Advanced Filters
$17,000,000  •  68,150 acres
With elevations from 5,300 to 7,500 feet, this large, working cattle and sheep operation consists of 68,150± contiguous acres consisting of 34,300± deeded acres, 25,850± BLM lease acres, and 8,000± State of Wyoming lease acres. The ranch has approximately two miles of North Platte River frontage. The ranch headquarters lie 20 miles south of Casper, Wyoming near Alcova, approximately a mile off of Wyoming Highway 220. The headquarters are on the north portion of the ranch with the remaining ranch running to the southeast to the top of Bear Mountain. The improvements are nice, but not overdone, in good repair and ready to move in with a continuance of the present operation which now runs about 450 mother cows, 2,300 ewes, and a support staff of replacement yearlings and breeding stock. The owners feel that with just running cattle on the ranch, the ranch could run approximately 700 head of mother cows. Livestock water is provided from a wide variety of sources including streams, springs, reservoirs, solar wells, electric wells, and artesian wells. The winter range starts at the river bottoms and continues upward in elevation to the summer country which overlooks Pathfinder and Alcova Reservoirs. Winter feed is supplemented with 600 to 700 tons of hay bought from the nearby neighbors. The wildlife segment is an allotment of its own with deer, antelope, elk, waterfowl, upland birds, and, of course, blue ribbon trout fishing. Price: $17,000,000 Contact Clark & Associates Land Brokers, LLC at (307) 334-2025 for more details.
$19,000,000  •  58,613 acres
LONE CROW CATTLE RANCH – Converse & Niobrara Counties, Douglas, Wyoming: The Lone Crow Cattle Ranch is located in the Thunder Basin Grassland approximately 70 miles northeast of Douglas, Wyoming, and 58 miles northwest of Lusk, Wyoming. This large, low-overhead grass ranch is easily-accessible year-round via well-maintained graveled county roads. The ranch consists of 34,141+ deeded acres, 3,200 acres State of Wyoming lease, 10,420 acres of Thunder Basin Grazing Association permit and 10,852± BLM lease acres for a total of 58,613+ acres. Historically, the Lone Crow Cattle Ranch has been used as a year-round cow/calf operation. The ranch is owner-rated for an average of 1,200 pairs plus bulls and ranch horses. Six solar wells, six submersible wells, several windmills, and several reservoirs along with seasonal water from Snyder Creek, Spring Creek and West Bull Creek provide additional water for livestock and wildlife. To maximize grazing, over 20 miles of underground pipeline provides water to stock water tanks strategically located throughout the ranch. Improvements include five houses, shops, storage buildings, barns, several additional livestock sheds and other outbuildings, and three sets of working corrals. The Lone Crow Cattle Ranch a superb, low-overhead grass ranch with extensive variety of wildlife that includes mule deer, whitetail deer, antelope, elk, wild turkeys, and a several species of small game. Price: $19,000,000 Contact Clark & Associates Land Brokers, LLC at (307) 334-2025 for more details.
$18,945,000  •  42,558 acres
Located just off Wyoming State Hwy. 116 approximately 20 miles south of Upton, in the heart of Weston County, Wyoming, this 42,558± acre legacy ranch consists of 31,551± deeded acres, 1,920± State Lease, 3,400± Forest Service Lease and 5,687± BLM lease acres. Located in an area known for very hardy grasses, the ranch is owner-rated at 1,400 head of mother cows year-round with very little, if any, hay fed in most winters. This very well-watered, low overhead cake and grass ranch has an exceptional headquarters with a 5,000 sq. ft. ranch style home, a 60’x300’ Morton livestock barn/arena, a 60’x60’ Morton finished shop with a 60’x140’ attached storage shed, and 30’x40’ metal shop. In addition to the headquarters, there is another set of improvements complete with a house and working facilities. A large set of Temple Grandin designed pipe working pens and a calving barn round out the improvements. Located in elk hunting Area 123, the ranch boasts some of the best trophy elk hunting in the area along with exceptional mule deer, antelope and upland game bird hunting. Listing Price: $18,945,000 For additional information contact Clark & Associates Land Brokers at (307) 334-2025.
$8,500,000  •  20,591 acres
This ranch consists of 10,311± deeded acres, 9,000± BLM lease acres, and 1,280± state lease acres for a total of 20,591± acres. There are 13 flowing wells and three solar wells along with approximately 20 miles of underground pipeline that feed water to 38 stock tanks strategically located throughout the ranch. There are over 50 water sources in addition to live water from approximately six miles of Little Powder River that flows through the ranch as well as seasonal water from Pine Creek, Horse Creek and Belle Creek. Carrying capacity is owner-rated at 700 cows. Improvements include two houses, a bunkhouse, and a 50’x100’ shop along with several outbuildings. An abundance of wildlife can be found on the ranch including mule and whitetail deer, antelope, and upland game birds. Listing Price: $8,500,000 Contact Clark & Associates Land Brokers at (307) 334-2025 For more details.
$5,500,000  •  20,333 acres
BLACK THUNDER CREEK RANCH – Newcastle, Weston County, Wyoming: The Black Thunder Creek Ranch is located in the Thunder Basin Grassland approximately 35 miles southwest of Newcastle, Wyoming. This large, low-overhead grass ranch is easily accessible year-round. The ranch consists of 20,333.42± total contiguous acres of which 10,571.42± acres are deeded along with 1,960± State of Wyoming lease acres and 7,802.47± Thunder Basin National Grassland permit acres. There are approximately 70 acres of dryland hay ground located along Black Thunder Creek. Historically, the ranch has been used as a year-round cow/calf operation and is owner-rated for an average of 460 pairs plus bulls and ranch horses. Black Thunder Creek passes through the ranch and provides live water throughout the year. Lion Creek and Horse Creek are tributaries to Black Thunder Creek and are seasonal live water sources. To maximize grazing, there are four submersible wells that provide water to miles of underground pipeline and continue to tire watering tanks throughout the ranch. Windmills along with solar wells also provide additional water for livestock and wildlife. Improvements include three houses, calving barn, Quonset, loafing shed, barn and set of working corrals. The Black Thunder Creek Ranch is a superb, low-overhead grass ranch with an extensive variety of wildlife including mule deer whitetail deer, antelope, wild turkeys and several species of small game. Price: $5,500,000 Contact Mark McNamee at (307) 760-9510 or Cory Clark at (307) 334-2025 for more details.
$17,000,000  •  20,007 acres
WOODWARD RANCH – Rifle, Garfield & Rio Blanco Counties, Colorado: The Woodward Ranch features spectacular views with incredible improvements amidst the beauty of Colorado’s high country. This stunning ranch encompasses 20,007± total contiguous acres that span the mountainous terrain which is ideal for grazing, big game hunting, and recreational splendor. Consisting of 7,905± deeded acres and 12,102± BLM lease acres, the terrain of the ranch is mountainous high country with scrub oak, grabler oak, pine, Douglas fir, aspens, and cedar trees. Vast mountains open up to sub-irrigated meadows and rolling grass hills. The timber throughout the ranch provides outstanding habitat for the wildlife to flourish as well as provide protection for livestock. The rich grass and abundant water allows for big gains on calves with exceptional weaning weights. This is an incredible ranch located in the beauty and heart of Colorado and offers year-round access from US Highway 13. Price: $17,000,000 Contact Cory Clark (307)351-9556 or Logan Schliinz at (307) 575-5236 for more details.
$12,500,000  •  17,262 acres
Located on the eastern banks of the Tongue River between Miles City and Ashland, Montana, the FA Tongue River Ranch is comprised of 17,262± total acres of which 14,732± acres are deeded along with 700± State of Montana lease acres and 1,830± BLM lease acres. This exceptionally well-balanced ranch boasts of approximately 500 acres of irrigated hay ground under seven pivots and some flood-irrigation that has historically averaged 4 ton of hay per acre each year. The remainder of the land consists of large rolling hills of native grass pastures and grassy draws. With nine miles of Tongue River frontage, several miles of Beaver Creek, Freda Creek, Diamond R Creek, Bringoff Creek, several reservoirs plus electric and artesian wells that supply water through pipelines to numerous tanks, this is a very well-watered ranch. Historically, the owners of the FA Tongue River Ranch have run a registered cow/calf operation with 500 pairs plus 110 replacement heifers and 120 yearling bulls. There are three sets of improvements each of which have a home, barns and corrals, one shop, and equipment shed. Whether you are looking for a tremendous cattle ranch with a feed base or a recreational ranch with tremendous fishing, pheasant hunting, and trophy elk and deer hunting, this ranch will suit the most discerning buyer. Price Reduced: $12,500,000 Contact Denver Gilbert at (406) 697-3961, Mark McNamee at (307) 760-9510, or Cory Clark at (307) 334-2025 for more details.
$7,200,000  •  15,842.54 acres
Located approximately 21 miles south of Upton, Wyoming, the 15,842± acre East Lodgepole Ranch is made up of 12,682± deeded acres, 640± State of Wyoming acres, and 2,520 Forest Service lease acres. Fenced into 21 pastures, the ranch consists of very productive and improved native grass pastures with an abundance of water provided by electric and solar wells, pipeline tanks, and reservoirs. Improvements on the ranch consist of a recently remodeled 1,350 1,350 sq. ft., three bedroom, one bath home; two sets of pipe working corrals, one of which is an extensive Temple Grandin designed facility; a large calving barn with a calving pen; 12 indoor pens and nine outdoor runs; along with established shelter belts. With tremendous all-weather road access, this is very viable, low-overhead, 450± head year-round grass ranch. Price: $7,200,000 Contact Clark & Associates Land Brokers, LLC Toll-Free at 844-876-7141 for more details.
$7,700,000  •  15,540 acres
Amerada Divide Ranch 17,174 acres - $7,700,000 Central Wyoming grass ranch with 17,147± total acres, which includes 15,540± deeded acres, and an adjacent 1,607± acre BLM Grazing Permit. The ranch has been carefully managed with the utilization of good grazing practices and the addition of new water sources to maintain rangeland conditions for livestock and enhance the wildlife habitat. Resident herds of mule deer and antelope thrive in the area. The area herd genetics has some of the best mule deer hunting in Wyoming. Numerous water sources including 14 wells, several reservoirs, windmills & springs, which are distributed throughout the property. The ranch has historically been utilized for summer grazing. There are two sets of corrals and a certified scale. Located northeast of Casper, WY about a 30-minute drive. Here’s a combination of great cattle country with first-rate hunting. $7,700,000. Visit www.ArnoldRealty.com for more info or call 307-746-2083.
$6,745,000  •  14,608.14 acres
Consisting of 9,844± deeded, 4,123± BLM and 640± State of Wyoming lease acres, this 14,608± acre ranch is made up of cedar and pine tree-covered hills and rugged draws that provide excellent habitat for trophy elk and mule deer. Located in elk hunting Area 123, which currently has a trophy bull elk season every other year and a cow season every year, the ranch has historically and consistently harvested 380 class bulls and an abundance of cows. In addition, the ranch is located in non-resident deer hunt Area Region B and resident deer hunting Areas 8 and 21, and also offers some of the best trophy mule deer hunting in the region. Great cover and water combined with unparalleled privacy make this one of the premier trophy elk and deer hunting ranches in Wyoming. Price: $6,745,000 Contact Clark & Associates Land Brokers, LLC Toll-Free at 844-876-7141 for more details.
$4,750,000  •  14,404 acres
Under Contract
This 14,404± acre ranch located in the southern Black Hills approximately 20 miles southeast of Hot Springs and Custer State Park, and approximately 16 miles east of Angostura Reservoir. The Abbott Ranch lies in one contiguous block that consists of 5,693± deeded acres, 8,071± Buffalo Gap National Grassland permit acres and 640± State of South Dakota lease acres. The ranch is cross-fenced into several pastures. Water resources include several water taps that feed into pipelines that feed into several stock tanks strategically located throughout the ranch. There are approximately 600 dryland hay ground that produces 700± ton of hay each year. The ranch is owner-rated for 475 cow/calf pairs year-round. The improvements include two homes and several outbuildings as well as working corrals. The Abbott Ranch offers excellent hunting opportunities for trophy mule deer, whitetail deer, antelope, turkeys, sharp-tail grouse, and waterfowl. Price: $4,750,000 Contact Cory Clark at (307) 334-2025 or Mark McNamee at (307) 760-9510 for more details.
$6,590,000  •  12,108.67 acres
Located approximately 20 miles south of Upton, the LoneTree Headquarters consists of 12,108 total acres with 9,025± deeded acres, 1,563± BLM acres, 880± Forest Service acres, and 640± State of Wyoming lease acres. The topography of the ranch consists of several very productive flat bottom drainages that open up into sprawling native and improved grass flats capable of producing an abundance of feed for livestock and wildlife alike. This very well-watered ranch has an abundance of water provided by electric and solar wells, pipeline tanks, and reservoirs. An extensive set of improvements include a 5,000 sq. ft. home, a 60’x300’ Morton indoor arena, a 60’x60’ Morton fully-finished shop with a 60’x140’ equipment storage building along with a 30’x40’ shop. Located on a good all-weather road just five miles off a paved road, The LoneTree Headquarters would make an outstanding 385± head, low-overhead grass ranch with an exceptional set of improvements. Price: $6,590,000 Contact Clark & Associates Land Brokers, LLC Toll-Free at 844-876-7141 for more details.
Showcase
$9,700,000  •  12,065 acres
Conveniently located in one of the best elk areas in Wyoming and only 16 miles southwest of Wheatland, the 12,065± acre Tally Ho Ranch features live water, scenic western vistas and pine covered hills. There are 5,050± deeded acres, 5,875± BLM lease acres, and 1,140± State lease acres and is owner-rated at a year-round carrying capacity of 550 cow/calf pairs with supplemental feeding is required during winter months. The focal point of this ranch is a 7,772± square foot timber frame home, built in 2015. The only thing more impressive than the interior of this home is the wildlife located outside. With ducks and geese nesting out the front door and whitetails grazing and bedding out the back, this ranch is sure to impress even the most discerning recreationalist. Hunting opportunities abound with trophy elk, whitetail deer, mule deer and antelope regularly being harvested off the ranch. The fishing along the 3+ miles of Sybille Creek is also very good. Other improvements on the ranch include a 2,768 square foot manager’s home built in 2017, a recently remodeled hunting Yurt located in the heart of the Cooney Hills, two shops, and a Powder River cattle working facility with hydraulic squeeze chute and scales. This ranch is located only two hours from the Front Range of Colorado, has easy year-round access and is located in one of the newly federally-created Opportunity Zones. Price: $9,700,000 Contact Scott Leach at (307) 331-9095, Jon Keil at (307) 331-2833 or Cory Clark at (307) 334-2025 for more details.
$6,500,000  •  11,292 acres
Whitetail Creek Ranch - Fairfield, Billings County, North Dakota: Located on the edge of the famous North Dakota Badlands, the Whitetail Creek Ranch is a solid, year-round cow/calf operation. This well-watered, hard grass ranch produces heavy calf weights each year. Currently, the owners run approximately 400 head of cattle on a combination of 3,680± deeded acres, 640± State of North Dakota lease acres, and 7,000± federal lease acres through Medora Grazing Association permits for a total of 11,320± acres. Approximately 700 of the deeded acres are used as a feed base to produce hay for winter feed for the cattle. Deep, tree and brush filled draws provide amazing winter protection for the cattle and a perfect habitat for the flourishing wildlife found on the ranch. Developed springs, wells, pipelines, and reservoirs produce abundant, year round water across the entire property. The well maintained improvements include a beautiful three bedroom, two bath home on a walk-out basement with an attached two-car garage; horse barn; three cattle barns; equipment shop; and detached garage. The ranch is easily accessible year-round off of US Highway 85 via well maintained county roads, and is close to larger communities that offer many retail, banking, and health care options. Contact Denver Gilbert at (406) 697-3961 or Cory Clark at (307) 334-2025 for details. Price: $6,500,000
$3,250,000  •  8,282 acres
Under Contract
Rim Rock Livestock is located approximately 10 miles west Casper with West Belt Loop Road forming its eastern boundary and West Poison Spider Road running along the ranch’s northwestern boundary lines. The 7,237± acre ranch is contiguous and consists of 5,667± deeded acres with 1,570± BLM lease acre
$7,750,000  •  6,363 acres
Caribou Canyon Ranch offers a quality commercial cattle operation with productive irrigation, big game hunting and excellent fishing on the Clark Fork River. The Ranch, located in the Deer Lodge Valley – the heart of Montana’s historic cattle country, encompasses 5,723± deeded acres in one contiguous block. The 566± irrigated acres, of which 466± are under pivot, are irrigated with excellent senior water rights out of the Clark Fork River and Peterson Creek with a combination of center pivots, wheel-lines and a small amount of hand line. The Ranch also has a State of Montana grazing lease on an adjoining 640-acre parcel making a very well-blocked 6,363± total acre Ranch.
$6,000,000  •  6,223 acres
MULESHOE LAND & CATTLE – Torrington, Goshen County, Wyoming: This remarkable farm and ranch is located approximately 30 miles north of Torrington, Wyoming with year round access provided via US Highway 85 and well maintained county roads. Of the 6,223.53± total deeded acres, approximately 693 acres are irrigated by five low-pressure, center pivots that receive water from irrigation wells ranging from 650 to 1,000 GPM. The balance of the property consists of 5,530± acres of heavily-sodded native grass pastures which are cross-fenced to maximize livestock grazing. Water is provided to livestock from electric wells via 4-1/2 miles of underground pipeline to several strategically located stock tanks. The carrying capacity is owner-rated at 300 cow/calf pairs year-round, or running approximately 675 to 700 head of yearling cattle for 4 to 4-1/2 months during the summer months. Improvements include one home, numerous outbuildings, and a set of working corrals. Price Reduced to $6,000,000. Contact Cory Clark at (307) 334-2025 or Logan Schliinz at (307) 575-5236 for more details.
$1,535,000  •  5,887.79 acres
The Carlson Waltman Ranch is a 5,887.79± contiguous acre ranch consisting of 4,167.789± deeded acres, 1,280± BLM acres, and 440± State lease acres located north of US Hwy 26 in Waltman, Wyoming. The terrain is rolling, grass-covered hills with draws and intermittent streams. The property has been leased to a neighbor for the past 35+ years who has grazed 300 pairs in the spring and another 100 pairs in the fall. Water is provided to livestock via several reservoirs on the property and there is also a capped well. There are no improvements on the property but electricity is available. This property is adjacent to the neighboring 622.36± deeded acre ranch to the west that is also listed for sale for $239,500. Wildlife found on the ranch includes antelope, mule deer, grouse, and coyotes. Price Reduced to: $1,229,498 Contact Scott Leach at 307-331-9095 or Cory Clark at (307) 334-2025 for more details.
$3,300,000  •  5,371 acres
High quality, high protein grass ranch. 4,411± deeded acres, 320± BLM leased acres, 640± State of Wyoming leased acres. Majority of exterior fences are four-strand barbed wire. Cross-fenced into five pastures. Eight private wells; five currently in use. Three windmills; two rebuilt in 2015. Three-mile pipeline supplies water to approximately 11 tanks. Owner has historically run 300 cow/calf pairs. In 2017 the ranch generated $93,000 in grazing and hunting leases. Reclaimed rock quarry with electrical service. Older 1,700 sq. ft. home with two bedrooms and one bathroom. Propane and wood heat. Detached, oversized 2-car garage or mechanics shop with a green house. Reduced Price: $3,300,000 Contact Scott Leach at (307) 331-9095 or Cory Clark at (307) 334-2025 for more details.
$1,800,000  •  4,591 acres
Located 15 miles west of Casper, Wyoming with year-round paved access, the Natrona Summer Ranch consists of 3,410± deeded acres and 1,181± BLM lease acres for a total of approximately 4,591± acres. Water for livestock and wildlife is provided by several reservoirs, springs and seasonal water located throughout the ranch. There are no improvements but power is available. The ranch is home to trophy mule deer, upland game birds, and a variety of other wildlife. Price: $1,800,000 Contact Clark & Associates Land Brokers, LLC at (307) 334-2025 for more details.
$3,400,000  •  4,200 acres
Under Contract
The White Ranch is an entirely deeded parcel of land consisting of 4,200± acres. It is easily accessed via Road 136 which divides ranch. The ranch is cross-fenced into eight pastures and fences are in good to excellent condition. The ranch is extremely well watered two deep wells provide water to the ranch headquarters as well as to the pipeline on the west side of the ranch. This pipeline also has a backup system with a 35,000 gallon storage tank and cistern setup. Another deep well provides water to the pipeline on the east side of the ranch. In addition, there are five windmills throughout the ranch, three of which have submersible pumps. The livestock watering systems are strategically located so that cattle do not have to travel over a half mile for water. Approximately 150 acres are irrigated via a Valley low-pressure center pivot planted to alfalfa. The owner has historically harvested approximately five ton per acre with three cuttings per season. Improvements include the 4,360 sq. ft. main ranch house along with a second house for guests or employees. There are two large barns, a Quonset-style shop with concrete floor, numerous outbuildings, and set of working corrals. The White Ranch offers a variety of wildlife including mule deer, antelope, grouse, and partridge. Price: $3,400,000 Contact Cory Clark at (307) 334-2025 for more details.
Reduced
$5,500,000  •  4,161 acres
$6,500,000
Muleshoe Ranch - Wheatland, Platte County, Wyoming: 2016 passive income from this property was $100,000 generated by leasing the grazing and irrigated crop ground. The 4,161± acre Muleshoe Ranch is located 10 minutes west of Wheatland and is comprised of approximately 839.24 deeded acres and 3,321.74 BLM lease acres with sweeping views of the Laramie Mountain Range. The cottonwood tree-lined river bottom is the backdrop for the 9,766 sq. ft. home that was built in 2007 with master craftsmanship and attention to every detail. This elegant ranch home has a superior combination of luxury and function with room for family, entertaining, and business. The large gourmet kitchen has custom, rustic, cherry cabinets with granite counter tops along with a breakfast nook. Appliances in the kitchen include a 60” Wolf range, dual convection ovens, two Sub-Zero refrigerators, and a freezer. The master suite is complete with a sitting area, gas fireplace, “morning” kitchen, and master bath. There are three additional bedrooms, each with walk-in closets and private bathrooms. The home also includes a great room with a stone fireplace, office, game room, theater room, and two over-sized, heated double garages. The historic Muleshoe Ranch headquarters on Sybille Creek include a rock horse barn that dates back to the mid-1800s. This ranch was one of the earliest established ranches in the area due to the location and productivity of the land. The second oldest territorial water rights from the Muleshoe Ditch, along with two Zimmatic pivots, provide water to the fertile 225 acres of river bottom farmland. The ranch is owner rated at 250 heifers for five months. There are also equipment sheds, numerous outbuildings, working corrals, horse paddocks, and a roping arena. A variety of wildlife is abundant on the ranch and includes whitetail deer, mule deer, turkeys, waterfowl, coyote, and eagles. Contact Scott Leach at (307) 331-9095 or Cory Clark at (307) 334-2025 for more details. Price Reduced from $6,500,000 to $5,500,000
$5,950,000  •  3,642 acres
EXECUTIVE SUMMARY The historic Cottonwood Canyon Ranch is one of the most magnificent Eastern Montana ranches to become available in decades.  The Ranch encompasses 3598 deeded acres and a 44-acre BLM lease. It is the astounding diversity of this private and pristine acreage that makes Cottonwood Canyon so spectacular and unique.  The Ranch rises from lush bottom ground along The Yellowstone River through riparian zones along Smith Creek and Elm Creek with the badlands forming the eastern backdrop. Arriving at the ranch and driving to the buildings after crossing over the badlands, the view to the west and north is of the 1036 acres of bottom land area along the Yellowstone River that borders the ranch for approximately 4 miles. Smith Creek runs through the middle of the ranch for over 4 miles and provides consistent stock water, irrigation water and excellent habitat. An oversized Valley center pivot irrigates 368 acres and another 99 acres is flood irrigated. There is an additional 204 acres of dryland crop scattered throughout the ranch utilized for food plots and livestock feed. The Eastern White Pine log home, built in 2002, has 3042 square feet with 6 bedrooms and 3 ½ baths. The log home, with its large wrap around deck, is sited along a bluff overlooking the bottomland and provides just the idyllic setting that one would expect on a classic Montana ranch. There are 2 rock fireplaces adding to the comfort and ambiance. The ranch also has a 90’X42’ shop with a concrete floor and several grain bins. Over the last 30 years, the current owners have enhanced the holding with careful stewardship of the land and native habitat.  The result is a legacy ranch of unsurpassed beauty and biodiversity that also presents an attractive land and recreational investment. The plethora of wildlife coupled with the diverse terrain and running waters makes for unmatched outdoor experiences, whether fishing, hunting, hiking or horseback riding. This offering is the perfect Montana ranch with a summer grazing and hay operation, Yellowstone River fishing, wildlife, and plenty of privacy and seclusion. LOCATION and ACCESS The Headquarters of Cottonwood Creek Ranch is located off County Road 350, 31 miles south of Sidney, Montana.   AIRPORTS There is a well-maintained paved public airstrip in Sidney, 31 miles from the Ranch.  Located at an elevation of 1985', the 100' x 5,700' asphalt runway is in good condition. There are five daily flights to Billings for connections with four major airlines. Approximate distances to area cities and towns from Cottonwood Canyon are as follows: Sidney, Mt           31 miles Billings, Mt          293 miles Williston, ND        90 miles Miles City, Mt      153 miles Rapid City, SD     289 miles Baker, Mt              90 miles GENERAL OPERATIONS The Cottonwood Canyon Ranch generates income as a cattle and cropping operation. The current owner leases the ranch to a neighboring respected rancher.  The tenant winter grazes the alfalfa fields, calves there in the spring and comes out around July 1st. The ranch is grazed in a rotational manner.  The irrigated lands are used to put up alfalfa hay in round bales and some small grains.   They typically get three cuttings of alfalfa hay on the pivot irrigated land and one cutting on the other hay land. WILDLIFE RESOURSES Cottonwood Canyon is rich in wildlife resources. It boasts a large populations of whitetail deer, mule deer, turkey and an occasional antelope.  Pheasant and grouse can be found in the bottoms and cropland, respectively, for those who enjoy upland bird hunting.  Goose and duck hunting are also available due to the proximity to the Yellowstone River which also provides excellent fishing. With the irrigated alfalfa and small grains, expansive bottoms, grass hillsides and wooded creek bottoms, the wildlife habitat is diverse with three key elements - food, water and cover. Carefully managed with selective cattle grazing practices, and given the varying terrain and habitat, the property provides excellent hunting opportunities. In the past 30 years, there have been approximately 150 Pope and Young or Boone and Crocket deer harvested on the ranch. Popular hunting shows broadcast on national television has filmed approximately 300 episodes on this ranch. LOCALE Sidney, Montana sits near the junction of the Yellowstone and Missouri Rivers in northeastern Montana. Lewis and Clark once camped in this area that was one of the leading fur trading regions of the country. Permanent settlers arrived with the Great Northern Railroad. In 1911 Sidney became an incorporated town and the Richland County Seat, so named for the promise of the U.S. Reclamation Service project and the booster rhetoric of the era.  In the early 1900s, high national farm prices encouraged the federal government to construct the Lower Yellowstone Irrigation Project. Richland County farmers were then able to irrigate their land and produce abundant beet, oats and grain crops. The initial success of the Lower Yellowstone Irrigation project, along with the homesteading boom of the early 1910s, led to the creation of Richland County. Sidney was the largest town on the Northern Pacific’s spur that ran up the Lower Yellowstone Valley. The historic grain elevators along the tracks testify to generations of agricultural products shipped from the town, although today the incessant freight traffic serving the oil fields of the nearby Williston Basin overwhelm the earlier agricultural focus.  The Yellowstone is the last free flowing river in the lower 48 states. From its headwaters in Lake Yellowstone downstream 670 miles to the Missouri River in North Dakota, the Yellowstone River flows as it has for centuries, in its natural state, undammed and untamed. Clear, cool swift and challenging it offers fishermen and river runners some of the best water Montana has to offer. To fishermen, its blue-ribbon waters are known world round for an abundance of big trout. As it flows through Montana the big river goes through many changes - from steep-walled canyons where boulders churn its green waters to the eastern part of the state where the river broadens to take a lazy path through fertile farm country. There are many opportunities for recreation along the Yellowstone River. Gravel along the river from Custer to Sidney often yields Montana agates. Fishing and floating are two other favorite activities on the Yellowstone. MINERAL RIGHTS The Sellers will convey with the property 100% of whatever mineral, oil, gas, geo-thermal, hydrocarbon and gravel rights they own, subject to reservations by previous owners.  The Sellers make no representation as to the quantity or quality of any mineral or other sub-surface rights appurtenant to the Cottonwood Canyon Ranch. REAL ESTATE TAXES The real estate taxes for 2018 for the Cottonwood Canyon Ranch were approximately $7,394.     WATER RIGHTS and WATER RIGHT CLAIMS The Cottonwood Canyon Ranch controls five recorded water rights for irrigation, domestic use and stock water.  A complete list of water rights and water right claims controlled by the Ranch is available upon request through our office. There are 2 rights from the Yellowstone River for irrigation, two rights for irrigation and stock water from Smith Creek a one right for a domestic well. The priority dates of water rights on the Ranch start as early as 1887.  SUMMARY STATEMENT The location, recreational amenities, and overall diversity makes the Cottonwood Canyon Ranch one of the most unique offerings in Easter Montana.  The remarkable condition of the crop land, wildlife habitat and range land are a product of 30 years of careful stewardship and direction under the current ownership.  The combination of a balanced summer ranching operation and fall wildlife hunting pursuits provide many opportunities to enjoy the amenities the ranch has to offer.   OFFERING PRICE and CONDITIONS OF SALE Cottonwood Canyon Ranch, as previously described herein, is offered at US $5,950,000.00 Cash or Terms acceptable solely at the discretion of the Sellers.  The conditions of sale are as follows: All offers to purchase, or letters of intent must be in writing and accompanied by a wire transfer of 5.0% of the purchase price to the escrow account at Richland County Title Company in Sidney, Montana; Earnest money deposits will be placed in escrow with Richland County Title Company; All Prospective Buyers must demonstrate to the satisfaction of the Sellers absolute financial capability to purchase the Ranch prior to scheduling an inspection of the Ranch; The Sellers will provide and pay for a standard owner’s title insurance policy.  Any endorsements requested by the Buyer or any lender will be at Buyer’s expense.  Title to the real property will be conveyed by a deed; All the water right claims controlled by the Ranch will be transferred to the Buyer at Closing, and all the mineral rights which the Sellers own will be conveyed to the Buyer at Closing; Buyers’ Brokers are welcomed and invited to contact Jeff Garrett for information regarding Cooperation Policies. This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Sellers.  Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Hayden Outdoors.  Prospective Buyers should verify all information to their sole and complete satisfaction.
$5,950,000  •  3,642 acres
EXECUTIVE SUMMARYThe historic Cottonwood Canyon Ranch is one of the most magnificent Eastern Montana ranches to become available in decades.  The Ranch encompasses 3598 deeded acres and a 44-acre BLM lease. It is the astounding diversity of this private and pristine acreage that makes Cottonwood Canyon so spectacular and unique.  The Ranch rises from lush bottom ground along The Yellowstone River through riparian zones along Smith Creek and Elm Creek with the badlands forming the eastern backdrop.Arriving at the ranch and driving to the buildings after crossing over the badlands, the view to the west and north is of the 1036 acres of bottom land area along the Yellowstone River that borders the ranch for approximately 4 miles. Smith Creek runs through the middle of the ranch for over 4 miles and provides consistent stock water, irrigation water and excellent habitat. An oversized Valley center pivot irrigates 368 acres and another 99 acres is flood irrigated. There is an additional 204 acres of dryland crop scattered throughout the ranch utilized for food plots and livestock feed.The Eastern White Pine log home, built in 2002, has 3042 square feet with 6 bedrooms and 3 ½ baths. The log home, with its large wrap around deck, is sited along a bluff overlooking the bottomland and provides just the idyllic setting that one would expect on a classic Montana ranch. There are 2 rock fireplaces adding to the comfort and ambiance. The ranch also has a 90’X42’ shop with a concrete floor and several grain bins.Over the last 30 years, the current owners have enhanced the holding with careful stewardship of the land and native habitat.  The result is a legacy ranch of unsurpassed beauty and biodiversity that also presents an attractive land and recreational investment. The plethora of wildlife coupled with the diverse terrain and running waters makes for unmatched outdoor experiences, whether fishing, hunting, hiking or horseback riding. This offering is the perfect Montana ranch with a summer grazing and hay operation, Yellowstone River fishing, wildlife, and plenty of privacy and seclusion.LOCATION and ACCESSThe Headquarters of Cottonwood Creek Ranch is located off County Road 350, 31 miles south of Sidney, Montana.  AIRPORTSThere is a well-maintained paved public airstrip in Sidney, 31 miles from the Ranch.  Located at an elevation of 1985', the 100' x 5,700' asphalt runway is in good condition. There are five daily flights to Billings for connections with four major airlines.Approximate distances to area cities and towns from Cottonwood Canyon are as follows:Sidney, Mt           31 milesBillings, Mt          293 milesWilliston, ND        90 milesMiles City, Mt      153 milesRapid City, SD     289 milesBaker, Mt              90 milesGENERAL OPERATIONSThe Cottonwood Canyon Ranch generates income as a cattle and cropping operation. The current owner leases the ranch to a neighboring respected rancher.  The tenant winter grazes the alfalfa fields, calves there in the spring and comes out around July 1st. The ranch is grazed in a rotational manner.  The irrigated lands are used to put up alfalfa hay in round bales and some small grains.   They typically get three cuttings of alfalfa hay on the pivot irrigated land and one cutting on the other hay land.WILDLIFE RESOURSESCottonwood Canyon is rich in wildlife resources. It boasts a large populations of whitetail deer, mule deer, turkey and an occasional antelope.  Pheasant and grouse can be found in the bottoms and cropland, respectively, for those who enjoy upland bird hunting.  Goose and duck hunting are also available due to the proximity to the Yellowstone River which also provides excellent fishing. With the irrigated alfalfa and small grains, expansive bottoms, grass hillsides and wooded creek bottoms, the wildlife habitat is diverse with three key elements - food, water and cover. Carefully managed with selective cattle grazing practices, and given the varying terrain and habitat, the property provides excellent hunting opportunities. In the past 30 years, there have been approximately 150 Pope and Young or Boone and Crocket deer harvested on the ranch. Popular hunting shows broadcast on national television has filmed approximately 300 episodes on this ranch.LOCALESidney, Montana sits near the junction of the Yellowstone and Missouri Rivers in northeastern Montana. Lewis and Clark once camped in this area that was one of the leading fur trading regions of the country. Permanent settlers arrived with the Great Northern Railroad. In 1911 Sidney became an incorporated town and the Richland County Seat, so named for the promise of the U.S. Reclamation Service project and the booster rhetoric of the era.  In the early 1900s, high national farm prices encouraged the federal government to construct the Lower Yellowstone Irrigation Project. Richland County farmers were then able to irrigate their land and produce abundant beet, oats and grain crops. The initial success of the Lower Yellowstone Irrigation project, along with the homesteading boom of the early 1910s, led to the creation of Richland County. Sidney was the largest town on the Northern Pacific’s spur that ran up the Lower Yellowstone Valley. The historic grain elevators along the tracks testify to generations of agricultural products shipped from the town, although today the incessant freight traffic serving the oil fields of the nearby Williston Basin overwhelm the earlier agricultural focus. The Yellowstone is the last free flowing river in the lower 48 states. From its headwaters in Lake Yellowstone downstream 670 miles to the Missouri River in North Dakota, the Yellowstone River flows as it has for centuries, in its natural state, undammed and untamed. Clear, cool swift and challenging it offers fishermen and river runners some of the best water Montana has to offer. To fishermen, its blue-ribbon waters are known world round for an abundance of big trout. As it flows through Montana the big river goes through many changes - from steep-walled canyons where boulders churn its green waters to the eastern part of the state where the river broadens to take a lazy path through fertile farm country. There are many opportunities for recreation along the Yellowstone River. Gravel along the river from Custer to Sidney often yields Montana agates. Fishing and floating are two other favorite activities on the Yellowstone.MINERAL RIGHTSThe Sellers will convey with the property 100% of whatever mineral, oil, gas, geo-thermal, hydrocarbon and gravel rights they own, subject to reservations by previous owners.  The Sellers make no representation as to the quantity or quality of any mineral or other sub-surface rights appurtenant to the Cottonwood Canyon Ranch.REAL ESTATE TAXESThe real estate taxes for 2018 for the Cottonwood Canyon Ranch were approximately $7,394.    WATER RIGHTS and WATER RIGHT CLAIMSThe Cottonwood Canyon Ranch controls five recorded water rights for irrigation, domestic use and stock water.  A complete list of water rights and water right claims controlled by the Ranch is available upon request through our office. There are 2 rights from the Yellowstone River for irrigation, two rights for irrigation and stock water from Smith Creek a one right for a domestic well. The priority dates of water rights on the Ranch start as early as 1887. SUMMARY STATEMENTThe location, recreational amenities, and overall diversity makes the Cottonwood Canyon Ranch one of the most unique offerings in Easter Montana.  The remarkable condition of the crop land, wildlife habitat and range land are a product of 30 years of careful stewardship and direction under the current ownership.  The combination of a balanced summer ranching operation and fall wildlife hunting pursuits provide many opportunities to enjoy the amenities the ranch has to offer.  OFFERING PRICE and CONDITIONS OF SALECottonwood Canyon Ranch, as previously described herein, is offered at US $5,950,000.00 Cash or Terms acceptable solely at the discretion of the Sellers.  The conditions of sale are as follows:All offers to purchase, or letters of intent must be in writing and accompanied by a wire transfer of 5.0% of the purchase price to the escrow account at Richland County Title Company in Sidney, Montana;Earnest money deposits will be placed in escrow with Richland County Title Company;All Prospective Buyers must demonstrate to the satisfaction of the Sellers absolute financial capability to purchase the Ranch prior to scheduling an inspection of the Ranch;The Sellers will provide and pay for a standard owner’s title insurance policy.  Any endorsements requested by the Buyer or any lender will be at Buyer’s expense.  Title to the real property will be conveyed by a deed;All the water right claims controlled by the Ranch will be transferred to the Buyer at Closing, and all the mineral rights which the Sellers own will be conveyed to the Buyer at Closing;Buyers’ Brokers are welcomed and invited to contact Jeff Garrett for information regarding Cooperation Policies.This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Sellers.  Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Hayden Outdoors.  Prospective Buyers should verify all information to their sole and complete satisfaction.