Willow Creek Ranch

Property Map

Willow Creek Ranch

  • Willow Creek Ranch -Livingston, Montana

Willow Creek Ranch - Recently Sold

$22,500,000
Livingston, Montana

The 19,419 acre (18,139 deeded) Willow Creek Ranch is located minutes from Livingston and is accessed by a county road which traverses along the east and north boundaries of the ranch and dead ends on the Gallatin National Forest, just above, but away from the ranch. Willow Creek is distinguished by the fact that it offers a massive block of private land that adjoins the national forest, offering some of the finest big game hunting in the region on private lands as well as excellent upland bird shooting. The ranch has historically supported a 600 animal unit livestock operation, although the current owners have been more interested in its wildlife and recreational amenities, which are considerable. The modern livestock support facilities include multiple homes, corrals, barns and sheds, as well as good fencing and cross fencing, and over 1,550 acres of cropland (hay and wheat) of which 267 acres are currently irrigated. The diverse landscape includes irrigated meadows, lush valleys and open rangelands that transition into dramatic bluffs before ascending west into the aspen groves and timbered slopes of the Bangtail Mountains. The extensive improvements are highlighted by an historic, fully remodeled six bedroom farmhouse, circa 1906. Water resources are extensive. They include a stocked 12-acre reservoir, 24± miles of double frontage along Willow and Ferry Creeks, three ponds and 40 improved springs. While it is tucked up against the more intimate Bangtail Mountains, the ranch enjoys extraordinary views of the nearby jagged peaks of both the Absaroka Mountains and Crazy Mountains. 

Location: 

Willow Creek Ranch is located two miles north of the Yellowstone River and the mountain community of Livingston (pop 6,851) on Willow Creek Road, a maintained county road. Bozeman (pop 37,280) is 28 miles to the west and Gardiner (pop 851), the only year-round entrance to Yellowstone National Park, is a 57-mile drive to the south. The Bozeman Yellowstone International Airport is located an additional 10 minutes west of Bozeman and provides commercial air service by Delta, United/United Express, Allegiant, Alaska/Horizon and Frontier. Mission Field Airport is just five miles east of Livingston, within 10 minutes of Willow Creek Ranch, and is capable of landing virtually all private aircraft.

Locale: 

The Greater Yellowstone region is rich in history and culture. It enjoys a relatively mild climate and is home to vast natural resources. It was inhabited by the Crow Indian tribe for many generations. The Lewis and Clark Expedition camped along the bank of the Yellowstone River near present-day Livingston, documenting their views of the rugged and snowcapped Absaroka Mountains and providing the first written account of the area.

In more recent times the region was settled by ranchers, and Livingston became a major railroad town. These two industries are still a substantial economic driver, however the local economy has been bolstered by the significant recreational influence in the area, primarily created by access to Yellowstone National Park. Livingston serves as the gateway to the Paradise Valley and the community of Gardner, the only entrance to the Park that remains open all year. From the park boundary the Yellowstone River corridor runs north through the Paradise Valley and into Livingston where it turns to the northeast. The community of Livingston is home to several landmark ranches, some of which are fourth generation holdings. Over decades some of the prominent local ranches traded hands, passing their legacy along to new owners who share the concepts of passing land down through the generations and leaving it better than they found it. Even though many are non-residents, they have respected the traditions of the resident ranching community and these ranches exhibit a pride of ownership and reverence for the values that are a part of ranching in Montana. There is a wide variety of land uses in the area, from operating cattle ranches, to smaller river tracts, and even traditional guest ranches. As has been the case for many years, there remains a handful of large ranches near Livingston that are rarely offered for sale.

At one time Livingston was nothing more than a small trading post on the Yellowstone River known as Benson’s Landing. Since its founding in 1882, Livingston has transitioned from a rough-and-tumble cowboy and railroad town to a modern mountain community that proudly preserves its historical integrity and western authenticity.
Livingston has been a recreational hub for nearly a century thanks to its status as an entrance to Yellowstone Park, and to characters like the late Dan Bailey who was one of the early fly fishermen to settle in the town and open a fishing shop which survives to this day. As a result of the unparalleled fishing resources the town has collected a hard core base of “trout bums,” more gently referred to as “full-time anglers,” that share residence with the wide assortment of writers, actors, musicians and artists that now give Livingston its own unique character as a town.

Livingston is a “dress down” very unpretentious community, where even the most notable characters now include many prominent members of the financial community, who prefer to just “blend in.” There are an assortment of fine restaurants that offer exceptional food and spirits in an elegant yet casual setting. The historic downtown is well preserved and plays host to a wide variety of boutiques, galleries, restaurants and bars. The Yellowstone River flows right through town with a large park, fairground and golf course located along its banks. During the summer months Livingston offers gallery walks, concerts and blues shows at the historic Livingston Depot. Perhaps highlighting the season is the Livingston Round Up, which is a professional multi-day rodeo event held over the 4th of July, inviting some of the nation’s top ranked cowboys and livestock, followed by an impressive fireworks display.


Just south of Livingston in the Paradise Valley is Chico Hot Springs. Chico was developed a century ago over a natural hot springs and was used by local miners and travelers into the park. It began as a bath house and bar, eventually becoming a brothel, and ultimately a full-blown resort. The saloon stands virtually unchanged and its seasoned wooden floors and small stage have showcased many decades of local talent. The old hotel has been carefully maintained, providing visitors with the ambiance of days past. However, modern rooms and a conference room have been tastefully added without compromising Chico’s historical integrity. It’s highly regarded gourmet restaurant – arguably Montana’s first such establishment – draws diners from a 100-mile radius.
Just a half hour “over the hill” from the ranch is Bozeman. Bozeman is a remarkable community of nearly 38,000 residents plus a student population at Montana State University. It serves as a hub for Yellowstone Park as well as the Big Sky Resort area. It has a well preserved historic district, a dynamic downtown and a wide variety of fine restaurants, boutique shops, and outdoor stores. On the north end of town, there are a series of large, national-chain box stores for everyday necessities. Bozeman is a lovable town with a perpetual flow of events, activities and a flavorful atmosphere.

The proximity of the Livingston/Bozeman communities adds a dimension to the Willow Creek Ranch that sets it apart from most mountain ranches throughout the region. Such urban access is often difficult to come by when associated with such a large ranch.

General Description: 

The immediate proximity of Livingston is completely forgotten once one enters the ranch. The undulating topography gives the Willow Creek Ranch its expansive character and combines absolute seclusion with tremendous views of the Yellowstone River valley, jagged peaks of the Absaroka Range and the Crazy Mountains to the north. Indeed, the long ridges of Ferry Creek Canyon run the width of the ranch from east to west, serving as a natural buffer allowing one to see out but not in.
Beginning at the southeastern entrance of the ranch, elevation starts at 4,500 feet and rises gradually to the west, topping out at nearly 6,900 feet along the timbered slopes of Bangtail Ridge. The expansive vistas from the high ridges and slopes of Bangtail Range are what make the ranch so unique. Here one can sit amongst wildflowers and look down into the Yellowstone River Valley and across to the steep, snow-covered peaks of the Absaroka Range to the south. Turning to the east one can survey the ranch and appreciate its sprawling and varied terrain. Beyond the northern reaches of the ranch views extend over 20 miles to the dark slopes and alpine peaks of the Crazy Mountains.
The working ranch headquarters, including the manager and staff residences, and agricultural infrastructure are sited in the southeast corner of the property along the county road and at the bottom of Ferry Creek Canyon. Ferry Creek Canyon contains several hay fields, is filled with cottonwoods and lined by brush-covered slopes. Ferry Creek serves as a natural corridor that is home to abundant wildlife. The ranch leases a section of state land immediately to the west of the headquarters and to the south of Ferry Creek Canyon that serves as an additional buffer between the ranch and the local community. Access is through locked gates along the eastern boundary. Behind the gates are miles of well-maintained internal roads that provide access throughout the ranch.
Along its western boundary the ranch adjoins the Gallatin National Forest. Here, the east-facing slopes of Bangtail Ridge are timbered with grassy parks and scattered aspen groves. Wildlife is always present and the large elk herds inhabiting the ranch utilize these higher elevations as their midday bedding grounds. Naturally occurring springs seep from these slopes forming the headwaters of Ferry Creek and the South Fork of Willow Creek. Ferry Creek drops into the canyon running east along the south end of the property, while the South Fork of Willow Creek runs through a large valley to the northeast. The Middle Fork of Willow Creek enters the property from the northwestern boundary and flows eastward towards its confluence with the South Fork.
Heading north from Ferry Creek to the center of the ranch, elevation rises into rolling native grasslands interspersed with bowls, bluffs and draws ranging from 5,400 to 5,900 feet. A landlocked section of state land is located near the center of the ranch and several dryland hayfields sit along its eastern boundary. Crazy Head Creek and several unnamed perennial streams originate here and the high protein native grasses and sage are favored by the ranch’s mule deer and pronghorn. The riparian zones remain intact with good brush and tree cover.
The main residence is located in the northern portion of the ranch, off the Willow Creek Road. Sited in a secluded valley with northern and eastern exposure, the home overlooks a stocked pond and enjoys panoramic views of Bangtail Ridge and the Crazy Mountain Range. The rolling sage and grass hills lose elevation here and give way to the Willow Creek drainage. This country is lush and bisected by the South, Middle and North Forks of Willow Creek – the confluences of which are located north of the main residence. A 12-acre reservoir to the northwest of the main residence holds a healthy population of native Yellowstone cutthroat trout. The easy terrain, tall grasses and willow-lined creeks harbor an abundance of upland birds and serve as the favored grazing grounds of the ranch’s large elk herds. The majority of irrigated lands are located in and around the Willow Creek drainage which flows east to the Shields River.

Acreage: 

18,139± deeded acres
1,280± acres state lease
19,419± total acres

Acreage Breakdown: 

Irrigated meadow: 267 ± acres
Rangeland and scattered timber: 16,767± acres
Dryland wheat: 900± acres and 180± acres that were historically irrigated
Building and lots: 25± acres

Improvements: 

MAIN RESIDENCE
The main home is an historic, fully remodeled farmhouse. Originally constructed in 1905, the home was fully restored and remodeled by popular local architect Candice Miller in 2008. It overlooks Bear Pond with views of the Crazy Mountains to the north and Bangtail Ridge to the west.
The 4,165± sq. ft. home has hardwood floors, a hand-built stone fireplace, wood-sided exterior, wrap-around porches on the northern, eastern and southern sides, and an open flagstone veranda with a fireplace overlooking creek bottom views of Bangtail Ridge on the northwest corner. This three-level house is described as follows:
Lower Level/Basement: Wine room, billiards room, mechanical room, bathroom, large storage room, and bedroom
Main floor: Kitchen, breakfast nook, dining room, living room, master bedroom with master bath and walk-in closet, mud room, powder room, laundry room
Second floor: Two large guest rooms, two smaller guest rooms and one bathroom
HORSE BARN/DOG KENNEL
2,760± sq. ft. horse barn lies to the east of the main residence. It includes a state-of-the-art dog kennel complete with plumbing and septic system for daily kennel maintenance.

SHOP
2,760 sq. ft. shop with garages, used to house ATVs and tools
OLD SCHOOL HOUSE
1,060 sq. ft. historic school house is sited on a ridge to the west of the main residence
HEADQUARTERS
The headquarters is located at the southeastern corner of the ranch along Willow Creek Road. Improvements include a grain plant, feed lot and corrals, ranch manager’s residence, a mobile home, garage, steel grain bins, open cattle shed, barn, cattle shed, utility shed, pole barn, Quonset building, pole shed, hay shed, open-front shed, scales and scale house, and a feed lot used to background calves. These improvements are generally in good condition and are more than adequate to accommodate a working cattle and farming operation.

 

Climate: 

Weather patterns in the Rocky Mountain region are unpredictable. Temperatures can sink to below zero in the winter or climb into the high 90s during the summer months. Overall, most people find that the low relative humidity maintains a comfortable environment as average temperatures typically remain at pleasant levels throughout the year. Winter temperatures average in the teens for low temperatures but extend into the mid-30s for highs. Average daytime temperatures range from 70 to 80 degrees and average highs in September range from 55 to 65 degrees. Arguably, there are not too many places nicer in the summer and fall than Montana.
Average precipitation is estimated to be 15 to 19 inches, and snowfall in the lower to mid sections of the ranch is light throughout the year with greater accumulations occurring along the slopes of Bangtail Ridge. Much of the snow in the lower reaches will evaporate throughout the winter months with the occasional warm Chinook winds causing large temperature swings and melting the remaining snowfall. The deeper snows on Bangtail Ridge will linger throughout the winter months, ultimately melting during spring “runoff” season. Most of the rainfall occurs during the growing season months of May and June, tapering off during the months of July and August, which are the driest and hottest months of the year.
Although high winds play a role in the region, especially as the seasons change, the ranch has the benefit of Bangtail Ridge sheltering the ranch from prevailing west winds.

General Operations: 

The history of Willow Creek Ranch dates back to the early 1900s. The same family owned and operated the ranch until 2007 before passing its legacy on to the current owner, who is an ardent big game and upland bird hunter. During his tenure the ranch has been managed more as a park than an operating ranch with the sizeable deer, elk and pronghorn herds managing the grasses. The rangeland and grasses have benefitted from careful range revitalization practices including weed management for localized noxious weeds.
Despite the lack of use by livestock, the ranch has found a natural balance. With over 17,000 acres of pasture, a wide variety of grasses and good water resources, the ranch is well suited for a sizable year-round cow/calf operation. Willow Creek Ranch has historically operated a 600 animal unit livestock operation and is fenced and cross fenced with 85 miles of fence.
The ranch encompasses over 1,550 acres of farmlands, with 267 acres historically devoted to irrigated hay production, of which 45 acres are irrigated by a five-tower pivot sprinkler with an additional 25 acres under wheel-line irrigation. A combined 900± acres are utilized for dryland wheat fields, half of which are planted each year. Additionally, there are approximately 180 acres which historically were irrigated out of the 12-acre reservoir, but are now dryland wheat as the water is being used for recreational purposes.
Willow Creek Ranch historically had a grazing permit on adjacent forest service lands. This Gallatin National Forest grazing allotment is capable of supporting 140 pairs through the grazing season. Willow Creek Ranch does not currently utilize the grazing allotment, however it has protected its interest in the allotment through a temporary relinquishment to the current permittee. The temporary relinquishment terminates at the end of the grazing season in 2018. At that point in time the current permittee is required to relinquish the grazing permit in favor of the owner of Willow Creek Ranch who will enjoy preferred applicant status. Contact the listing Hall and Hall broker for additional information.

Water Resources: 

Water resources are abundant with miles of creeks, ponds, springs, a reservoir and a volume of subsurface water. The ranch enjoys adequate irrigation rights to service the irrigated bottomlands as well as numerous filed stock water rights on the developed springs and creeks. Irrigated lands are fed by over 10 miles of above- and below-ground irrigation ditches. Ownership has recently installed an additional 12,000 feet of gated piping and will install an additional 10,000 feet during the summer of 2014.
The origins of the South, Middle and North Forks of Willow Creek are derived from springs and seasonal runoff from Bangtail Ridge, and these three merge to form Willow Creek, which runs through the ranch. Including its forks, Willow Creek flows through the property for a combined 14.7± miles before continuing east to the Shields River. The majority of these waters are fishable and hold a sustainable population of Yellowstone cutthroat and brown trout.
Ferry Creek originates on the ranch, also deriving its flows from springs located on Bangtail Ridge. Running through the ranch for 9.3± miles, Ferry Creek empties into the Yellowstone River just 1.5 miles from the ranch. Though it holds a population of native Yellowstone cutthroat trout, Ferry Creek is dependent upon seasonal runoff and its flows vary by season.  

Several smaller perennial creeks are also found on the ranch. Crazy Head Creek runs west to east through the property for 1.3± miles. Dry Creek flows through the ranch for just under one mile, and there are an additional 3.1± miles of unnamed perennial and seasonal creeks and streams.

Riparian corridors and wetlands have been carefully maintained and the current owner has developed 40 springs throughout the property. Three ponds provide additional water for wildlife and the 12-acre reservoir serves as a recreational feature. An engineering firm deepened the reservoir, building islands and peninsulas for the dual purposes of angling and bird dog training. The reservoir holds a good population of Yellowstone cutthroat trout and has not been utilized for irrigation for several years.

Wildlife Resources: 

FLY FISHING
Willow Creek and its three tributaries provide excellent small stream fishing for native cutthroat and brown trout. The native cutthroat and wild browns are naturally reproducing and the cut banks, deep holes and overhanging willows harbor high numbers of fish in the 12- to 14-inch range. These trout are unpressured and one can spend many hours watching them take fly after fly.
The reservoir and pond below the main residence were stocked with Yellowstone cutthroats in 2009. These fish are now mature and have successfully spawned in their respective tributary creeks. Smaller fish resulting from natural reproduction are now being caught, but the originally stocked fish average a hefty 18 to 20 inches in length.
Ferry Creek also holds cutthroats, however they are less prevalent and typically found in the deeper pools and the pond located towards the middle of the canyon. Though these fish are naturally occurring and typically small, some surprisingly large fish have been landed in the pond.
Some of the best trout fishing in the world lies within minutes of the ranch. The Yellowstone River is located within one-and-one-half miles of the ranch boundary. The Yellowstone is the longest free-flowing river in the lower 48 states, flowing some 554± miles from its source in Yellowstone National Park to its confluence with the Missouri River. There are more than 100 miles of Blue Ribbon trout water downstream from the Yellowstone Park border with excellent populations of brown, rainbow and cutthroat trout. The Yellowstone is considered large by trout river standards and is a great river to float as well as wade fish. The river is most noted for the “Mother’s Day” caddis hatch and when river conditions are right, it is a fisherman’s Valhalla. The river fishes well with outstanding dry fly fishing occurring throughout the summer.
There are three world famous spring creek fisheries located in very close proximity to the ranch. Depuy’s and O’Hair’s (Armstrong’s) are within minutes from the ranch and offer fee fishing on over four miles of an incredible creek that spans both of their ranches before joining the Yellowstone. Fishing conditions on the creek are consistent and the fishing is superb year around. Nelson’s Spring Creek is also a fee fishery and is located just north of the aforementioned spring creeks on the east side of the Yellowstone River. These spring creeks are natural wonders emerging from the ground with a large volume of nutrient rich water providing for an enormous amount of aquatic life, which produces an abundance of wild trout.
Yellowstone National Park is the birthplace of many of the finest trout rivers in the west. Headwater streams such as the Gibbon, Firehole and Lamar create rivers such as the Madison and Gallatin within its boundaries. The park hosts a lifetime of fishing opportunities with over a hundred lakes and a thousand miles of streams. Within an hour’s drive from the ranch an angler can fish other notable Blue Ribbon fisheries such as the Boulder, the Shields, the Stillwater, and all of their productive tributaries and unsung fisheries. Nowhere in the world are so many public rivers and streams found within such a small area.

Across the Yellowstone Valley and in the Absaroka/Beartooth Wilderness, dozens of alpine lakes dot the rugged landscape. These and others on the west side of the Paradise Valley in the Gallatin Range can be accessed from multiple trailheads by horse or foot. Cutthroat, rainbow, brook trout and even the rare golden trout can be found in some of these high elevation pristine lakes.

 

Taxes: 

The estimated annual property taxes are $22,125

Mineral Rights: 

One half of the minerals appurtenant to the ranch and owned by sellers will be transferred to the buyer at closing.
A mineral report was done by the current owner when the ranch was purchased and is available for review from the offices of Hall and Hall upon request.

Additional Information: 

Hunting

From an ecological standpoint, this is a portion of the Greater Yellowstone Ecosystem which is the southern reach of the Yellowstone-to-Yukon migration corridor, one of the largest and most complete in the world. Deer, pronghorn, bears, lions and raptors pass through the ranch as part of their annual migratory patterns, and many remain on the ranch for months at a time. However, the migratory patterns of the elk are most apparent as hundreds pour into the ranch during the fall to spend their winters. Resident herds of deer, elk and pronghorn reside on the ranch throughout the year utilizing the meadows as calving grounds.

Tremendous hunting opportunities exist on Willow Creek Ranch as a result of ownership’s dedication to careful range management, habitat augmentation and strict game management practices. Indeed, great care has been taken to insure that the ranch will be a great producer of wildlife. Game animals including elk, mule deer, whitetail deer, pronghorn antelope, black bear, mountain lion, Hungarian partridge, blue grouse, sage grouse, sharptail grouse, ducks and geese are found throughout the ranch’s diverse terrain.
Willow Creek ranch is highly regarded for its large population of elk and numerous mature bulls. Though a resident elk herd lives on the ranch throughout the year, hundreds more join them throughout the fall and winter. The larger herds begin to congregate on the ranch in September, which is the month of the rut or mating season. The population continues to grow throughout the fall as snows in the high country deepen. Several hundred elk will ultimately winter on the ranch before heading back to the high country in the early spring. The herds will typically feed in the valleys, creek bottoms and sage flats at night before heading to their bedding areas each morning. During the fall months one can see large herds of elk throughout the ranch, bedded among the open ridges and timbered slopes at the base of Bangtail Ridge. Numerous hunting blinds have been strategically placed throughout the ranch allowing elk to be hunted without pressuring them to neighboring lands. The open meadows, creek bottoms, sage flats, bluffs and rolling pasturelands also harbor a healthy population of deer and pronghorn.

A limited number of elk, deer and pronghorn hunts are conducted on the ranch each year, ensuring that only mature or genetically inferior animals are harvested. A number of cow elk are also harvested each year in order to manage herd numbers.
Along with the abundant big game animals exists a thriving population of upland birds. Blue grouse inhabit the timbered ridges along the western end of the ranch, with sage grouse found throughout the more open lower elevations. Sharptail grouse thrive along the creek bottoms and aspen groves. Large coveys of Hungarian partridge are scattered throughout the open range and can be found all the way down into the irrigated bottomland.
The ranch hosts a wealth of non-game species both year round and seasonally.

Broker Comments: 

Willow Creek Ranch is distinguished by its size and proximity to one of Montana’s well regarded recreational communities. This well improved ranch enjoys the rare combination of accessibility and privacy. It is blessed with extensive recreational resources, amazing views and a solid operating component.

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 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.