Strand Ranch Offering Brochure

STRAND RANCH
Geyser, Montana | Judith Basin & Chouteau Counties
Genuine. Devoted. Proven.
LISTED EXCLUSIVELY BY
866.999.7342 | WWW.SWANLANDCO.COM | INFO@SWANLANDCO.COM

TABLE OF CONTENTS
INTRODUCTION1
LOCATION & ACCESS2-3
PHYSICAL & OPERATIONAL DESCRIPTION4-5
AREA RECREATION 6
IMPROVEMENTS7-9
WATER RIGHTS 12
CONSERVATION EASEMENT13
AREA HISTORY15
ELEVATION & CLIMATE17
REAL ESTATE TAXES 19
FENCES & BOUNDARY LINES 19
UTILITIES & SERVICES 19
MINERAL RIGHTS 19
SUMMARY STATEMENT20
OFFERING PRICE & CONDITIONS OF SALE 21
CONTACT INFORMATION22
STATE & RANCH MAPS23-25

INTRODUCTION
Nestled at the base of the Highwood Mountains of north central Montana, the Historic Strand Ranch is comprised of 30,974± total acres of which
28,894± are deeded, 1,760± acres are State of Montana lease and 320± acres are BLM lease. Situated between the small towns of Geraldine and
Geyser, the Ranch has good access to Geyser via Geyser Road on a
year-round basis.
Solid senior water rights totaling about 33.24 cubic feet per second
(CFS) provide water flow to the approximately 1,050 acres of irrigated
meadows and sub-irrigated bottom land. Historically, the Ranch has
irrigated about 600 acres of meadows along Cottonwood Creek for
native grass-hay production yielding between 1.75 to 2.0 tons of grass
hay per acre on one cutting. With the efficient utilization of the grass
resource and the abundant water sources, the Ranch comfortably
carries 1,100 head of mother cows.
Round Butte, a notable landmark in the region, is completely within
the confines of the deeded acreage and provides an idyllic ecosystem
for about 30 head of native mountain goats. The iconic Square Butte
adjoins the Ranch on the northeast border. The timbered foothills
of the Highwood Mountains harbor good populations of elk, deer
and upland game birds including sharp-tailed grouse and Hungarian
partridge. Cottonwood Creek runs through the length of the Ranch
providing a cottonwood-lined riparian corridor creating additional
habitat for wildlife and upland birds. Six creeks, dozens of springs,
ponds and developed water provide an abundant water resource for
livestock and wildlife. Water developments have been strategically
located throughout the Ranch providing numerous fresh water sources
in each pasture.
The improvements consist of several sets of functional working corrals,
calving barns, a horse barn, several equipment storage sheds, a good working shop and four modest but well-maintained homes. The absence of poorlydesigned,
outlandish residential structures provides an equally rare opportunity to execute exactly what feels best to the next owner.
A portion of the Ranch is under a conservation easement with the Montana Land Reliance, and is described in greater detail later in this prospectus.
Offered for sale for the first time since 1944, the Historic Strand Ranch is a step back in time and provides privacy and solace in one of the best ranching
and recreational areas the West has to offer. The Ranch is being offered for sale to settle the estate of the late Leroy Strand. It is the desire of the
Trustees of the Estate to transition the Ranch to a buyer who will appreciate and enjoy the Ranch and the surrounding community as much as Mr. Strand
had for all his years of ownership.
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LOCATION & ACCESS
Lying along the eastern slope of the Highwood Mountains, Strand Ranch is located in central Montana approximately 16 miles south of the small
town of Geraldine and north east of the small community of Geyser. The Ranch is about 60 miles east of Great Falls and about 50 miles to the west of
Lewistown. The Ranch headquarters are accessible via Geyser-Geraldine Road, and Geyser Road, an all-weather gravel county road that is maintained
year round.
Both Geyser, with a population of around 87, and Geraldine, with a population of about 260, offer a couple of grocery stores and gas stations, a bar and
grill, as well as limited farm supplies and services.
FORT BENTON
Established in 1846 as an American Fur Company Trading Post, Fort Benton, steeped in history, is one of the oldest communities in the American West.
Situated on the west bank of the Missouri River with a population of just under 1,500, Fort Benton was named by Forbes as one of America’s Top 15
Prettiest Towns. Fort Benton offers all of the necessary amenities of a small town – agricultural supplies, hardware, restaurants and healthcare facilities,
to name a few. In addition, Fort Benton has a multitude of recreational amenities.
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LOCATION & ACCESS
LEWISTOWN
Lewistown, the county seat of Fergus County with a population of approximately 5,900, offers all the necessary amenities and then some. The town
provides two machinery dealerships, grocery stores, sporting-goods stores, clothing and specialty shops, coffee bars, fine dining, arts and crafts, and
appliance and furniture stores through the tree-lined streets of the revitalized historic downtown. In close proximity to downtown just off of Main
Street, the Calvert Hotel, built in 1872, provides fine lodging with a historic and elegant ambiance.
Exceptional medical care is available at Central Montana Medical Center (CMMC) in Lewistown, which offers a full-expertise range of physicians and
consulting-specialty doctors in partnership with the Billings Clinic.
GREAT FALLS
The Ranch is about 62 miles from Great Falls, the third largest city in Montana. Known as the “Electric City” for its hydroelectric dams, Great Falls
is the commercial and banking hub of north central Montana. With a population of approximately 60,000, Great Falls offers a complete and diverse
array of retail, dining, and supply and equipment services. Great Falls Clinic Medical Center and Benefits Health System both provide quality health
care and surgical services. It is also home of the University of Providence, formerly University of Great Falls, a private, Roman Catholic liberal-arts
university.
AIRPORTS
The Lewistown Municipal Airport (LWT) is located two miles southwest of Lewistown and is served by Newton Aviation, Central Air Service and Gulf
Stream International Airline. Built by the U.S. Army Corps of Engineers during WWII, the airfield was utilized to train U.S. Army Air Force airmen in
the Boeing B-17 “Flying Fortress” before being assigned to air combat missions in Europe and North Africa. The main 6,100’ x 100’ asphalt runway,
which is lighted, is in good condition. There are two additional asphalt runways, one of 5,600’ x 100’ which is in poor condition, and one 4,102’ x 60’
which is in good condition. The airport sits at an elevation of 4,170’ above sea level and can be contacted on CTAF frequency 123.0 and WX ASOS
118.375 or by telephone at (406) 538-2653.
Stanford also has a very nice smaller paved strip available to the public. The main 4,200’ x 75’ asphalt runway, which is lighted, is in good condition.
The airport sits at an elevation of 4,327’ above sea level and can be contacted on CTAF frequency 122.8, the FAA identifier is S64. For additional
information contact Biggerstaff Field by telephone at (808) 754-1639.
The Great Falls International Airport serves Alaska, Allegiant Air, Delta and United Airlines. Currently, direct flights are available to Denver, Las
Vegas, Minneapolis, Phoenix, Salt Lake City and Seattle. For up-to-date flight schedules and airport information, please refer to the airport website:
www.gtfairport.com.
Approximate distances to other Montana cities and points of interest from the Strand Ranch Headquarters:
Geraldine, MT
16 miles
Geyser
16 miles
Stanford
32 miles
Fort Benton
44 miles
Lewistown
50 miles
Great Falls
60 miles
— 3 —

Strand Ranch encompasses approximately 30,974 total acres, including:
PHYSICAL & OPERATIONAL DESCRIPTION
• 28,894± Deeded Acres
• 1,760± State of Montana Leased Acres (599 AUMs)
• 320± Bureau of Land Management (BLM) Acres (36 AUMs)
Solid senior water rights totaling about 33.24 CFS provide good flows to irrigate the approximately 1,050 acres of irrigated meadows and sub-irrigated bottom land.
Historically, the Ranch has irrigated about 600 acres of meadows along Cottonwood Creek for hay production yielding between 1.75 to 2.0 tons of grass hay per
acre on one cutting of hay. Typically, cattle will consume between 1.25 to 1.5 tons of hay per head during a typical winter.
Cattle are summered in the foothills of the Highwoods and about 134 pairs are moved onto the USFS Highwood Common 415 Permit in the adjoining Lewis and
Clark National Forest. The permit allows for 134 pairs to graze from July 1st to October 1st each year and is referred to as a common use permit. The Ranch cattle
run with several other permitees; however, bulls are not allowed to run on the permit. The permitees employ a rider to move and manage cattle during the summer
grazing season, which costs each permitee about $14.00 per head. The base cost for the permit is approximately $1.69 per head per month. The USFS cattle are
trailed up the Merrill Creek Basin and turned out to the National Forest directly from the Ranch in early July.
The summer pastures on the Ranch are extensively
watered with natural springs, stock tanks, springfed
ponds and creeks. In most pastures, consistent
clean-water sources are located within a half mile
of each other. Historically, the cattle have been
moved from pasture to pasture by utilizing the
water sources. Once pastures have been grazed,
pasture gates are opened and stock water turned
on in the adjoining pastures, the cattle then drift
to fresh grass. The rolling terrain and abundant
water sources allow for efficient utilization of the
grass resource. It is evident that the resource has
been well managed with a significant amount of
grass remaining for the following grazing season.
The Ranch also utilizes a small 320-acre Bureau
of Land Management Allotment which can be
used for about 36 Animal Unit Months and can be
grazed from June 1st to October 31st annually.
The cattle are brought out of the USFS in early
October and to the upper mountain pastures
— 4 —

PHYSICAL & OPERATIONAL DESCRIPTION
on the deeded ground. On a typical year the Ranch holds the heifer calves until February and steer calves ship in late August. The cattle are
wintered in the coulees and draws, which comprises the eastern third of the Ranch just to the east of Round Butte in the Ole Coulee drainage. The
native grasses are high protein and abundant, maintaining good condition on the cows through the winter months and calving season. Water tanks
are strategically located throughout the winter grazing range as well. With consistent water flows, these tanks stay open even during the January
and February cold snaps.
— 5 —

AREA RECREATION
The recreational attributes both on the Ranch and in the surrounding vicinity are remarkable. The hunting on the Ranch is abundant for big game, as
well as upland game birds. In addition to deer and elk, Round Butte, a unique feature on the Ranch, is home to mountain goats. Although Montana
requires special licensing to hunt goats, it does provide the opportunity to hunt them privately and exclusively if a permit is drawn. There is an old barn
on the northern portion of the Ranch that has been restored and is used as a hunting cabin.
Due to the fact that the Ranch borders Lewis and Clark National Forest, numerous recreational opportunities are
available directly from the property. Situated at the northern end of the Lewis and Clark National Forest, the
Highwood Mountains, an island sub-range of the Rockies entirely surrounded by prairie that covers approximately
1,799 square miles, offers fishing, hunting, backpacking as well as cross country skiing in the winter months.
According to Cory Loecker at Montana Fish, Wildlife and Parks in Great Falls, the draw for elk in this district is
typically as follows:
For the rifle hunter, this is a draw district for bull elk. FWP issues about 100 permits either sex with
landowner preference receiving 15 of those tags annually. If drawn, these landowner tags must be
used by the landowner in this hunting district. Historically, about 30 names are submitted for the 15
available tags.
Archery tags are handled differently – for archery hunters, 3,700 permits are available statewide for 23 districts outside the Missouri Breaks. Selecting
district 447 first choice draw is virtually guaranteed, for second choice it’s about a 50% draw. Non-residents get up to 10% of the rifle tags, in 2018
only two were actually drawn. In the archery bundle, 15% of the tags go to landowner preference, only 20 landowners put in for first choice and all 20
were drawn. For the non-resident landowners, up to 10% can be drawn. In 2018, 16 non-resident landowners put in and all 16 were drawn.
Elk hunting in this area is outstanding! The Ranch harbors healthy populations of elk as they move from the dark timber cover of the Highwoods to
the lush riparian bottoms and hay ground of the Ranch. Good numbers of six-point bull elk are prevalent, including Boone and Crockett rated 350 to
360 class bulls.
Situated in the Montana Fish Wildlife & Parks Hunting District 447, the Ranch has been outfitted for about the past 22 years by the current Ranch
Manager. The Ranch Manager’s agricultural and hunting lease expired on December 31, 2018. This is a draw district with 100 permits available for
bull elk. For further information contact Cory Leocker with Montana Fish, Wildlife and Parks - Region 4 at 406‐454-5840. Additional information is
also available online at https://myfwp.mt.gov/fwpPub/planahunt.
The diverse ecosystem supplies prime habitat for a variety of bird species. Plentiful numbers of sharptailed grouse and Hungarian partridge make
their home in the brush lined coulees and grassy savannas of the Ranch. Good numbers of pheasant populate the Cottonwood Creek bottoms as well.
A notable Helena based outfitter contracted with the Ranch for many years bringing high-end clients to Strand Ranch to experience it’s beauty and
abundant bird populations.
Venturing off the Ranch, one need not go far to experience the blue-ribbon waters of the stunning Big Spring Creek which flows through Lewistown and
sustains a strong population of rainbow and brown trout. Big Spring Creek is one of the largest fresh water springs in the United States. It originates
southeast of Lewistown and provides devoted anglers with 26 miles of pristine water to enjoy.
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AREA RECREATION
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— 8 —

The majority of the improvements are situated in a central location
near the center of the Ranch just off of the Geraldine-Geyser Road.
Water is supplied to the ranch homes on a gravity-flow system from
a buried cistern supplied by several springs originating in the Libby
Hills. Each of the homes have individual septic systems.
Owner’s Home
The one-story owner’s home, which was built in 1979 of frame
construction, is approximately 2,068 square-feet with an attached 576
square-foot garage. The home, with wood-siding and a metal roof,
has four bedrooms and two bathrooms. The living room has a woodburning
fireplace and large windows to provide plenty of natural
light. The Owner’s Home is situated away from the Headquarters
about a quarter of a mile and just off Cottonwood Creek.
HEADQUARTERS
The Headquarters, which is conveniently located just off of the
Geyser-Geraldine Road, offers a manager’s house plus two additional
houses for hired help. In addition, there is a main shop, several
sheds and storage facilities. The Headquarters has electrical power,
phone and fiber optic services. The houses and shop are heated with
propane as well as electric heat, depending on the structure.
Manager’s House
The 2,240 square-foot manager’s home is a one-and-a-half story
frame house. The 1950s four-bedroom, one-bathroom house, with
wood siding and a tin roof, is surrounded by mature trees and a wellmaintained
lawn.
Fleetwood Double-Wide
The 26’ x 50’ manufactured single-story home has three bedrooms
and two full bathrooms. The home is heated with propane. Additional
storage space is in the crawl space. Located near the home is a single
bay garage with a concrete floor and a tin roof. The 20’ x 40’ garage,
which does have power, is used for storage.
IMPROVEMENTS
— 9 —

Hired Man’s House
The 1980s one-story frame home with approximately 1,276 square feet
has three bedrooms and one bathroom with an attached garage.
Garage for Hired Man’s House
The 30’ x 55’ three-bay garage has a steel roof and concrete floor. The
garage has power, and one of the bays has an electric heater. The upstairs
of the building is utilized for storage. This building appears to be in fair
condition.
Steel Equipment Storage
The 5,000± square-foot Behlen building is primarily used for equipment
storage. Made of steel-girder construction with a metal roof, the 50' x100'
structure, built in 1971, has two 24' x 14' sliding doors. The building has
a dirt floor and is not insulated.
Main Shop
The 1,500± square-foot Behlen shop of steel-girder construction with a
metal roof was built in 1972. The 30' x50' insulated building with 220
power is heated with gas-forced air and has two overhead Reznor heaters
and a wash sink. The shop is easily accessible with a 16' x 12' and 12' x
12' roll-up doors.
— 10 —

Quonset
The 1986 Behlen Quonset is approximately 2,800 square feet. The 40’ x
70’ steel structure has concrete floor and two 16’ x 12’ roll-up doors. The
Quonset, which does have electricity, appears to be in very good condition.
Historic Horse Barn
The 30' x 100' historic horse barn, with a corrugated tin roof, has six stalls,
an alley with a dirt floor and a tack room with a wood floor. The historic
barn was constructed in the early 1900s and appears to be in fair condition.
Working Corrals
The working corrals are situated along the Cottonwood Creek drainage
about a half mile south of the owner’s home. The corrals allow for efficient
management during calving season and shipping. The corrals are made of
post-and-rail construction and appear to be well-maintained.
Two wood-framed calving sheds, adjoining the working corrals have
electricity and are utilized on an as needed basis during calving season. In
addition, there is a 20,000-pound Fairbanks Morse scale certified in 2018,
a Silencer chute, and a circular tub-and-alley system.
— 11 —

WATER RIGHTS
IRRIGATION RIGHTS
Water Right Number Priority Date Flow (cfs) Acres Source
41R 118661 00 February 25, 1898 1.86 49 WILLOW CREEK
41R 129667 00 September 10, 1903 5 2317 COTTONWOOD CREEK
41R 129668 00 August 25, 1900 3 2317 COTTONWOOD CREEK
41R 129669 00 September 7, 1899 6 2317 COTTONWOOD CREEK
41R 129670 00 April 30, 1897 0.38 2317 COTTONWOOD CREEK
41R 129671 00 June 8, 1896 4 2317 COTTONWOOD CREEK
41R 129672 00 July 1, 1883 6.07 2317 COTTONWOOD CREEK
41R 129673 00 June 3, 1896 2.93 2317 COTTONWOOD CREEK
41R 129674 00 May 20, 1911 2 53 WARREN CREEK
41R 129675 00 June 5, 1900 2 53 WARREN CREEK
STOCK RIGHTS
According to the Department of Natural Resources and Conservation (DNRC), the Ranch has filed on 129 stock water rights. These stock water rights
are sourced from developed springs, creeks reservoirs and stock ponds.
DOMESTIC WATER RIGHTS
Water Right Number Priority Date Flow (cfs) Acres Source
41R 118657 00 December 31, 1948 0.06 4 SPRING, UNNAMED TRIBUTARY OF COTTONWOOD CREEK
41R 118658 00 December 31, 1948 0.06 4 SPRING, UNNAMED TRIBUTARY OF COTTONWOOD CREEK
41R 118659 00 December 31, 1948 0.06 4 SPRING, UNNAMED TRIBUTARY OF COTTONWOOD CREEK
41R 118660 00 December 31, 1948 0.06 4 SPRING, UNNAMED TRIBUTARY OF COTTONWOOD CREEK
A complete water right report is available to qualified buyers by contacting our Bozeman office.
All water rights in Montana are subject to eventual re-adjudication by the Montana Water Court and, as a result of that process, may be changed as to
validity, amount, priority date, place of use and other such changes as the Court determines. The Sellers have made all of the filings currently required
and will transfer the water rights as they currently stand with no warranty of future viability.
— 14 —

CONSERVATION EASEMENT
In 2001, the Seller placed a conservation easement on approximately 13,380 acres of the Ranch with Montana Land Reliance. The easement
encompasses the current headquarters and allows for a total of five residences within the conserved area. It also allows for two rustic cabins or trailers
with limitations; no residential rights or cabin rights can be conveyed in the event of a transfer of the Ranch. Furthermore, it prohibits opening up
additional acres for farming but provides for farming in the historically farmed areas. To receive a complete copy of the conservation easement
document, please contact our Bozeman Office.
— 15 —

— 16 —

RANCH HISTORY
What is now known as Strand Ranch was originally established in the 1860s by Henry MacDonald, a sheep farmer, who at a young age followed
the mantra “Go west, young man, go west.” In 1887 MacDonald sold his holdings – squatters rights, improvements and his sheep, to L & M Ranch
Company. MacDonald’s range consisted of about 230,400 acres.
Ole Osnes, a sailor from Norway, made his way to Montana and in 1882 began working for Henry MacDonald. After five years of working for
MacDonald and learning the sheep business, he filed for a homestead between Square Butte and Round Butte. Within five years he was granted a patent
for the land and bought his own sheep. Over the next few years, he acquired many more acres including 1,463± acres from L & M Ranch Company,
the original MacDonald holdings on Cottonwood Creek. Ole was astute at acquiring land through Acts that were passed, such as the Stock Raising
Homestead Act of 1916 and the Taylor Grazing Act of 1934, as well as purchasing homesteads that were too small to ranch. By 1937, he had the deeds
to over 23,000 acres, and he never had a mortgage. That year
Ole, who was very well known throughout the state, was killed
in a car accident. In 1944, Osnes Cattle Company sold the ranch
to the Strand family.
The Strands had been in the cattle business since 1902, when
Oswald Strand, at the age of 16, bought his first two steers.
Although one of them died, he did not lose his dream of working
in the cattle business. By the time he was 20 years old, he and his
brother bought the family farm in Iowa. Oswald married Maude
Peshak in 1911 and the couple had six children. Oswald Strand &
Son was established in 1940 when his son Leroy joined him in the
livestock business. And in 1944, Oswald along with his wife and
two of their sons, Leroy and Dean, bought the 22,500-acre Osnes
Ranch in Montana. In 1954 they bought the adjoining 9,100-acre
Stillwell Ranch. Cattle from the Ranch were sold each year at the
Strand Cattle Sale in Iowa, which was one of the largest auction
sales of privately-owned feeder cattle in the country. In 1951,
over 4,000 cattle were sold for over $1,000,000.
In 1964 the Strand Ranch partnership dissolved, and Leroy
became the sole owner of Strand Ranch. Although Leroy spent much of his time in Iowa helping his father, in 1967 he bought a mobile home for the
Ranch in Montana, and by 1975, when he retired, he began spending the majority of his time on the Ranch. In 1981, Leroy married Claris Loberg,
who started working with the cattle on Strand Ranch in 1973. Claris’s son, Gary was hired in 1982 as a foreman and worked on the Ranch for several
years. Leroy operated and managed the Ranch until 1998, when he leased the Ranch and cattle to Tony and Tanara Martin. Leroy continued to live
on the Ranch and remained an active partner, friend and advisor to the Martins. In 2000, Leroy, an avid environmentally-focused advocate, received
the first runners-up award for environmental stewardship from the Montana Stockgrowers Association. In 2016 at the age of 97, Leroy Strand passed
away. His legacy lives on through his selfless philanthropic gestures to the local community.
— 17 —

— 18 —

ELEVATION & CLIMATE
The majority of the property is at an elevation of around 3,200 to 4,200 feet above sea level. The highest point on the Ranch is the peak of Round
Butte, located near the center of the Ranch, sitting at about 5,370 feet above sea level; the lowest portion sits around 3,240 feet in the southeast portion.
The average annual precipitation in Geyser is approximately 17 inches of rain and 118 inches of snow. Average maximum temperatures in June,
July and August range from 75° to 85° Fahrenheit. In December, January and February average maximum temperatures are between 35° and 40°
Fahrenheit. Summer nights average about 51° Fahrenheit. Winter average minimum is between 14° and 18° Fahrenheit. This is an area that receives
a good amount of sunshine throughout the year with an average of 186 sunny days.
— 19 —

— 20 —

The real estate taxes for 2018 were approximately $30,050.06.
REAL ESTATE TAXES
FENCES & BOUNDARY LINES
The Seller hereby makes known that there may be variations between the deeded property lines and the location of the existing fence boundary lines
on Strand Ranch. The Seller makes no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor does
the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.
The Seller is selling Strand Ranch in its “as is-where is” condition which includes the location of the fences as they now exist. Boundaries shown on
any accompanying maps are approximate. The maps are not to scale and are for visual aid only. The accuracy of the maps and information portrayed
thereon is not guaranteed nor warranted.
UTILITIES & SERVICES
Electricity is supplied through Fergus
Electric. Telephone and internet are
provided by Three Rivers. Propane service
is provided by Mountain View Co-Op or
Woodhall Distributing. There is limited
cell coverage available through Verizon on
certain locations of the Ranch. Bulk fuel
is provided by Joyce Fuel and Feeds.
MINERAL RIGHTS
The Seller will convey with the Ranch
100% of whatever mineral, oil, gas,
geo-thermal, hydro-carbon and gravel
rights which they actually own, subject
to reservations by previous owners. The
Seller makes no representation as to the
quantity or quality of any mineral or other
subsurface rights appurtenant to the Ranch.
— 21 —

SUMMARY STATEMENT
Strand Ranch represents a rare opportunity to acquire a genuine operating ranch with remarkable big-game hunting, and with enough size, scale and
carrying capacity to make some business sense even in today’s tumultuous economic climate. The Ranch is ideally located in one of Central Montana’s
most desirable and appealing areas. The Geyser-Geraldine area affords all of the resources for successful ranching and enjoyment of an unsullied
lifestyle and privacy away from metropolitan America.
The Ranch is in fine operating condition with good improvements but not overdone. The pastures are in superb condition. In managing the grass
resource, every effort has been made to carry over ample feed for the following grazing season – a testimony to the conservative grazing practices
implemented over the many years of ownership.
The success of many Central Montana ranches hinges on the quality and quantity of grass. One of the key components making this Ranch so attractive
to a rancher, is the combination of a good hay base, ample spring pasture and solid summer pasture to carry cattle through all seasons. The hard grass
country of Judith Basin and Chouteau Counties has traditionally generated solid weight gains at a low cost.
Prospective Buyers with an interest in portfolio diversification and a desire to own one of Montana’s true working outfits should seriously consider
Strand Ranch. It is rare to find a large contiguous land holding with such strong operating resources and sense of history.
— 22 —

OFFERING PRICE & CONDITIONS OF SALE
Strand Ranch, as Previously Described Herein, is Offered at $35,250,000 Cash. The Conditions of Sale as of November 2020 Are as Follows:
1. All offers to purchase must be in writing and accompanied by an earnest money deposit check in the amount of 3.00% of the
Purchaser’s offering price;
2. Each offer must also be accompanied with the name and telephone number of the Purchaser’s private banker to assist the Sellers and
their agents in ascertaining the Purchaser’s financial ability to consummate a purchase;
3. All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the Ranch prior to
scheduling an inspection;
4. Earnest money deposits will be placed in escrow with First American Title Company of Great Falls, Montana;
5. 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 via a deed;
6. All of the Ranch’s water rights will be transferred to the Purchaser and all of the mineral rights which the Sellers actually own will
be conveyed to the Purchaser at Closing.
7. Buyers’ Brokers are welcome and cordially invited to contact Listing Broker Mike Swan, for information regarding Cooperation
Policies and Commission Splits.
The equipment, machinery, livestock and miscellaneous shop tools and supplies would also be available for purchase via a separate Bill of Sale
and negotiated separately from the real estate transaction making this a turn-key operation for the next owner. Please contact our Bozeman
Office for a complete inventory and pricing.
This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller.
Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., is intended only as general
guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Swan
Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.
— 23 —

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Strand Ranch.
Since 2002, we have primarily focused on the brokerage of significant ranches, farms and recreational properties throughout the
Rocky Mountain West.
This Offering is based on information believed to be correct; however, it is subject to errors, omissions, prior sale and change or
withdrawal without notice. Information contained herein has been provided by the Seller or obtained from other sources deemed
reliable. The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent
investigation.
For more information or to make an appointment to inspect the Ranch, please call:
Michael S. Swan — Managing Broker/Owner
1185 North 14th Avenue – Suite One
Bozeman, Montana 59715
Office 406.522.7342
Toll Free 866.999.7342
Mobile 406.570.4897
Fax 406.522.0769
mike@swanlandco.com
www.swanlandco.com
A 48-hour notice is requested to make proper arrangements for an inspection of Strand Ranch.
— 24 —

STRAND RANCH

11 Miles to Geyser
2 Miles to Geraldine

Genuine. Devoted. Proven.
866.999.7342 | WWW.SWANLANDCO.COM | INFO@SWANLANDCO.COM