Big Easy Ranch

Property Map

Big Easy Ranch

$7,370,000
Warm Springs, Montana

The Big Easy Ranch is conveniently located near Warm Springs, Montana with a magnificent view of the Flint Creek mountain range to the west. An extensive private road system allows vehicular access to virtually all areas of the ranch. The property is well set up for summer grazing with a carrying capacity of approximately 280 Animal Units typically run between the end of May through October of each year.  Stock water rights have been developed with multiple stock tanks and pipelines. Big game hunting is superb with particularly notable elk populations. Three major Montana cities with commercial air service, Butte, Helena and Missoula, are located within easy driving distance – 22 miles, 71 miles and 100 miles, respectively. This ranch produces annual income from grazing, hunting and timber management. For those interested in assembling a larger operation of up to 900 animal units the adjoining R Bar N Ranch would complement the Big Easy with a tremendous amount of hay production. Details on the R Bar N can be found at www.hallandhall.com.

Location: 

The Big Easy Ranch Ranch is located in Deer Lodge and Silver Bow Counties approximately 16 miles south of Deer Lodge, Montana (pop. 3,517) and 22 miles from Butte (pop. 31,633). Both Delta and Alaska Airlines provide direct flights to Butte through their subsidiaries, SkyWest and Horizon from Salt Lake City and Seattle respectively. Missoula, 100 miles to the northwest, offers daily flights from Delta, United, Horizon and Allegiant Air with direct service to San Francisco, Los Angeles, Las Vegas, Minneapolis, Salt Lake City, Seattle, Denver and Phoenix. Bozeman’s airport, 100 miles east, enjoys direct flights to Chicago, Atlanta and Los Angeles. 

Locale: 

The ranch is located a few miles east of the historic mining town of Anaconda in a broad mountain valley created by the Clark Fork River, a major tributary to the Columbia River. Above the valley, multiple mountain ranges rise to snowy heights including the Flint Creek Range, the Garnet Range and the Pintler Range capped by the continental divide. The “neighborhood” is dominated by working ranches and large blocks of public land managed by both the federal government and the State of Montana. The area is also rich in history. From the early days of Montana’s mining boom to the creation of cattle empires that gave birth to and defined the American cowboy, the upper Clark Fork Valley offers landowners the opportunity to carry on a historic western legacy. The nearby Grant-Kohrs Ranch was recognized in 1972 by the National Park Service as worthy of preservation to provide an understanding of the frontier cattle era and is managed to this day as a National Historic Site. Anaconda, Deer Lodge and Butte offer an array of services, including a private hospital, hotels, restaurants and K-12 public schools. 

General Description: 

The Big Easy Ranch is accessed along its west boundary where it fronts on Eastside Road (AKA Morel Road) for roughly 6 miles. One can be on the ranch within minutes after leaving Interstate 90 at the Warm Springs Exit. The western region of the ranch is comprised of open range that slopes upward in elevation toward the east. There is a significant amount of timber covering more than half the acreage. There are several drainages, mostly flowing from east to west.

At the ranch’s northeastern location it shares a one-and-a-half-mile boundary with the forest service. There is an extensive road system throughout the ranch providing access to virtually every corner of the property. 

Acreage: 

10, 594+ deeded acres

640 acres state lease

11,234 total acres, more or less

Acreage Breakdown: 

Forest land: 5,852.78 deeded acres

Grazing land: 4,742.16 deeded acres

Leases & Permits: 

State lease #7307 covers 640 acres and allows for 76 animal unit months of grazing. This section of state land is inside the boundaries of the ranch and is landlocked without public access. It is currently fenced in with the ranch (no perimeter fence).

Improvements: 

There are no structural improvements on the ranch but there are many building sites to choose from should a new owner decide to build a home or other improvements. 

Climate: 

Elevation: The ranch elevations vary from approximately 4,860 feet to 6,689 feet above sea level.

Temperature: Average summertime highs are around 80 degrees while winter lows average in the low teens.

Average annual precipitation: 13”

General Operations: 

There are two components of the ranch operations, both of which are presently leased from year to year: hunting and grazing.

Grazing – Grazing rights are currently leased to two area ranchers. The leases provide the lessees the right to graze 130 AUs and 104 AUs respectively starting in mid-May. The total carrying capacity is estimated at 280 animal units for 5 months of each year. The combined leases have generated roughly between $20,000 and $26,000 annually for each of the past five years.

Hunting – A local outfitter presently leases the ranch which provided $12,000 income in 2013. The hunting lease does not prevent the owner or his invitees from hunting the ranch as well, although the owner is not permitted to allow other outfitters to hunt. 

Timber Resources: 

The timber resource on the ranch has been managed by the current owner with a light hand. Selective harvests have improved the overall health of the forest and provided additional forage for livestock and wildlife. 

Wildlife Resources: 

The ranch is heavily populated with elk and deer. The elk hunting is of particularly good quality in a classic Rocky Mountain setting. Small creeks flowing through dense stands of aspens and conifers provide excellent habitat for these majestic animals. Numerous other animals can be seen on the ranch including mountain lion, eagles, bears and even the occasional moose. 

Fishery Resources: 

While there are no fishery resources on the ranch, there is potential to construct one or more fish ponds. The nearby Upper Clark Fork River offers excellent fishing for rainbow and brown trout. The “Hog Hole” is famous for holding very large trout and is only a few minutes from the ranch. There are numerous other world class fisheries within a reasonable drive of the ranch including Rock Creek and the Big Hole River. 

Taxes: 

2012 Taxes were $7,197.07

Water Rights: 

There are numerous developed springs on the ranch along with two wells, 220 feet deep and 120 feet deep, each allowing usage of up to 10 acre-feet of water. There are 16 stock tanks with pipelines connecting the water resources throughout the ranch’s pastures. 

Mineral Rights: 

All mineral rights owned by Seller will transfer to the Purchaser.

Additional Information: 

An extensive and informative due diligence package has been assembled and is available at the time of showing. 

Broker Comments: 

The Big Easy Ranch is, in fact, an easy ranch to own. An owner can choose to play an active or passive role in ownership. The ranch has a great mix of wide-open range with sweeping views of the Flint Creek Range to the west and heavily timbered upland teeming with wildlife. A convenient location with enough acreage to provide a lot of “breathing room” make this ranch a good choice. Other ranches are available in the area for a buyer that is looking to consolidate several ranches for a larger operation. 

Terms: 

Cash at closing

The Facts: 


• 10,594+ deeded acres
• 640 acre State Lease
• 280 Animal Unit carrying capacity
• Borders large block of Deer Lodge National Forest
• Numerous small streams through the property
• Stock water rights are developed with multiples stock tanks and pipelines
• Excellent wildlife populations including elk, deer and other big game species
• 22 miles to Butte, 71 miles to Helena and 100 miles to Missoula

Additional Services: 

MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission – To represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Randy Clavel at (308) 534-9000 are available to describe and discuss these services in detail and welcome your call.


RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja or Jerome Chvilicek at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.


AUCTIONS - Hall and Hall Auctions offers “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall’s “rolodex” of over 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day. For more information on our auction services contact Scott Shuman at (800) 829-8747.
SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to the intermountain west. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and strong relationships with our lenders allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing • Flexible Terms • Efficient Processing
In-House Appraisals • Common Sense Underwriting
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Randy Clavel • (308) 534-9000
Monte Lyons • (806) 698-6882

Disclaimer: 

Following is a Montana law required disclosure.

UNDERSTANDING WHOM REAL ESTATE AGENTS REPRESENT

Montana law requires that BUYER’s and SELLER’s be advised about the different types of agency relationships available to them (MCA § 37-51-102 & 37-51-321).  A real estate agent is qualified to advise only on real estate matters.  As the client or as the customer, please be advised that you have the option of hiring outside professional services on your own behalf (legal and tax counsel, home or building inspectors, accountant, environmental inspectors, range management or agricultural advisors, etc.) at any time during the course of a transaction to obtain additional information to make an informed decision.  Each and every agent has obligations to each other party to a transaction no matter whom the agent represents.  The various relationships are as follows:

SELLER's Agent:  exclusively represents the SELLER (or landlord).  This agency relationship is created when a listing is signed by a SELLER/owner and a real estate licensee.  The SELLER's agent represents the SELLER only, and works toward securing an offer in the best interest of the SELLER.  The SELLER agent still has obligations to the BUYER as enumerated herein.

BUYER's Agent:  exclusively represents the BUYER (or tenant).  This agency relationship is created when a BUYER signs a written BUYER-broker agreement with a real estate licensee.  The BUYER agent represents the BUYER only, and works towards securing a transaction under the terms and conditions established by the BUYER and in the best interest of the BUYER.  The BUYER agent has obligations to the SELLER as enumerated herein.

Dual Agent:  does not represent the interests of either the BUYER or SELLER exclusively.  This agency relationship is created when an agent is the SELLER's agent (or subagent) and enters into a BUYER-broker agreement with the BUYER.  This relationship must receive full informed consent by all parties before a "dual-agency" relationship can exist.  The "dual agent" does not work exclusively for the SELLER or the BUYER but works for both parties in securing a conclusion to the transaction.  If you want an agent to represent you exclusively, do not sign the "Dual Agency" Disclosure and Consent" form.

Statutory Broker:  is a licensee who assists one or more of the parties in a transaction, but does not represent any party as an agent.  A licensee is presumed to be acting as a “statutory broker” unless they have entered into a listing agreement with the SELLER, a BUYER-broker agreement with the BUYER, or a dual agency agreement with all parties.

In-House SELLER Agent Designate:   is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the SELLER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also.  This agent may not act on behalf of any other member of the transaction and works for the benefit of the SELLER, but still is obligated to the BUYER as any SELLER's agent would be.

In-House BUYER Agent Designate:   is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the BUYER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also.  This agent may not act on behalf of any other member of the transaction and works for the benefit of the BUYER, but still obligated to the SELLER as any BUYER's agent would be.

Subagent:   is an agent of the licensee already acting as an agent for either the SELLER or BUYER.  A "SELLER agent" can offer "subagency" to an agent to act on his behalf to show the property and solicit offers from BUYER’s.  A "BUYER agent can offer "subagency" to an agent to act on his behalf to locate and secure certain property meeting the BUYER's criteria. 

_____ of Hall and Hall is the exclusive agent of the Seller.

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.