Stafford Meadows Minor Subdivision Brochure




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<strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong> <strong>Subdivision</strong>, conveniently located only 10 minutes to Livingston and 20 minutes to Bozeman, is a 285-acre development with<br />

five lots that provide numerous different opportunities for a new owner. The largest lot, which is 125 acres, has Billman Creek traversing through it,<br />

plus several developed springs and seeps. A small cabin is situated on the Property and there are several ideal building sites to build your dream home.<br />

Each of the four 40-acre lots offer beautiful home sites in a sheltered basin setting providing privacy, great views, wildlife, and rock outcroppings. The<br />

infrastructure is in place with buried electricity to each of the lots and excellent roads developed with fire turnouts throughout. One might also choose<br />

to build their own home on one of the 40-acre lots and enjoy this wonderful property to themselves. Surrounded by the Absaroka, Bridger, and Crazy<br />

Mountains, the views are endless. Close to Yellowstone International Airport, Yellowstone River, Yellowstone National Park, Bridger Bowl, and Big<br />

Sky, this Property presents a unique and rare opportunity to either keep and enjoy this spectacular landscape or build your home and sell the remaining<br />

individual parcels.<br />

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The <strong>Subdivision</strong> located at 14-18 Ridgeback Trail off of US Highway 10 on the south side of Interstate 90 about a 10-minute drive west of Livingston<br />

and about a 20-minute drive east of Bozeman.<br />

Surrounded by mountains and ranch land, the bustling town of Livingston, with a population of approximately 7,500, offers city amenities with the<br />

charm and laid-back style of a historic western town. Centered in the Yellowstone River Valley, Livingston is the home of many diverse industries<br />

and businesses. A multitude of coffee shops, restaurants, art galleries and boutique-style retail stores including a gourmet wine & cheese specialty<br />

shop intertwine through the downtown. There are many notable casual and fine-dining restaurants including Rib & Chop House, 2nd Street Bistro,<br />

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<br />

a 30-minute drive south of the Property. For ranching supplies, Murdoch’s Supply in Livingston and Bozeman offer a full line of quality feed, fencing<br />

and vet supplies and includes a wide selection of western wear.<br />

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Livingston HealthCare is a Billings Clinic affiliate and offers quality medical care including a 25-bed critical access hospital, a multi-specialty physician<br />

practice, rehabilitation services and home-based services. Livingston HealthCare recently completed a $50-million expansion and offers excellent<br />

patient-centered care and a state-of-the-art Emergency Room. Located just a few miles from the Property, the hospital is near the intersection of Swingley<br />

Road and Highway 89. From small consulting firms to large corporations like PrintingForLess.com‒the nation’s first e-commerce commercial printer,<br />

Livingston is an ideal community to raise a family, grow a business or just enjoy all that the Yellowstone Region has to offer.<br />

Livingston Public Schools offer pre-kindergarten through twelfth grades. Washington School provides a part-time pre-school and full-day kindergarten.<br />

B.A. Winans Elementary School provides first and second grades. East Side Intermediate School offers grades third through fifth and Sleeping Giant<br />

Middle School is grades sixth through eighth. Park High School, serving grades 9-12, is designated District #1. With class sizes averaging 26 students,<br />

Park High School graduates consistently score above both the state and national averages on the American College Test (ACT). Since 1979, 21 Park<br />

High School students have been National Merit commended students, semi-finalist, or finalists. Park High School interscholastic teams compete in the<br />

Montana High School Association as a Class ‘A’ school. Less than 45 minutes from the Property is Bozeman’s Montana State University which has<br />

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<br />

Division I Intercollegiate athletics and an abundance of activities that have regional appeal and a strong local fanbase.<br />

Throughout the Yellowstone Region, land ownership is comprised of homesteaded agricultural operations, full-time residents and recreational<br />

landowners with an occasional celebrity that contribute to an eclectic and welcoming mix.<br />

There are three airports that provide easy access to the Property. Mission Field (LVM) in Livingston has three runways, – one 5701' x 75' asphalt<br />

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,<br />

charter services and limited hanger facilities. Communications are provided by CTAF/UNICOM: 123.0, WX ASOS: 135.275 and by Great Falls Radio<br />

on Frequency 122.2. Additional information is available by calling manager Russel Ferguson at 406-222-6504.<br />

Recently upgraded, the Bozeman Yellowstone International Airport at Gallatin Field (BZN) in Belgrade is the busiest airport in Montana and offers two<br />

full-service FBOs and excellent commercial services through Alaska, Allegiant, American Airlines, Delta, jetBlue, Southwest, Sun Country Airlines and<br />

United. BZN offers direct flights to over 20 major cities around the nation.<br />

Logan Airport in Billings is a 1½ hour drive to the east of the Property and offers a similar complement of direct commercial flights to regional airports.<br />

Approximate driving distances to other cities and area attractions from the <strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong> <strong>Subdivision</strong> are as follows:<br />

Livingston<br />

6.5 miles<br />

Bozeman<br />

20.5 miles<br />

Bozeman Yellowstone International Airport<br />

29.4 miles<br />

Bridger Bowl Ski Area<br />

23 miles<br />

Big Sky Ski Resort<br />

73 miles<br />

Yellowstone National Park North Entrance<br />

59 miles<br />

Billings<br />

121 miles<br />

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<strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong> <strong>Subdivision</strong> is a 285-acre development with five lots. The infrastructure is already in place with buried electricity to each lot<br />

and excellent gravel roads developed with fire turnouts throughout. Located on the north side of the development, the largest lot, which is 125 acres,<br />

has a nice riparian corridor following Billman Creek which traverses the lower end of the property right below the cabin, plus a developed spring<br />

which services a stock tank for livestock and wildlife, and some seeps as it transitions up into rolling foothills of grassland in a beautiful basin setting.<br />

The four 40-acre lots, located in the sheltered basin setting out of the view-shed of the interstate, consist of rolling foothills of native grass pastures,<br />

scattered evergreens, sagebrush and rock outcroppings interspersed. The Property is perimeter fenced with some cross fencing. A small cabin located<br />

near the entrance was constructed in 2021. Built on a concrete slab, the 800 square foot, two-bedroom cabin was constructed using reclaimed logs and<br />

chinking. Water is supplied via an excellent domestic well providing an abundance of fresh clean water. Access is easy and year-round as the roads<br />

were engineered and built properly with winter access in mind.<br />

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Park Electric has buried power lines to each of the five lots. The area is within the service network of CenturyLink, with access to satellite television<br />

and internet. Cellular coverage via Verizon is available throughout the Property.<br />

The real estate taxes for 2021 were approximately $564.00.<br />



The Seller will convey with the <strong>Subdivision</strong> 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon and gravel rights it actually owns,<br />

subject to reservations by previous owners. The Seller makes no representation as to the quantity or quality of any mineral or other subsurface rights<br />

appurtenant to the Property.<br />


The Sellers hereby make known that there may be<br />

variations between the deeded property lines and<br />

the location of the existing fence boundary lines<br />

on <strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong> <strong>Subdivision</strong>. The<br />

Sellers make no warranties with regard to the<br />

location of the fence lines in relationship to the<br />

deeded property lines, nor do the Sellers make<br />

any warranties or representations with regard to<br />

specific acreage within the fenced property lines.<br />

The Sellers are selling <strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong><br />

<strong>Subdivision</strong> in its “as is-where is” condition which<br />

includes the location of the fences as they now<br />

exist. Boundaries shown on any accompanying<br />

maps are approximate. The maps are not to scale<br />

and are for visual aid only. The accuracy of the<br />

maps and information portrayed thereon is not<br />

guaranteed nor warranted.<br />

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Located about ten minutes from the Property, the Yellowstone River is a well-documented and prized trout fishery enjoyed by anglers throughout the<br />

world. During times when the Yellowstone is not fishable due to seasonal spring runoff, the Property provides easy access to the famous private spring<br />

creeks in Paradise Valley.<br />

The Yellowstone Region is renowned worldwide for its fly fishing, whether on high-mountain lakes and ponds, spring creeks or floating down the<br />

Yellowstone River. One of the most scenic<br />

areas of Montana, fishing for avid anglers is<br />

exceptional. With a backdrop of snow-capped<br />

peaks in every direction, the Yellowstone<br />

River provides consistently changing eddies,<br />

riffles and deep pockets to explore. Anglers<br />

cast nymphs, dries or streamers in hopes<br />

of landing a native Yellowstone cutthroat,<br />

rainbow, brown trout or the prolific native<br />

mountain whitefish. It is one of the seminal<br />

experiences in fly fishing to catch the famous<br />

‘Mother’s Day Caddis’ or salmon fly hatches<br />

on the Yellowstone when they happen to<br />

coincide with fishable water conditions in<br />

early May and late June.<br />

In addition to the untamed waters of the<br />

Yellowstone River, there is a lifetime of<br />

exceptional area waters to explore. The<br />

Shields, Boulder, Stillwater, Gallatin and the<br />

world-famous Paradise Valley spring creeks<br />

are all just a short drive away. Armstrong’s,<br />

DePuy’s and Nelson’s spring creeks offer<br />

consistent water temperatures and constant<br />

flows to create an ultimate breeding ground<br />

for the aquatic insects on which trout thrive.<br />

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<br />

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,<br />

Firehole, Gibbon and Lamar. You would be hard pressed to find a base location that provides more exceptional fishing opportunities within an easy<br />

day trip.<br />

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Park County and the Paradise Valley are renowned for its multitude of recreational activities. In addition to fly fishing on the Yellowstone River,<br />

whitewater rafters and kayakers take advantage of the rapids in the Yankee Jim Canyon. With over 700 miles of trails in the Absaroka-Beartooth<br />

Wilderness, hiking, camping and horse-pack trips are infinite. The geo-thermal features, awe-inspiring waterfalls and natural beauty and history of<br />

Yellowstone National Park is less than an hour from the Property and allows for a lifetime of exploration.<br />

The winter activities within<br />

close proximity to the<br />

Property are very diverse.<br />

There are multiple downhill<br />

ski and snowboard areas as<br />

well as Nordic-skiing trails to<br />

explore. Bridger Bowl offers<br />

exceptional skiing on 2,000<br />

skiable acres and a 2,700-foot<br />

vertical rise. Bridger Bowl<br />

offers a wide variety of terrain<br />

including long slopes, glades,<br />

chutes, gullies, and the famed<br />

hiking access to the Ridge.<br />

Just north of Bridger Bowl,<br />

Crosscut Mountain Sports<br />

Center offers 45 kilometers of<br />

groomed Nordic-skiing trails.<br />

Situated on private and Forest<br />

Service lands, the scenic trail<br />

system covers terrain well<br />

suited to all levels of ability.<br />

About an hour and a half<br />

from the Property, Big Sky<br />

Resort offers access to “The<br />

Biggest Skiing In America”<br />

with 5,800 skiable acres and<br />

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<br />

Mammoth Hot Springs, or guided snowmobile tours through Yellowstone National Park provide boundless winter adventures. Or simply relax in the<br />

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<br />

short 10-minute drive from the Property, and the vibrant university town of Bozeman is about 35 miles away.<br />

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For additional information regarding the water rights, please contact the Swan Land Company Bozeman Office at 406.522.7342.<br />

Water Right Priority Date Use Source<br />

43B 32995 00 1912-12-31 Stock Spring, Unnamed Trib of Billman Creek<br />

GWIC ID Date Completed Site Type Use Depth<br />

315455 2021-07-08 Well Domestic 160 ft<br />


Water rights in the Yellowstone River Basin<br />

(Basin 43B) are currently going through readjudication<br />

with the Montana Water Court,<br />

and as a result of that process, some water<br />

rights may be changed as to validity, amount,<br />

priority date, place of use and other changes<br />

the Court may decide. The Seller has<br />

made all filings currently required and will<br />

transfer the water rights as they currently<br />

stand with no warranty, as is common in<br />

real estate transactions in Montana pending<br />

completion of Montana’s general stream<br />

adjudication process. All water rights and<br />

water-right claims appurtenant to and for<br />

the benefit of the Property will be conveyed<br />

to the Buyer at closing of a sale.<br />

— 12 —


The elevation gain on the Property is about 520 feet, with the lowest around 4,820 feet on the northern portion along Billman Creek gradually rising to<br />

the highest point around 5,340 feet above sea level on the southwest corner of the Property.<br />

The average annual precipitation is approximately 16″ inches. Located in the USDA Hardiness Zone 4, the average growing season of the area is<br />

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.<br />

Average high temperatures in June, July and August range from 73° to 80° Fahrenheit. In December, January and February average high temperatures<br />

are between 33° and 39°.<br />

Summer average minimum temperatures range from 44° to 48°. Winter average minimum temperatures are typically between 14° and 18°. There is<br />

plenty of sunshine throughout the year.<br />

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<strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong> <strong>Subdivision</strong> is truly a unique retreat. A new owner has the option of building their own home and selling the four remaining<br />

lots or just build a home and enjoy the privacy and solitude that this property offers with close proximity to Bozeman and Livingston. Billman Creek<br />

provides a small fishery and the necessary water for the numerous different types of wildlife that frequent the Property.<br />

— 14 —


<strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong> <strong>Subdivision</strong>, as previously described herein, is offered at US $2,995,000.00 Cash or Terms acceptable solely at the<br />

discretion of the Seller. The conditions of sale are as follows:<br />

1. All Prospective Buyers must demonstrate to the satisfaction of the Seller’s absolute financial capability to purchase the Property prior<br />

to scheduling an inspection of the Property;<br />

2. Earnest money deposit will be due upon completion of a fully executed contract, and all earnest money deposits will be held in escrow<br />

by First American Title Company of Livingston;<br />

3. The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any<br />

lender will be at Buyer’s expense. Title to the real property will be conveyed by a warranty deed;<br />

4. All of the water right claims controlled by the Property will be transferred to the Buyer at Closing;<br />

5. Buyers’ Brokers are welcomed and invited to contact listing broker David Lowry in our Bozeman Office for information regarding<br />

Cooperation Policies.<br />

The Sellers reserve the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the<br />

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<br />

which the Sellers may acquire.<br />

This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Sellers.<br />

Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general<br />

guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Swan<br />

Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.<br />

— 15 —

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the<br />

sale of <strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong> <strong>Subdivision</strong>. Since 2002, we have focused on the brokerage of significant<br />

ranches, farms and recreational properties throughout the Rocky Mountain West.<br />

This Offering is based on information believed to be correct; however, it is subject to errors, omissions,<br />

prior sale and change or withdrawal without notice. Information contained herein has been provided by the<br />

Sellers or obtained from other sources deemed reliable. The Agent does not, however, guarantee accuracy<br />

and recommends that any Prospective Buyer conduct an independent investigation.<br />

For more information or to make an appointment to inspect the Property, please call:<br />

Swan Land Company<br />

1185 North 14th Avenue – Suite One<br />

Bozeman, Montana 59715<br />

Office 406.522.7342<br />

Toll Free 866.999.7342<br />

www.swanlandco.com<br />

David Lowry<br />

Broker<br />

Mobile 406.459.8060<br />

david@swanlandco.com<br />

A 48-hour notice is requested to make proper arrangements for an inspection of <strong>Stafford</strong> <strong>Meadows</strong> <strong>Minor</strong><br />

<strong>Subdivision</strong>.<br />

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Bozeman<br />

Livingston<br />

<strong>Stafford</strong> <strong>Meadows</strong><br />

<strong>Minor</strong> <strong>Subdivision</strong>

Genuine. Devoted. Proven.<br />


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