Lippert Gulch Ranch

Property Map

Lippert Gulch Ranch

  • Lippert Gulch Ranch

Lippert Gulch Ranch

$5,950,000
Townsend, Montana

Lippert Gulch Ranch is a 3,400± acre recreational mountain ranch with emphasis on its hunting resources. It has large populations of wildlife, especially trophy class elk and mule deer with over-the-counter hunting tags available. Hungarian partridge and sharp-tail grouse are also abundant. The terrain is varied and aesthetically pleasing - easy to access on foot, horseback, or vehicle. A large recently remodeled home and guest/bunkhouse are ready to use. Income from a lease to a neighbor covers basic operating costs. Townsend, with its restaurants and services, is eight miles by paved highway. The ranch enjoys an enviable location within easy driving range – less than an hour – of Bozeman, Helena and Canyon Ferry Lake. 

Location: 

The Lippert Gulch Ranch is located approximately eight miles east of Townsend on the southeast side of Canyon Ferry Reservoir, on paved State Highway 12. The ranch lies to the north of the highway. Highway 12 connects to Highway 287 in Townsend and continues northwesterly, providing access from the ranch to Helena, about a 45-minute drive away. Bozeman is also easily accessible, within an hour’s drive south, along with Bozeman Yellowstone International Airport. Extensive private and commercial air service are available in both Bozeman and Helena. 

Locale: 

The area that is bounded by the Canyon Ferry Reservoir on the north and west, and the Big Belt Mountains to the east consists of a series of mountain ranches that offer back-door views of and access to one of Montana’s more intimate mountain ranges, as well as front-door views across the lake to the Elkhorn Mountains. The area was made famous in the 1860s and 1870s for the gold placer diggings. Montana Bar in Confederate Gulch was once called “the richest acre of ground in the world.” Currently the area is better known for trophy elk and top-quality mule deer hunting in the Big Belts, as well as quality ranching operations.

One of the greatest benefits of this area is that it is not on the main road to anywhere, yet it is easily accessible from both Helena and Bozeman with a paved road right to the ranch. Townsend is a very attractive small town, which provides most basic services and is only eight miles away. In short, this is a very well-located and easily accessible ranch by Montana standards.

General Description: 

The Lippert Gulch Ranch is a single block of land lying in the foothills of the Big Belt Mountains and the Helena National Forest. While the ranch fronts on State Highway 12, access is off the highway on the Lippert Gulch county road. Multiple parcels of cropland are disbursed throughout the ranch. These, together with the live creeks, springs, and a pond, attract and nourish wildlife. Timbered and brushy draws, too numerous to count, line the two miles each of Lippert Gulch and Cottonwood Creek. This wildlife habitat – food, water, shelter – creates a wildlife enthusiast’s haven.

Tree and large bush species include black cottonwood, red ozier dogwood, quaking aspen, Woods’ rose, chokecherry, yellow willow, and snowberry. Also included are Douglas fir, Rocky Mountain juniper and limber pine.

Acreage: 

3,400± deeded acres

Improvements: 

Main House
This tasteful 7,200± sq. ft. two-story house was originally built in 2000 and subsequently remodeled. In 2007, the lower level was finished, a new steel roof was added, and kitchen appliances were upgraded. There are three bedrooms and two-and-one-half bathrooms upstairs, and two bedrooms and one bathroom down. The downstairs includes a kitchen, enabling it to be used as a separate living area. There are hardwood floors throughout the upper floor, except for the slate flooring in the entry and kitchen. The home has radiant heat powered by propane gas.

Bunkhouse
This historic building has 1,400± sq. ft. of living area, and a single bedroom and bath. It was remodeled significantly for guest use only, as per the conservation easement.

Shop
The steel shop building was rebuilt in 2000. A portion of it is insulated, and there is a warm-room with electric baseboard heat and a concrete floor.

Barn
The haybarn was originally built in the 1950s and remodeled since. It includes an insulated tack room and foaling stall that are heated with electricity. It also features a new steel roof and one frost-free hydrant.

Climate: 

The Lippert Gulch Ranch sits at an elevation of around 4,500 feet above sea level, in an area that tends to have open winters with little snowfall accumulation. The ranch lies in an area that is estimated to receive around 13 inches of annual precipitation. The hottest month of August has average maximum temperatures of 82 degrees Fahrenheit, but with only 30% humidity, and nights cooling to the 50s. The coldest month of January has an average daytime high temperature of 29.

General Operations: 

Currently the operations of the Lippert Gulch Ranch are leased to a neighboring rancher. He grazes the ranch with cattle, occupies the buildings and maintains the property – weeds, fences, roads, buildings. He pays the utilities and cost of maintenance except for major repairs or improvements. The ranch owner is responsible for property taxes and insurance, and the income from the lease covers these expenses. 

Water Resources: 

Cottonwood Creek and Lippert Gulch course through the ranch for four miles total. Springs on unnamed tributaries are numerous. A beautifully sited small groundwater pond is located on one of the streams.

Wildlife Resources: 

Many types of wildlife are expected to be visible whenever one is out on the ranch. The current owners bought the ranch to use as a hunting ranch for upland birds, as well as elk and mule deer. They have understocked it and protected it for this purpose and they have been very pleased with the wildlife that has moved onto the ranch as a result. Significant herds of elk and mule deer frequent the ranch. A strong population of Hungarian partridge, sharp-tail grouse, dove and turkey also inhabit the ranch. The habitat is particularly conducive to their propagation and proliferation. The owners and their guests regularly harvest large elk and deer.

Additional wildlife species expected to be seen at any time include a wide range including coyote, black bear, red fox, skunk, beaver, bobcat, cottontail and jack rabbit, mountain lion, porcupine, and pronghorn. Bird sightings are American crow, black-billed magpie, Canada goose, Clark’s nutcracker, great blue heron, Hungarian partridge, mallard, red-tailed hawk, ring-necked pheasant, sandhill crane, sharp-tailed grouse, songbirds, and turkey.

Recreational Considerations: 

The 26-mile-long Canyon Ferry Lake is just eight miles off the ranch boundary. Fishing for walleye, trout, perch and salmon is popular, as is water skiing. Miles upon miles of nearby national forest lands afford the ranch hunting, hiking, horseback riding, as well as recreating by 4-wheeler or mountain bike. Four backcountry trout fishing lakes in spectacular mountain scenery are within a 20-mile drive or a 5-mile hike/ride of the ranch.

The famous Blue Ribbon trout fishing portion of the Missouri River is within ninety minutes’ drive. It offers some of the finest dry-fly fishing in the state. It is only 45 miles to the headwaters of the Missouri where three of Montana’s renowned trout rivers combine. As mentioned earlier, this ranch could not be better located, both in terms of access to attractive towns such as Bozeman and Helena, and in terms of access to Montana’s finest streams and mountain ranges. Downhill skiing at the huge Big Sky Resort is just over a 90-minute drive. Locals also enjoy skiing at Showdown Ski Area an hour’s drive to the northeast.

Taxes: 

The real estate taxes are estimated to be $6,470 based upon past years.

Mineral Rights: 

A mineral ownership report indicates the current owner of Lippert Gulch Ranch owns 2,096 net mineral acres. The owner is offering to include in the ranch sale one-half of the minerals he owns.

Additional Information: 

A portion of the north side of the ranch approximating 2,230 acres is included in a conservation easement, leaving the southern 1,170± acres excluded from this easement. The main features of this private agreement include, prohibitions against subdivision, mining, larger commercial activities such as feedlots, logging and retail businesses. The 1,170± acre non-eased portion of the property is available for either development or the donation of an additional conservation easement. A copy of the existing easement document is available from the offices of Hall and Hall.

Broker Comments: 

The Lippert Gulch Ranch is unusual in its multitude of highly desirable Montana ranch features. It possesses easy access, abundant wildlife, diverse on-ranch and proximate recreational opportunities, all on a ranch that is in excellent condition.

The Facts: 
  • 3,400± deeded acres
  • 8 miles east of Townsend 
  • Helena is about a 45-minute drive 
  • Bozeman an hour’s drive south
  • Elk and mule deer
  • Hungarian partridge and sharp-tailed grouse 
  • 7,200± sq. ft. modern home and guest/bunkhouse 
  • Income displaces owner expenses
  • Yellowstone National Park is 140 miles from the ranch 
  • 26-mile-long Canyon Ferry Reservoir is within 10 miles 
  • Downhill snow skiing at the state’s largest resort is a 90-minute drive 
  • Cross-country skiing and snowmobiling start within 5 miles
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 Chvilicekat (406) 656-7500 or Justin Bryan at (325) 260-5883 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, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “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 more than 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.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  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 efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Dave Roddy • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884

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.