JY Bagby Ranch Offering Brochure

JY BAGBY RANCH
Jackson, Montana | Beaverhead County
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
GRAZING PERMIT 5
IMPROVEMENTS6-9
WATER RIGHTS 12
ARCTIC GRAYLING AGREEMENT13
AREA RECREATION 15
AREA HISTORY17
ELEVATION & CLIMATE 19
REAL ESTATE TAXES 21
FENCES & BOUNDARY LINES 21
UTILITIES & SERVICES 21
MINERAL RIGHTS 21
SUMMARY STATEMENT22
OFFERING PRICE & CONDITIONS OF SALE 23
CONTACT INFORMATION24
STATE & RANCH MAPS25-27

INTRODUCTION
Far from the displeasing crowds and noise, safely situated
at the base of southwest Montana’s majestic Beaverhead
Mountain Range and the famed Continental Divide, JY
Bagby Ranch encompasses 2,937± acres of deeded land
adjoining the Beaverhead National Forest in the historic
Big Hole Valley of Montana. Surrounded by dramatic
vistas of the Beaverhead, Pintlar and Pioneer Mountain
Ranges, the Ranch is located near the small ranching
town of Jackson and the historic ghost town of Bannock
– both notable sites in Montana’s early history.
The Ranch has been immaculately managed and
maintained with the majority of the interior and exterior
fencing reconstructed in the traditional Big Hole Valley
“worm” and jack-leg fencing styles. The 5,081± square
foot custom home with three bedrooms and three and a
half bathrooms boasts an open floor plan with high-end
finishes and dramatic views of the Beaverhead Mountains
and the Big Hole River Valley below. Three private adjoining bunkhouse guest suites connect to the main home with an open breezeway. Newly
constructed Ranch facilities are tastefully designed, functional and provide all of the modern necessities expected in today’s high-end ranch properties.
An approximate two-mile stretch of Englejard Creek provides excellent habitat for German brown trout and brook trout. Outstanding water rights
and several lush riparian corridors along Englejard Creek and several small spring-fed streams provide a superb opportunity for further stream and
pond enhancement. The western and southern portions of the Ranch border national forest land for almost six miles providing unlimited hunting and
recreational opportunities in the Beaverhead National Forest.
The diverse ecosystem of alpine mountains, valleys and grassy creek bottoms offer prime habitat for a variety of Rocky Mountain wildlife including an
abundance of elk, mule and whitetail deer, antelope, moose, bear, mountain lion and an occasional wolf moving through the area. A large percentage
of Montana’s moose population reside in the Big Hole Valley, and many call the Ranch home throughout the winter taking advantage of the abundant
water and willows.
The Ranch can also afford the next owner simplicity and enjoyment should they choose to lease it to a neighbor to graze its productive summer pastures.
Within a forty-five-minute drive of Dillon and about two hours and forty minutes from Bozeman, Helena and Missoula, the Ranch’s proximity to
commercial airports and interstate travel make it readily accessible year round, and afford additional ease of enjoyment.
The Ranch is located in one of southwestern Montana’s premier ranching, big-game hunting and fly-fishing areas. Combined with close proximity
to the famed Big Hole River – it may be one of the finest fishing and big-game hunting properties on the market today. The Ranch is a tremendous
candidate for a conservation-minded opportunistic buyer.
— 1 —

LOCATION & ACCESS
The headquarters of JY Bagby Ranch in Beaverhead County is located about 6.5 miles southwest of the town of Jackson, Montana off the Miner
Lake Road and about 53 miles west of Dillon. Where cattle far outnumber people, Beaverhead County is the largest physical county in Montana and
ranching remains its economic backbone. The Big Hole River drainage is comprised predominantly of large cattle ranches utilized for hay production
and livestock grazing. Dillon, the county seat of Beaverhead County, is a bustling community of about 4,260 people and home to the University of
Montana-Western. The college is a cornerstone in the area and provides both cultural and educational opportunities for the people of Southwestern
Montana. Dillon offers all the necessities for everyday purchases including multiple grocery stores, banking, movie theaters, agricultural supply stores,
car dealerships and general shopping. Barrett Memorial Hospital in Dillon is a top-notch medical care facility that provides a good array of specialists
and general practitioners.
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The Montana Handbook aptly describes this comfortable town:
LOCATION & ACCESS
“Dillon is an authentic old trade town that has managed to endure the recent economic malaise of the agricultural West without facing
extinction or resorting to survival as a self-parody for tourists. Filled with historic architecture but kept young by the presence of
students at Western Montana College, blessed with fine restaurants, and faithful to the old bars that – then as now – have consoled
cowboys, sheepherders, and miners, Dillon is one Montana’s most bewitching small cities.”
For big-city amenities such as Costco, a higher-quality hospital or trauma center, or greater shopping and entertainment venues, Missoula, Helena and
Bozeman are all within a three-hour drive.
Located five miles northeast of Dillon, the Dillon Airport (DLN), which covers 202 acres at an elevation of 5,241 feet, has two asphalt runways.
Runway 17/35 is 6,500 feet by 75 feet and runway 4/22 is 3,599 feet by 60 feet. The closest commercial airport, Bert Mooney Airport (BTM) located
just south of Butte, is about one hour and 45 minutes from the Ranch. Commercial carriers include Delta Connection operated by SkyWest Airlines.
This airport also provides a full-service FBO at Butte Aviation for private aircraft. Missoula International Airport (MSO) and Bozeman Yellowstone
International Airport (BZN) offer daily direct flights to multiple cities around the country via major airlines including Alaska, Allegiant, American
Airlines, Delta, Frontier and United.
Beaverhead County School District operates six rural
kindergarten-to-eighth grade schools, one of which is
located right in Jackson. This high-quality elementary
educational system continues at Beaverhead County
High School in Dillon – a Class “A” school with an
enrollment of just under 300 students, which offers a
wide variety of academic, athletic and extracurricular
activities.
Approximate distances to other area cities and towns
from the headquarters of JY Bagby Ranch are as follows:
Jackson
6.5 miles
Dillon
53 miles
Salmon, ID
96 miles
Butte
99 miles
Missoula
144 miles
Helena
152 miles
Bozeman
168 miles
Idaho Falls, ID
187 miles
Great Falls
242 miles
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PHYSICAL & OPERATIONAL DESCRIPTION
Situated on the southwest side of the Big Hole Valley, JY Bagby Ranch maintains commanding vistas over the entire Big Hole Valley. With the
Beaverhead National Forest bordering the Ranch to the west and south, the Ranch controls healthy stands of managed timber surrounding irrigated
meadows that transition to more open irrigated pastures with willow-lined streams. The elevation change on the Ranch is minimal, making virtually
the entire 2,937± acres accessible and usable.
The native meadows are heavily sodded with dense growths of mountain brome, Idaho fescue, rough fescue, wheat grass, Timothy and Garrison foxtail.
JY Bagby Ranch encompasses approximately 2,937± deeded acres, most of which is irrigated. The deeded land is generally classified as follows:
2,430± Acres of Native Pasture
312± Acres of Forest/Recreation
195± Acres of Irrigated/Sub Pasture
— 4 —
Early spring work includes budgeting, equipment maintenance, ditch
cleaning, gathering fencing materials and pre-planning for the summer
and arrival of the cattle once the snow clears from the winter months.
Currently, the Ranch winters approximately 500 head of mother cows
off the Ranch until around mid-May, when pairs arrive back at the
Ranch. In a typical year, the grass comes into the Big Hole Valley in
mid-June. Therefore, with the cattle arriving in mid-May, cattle are fed
hay until the range is ready and the grass is established. This practice
maintains healthy forage production and sustains the resource later into
the fall.
Historically, bulls have been put in with the cows June 1 st with the
target of a March 10 th calving date the following spring. The herd is
split into two groups that are rotated throughout the Ranch pastures.
Typically, cattle spend no more than 10 days in a pasture before they
are moved to fresh grass – again, with the goal of maintaining healthy
forage production throughout the growing season and “banking” grass
for the fall months.
The United States Forest Service Grazing Permit allows for 300 pairs
to graze from July 20 th to October 15 th . Currently, the Ranch brings the
cattle off the Permit October 1 st – in turn by doing this, the USFS has
allowed the Ranch to run an additional number of cattle on the Permit
due to it being utilized for a shorter grazing period.

PHYSICAL & OPERATIONAL DESCRIPTION
Currently, in addition to the 500 pairs the owner runs on the Ranch and the USFS Grazing Permit, they take on approximately 500 lease cattle as well.
It is estimated that between the USFS Permit and the deeded acreage, the Ranch can summer 1,000 pairs.
The Permit is private – the Ranch does not share this grazing allotment with any other permittees. The Permit was recently renewed with the USFS
for an additional ten years.
In discussion with the Ranch Manager, if a new owner were to consider running yearling cattle versus a cow-calf model, he estimates that the Ranch
could comfortably carry about 1,700 head. However, it is the Ranch Manager’s opinion that the Grazing Permit is more suitable to run pairs versus
yearlings and run the yearling cattle on the deeded acreage. The Ranch is currently grazed conservatively – increased carrying capacity may be
achieved with additional pasture fencing.
Once cattle are gathered off the Permit, calves are processed and given pre-conditioning vaccinations preparing them for the upcoming weaning with
shipping in early November. Cows are kept on the Ranch until early December before they are shipped back to their winter pasture.
Since 2019, the Ranch has constructed approximately five and a half miles of new jack-leg and worm fencing. Consistent with Big Hole Valley
tradition, “worm” fence was constructed lining the Ranch entrance as well as along a portion of the Ranch’s southern border with the USFS. Virtually
all interior fence lines are jack-rail construction. Fencing both the perimeter and interior of the Ranch has been a priority for the owner and Ranch
management.
The timber on the Ranch has been extensively managed – dead fall removed, older timber harvested and any disturbed ground cleaned and re-seeded
with mountain brome, slender wheat grass, western wheat grass, orchard grass, Nevada blue grass and an annual rye grass. These management efforts
have generated a healthy forest and additional grazing acres.
About 1,600 acres of the Ranch have been identified through soil surveys as “high production soil”. Of that, around 800 to 950 acres are fertilized per
year as set by production goals with 188 lbs/acre of a Nitrogen-Phosphorous-Sulphur-Pot-Ash mix purchased from Lakeland.
GRAZING PERMIT
United States Forest Service Grazing
Permit No. 20104
Monument C&H Allotment
Adjacent to the western border of the
Ranch, the USFS Grazing Lease provides
for 300 cow-calf pairs to graze from mid-
July to mid-October. This private allotment
connects to the Ranch and provides lush
mountain grass for cattle during the
summer grazing months.
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IMPROVEMENTS
All of the improvements on the Ranch, including interior and perimeter fencing, appear to be in excellent repair and very well maintained. They are
functional and appear to reflect no immediate maintenance expenses.
Main House - With spectacular view sheds of the Beaverhead Mountain Range, this approximately 5,081 square-foot custom home constructed in 2008
is exceptionally finished. The floor-to-ceiling stone wood-burning fireplace is the centerpiece of the vaulted great room. The great room has wideplank
oak flooring that extends through all of the living area and kitchen in the home. Just off the great room is a formal dining area and kitchen. The
kitchen boasts high-end appliances, pantry, flat-top cooking surface on the kitchen island, and wet bar complete with a wine refrigerator. The master
suite overlooks the pond towards the mountains and is accented by the stone fireplace and private access to the outside deck. The master bathroom is
appropriately finished with tile throughout, walk-in shower, a large walk-in closet, soaking tub and his-and-her sinks.
Two large guest bedrooms are located on the opposite end of the house, each having their own private bathroom. A powder room is located just off of
the vaulted main entrance to the home.
The oversized three-car garage is heated with gas forced-air heat with an additional “toy storage” garage off of the backside to house motorcycles, ATVs
and snowmobiles. The bonus room located above the garage has historically been used as a rec-room area and is open and spacious.
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— 7 —

Bunk House - Attached to the main house via an open breezeway,
three individual private suites, complete with private bathrooms and
kitchenettes are the perfect size for a couple or small family. With a
covered-porch entrance, relaxing early mornings can be spent with a cup
of coffee watching the sun rise over the pond as it lights up the Beaverhead
Mountains.
Manager’s House - Built in 1991, the house is perfectly sited to take in
the expansive views of the Beaverhead Mountains. The home is well
sized for a manager and his family, with three bedrooms and two full
bathrooms. Laminate flooring is throughout the majority of the home and
the bedrooms have newer carpet. New plumbing fixtures were installed
throughout the house along with new kitchen countertops and kitchen
appliances approximately three years ago. The living room opens up to
the kitchen space and dining room area. Connected to the house via a
breezeway is the two-car garage as well as the mud room/laundry room.
The home is heated with propane forced-air heat.
IMPROVEMENTS
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Shop/Office - This modern facility built of all steel-frame construction
contains the Ranch Office. It is fully insulated, and heated with radiantfloor
heat throughout. The facility has high-output LED lighting, electric
hot-water heater and a bathroom with a large wash basin and toilet. Two
gas forced-air Hot Dog heaters serve as redundant heat sources. The two
16’ x 18’ electric roll-up doors with remotes provide good access for large
equipment.
The west bay is set up for wood working where Ranch personnel can
construct anything from cabinets to feed bunks. It is complete with a
dust-collection system with four air reels served by ½” lines.
The east bay houses all of the mechanical work, welding and washing,
along with a Mohawk two-post, 10,000-pound hydraulic floor lift for
equipment. No expense was spared in the design and tooling of the shop!
Equipment Storage Facility - Approximately 60' x 112' in size, this
facility is fully insulated but not heated. The 18' x 20' electric roll-up door
on the west side and non-electric on the east side of the building provide
excellent access for equipment to either drive through or access from
either side of the building. The bays on either end of the building have
a crushed-gravel floor for steel-tracked equipment, with the two middle
bays being full concrete for rubber-tire equipment. There are high-output
LED lights throughout the facility.
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Horse Barn - With a concrete floor, three box stalls and a heated,
insulated tack room, the horse barn is conveniently located between the
main house and the other Ranch improvements. The hay loft in the barn
is ample in size to store hay.
Working Corrals - Newly constructed with continuous steel-pipe
construction throughout, the corral facility will comfortably process 700
to 1,000 head of cattle. With easy access off of the graveled county
road, there is plenty of room for cattle trucks to easily swing into the
facility to load and unload. Sorting cattle is easily accomplished with a
number of smaller holding pens located off of the main alley that runs
the length of the facility. Three large holding pens are served by well-fed
waterers allowing for space to hold cattle for extended periods of time.
The Silencer Chute is covered, lit with LED lights and is fed by a welldesigned
Bud Box and alley system. A set of 10' x 20' 20,000 lbs capacity
Rice Lake scales is also integrated into the corral system.
IMPROVEMENTS
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WATER RIGHTS
According to the DNRC, JY Bagby Ranch has 33 water rights including 11 irrigation water rights, 17 stock rights and 3 domestic water rights.
IRRIGATION RIGHTS
Water Right Priority Date Flow (cfs) Acres Source
41D 121051 00 1901.12.07 4 110 Hamby Creek
41D 121052 00 1897.11.10 8 320 Englejard Creek
41D 121053 00 1897.11.10 4 160 Englejard Creek
41D 121054 00 1901.06.03 3 120 Hamby Creek
41D 121055 00 1915.10.25 7 236 Hamby Creek
41D 121056 00 1897.11.10 15 563 Hamby Creek
41D 121057 00 1897.06.12 7.5 200 Englejard Creek
41D 121058 00 1897.12.16 5 152 Englejard Creek
41D 121059 00 1899.09.16 6 160 Hamby Creek
41D 121060 00 1900.11.20 24.5 859 Hamby Creek
41D 121061 00 1888.11.01 13 562 Miner Creek
Irrigation water is typically turned on to the ditches in early May, depending on the timing of the snow melt. Miner Creek water rights irrigate the
north/northwest end of the Ranch and is a good consistent flow of irrigation water. Englejard Creek water is utilized to irrigate the central core and the
western end of the Ranch. Hamby Creek water is diverted to irrigate the southern end of the Ranch. Though Hamby Creek does not flow through the
Ranch, the Ranch controls two higher-priority diversion points out of the creek – the upper and lower diversions. Hamby Creek water can be diverted
into Englejard Creek to supplement irrigation in the core of the Ranch or it can be utilized exclusively to irrigate the meadows on the southern end of
the Ranch.
The extensive water rights which the Ranch controls are reliable and can be diverted to supplement other water rights within the Ranch. Because the
Ranch does not rely on only one drainage for irrigating their meadows, the three mountain streams eliminate risk of loss and provide a strong sense of
security knowing there will be water into September.
A limited flow is maintained in many of the ditches well into the fall for livestock purposes.
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 Seller has made all of the filings currently required
and will transfer the water rights as they currently stand with no warranty of future viability.
For a complete water rights report, please contact listing broker Mike Swan in our Bozeman office.
— 14 —

ARCTIC GRAYLING AGREEMENT
The Ranch voluntarily participates in the Arctic Grayling Program. Though Arctic grayling have never been seen in any of the Ranch streams, the Ranch
does control a large amount of water that can aid with the instream flows of the Big Hole River. On a typical year, this only impacts the river during
mid to late summer as the Montana Fish and Game attempt to retain enough flow to maintain a healthy grayling population. When flow rates drop at
the measuring station located east of the Ranch on the Miner Creek Road where it crosses the Big Hole River, FWP asks those ranchers participating
in the program to voluntarily reduce irrigation flows. According to the Ranch Manager, this has not significantly impacted the irrigation of the Ranch.
Through this program, the State of Montana has assisted with several conservation cost-share projects, such as on several headgates and “fish passages”
on many of the headgates that divert water out of the streams to irrigation ditches.
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— 16 —

AREA RECREATION
As fall approaches, the elk call JY Bagby Ranch home – getting their fill on the lush
irrigated meadow grasses. Most mornings in late September into October the elk are
literally in the yard and meander through the improvements from meadow to meadow.
Elk hunting during archery season is excellent on the Ranch. The elk find the Ranch to
be a safe haven and are allowed to reside undisturbed. Once the ringing of gunshots fills
the fall air, they quickly disperse into the protection of the USFS and its dark timber.
Surrounded by the Beaverhead-Deerlodge National Forest, the spectacular Big Hole
Valley is a vast meadow with majestic scenery of towering mountains. It is flanked on
both sides at various locations by the Beaverhead Mountains, Pioneer Mountains and
views of the Anaconda Range.
Pack trips from the Ranch can provide unlimited horse-back adventures. About thirty
miles from the Ranch is Salmon, Idaho, creating a great day trip, camping under the
stars and returning the next day. The ability to hunt big game on both sides of the
Continental Divide by horse back from the Ranch provides excellent elk and mule deer hunting in both Idaho and Montana.
The West Pioneer Mountains are heavily forested and draw hunters in pursuit of big-game hunting for elk, moose, bighorn sheep, mountain goats,
antelope and deer. They contain numerous streams and high mountain lakes that are populated with Arctic grayling. The East Pioneer Mountains
are roadless with rugged glaciated peaks offering exceptional views. JY Bagby Ranch is located in Deer and Elk Hunting District 321. Specific
information regarding hunting regulations, resident and non-resident license application and permits is available through the Montana Fish and Game
web page at http://fwp.mt.gov/.
The Big Hole Valley straddles the world famed Big Hole River. The river serpentines east through the valley while providing a superior angling
experience for all levels. Beginning at Skinner Lake near the Idaho border, the Big Hole hosts trophy-size rainbow trout, brown trout, brook trout,
cutthroat trout as well as an abundant population of grayling. The Big Hole River is the only western river that harbors a self-sustaining, native
population of fluvial grayling in the Continental United States. Grayling are found only in clear-cold healthy river systems like the upper reaches of the
Big Hole River. Classified as a Class I fishery, it contains prolific populations of trophy German brown and rainbow trout. The river provides adequate
access for small boats and floaters. Located only a few hours away, the Beaverhead, Ruby, Madison, and Jefferson rivers as well as the Lower Big Hole
and Wise Rivers and Rock Creek, are all easy day trips for the avid angler interesting in fishing a diversity of rivers and streams.
Migratory birds, including geese and ducks, frequent the Ranch in the spring and fall, and cranes utilize the cover as nesting ground.
When the snow begins to fall, the nearby town of Jackson becomes active for its outdoor recreational opportunities and winter sports. With an
abundance of snow, heading into the back country for snowmobiling and cross-country skiing is limitless. For downhill-skiing enthusiasts, Maverick
Mountain is the nearest destination with lift chairs and low-level crowds. Lost Trail Ski Area, which also offers downhill skiing, is about 45 miles
from Jackson, MT. Within a few hours are Great Divide in Marysville, Discovery Ski Area in Anaconda, the “Biggest Skiing in America” at Big Sky
Resort, and the “Cold Smoke” of Bridger Ski Area in Bozeman. To further the experience, the inviting Jackson Hot Springs offers mineral-rich waters
for a warm therapeutic soak. Or for a greater hot springs and geothermal experience, visit Yellowstone National Park, which is about three hours away.
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— 18 —

AREA HISTORY
The Big Hole Basin has seen its share of residents from the passing through of Native American Indians, homesteaders, miners and ranchers. In the
early 1800s, the Flathead Indians frequented the Big Hole Basin. The Big Hole watershed was used as a natural buffer between rival Indian tribes
including the Shoshone, Nez Perce, Blackfeet and Coast Salish. The Nez Pierce Indians traveled through the area in search of bison. Around that time,
the Lewis and Clark Expedition, seemingly the first non American Indians to lay eyes on the Big Hole Valley, claimed the “discovery” of the river. They
stopped off at the boiling hot springs now known as Jackson Hot Springs.
Southeast of the Ranch is Bannack
State Park. Named after the native
Bannock Indians, in 1862 it was the
site of a major gold discovery. The
gold rush sparked a bustling mining
town and the population grew
to over 3,000 people. In 1864 it
briefly served as the first Territorial
Capital of Montana. Despite its
population, which at one point was
around 10,000, it was only tied to
the rest of the world by the Montana
Trail. Today, the well-preserved
ghost town is a place to explore
the historic log structures and stroll
back in time.
In 1877, a significant battle took
place near Jackson called the
Battle of the Big Horn. This battle
involving Chief Joseph and Colonel
Gibbon arose when a portion of the
Nez Perce Tribe refused to move to a reservation. The tragic Indian war was a turning point for the Nez Perce that continued on for five months. The
war ended abruptly at the Battle of the Big Horn as the U.S. Government claimed victory. The battlefield is now a historic site and a designated U.S.
National Battlefield. It offers self-guided tours with great views of the Big Hole Valley and surrounding mountains.
Big Hole Valley, often referred to as the “Valley of 10,000 Haystacks”, derived its nickname from the way hay was stacked and the sheer quantity
of stacks put up in the summer. In 1910, a device called the Beaverslide, was invented, designed and patented in the Big Hole Valley. It was used
to produce haystacks of over 20 tons and around 30-feet tall. Although the use of the Beaverslide spread through the West, its use declined with the
advent of mechanized balers. Today there are fewer haystacks but more bales, and on occasion the sighting of a Beaverslide can still be seen in the Big
Hole Valley come haying season.
— 19 —

AREA RECREATION
— 20 —

ELEVATION & CLIMATE
The Ranch home sits at an elevation of approximately 6,770 feet above sea level with the highest elevation on the Ranch reaching around 6,950 feet
on the western portion and 6,550 feet on the east.
The average annual precipitation of rainfall is 12 inches with the majority in May and June, and about 47 inches of snowfall annually. The Ranch is
located in the USDA Hardiness Zone 4.
Average high temperatures in June, July and August range from 67° to 76° Fahrenheit. Summer average minimum temperatures range from 35° to 39°.
In December, January and February average high temperatures are between 28° and 33°. Winter average minimum temperatures are typically around
7° Fahrenheit. There are approximately 164 sunny days in Jackson, MT.
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— 22 —

REAL ESTATE TAXES
The real estate taxes for 2019 were approximately $17,733.
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 JY Bagby 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 JY Bagby 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 provided by Vigilante Electric Cooperative based in Dillon. Propane service is provided by Montana Energy Alliance, also based in
Dillon. Utilities run approximately $22,250 per year, with annual electric costs around $11,350 and propane approximately $10,900 per year.
Telephone and internet service are provided by Southern Montana Telephone. Both Verizon and AT&T have newly constructed cell towers located in
Jackson providing excellent cell coverage throughout the Ranch and into the national forest, as well as the majority of the Big Hole Valley. Fiber optic
service is scheduled to be pulled into the Ranch improvements during the summer of 2021.
Domestic water for the homes and corrals is provided by a well. All residences are on individual septic systems.
Household and ranch trash is hauled off the Ranch to a transfer station north of Jackson that is managed by Beaverhead County.
The shop/office and equipment-storage buildings are served by a 38-kilowatt Generac propane powered back-up generator system. This backup system
would also maintain the heating system in the shop/office in case of a power failure.
MINERAL RIGHTS
The Seller will convey with the Ranch 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon and gravel rights it actually owns, 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.
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SUMMARY STATEMENT
JY Bagby Ranch owns a commanding location in Montana’s famed Big Hole Valley. Because of its remarkable proximity to Montana’s best fly fishing
and big-game hunting, the Ranch’s location becomes even more significant when compared to other places in today’s market.
The magnificent combination of stunning expansive viewscapes of the Great Continental Divide and the Beaverhead, Pintlar and Pioneer Mountain
Ranges, the abundant grasses and forbs, ease of operation, and extraordinary location present an opportunity that is rarely available in Montana and
the West.
Providing ample room to entertain family and guests, the domestic amenities provide all of the comforts expected from a high-end resort property with
the safety, privacy and security today’s high-end ranch buyers seek. With all of this, the Ranch offers the unique blend of seclusion without isolation
in a wonderful environment that will provide many years of personal renewal, safe high-quality family life in peaceful grandeur that is becoming
increasingly difficult to own. It is, indeed, a rare opportunity to balance one’s investment portfolio with a private, enjoyable, tangible reserve of
beautiful land situated in close proximity to the conveniences and the attraction of southwest Montana and the Big Hole Valley.
Because of its scenic diversity, abundant wildlife habitat and superb location, the Ranch is a superior candidate for a conservation easement. Many
well-known conservation organizations have expressed enthusiastic interest in helping to protect its grandeur and resources.
— 24 —

OFFERING PRICE & CONDITIONS OF SALE
JY Bagby Ranch, as Previously Described Herein, is Offered at $14,950,000 Cash. The Conditions of Sale 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 Dillon, 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.
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.
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Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of JY Bagby 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 JY Bagby Ranch.
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JY BAGBY RANCH

Jackson, MT
t Service
State Land
Fish and
National Park Other BLM
Local

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