautiful views and diverse

wildlife — all within minutes of

Big Timber — this ranch deserves a visit.

PRICE: $4.2M, Was $4.995

(Cash at closing)

TAXES: $5,908.63 in 2012

CONTACT: Jeff Shouse, Broker • Cell: 406.580.5078Craig Janssen, Montana Managing Broker

Toll Free: 866.734.6100

Office: 406.586.6010


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