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Paradise Valley RanchP A R K C O U N T Y , M O N T A N A

Paradise Valley RanchP A R K C O U N T Y , M O N T A N A

SIntroductionSituated in the heart of the spectacular Paradise Valley of southwest Montana, the

Paradise Valley Ranch is one of the most notable and significant land offerings to

come onto the Montana Ranch market in recent years.

Consisting of 9,540± total acres of which 9,260± acres are deeded and 280± are

BLM lease, the ranch offers significant recreational and agricultural components.

The Property is home to a varied wildlife community including mule deer, white-

tailed deer, elk, moose, bear, antelope, mountain lion, Hungarian partridge and

both blue and ruffed grouse. In terms of the elk population, it is estimated there

are between 600 and 2,000 head frequenting the ranch at any given time.

Jeff Shouse, Associate BrokerToll Free 866.734.6100 Cell 406.580.5078

WWW.LIVEWATERPROPERTIES.COM

LLooking easterly toward the rugged Absaroka rnage,

the ranch arguably enjoys some of the most dramatic

and magnificent panoramic mountain views of any

property located in the Rocky Mountain West. The

often touted “Big Sky Views” commonly associated

with Montana is an understatement in this case

- the big views from this property are absolutely

incredible. In addition to abundant native range pasture, the ranch contains

1,700± acres of prime irrigated crop land, the majority of which is under

pivot, and the ranch controls an abundance of senior water rights. A small

portion of the ranch borders National Forest lands, and portions of Dry

Creek and lower Trail Creek flow through the property. The ranch lies a

few miles from the trout-rich Yellowstone River and the world-renowned

Armstrong and Nelson Spring Creek fisheries.

One compelling aspect of the ranch is that it

is comprised of dozens of individual tracts of

land suggesting strong conservation easement

viability. While mostly unimproved, the property

offers a multitude of wonderful homesites, and a

few individual tracts have private road access as

well as buried utilities already in place.

The surrounding area is one of the most sporting-oriented locations in

Montana, renowned for a number of legendary fisheries and world-class

hunting options for upland birds, waterfowl and big game. The Paradise

Valley Ranch is a beautifully vast and productive property and combined

with a premier location, represents a truly unique and rare

purchase opportunity.

Introduction (Cont’d)

Lying mostly in a contiguous block, the ranch spans the majority of Antelope Butte on the

west side of the Paradise Valley.

YLocation

The Paradise Valley Ranch is located in Park County, approximately 9 miles south of Livingston and 32 miles southeast

of Bozeman, on the west side of the Paradise Valley of southwest Montana.

Year-round access to the property is by State Highway 89 south from

Livingston, then maintained graveled county roads. This region of

Montana, and particularly the area around Livingston, is considered by

many to be one of the most desirable addresses in the Treasure State.

Park County is relatively unpopulated with under 16,000 people spread

across approximately 2,813 square miles. The landscape is characterized

by varying geography; productive irrigated river valleys, timbered foothill

and bench country, large expanses of rolling farm ground, prairie and

rangeland, and high-alpine mountainous terrain. The area is touted for

its premier recreational opportunities, cultural variety, historical richness,

and distinctive “western” feel.

Constituting a large portion the northern Greater Yellowstone Ecosystem,

the aptly named Paradise Valley is framed by two prominent mountain

ranges, the Gallatin Range on the west, and the Absaroka-Beartooth

complex to the east, with the snow-capped summits of several peaks

in the Absaroka’s exceeding 12,000 feet in elevation. The Yellowstone

River bisects the valley floor and is fed by numerous freestone streams

and spring creeks, the majority of which originate from the high-forested

slopes of the surrounding mountains. Populations of elk, deer, antelope

and moose are frequently seen in the foothills and hayfields around the

perimeter of the valley, and the grizzly bear can still be found roaming

the forests and peaks of the Absaroka and Gallatin Ranges. Along with

tourism, agriculture is a primary economic activity in this part of Montana,

centered around large commercial and registered cattle ranches, as well

as farming operations.

TArea

Southwest Montana offers an overwhelming bounty of natural resources.

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 millions of people visit Big Sky Country every year to experience outdoor pursuits amidst some of the most magnificent scenery found anywhere in the world.

Bozeman, the largest community in the region with a population of some 40,000, is considered the major trade center for all of southwest Montana, serving as county seat for Gallatin County, as well as home to Montana State University with over 13,500 students enrolled. Bozeman offers all major shopping and service related opportunities, many small specialty businesses, art galleries, historic buildings, sporting goods and fly shops, fine restaurants, and myriad cultural amenities including the Bozeman Symphony, dinosaur exhibits at the Museum

of the Rockies, and the Taylor Planetarium on the campus of MSU. Bozeman Yellowstone International Airport at Gallatin Field provides jet service to the area with numerous arrivals and departures daily - including direct flights to 15 major U.S. cities - facilitated by six commercial airlines. There are also two full-service FBO’s catering to private aircraft at Gallatin Field.

With a population of some 7,400, Livingston was established in the 1880’s as a major hub for the Northern Pacific Railroad. Lying on the north bank of the Yellowstone River, the community

is home to an eclectic mix of artists, authors, musicians, celebrities, ranchers and fly fishing guides, and largely caters to a tourism-based industry that centers around outdoor recreational pursuits. The town is very dynamic, offering a variety of fine restaurants, cafes, art galleries, museums, historic buildings and famous fly shops including the renowned Dan Bailey’s, and George Anderson’s Yellowstone Angler. Mission Field, nine miles east of Livingston also provides limited FBO services.

The property encompasses the vast majority of a prominent formation called Antelope Butte, on the western edge of the Paradise Valley. Save for two county roads that pass through portions of the property, the ranch is mostly contiguous, except for a 40 acre and 324 acre parcel that are located in the Dry Creek drainage, about 2.5 miles west of the main ranch. The ranch borders several pieces of State of Montana, BLM land, and the aforementioned 324 acres borders on National Forest Service.

All of the ranch’s irrigated acreage lies along the eastern

edge of Antelope Butte and as much as 1,800± acres have been under irrigation in the past. At present, the ranch is irrigating 1,601± acres via 9 full pivots and 2-half pivots with an additional 59± acres under wheel-lines. There are also portions of the property being flood irrigated. Water to the pivots is both pumped and gravity fed. The ranch controls decreed water rights for domestic, stock and irrigation, and currently 3 full pivots irrigating 592± acres are using decreed rights out of Trail Creek. The ranch also holds shares in the Park Branch Water Users Association equaling 2,477

miner’s inches. Currently 6 full pivots, 2-half pivots and the wheel-lines, irrigate approximately 1,068± acres with canal water, and the flood irrigation is from this source as well. With some further development,

The Ranch

At elevations ranging from 4,700’ to 6,427’, the Paradise Valley Ranch

consists of 9,540± total acres of which 9,260± acres are deeded

and 280± acres are Bureau of Land Management lease land.

T

it is estimated that there is enough water on the ranch to irrigate approximately 1,985± acres total. There are two agricultural tenants in place for farming and grazing on the ranch. The leases are cash based and renewable on an annual basis. The ranch owner has retained the right to terminate any lease on the ranch with 30-days notice to the tenant. The ranch has also leased the big game hunting rights to a local outfitter for the last several years, however there is no commercial hunting lease in place for the 2018 season. Traditionally, both small grains and alfalfa hay are grown on the ranch’s cultivated ground, and the owner has instituted a limited grazing program on the ranch for the last several years that incorporates sensible range management with wildlife considerations; only 50% of the native grass forage on any given year can be grazed by cattle. A professional ranch management company has worked in conjunction with the current owner since 2001, overseeing the operational agricultural component and hunting programs on the property, as well as orchestrating road building, fencing duties and weed control.

The land use classifications of the ranch can be generalized as follows:

• Grazing: 7,223± acres

• Irrigated: 1,700± acres

• Forest: 331± acres

• Wild Hay: 4± acres

• Farmsite: 2± acres

Condition of the fencing ranges from fair to very

good, but regular maintenance is required mainly

due to elk issues. There are springs scattered

around the rangeland on the butte, as well as stock

tanks for cattle. The rangeland on the ranch is a

diverse mix of native grass pasture and sage cover,

hillsides of scattered conifer and juniper trees, and

pockets of dense timber

in a few draws. Average

annual precipitation for the

general area is estimated at

18 inches.

Improvements on the

ranch are limited. Used

in conjunction with the

agricultural operation, they

include a 2,700 sqft prefab

building, several smaller

sheds and a garage, grain bins, and 3,624 square

foot barn.

The property is situated in what is widely considered

to be the most dramatic part of the Paradise Valley

from a viewshed standpoint. The Absaroka’s are

one of the most visually impressive mountain

ranges in Montana, if not the entire U.S., and the

jagged, rugged peaks of this range are “right in your

face” when viewing from most places on the ranch.

A private road was built by the owner, that runs

from the valley floor to the top of Antelope Butte,

and the unobstructed expansive panoramic views

from up on top are astounding to say the least. In

addition to the Absaroka and

Gallatin ranges, the Crazy

Mountains on the east side

of the Shields Valley can be

seen from the ranch, as well

as the beautiful Trail Creek

drainage to the north. Given

the size and location of the

property, and the fact that the

ranch is comprised of many

smaller contiguous parcels,

the development potential for trophy homesites is

significant. Conversely, preserving and protecting

the pristine scenic and working characteristics, as

well as wildlife habitat on the ranch - in the form of a

conservation easement - could be a very viable and

worthwhile option.

The Ranch (Cont’d)

The ranch is perimeter and cross-fenced utilizing both standard

barbed and electric wire.

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, big horn 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 of the same day.

The Paradise Valley Ranch supports a varied

wildlife community including both game and

non-game species. With the abundant water

and feed found on the property, big game

hunting opportunities on the property are

excellent. Elk in particular are widespread

on the ranch, with an estimated population

ranging from 600 to 2,000 head at an given time. The ranch lies in

Wildlife and Hunting

Some of Montana’s best hunting opportunities are found in the southwest

portion of the state. T

Montana deer and elk Hunting District 314 which allows for harvest

of either brow-tined bull or antlerless elk. 500 additional “B” licenses

for antlerless elk are also available on a draw basis in this district.

The big game archery season runs from September 1 until October

14, and the general season runs from October 20 to November 25.

The property has been leased to an outfitter for the last several

hunting seasons, and a number of quality elk, mule deer and whitetail

deer have been harvested. Antelope, black bear and moose are

also sighted on the property with some regularity, as are upland

birds that include both blue and ruffed grouse, as well as Hungarian

partridge. The property enjoys good water distribution, and offers

the right mix of habitat regimes preferred by game - west and south-

facing hillside meadows for forage, and timbered east and north

slopes for bedding and security cover. Heavily traveled game trails

with numerous rubs are ever present on the property. One cannot

overstate the tremendous hunting options available on the Paradise

Valley Ranch.

OOther notable fisheries in the area include the Stillwater, Boulder, and

Shields Rivers, as well as the enormous diversity of Yellowstone National

Park waters. The world-class O’Hair and Depuy sections of Armstrong

Spring Creek, and also Nelson’s Spring Creek, are within a few minutes

of the ranch. Additionally, the lesser known but fabulous spring creek

fisheries in the Gallatin Valley, and numerous high-mountain lakes and

streams, are located within an hour’s drive from the property.

The Yellowstone River is located a few miles from the ranch. In angling

circles, the Yellowstone is one of the most highly-revered trout rivers in

the world. Beginning its journey in Yellowstone National Park, the river

drains an enormous watershed, and its many tributaries include some of

the very finest wild trout streams found anywhere. Running some 680

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. While trout can be found as far

downstream as Billings, it is the upper one hundred miles or so of river in

Montana that receives the most serious interest from trout anglers. This

Blue Ribbon classified section of river 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 offers a compelling mix of prime trout habitat - braided

channels, expansive riffles, undercut banks, deep pools and tapering

runs. The three main trout species in the river are the native Yellowstone

cutthroat, brown and rainbow, all naturally reproducing wild fish. Not only

does the river have a substantial population of trout, but 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 has

produced some true trophies over the years. The river is open to fishing

year-round, and there are many excellent fishing accesses, some with

camping facilities, up and down the river.

Fishing Opportunities Montana’s trout streams are legendary in quality and scale, and the state arguably contains more premier water 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, Gallatin, Madison, Missouri and Big Hole, are all within a 2-hour drive or less from

the ranch.

Recreation:The north and only year-round entrance to Yellowstone National Park - at Gardiner, Montana - is about 30 miles south from the Paradise Valley Ranch.

In addition to the Park’s 2.2 million acres, the 937,000 acre Absaroka/Beartooth Wilderness Area begins on the west flank of the Absaroka’s, and

only a few miles from the ranch. The immediate area also offers countless acres of public lands in the form of National Forest, State of Montana and

Bureau of Land Management that is easily accessible to hikers, campers, horse enthusiasts, and other outdoor adventurers. Skiing opportunities are

45 minutes from the ranch. Bridger Bowl offers downhill skiing on 75 runs and covers 2,000 acres on the Gallatin National Forest. Adjacent to Bridger

Bowl, the Bohart Ranch has 30 kilometers of groomed cross-country trails. Big Sky Ski and Summer Resort is situated south of Bozeman in the

Gallatin Range and comprises over 5,800 acres that includes 300 runs on four mountains.

-Troy Booker, Mountain Angler, Breckenridge

WATER & MINERAL RIGHTSThe 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.

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.

The Paradise Valley Ranch combines solitude and privacy, exceptional panoramic views in a premier setting, a diverse wildlife community, outstanding agricultural and recreational

components, and close proximity to two of the most highly desirable communities in Montana. Portions of the property border the Gallatin National Forest as well as State of Montana and BLM, and within a short drive from the ranch are wilderness areas and

Yellowstone National Park. Being unimproved, the property offers a blank canvas for a new owner wishing to create a special Montana retreat. Given the highly desirable location and

configuration of the ranch, the conservation easement potential is also very viable. The Paradise Valley Ranch is a special piece of Montana, displaying many of the virtues that are

found on the finest ranch properties in the Rocky Mountain west.

PRICE: $27,795,000TAXES: $16,170.25 in 2017

CONTACT: Please contact Jeff Shouse to schedule a showing.

Tollfree: 866-374-6100 Cell: 406-580-5078

Summary

Maps are for visual aid only; accuracy is not guaranteed.

Paradise Valley Ranch Aerial Map

Paradise Valley Ranch Location MapMaps are for visual aid only; accuracy is not guaranteed.

Paradise Valley Ranch Topographical MapMaps are for visual aid only; accuracy is not guaranteed.

Paradise Valley Ranch Topographical MapMaps are for visual aid only; accuracy is not guaranteed.

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