$5,950,000 • 3,642 acres
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.
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
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.
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.
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.
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.
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.