Located approximately 15 miles northwest of Wilsall and less than an hour’s drive east of Bozeman, the Wallrock Ranch lies an easy 30 minute plus drive from Bridger Bowl – one of Montana’s renowned local ski areas. This 5,848± acre all deeded mountain ranch encompasses the Wallrock Basin and this dramatic formation itself, a historic buffalo jump. Essentially unimproved with the historic homestead buildings presiding over hundreds of acres of meadows tucked up under Wallrock with wonderful views of the Crazy Mountains to the east, the balance of the ranch faces westerly with equally dramatic views of the Bridger Mountains to the west. Well fenced and watered with springs, creeks, scattered timber and mountain foothills, the ranch produces hay and forage to run cows from early summer into March as well as elk, deer and upland birds. This very private and dramatic setting cries out to be brought back to its former glory.
Wallrock Ranch is located approximately 15 miles northwest of Wilsall, Montana. It is accessed off of Route 89 north of Wilsall where one turns west on a graveled county road which gives way to a seasonal county road that dead ends at the ranch approximately 6 miles from the pavement. The last 2 to 3 miles have minimal county maintenance as no one lives permanently at the ranch. The ranch has an agreement with a neighbor to maintain a set of corrals at the end of the maintained section and there is a 60 foot permanent easement across a neighbor that provides access to a section of the ranch that lies “kitty corner” from the rest of the ranch. The ranch also has a mutual easement that allows access across the corner where it joins the main ranch.
While it does lie at the end of the road, the Wallrock Ranch is within an easy hour’s drive of both Bozeman and Livingston. Bozeman of course offers the best commercial air service in the state and is considered one of the state’s most desirable communities. Livingston is a smaller community and is considered one of the gateway cities to Yellowstone National Park and a mecca for anglers. Ranches within an hour’s drive of these cities are amongst the most sought after in the region.
Wallrock’s neighbors are primarily large ranching operations many of which have been in the same families for generations. This area has not yet seen the sub division pressure that has impacted the lands closer to Livingston and Bozeman. It is also true that the owners of these large ranches have enjoyed success in the livestock and farming business and have been able to pass these ranches down through the generations. One of the benefits of development to the south is that the nearby small towns of Wilsall and Clyde Park have enjoyed some level of prosperity and have been able to support services that would normally not be offered in such small towns. It goes without saying that the more distant towns of Livingston and Bozeman, while they have little impact on the area around Wallrock, offer a cross section of services and amenities that is highly desirable for ranch owners. The ranch also enjoys the rare benefit of being within 30 miles of Bridger Bowl Ski Area. Bridger Bowl is often the destination of choice for expert skiers who prefer it to the much larger destination resort of Big Sky. It offers exceptional expert level skiing .
The Wallrock formation is a prominent feature of the landscape between the towering Bridger Mountains to its west and the Crazy Mountains that dominate the skyline to the east. Wallrock Ranch is so named because it basically owns this landmark. There is ample evidence that this unique feature was of great significance to the Native Americans who frequented this area for thousands of years before the arrival of Europeans. It was also used as a buffalo jump and going back even further the recent discovery of a fossilized tooth of a Tyrannosaurus Rex gives some indication of even earlier inhabitants of the basin.
One enters the ranch from the east and climbs up to the high ridge that encloses the Wallrock Basin. As one comes over the ridge and drops into the basin, one cannot help but be impressed by the setting of this remarkable ranch with its views of the Crazy Mountains to the east. The high point is a northerly facing cliff that drops to a steep timbered slope and then transitions into a series of lush meadows that are either irrigated or sub irrigated by the water that flows out of the base of these cliffs forming the headwaters of Wallrock Creek. The old homestead buildings give one a sense of the history of the ranch. This basin takes in about one third of the ranch. On an average year the ranch will put up hay on around 200 acres of these meadows.
The balance of the ranch lies on the gentle slopes to the west and south of the basin. These are well watered drainages that offer exceptional grazing for livestock and wildlife as well as dramatic views of the Bridger Mountains further to the west. While one is immediately overwhelmed by Wallrock Basin and that almost magical setting, these southerly and westerly slopes and valleys are also impressive in a different way.
Based upon the county assessor’s records the ranch contains 5,848± deeded acres. It lies in a contiguous all deeded block with no leases and no public access at any point except where the county road dead ends at the ranch boundary. The ranch does have an agreement with one neighbor that allows mutual rights to access each other’s property across a point where the four sections meet.
The precise number of irrigated and sub irrigated acres is unknown but the owner believes that about 200 acres are used for the production of hay. The balance of the land is utilized for livestock grazing.
With the exception of excellent perimeter and pasture fencing, good stock water developments and livestock handling facilities, the ranch is essentially unimproved. There is an old house that is used as a basic cow camp for occasional overnights and during haying. The main set of working corrals is located near the house and the second set is located along the county road on the way in on a neighbor’s property. The agreement for these corrals has about 25 years left to run. The entire ranch is off the grid with power approximately 1.25 miles away from the lowermost boundary but would be over 4 miles to the homestead site.
The current owner, whose family have owned the ranch for over 60 years, has a home base near Big Timber and uses the Wallrock to run approximately 300 mother cows from late June to March depending on weather conditions and hay production. In addition he runs around 140 yearlings from early June to mid October. The cows that remain on the ranch generally graze out with a protein supplement and utilize the hay on hand should the weather turn bad. They are trucked back to the home place near Big Timber for calving. This has been a very successful method of operating but of course is dependent upon having another ranch for calving. Wallrock is also well suited for a traditional seasonal grazing operation. We are estimating that the current grazing regime produces around 3000 animal unit months.
The ranch’s operational potential is only limited by the lack of improvements. It was clearly a vital and vibrant operating ranch in it’s day with productive meadows balancing its grazing component and a full set of improvements. A new owner will be able to develop the ranch as he or she sees fit. It can be as simple as leasing it out to another rancher and letting it carry itself as pure land investment or as fulfilling as bringing it back to its former stature. It is one of the most beautiful and private settings we have seen and, in our opinion, it literally cries out to be rebuilt in some way and restored to its former glory.
Major big game species such as mule and whitetail deer, elk, antelope, black bear, and moose are found on the ranch. In addition a portion of the ranch is licensed as a game bird farm. When weather conditions are right, Hungarian partridge thrive along with a sustainable population of sharptail grouse. Little has been done to enhance this resource, but simple strategies such as the addition of grain crops in key locations could be implemented to not only increase the bird populations but also make them more durable to weather events. This would of course also benefit the other game and none game species that live on these lands.
The creeks that emerge on this ranch collect and become more sizeable as they leave the ranch and enter into the adjacent Pulis Ranch (See Special Note) forming Cottonwood Creek. Cottonwood Creek supports a small population of trout.
Annual real estate taxes are estimated to be $4,389.
Wallrock has extensive filed water rights which include both irrigation and stock water rights. A complete list from the Department of Natural Resources and Conservation is available from any Hall and Hall office. It should be noted that the ranch has a full ditch system for irrigation but it has not been used in recent history.
The owners believe that they own 100% of the mineral rights and are prepared to share them 50/50 with a new owner. It goes without saying that the ability to control 50% of the mineral rights on a ranch is almost impossible these days and to further know and be able to work with the owner of the other 50% is even more unusual.
The Pulis Ranch which adjoins Wallrock for 2.5 miles on it eastern border is also being offered for sale – for the first time in 80 years in this case. It runs all the way to the paved highway Route 89 and includes both lower Wallrock Creek and Cottonwood Creek. There are over 2400 acres of farmland and up to 400 acres subject to irrigation. This would provide an operating base for Wallrock and allow one to put together a deeded block of over 15,000 acres. For an upland bird hunter the benefit would be that birds would migrate from Wallrock down to Pulis later in the season and also Pulis has a substantial dryland grain component which is always attractive to game birds. The combination of these two ranches would create one of the best upland bird hunting properties in the state. The current price of Pulis is $10.2 Million.
The Wallrock Ranch stands out as an extremely unique property amongst ranches in this area because of its setting in and control of Wallrock Basin. Its location within range of Bozeman, Livingston and Bridger Bowl is a major benefit – not to mention the fact that it is a very private, all deeded, “end of the road” ranch with extraordinary intrinsic beauty and exceptional views of two dramatic mountain ranges.
Cash at closing and the seller requires that this transaction be structured as part of a Section 1031 tax deferred exchange. There will be no cost or additional liability to the buyer.
5,848± deeded, contiguous acres. Easy drive – less than an hour to Bozeman, Bridger Bowl, Livingston. Equally spectacular views of both Bridger and Crazy Mountains. End of the road privacy. Supports a viable livestock grazing operation. Licensed hunting preserve – primarily huns and sharptails. Essentially unimproved. Dramatic old homestead site overlooking beautiful meadows tucked under famous Wallrock formation which the ranch owns in its entirety. Classic mountain terrain with excellent live water – springs and streams.
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, Jerome Chvilicek, Dan Berstrom or Brant Marsh at (406) 656-7500 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, Dan Bergstrom or Brant Marsh at (406) 656-7500 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.
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Tina Hamm or Scott Moran • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884
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.