Livingston Peak Ranch Offering Brochure

LIVINGSTON PEAK RANCH
LIVINGSTON, MONTANA | PARK COUNTY
LISTED EXCLUSIVELY BY

TABLE OF CONTENTS
INTRODUCTION1
LOCATION & ACCESS2-3
PHYSICAL & OPERATIONAL DESCRIPTION 5
FISHING & HUNTING6-9
AREA RECREATION 10
UTILITIES & SERVICES11
CONSERVATION EASEMENT11
REAL ESTATE TAXES11
MINERAL RIGHTS11
IMPROVEMENTS 12
FENCES & BOUNDARY LINES 12
WATER RIGHTS 13
ELEVATION & CLIMATE 14
AREA HISTORY15
SUMMARY STATEMENT 16
OFFERING PRICE & CONDITIONS OF SALE17
CONTACT INFORMATION 18
MAPS19-23

INTRODUCTION
Livingston Peak Ranch offers an exceptional opportunity for recreation, big game hunting and Yellowstone River fishing with significant conservation
and development potential. The Ranch encompasses 6,923± total acres, of which 5,023± acres are deeded and 1,900± are leased from the State of
Montana and Bureau of Land Management. Home to large herds of elk, deer and antelope, and over ½ mile of Yellowstone River frontage, the Ranch
provides the coveted and hard-to-find combination of fishing and elk hunting on the same ranch. Livingston Peak Ranch is currently unimproved and
comprised of 78 parcels, which creates many development and conservation options. There are multiple spectacular building sites that capture the
panoramic views of the Crazy, Bridger and Absaroka Mountain Ranges.
Located in southwest Montana’s celebrated Yellowstone Region, the Yellowstone River forms a portion of the western boundary of the Ranch for
approximately half a mile. The willow and cottonwood riparian meadow along the river transitions to grass pastures on an expansive open bench, that
blends into the higher-elevation foothills and valleys that border the Gallatin National Forest to the south. The Absaroka Range changes in elevation
from 9,100´ to 11,200´ and provides a magnificent backdrop to the south of the Ranch. Views to the north across the river consist of the Bridger and
Crazy Mountain Ranges and the prominent rocky bluffs of Sheep Mountain.
The Ranch is currently unimproved, with
the exception of fencing and stock water,
but has a diverse pallet of recreation from
hunting, fishing, horseback riding, hiking,
exploring on ATV and skiing when
conditions allow. There are some of the
most dramatic building sites that Montana
has to offer with panoramic mountain
views and private settings. Utilized for
many years as summer pasture for a
neighboring cattle operation, Livingston
Peak Ranch has been well managed
and runs efficiently for a buyer desiring
simplicity of ownership with a grazing
tenant. This unique offering in today’s
market combines big-game hunting and
Yellowstone River frontage with easy
access to quality amenities in nearby
Livingston and Bozeman. Livingston
Peak Ranch stands alone as a large block
of deeded land with exceptional fishing,
hunting, wildlife and bird watching in
one of Montana’s famed locales.
— 1 —

LOCATION & ACCESS
The Ranch is about a 15-minute drive from Livingston, and is accessible year round via the county-maintained Swingley Road, which connects to
Livingston Peak Road that bisects the Ranch. Livingston Peak Road is public but receives far less maintenance and is seasonal in the upper portion,
although there are some hardy neighbors to the south that are full-time residents and use the road throughout the year. Meyers Road crosses under
Interstate 90 and provides access to the northwest portion of the Ranch and is used by several adjoining landowners with houses on the Yellowstone
River.
Surrounded by mountains and ranch land, the bustling town of Livingston, with a population of approximately 7,500, offers city amenities with the
charm and laid-back style of a historic western town. Centered in the Yellowstone River Valley, Livingston is the home of many diverse industries and
businesses. A multitude of coffee shops, restaurants, art galleries and boutique-style retail stores including a gourmet wine & cheese specialty shop
intertwine through the downtown. There are many notable casual and fine-dining restaurants including Rib & Chop House, 2nd Street Bistro, Gils
Goods and the Murray Hotel. The highly acclaimed Sage Lodge and Chico Hot Springs Resort & Day Spa in the Paradise Valley are a little over a
30-minute drive south of the Ranch. For ranching supplies, Murdoch’s Supply in Livingston and Bozeman offer a full line of quality feed, fencing and
vet supplies and includes a wide selection of western wear.
Livingston HealthCare is a Billings Clinic affiliate and offers quality medical care including a 25-bed critical access hospital, a multi-specialty physician
practice, rehabilitation services and home-based services. Livingston HealthCare recently completed a $50-million expansion and offers excellent
patient-centered care and a state-of-the-art Emergency Room. The hospital is located just a few miles from the Ranch near the intersection of Swingley
Road and Highway 89. From small consulting firms to large corporations like PrintingForLess.com‒the nation’s first e-commerce commercial printer,
Livingston is an ideal community to raise a family, grow a business or just enjoy all that the Yellowstone Region has to offer.
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LOCATION & ACCESS
Livingston Public Schools offer pre-kindergarten through twelfth grades.
Washington School provides a part-time pre-school and full-day kindergarten.
B.A. Winans Elementary School provides first and second grades. East Side
Intermediate School offers grades third through fifth and Sleeping Giant Middle
School is grades sixth through eighth. Park High School, serving grades 9-12, is
designated District #1. With class sizes averaging 26 students, Park High School
graduates consistently score above both the state and national averages on the
American College Test (ACT). Since 1979, 21 Park High School students have
been National Merit commended students, semi-finalist, or finalists. Park High
School interscholastic teams compete in the Montana High School Association
as a Class ‘A’ school. Less than 45 minutes from the Ranch is Bozeman’s
Montana State University which has recently received the Carnegie ranking
as one of the nation’s top 108 universities in research. Home of the Bobcats,
MSU offers a full slate of NCAA Division I Intercollegiate athletics and an
abundance of activities that have regional appeal and a strong local fanbase.
Throughout the Yellowstone Region, land ownership is comprised of homesteaded agricultural operations, full-time residents and recreational
landowners with an occasional celebrity that contribute to an eclectic and welcoming mix.
There are three airports that provide easy access to the Ranch. Mission Field (LVM) in Livingston borders the Ranch to the west and has three runways,
– one 5701' x 75' asphalt runway, which is in good condition, and two turf runways also in good condition. LVM offers limited services including 100
Octane and Jet A Fuel, charter services and limited hanger facilities. Communications are provided by CTAF/UNICOM: 123.0, WX ASOS: 135.275
and by Great Falls Radio on Frequency 122.2. Additional information is available by calling manager Russel Ferguson at 406-222-6504.
Recently upgraded, the Bozeman Yellowstone International Airport at Gallatin Field (BZN) in Belgrade is the busiest airport in Montana and offers two
full-service FBOs and excellent commercial services through Alaska, Allegiant, American Airlines, Delta, jetBlue, Southwest, Sun Country Airlines and
United. BZN offers direct flights to over 20 major cities around the nation. Logan Airport in Billings is a 1½ hour drive to the east of the Ranch and
offers a similar complement of direct commercial flights to regional airports.
Approximate driving distances to other cities and area attractions from the Livingston Peak Ranch are as follows:
Livingston
6.5 miles
Bozeman
35 miles
Bozeman Yellowstone International Airport
44 miles
Gardiner
60 miles
Yellowstone National Park
63 miles
Bridger Bowl Ski Area
38 miles
Big Sky Ski Resort
84 miles
Billings
118 miles
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— 4 —

PHYSICAL & OPERATIONAL DESCRIPTION
The topography of Livingston Peak Ranch encompasses all that makes Montana great from lush Yellowstone River bottom to native grass pastures on
an expansive bench that transition into the rolling foothills and timber-filled valleys of the dramatic Absarokee Mountains. The Absaroka Mountains are
part of the 937,032-acre Absaroka-Beartooth Wilderness complex that borders the Ranch and extends south all the way to Yellowstone National Park,
creating one of the most expansive Wilderness areas in the lower 48 states. Livingston Peak Ranch is one of a select few ranches in the Yellowstone
Region that spans from the Yellowstone River to the Absaroka Wilderness.
Livingston Peak Ranch encompasses approximately 6,923 total acres, with 5,023± deeded acres and 1,230± State of Montana lease acres and 670±
Bureau of Land Management lease. The deeded land is generally classified as follows:
4,279± Acres of Native Pasture and Improved Pasture Land
720± Acres of Forest
24± Acres of Riparian River Bottom
5,023± Total Deeded Acres
670± Acres–Bureau of Land Management grazing lease
1,230± Acres–State of Montana grazing lease
1,900± Total Leased Acres
6,923± Total Acres
The Ranch has a grazing lease that runs through 2022 and generates about $30,000 annually. Local landscapers have also utilized the natural moss rock
boulders for many years bringing in tens of thousands of dollars in additional Ranch revenue.
— 5 —

FISHING & HUNTING
The hunting and fishing opportunities on Livingston Peak Ranch are numerous and offer seasonal variation to capture your outdoor-recreation attention
continuously. A portion of the western border of Livingston Peak Ranch is the Yellowstone River, which originates upstream in Yellowstone National
Park and is the longest free-flowing river in the contiguous United States. The Yellowstone is a well-documented and prized trout fishery enjoyed
by anglers throughout the world. During times when the Yellowstone is not fishable due to seasonal spring runoff, the Ranch provides easy access to
the famous private spring creeks in Paradise Valley and there is also a spring-fed Ranch pond that is full of willing trout. The pond is a great place to
practice casting, teach kids to fish or have a relaxing picnic.
The Yellowstone Region is renowned worldwide for its fly fishing, whether on high-mountain lakes and ponds, spring creeks or floating down the
Yellowstone River. One of the most scenic areas of Montana, fishing for avid anglers is exceptional. With a backdrop of snow-capped peaks in every
direction, the Yellowstone River provides consistently changing eddies, riffles and deep pockets to explore. Anglers cast nymphs, dries or streamers
in hopes of landing a native Yellowstone cutthroat, rainbow, brown trout or the prolific native mountain whitefish. It is one of the seminal experiences
in fly fishing to catch the famous ‘Mother’s Day Caddis’ or salmon fly hatches on the Yellowstone when they happen to coincide with fishable water
conditions in early May and late June.
In addition to the untamed waters of the
Yellowstone River, there is a lifetime of
exceptional area waters to explore. The
Shields, Boulder, Stillwater, Gallatin and
the world-famous Paradise Valley spring
creeks are all just a short drive away.
Armstrong’s, DePuy’s and Nelson’s spring
creeks offer consistent water temperatures
and constant flows to create an ultimate
breeding ground for the aquatic insects on
which trout thrive. These spring creeks are
full of educated trout that have challenged
the most experienced anglers to go deep in
their fly boxes for generations. Yellowstone
National Park is open seasonally to fishing
and has a lifetime of fishing experiences
within its borders on lakes and famous
rivers like the Madison, Firehole, Gibbon
and Lamar. You would be hard pressed
to find a base location that provides more
exceptional fishing opportunities within an
easy day trip.
— 6 —

— 7 —

FISHING & HUNTING
The willow and cottonwood-filled river bottom provides great habitat to
set up a tree stand and hunt for trophy white-tail deer along the river. The
foothills and timber habitat on the upper Ranch are perfect for trophy mule
deer. Fall brings the soul-inspiring bugles of bull elk into the aspen and firfilled
bowls and drainages of the upper portion of the Ranch. The Ranch
has received limited hunting pressure in the past several decades, creating
an ideal environment for trophy bull elk and big bucks to prosper. There are
also several herds of antelope that frequent the Ranch and offer exceptional
opportunities for both archery and rifle-hunting seasons. The hunting
continues with wing-shooting for upland birds like Hungarian partridge,
several species of grouse, turkeys and waterfowl. The Ranch offers excellent
habitat for mule deer, white-tail deer, moose, bears, mountain lions and
coyotes creating extended hunting options for the avid sportsman.
The Ranch is located in hunting District 317, which is a general tag for
deer and elk and provides guaranteed tags for Montana residents and much
higher odds for non-resident landowners. Additional information and
hunting regulations can be found on the Montana Fish & Game website
www.fwp.mt.gov.
— 8 —

— 9 —

AREA RECREATION
Park County and the Paradise Valley are renowned for its multitude of recreational activities. In addition to fly fishing on the Yellowstone River,
whitewater rafters and kayakers take advantage of the rapids in the Yankee Jim Canyon. With over 700 miles of trails in the Absaroka-Beartooth
Wilderness, hiking, camping and horse-pack trips are infinite. The geo-thermal features, awe-inspiring waterfalls and natural beauty and history of
Yellowstone National Park is less than an hour from the Ranch and allows for a lifetime of exploration.
The winter activities within
close proximity to the Ranch
are very diverse. There are
multiple downhill ski and
snowboard areas as well
as Nordic-skiing trails to
explore. Bridger Bowl offers
exceptional skiing on 2,000
skiable acres and a 2,700-foot
vertical rise. Bridger Bowl
offers a wide variety of terrain
including long slopes, glades,
chutes, gullies, and the famed
hiking access to the Ridge.
Just north of Bridger Bowl,
Crosscut Mountain Sports
Center offers 45 kilometers of
groomed Nordic-skiing trails.
Situated on private and Forest
Service lands, the scenic
trail system covers terrain
well suited to all levels of
ability. About an hour and a
half from the Ranch, Big Sky
Resort offers access to “The
Biggest Skiing In America”
with 5,800 skiable acres and
300 runs spread over four mountains offering endless ways to navigate 4,350 feet of vertical drop. Closer to home, the groomed Nordic ski trails at
Mammoth Hot Springs, or guided snowmobile tours through Yellowstone National Park provide boundless winter adventures. Or simply relax in the
therapeutic waters and enjoy a gourmet meal at Chico Hot Springs just 30 miles down the road. In addition, all the amenities of Livingston are only a
short 10-minute drive from the Ranch, and the vibrant university town of Bozeman is about 35 miles away.
— 10 —

UTILITIES & SERVICES
Northwestern Energy has a combination of surface and buried power lines that cross the property. The area is within the service network of CenturyLink,
with access to satellite television and internet. Cellular coverage via Verizon is available throughout the Ranch.
CONSERVATION EASEMENT
The Ranch is not currently encumbered by any conservation easements. There are likely substantial tax benefits, should the new owner choose to place
part or all of the Ranch under a conservation easement.
REAL ESTATE TAXES
The real estate taxes for 2021 were
approximately $3,637.00.
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.
WIND ENERGY
Park County receives consistent winds,
and there may be potential for windenergy
exploration on the expansive flat
that makes up the northern portion of
the Ranch.
— 11 —

IMPROVEMENTS
The Ranch does not have any improvements other than perimeter and pasture fencing and stock water, all of which have been well managed by the
owners and tenant, and appear to be in good operating condition.
FENCES & BOUNDARY LINES
The Sellers hereby make known that there may be variations between the deeded property lines and the location of the existing fence boundary lines
on Livingston Peak Ranch. The Sellers make no warranties with regard to the location of the fence lines in relationship to the deeded property lines,
nor do the Sellers make any warranties or representations with regard to specific acreage within the fenced property lines.
The Sellers are selling Livingston Peak 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.
— 12 —

WATER RIGHTS
For additional information regarding the water rights, please contact the Swan Land Company Bozeman Office at 406.522.7342.
Water Right Priority Date Acres Use Source
43B 194385 00 1900-12-31 35 Stock Spring, Unnamed Trib of Dry Creek
GWIC ID Water Right Date Completed Site Type Use
271603 30148332 2013-01-25 Well Stockwater
292405 30148331 2017-05-26 Well Domestic
STOCK WATER RIGHTS
Livingston Peak Ranch has a stock-water network
that provides reliable water for livestock and
wildlife throughout the network of Ranch pastures.
Currently, the Ranch has filed stock water rights
with the DNRC. The stock-water distribution
allows for successful utilization of the grazing
resources available throughout the Ranch.
WATER RIGHT ADJUDICATION
Water rights in the Yellowstone River Basin (Basin
43B) are currently going through re-adjudication
with the Montana Water Court, and as a result of
that process, some water rights may be changed as
to validity, amount, priority date, place of use and
other changes the Court may decide. The Seller
has made all filings currently required and will
transfer the water rights as they currently stand
with no warranty, as is common in real estate
transactions in Montana pending completion
of Montana’s general stream adjudication
process. All water rights and water-right claims
appurtenant to and for the benefit of the Ranch
will be conveyed to the Buyer at closing of a sale.
— 13 —

ELEVATION & CLIMATE
The elevation gain on the Ranch is about 2,000 feet, with the highest point
around 6,600 feet above sea level on the southeast corner of the Ranch near
Livingston Peak and the lowest around 4,600 feet on the northwest corner along
the Yellowstone River. The mean elevation of the pastures and broad bench
between Interstate 90 and Dry Creek is about 5,000 feet.
The average annual precipitation is approximately 16″ inches. Located in the
USDA Hardiness Zone 4, the average growing season of the area is approximately
93 days. The last frost of the
year is typically early to mid-
June and the first frost tends to
be in early September.
Average high temperatures in
June, July and August range
from 73° to 80° Fahrenheit. In
December, January and February
average high temperatures are
between 33° and 39°.
Summer average minimum
temperatures range from 44° to
48°. Winter average minimum
temperatures are typically
between 14° and 18°. There is
plenty of sunshine throughout
the year.
— 14 —

RANCH & AREA HISTORY
John H. Harvat was an integral part of Livingston in the early 1900s. After
several unsuccessful attempts at making a living in Colorado, Harvat
landed in Montana without a penny to his name. In 1880, Harvat moved to
Livingston (then called Park City) where there were only three buildings in
town at the time. After eventually achieving success in the meat industry,
he sold his portion of the meat business and in 1900 became a sheep rancher.
Acquiring over 16,000 acres, part of what is now Livingston Peak Ranch,
he became a leading figure in the sheep industry in the Northwest as one of
the largest shippers of wool to Boston, and shipping hundreds of carloads
of mutton sheep to Chicago. It is estimated that he had an interest in about
100,000 sheep in a single year. Eventually Harvat’s sons took over and
organized the Harvat Sheep Company which they ran until the 1950s as
one of the largest sheep ranches in Montana. The Ranch then was bought
by the Myers family who transitioned it into a cattle ranch. In addition to
the Ranch, John Harvat owned a block in Livingston at the corner of Main
Street and Second Street. He was a member of the of the Livingston School
Board, active in the Commercial Club and a member of the Elks Lodge.
Meriwether Lewis and William Clark traveled through present day Livingston in July of 1806 while on the return portion of their famed Missouri River
exploration. They camped in the Livingston area across the river from the current Livingston Peak Ranch. As designated in the Fort Laramie Treaty
of 1868, the first Crow Indian Agency, also known as Fort Parker, was built in 1869 on Mission Creek to the east of the Ranch. In 1875, the Crow
Reservation was moved to the Stillwater River and subsequently to Big Horn County in eastern Montana where it still resides today.
The Crow Indians named the Yellowstone River “E-chee-dick-karsh-ah-shay” (Elk River) and the early French trappers called it “Roche Jaune” (Yellow
Rock). During the mid to late 1800s, homesteaders and farmers moved into the area in increasing numbers. Many early pioneers traveling west spent
time along the Yellowstone River before continuing their journey west. Some who branched south into Paradise Valley landed in Emigrant Gulch
where they discovered gold in 1863. A short-lived mining boom followed until the arrival of the Northern Pacific railroad in 1883, which diversified
the economy with timber and agriculture as well as the foundation of the tourism industry that still thrives today. The first river boats to go back down
the Yellowstone River to Missouri were made from lumber milled in the area.
Yellowstone National Park, established in 1872 is the nation’s largest and oldest national park. Native Americans had been in the area for thousands of
years prior to John Colter’s 1807 excursion into the mystifying land of hot springs, mud pots and geysers. But for over half a century, any accounts told
of the area were deemed as myths. These myths persisted until 1871 when the Hayden Expedition scientifically documented the astonishing natural
features and wildlife of the region. These natural wonders of the area were publicized through the artwork of Thomas Moran, and Yellowstone National
Park was established soon thereafter and signed into law by President Ulysses S. Grant. An abundance of information is available about the history,
culture and science of the park at the History and Research Center in Gardiner, as well as the newly built cutting edge Old Faithful Visitor Education
Center. Today, Yellowstone National Park welcomes over four-million visitors a year through its venerable gates.
— 15 —

BROKER SUMMARY STATEMENT
Livingston Peak Ranch is a truly unique offering in today’s market. It is rare to find a Ranch in today’s market that offers the diverse recreational
opportunities available at Livingston Peak Ranch combined with the location and proximity to all the amenities available in the dynamic communities
of Livingston, Bozeman, and Yellowstone National Park. The Ranch is currently unimproved and provides a breadth of opportunities for hunting,
fishing, horseback riding, grazing cattle and spectacular wildlife viewing. With the large number of legal parcels that comprise the Ranch, it lends itself
to potential development opportunities or there would certainly be several conservation organizations that would be very interested in a conservation
easement, should a buyer be interested in limiting future development for potential tax savings. With the frequent Livingston wind, there may be
potential to produce wind energy on the northern portion of the Ranch. Active ranch buyers will be able to quickly appreciate how rare it is to find a
ranch that has this unique combination of recreation, conservation value and location. Ranches like Livingston Peak do not come along often.
— 16 —

OFFERING PRICE & CONDITIONS OF SALE
Livingston Peak Ranch, as previously described herein, is offered at US $22,500,000.00 Cash or Terms acceptable solely at the discretion of the
Seller. The conditions of sale are as follows:
1. All Prospective Buyers must demonstrate to the satisfaction of the Seller’s absolute financial capability to purchase the Ranch prior to
scheduling an inspection of the Ranch;
2. Earnest money deposit will be due upon completion of a fully executed contract, and all earnest money deposits will be held in escrow
by First American Title Company of Livingston;
3. 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 by a warranty deed;
4. All of the water right claims controlled by the Ranch will be transferred to the Buyer at Closing;
5. Buyers’ Brokers are welcomed and invited to contact listing broker Tim Anderson in our Bozeman Office for information regarding
Cooperation Policies.
The Sellers reserve the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the
Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property
which the Sellers may acquire.
This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Sellers.
Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general
guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Swan
Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.
— 17 —

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale
of Livingston Peak Ranch. Since 2002, we have 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
Sellers 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:
Swan Land Company
1185 North 14th Avenue – Suite One
Bozeman, Montana 59715
Office 406.522.7342
Toll Free 866.999.7342
www.swanlandco.com
Tim Anderson
Broker
Mobile 406.580.2229
tim@swanlandco.com
A 48-hour notice is requested to make proper arrangements for an inspection of Livingston Peak Ranch.
— 18 —

LIVINGSTON PEAK RANCH

MacKenzie Forest Fish and National Park
Bozeman
Livingston
Livingston
Peak
Ranch

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