Stafford Meadows Minor Subdivision Brochure

STAFFORD MEADOWS MINOR SUBDIVISION
LIVINGSTON, MONTANA | PARK COUNTY
LISTED EXCLUSIVELY BY

TABLE OF CONTENTS
INTRODUCTION1
LOCATION & ACCESS2-3
PHYSICAL DESCRIPTION, IMPROVEMENTS
& INFRASTRUCTURE 5
UTILITIES & SERVICES9
REAL ESTATE TAXES9
FENCES & BOUNDARY LINES 9
MINERAL RIGHTS9
FISHING & HUNTING 10
AREA RECREATION11
WATER RIGHTS 12
ELEVATION & CLIMATE 13
SUMMARY STATEMENT 14
OFFERING PRICE & CONDITIONS OF SALE15
CONTACT INFORMATION 16
MAPS17-19

INTRODUCTION
Stafford Meadows Minor Subdivision, conveniently located only 10 minutes to Livingston and 20 minutes to Bozeman, is a 285-acre development with
five lots that provide numerous different opportunities for a new owner. The largest lot, which is 125 acres, has Billman Creek traversing through it,
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.
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
infrastructure is in place with buried electricity to each of the lots and excellent roads developed with fire turnouts throughout. One might also choose
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
Mountains, the views are endless. Close to Yellowstone International Airport, Yellowstone River, Yellowstone National Park, Bridger Bowl, and Big
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
individual parcels.
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LOCATION & ACCESS
The Subdivision 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
and about a 20-minute drive east of Bozeman.
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 Property. 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.
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LOCATION & ACCESS
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. Located just a few miles from the Property, the hospital is 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.
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 Property 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 Property. Mission Field (LVM) in Livingston 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 Property and offers a similar complement of direct commercial flights to regional airports.
Approximate driving distances to other cities and area attractions from the Stafford Meadows Minor Subdivision are as follows:
Livingston
6.5 miles
Bozeman
20.5 miles
Bozeman Yellowstone International Airport
29.4 miles
Bridger Bowl Ski Area
23 miles
Big Sky Ski Resort
73 miles
Yellowstone National Park North Entrance
59 miles
Billings
121 miles
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PHYSICAL DESCRIPTION, IMPROVEMENTS & INFRASTRUCTURE
Stafford Meadows Minor Subdivision is a 285-acre development with five lots. The infrastructure is already in place with buried electricity to each lot
and excellent gravel roads developed with fire turnouts throughout. Located on the north side of the development, the largest lot, which is 125 acres,
has a nice riparian corridor following Billman Creek which traverses the lower end of the property right below the cabin, plus a developed spring
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.
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,
scattered evergreens, sagebrush and rock outcroppings interspersed. The Property is perimeter fenced with some cross fencing. A small cabin located
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
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
were engineered and built properly with winter access in mind.
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UTILITIES & SERVICES
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
and internet. Cellular coverage via Verizon is available throughout the Property.
The real estate taxes for 2021 were approximately $564.00.
REAL ESTATE TAXES
MINERAL RIGHTS
The Seller will convey with the Subdivision 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 Property.
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 Stafford Meadows Minor Subdivision. 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 Stafford Meadows Minor
Subdivision 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.
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FISHING & HUNTING
Located about ten minutes from the Property, the Yellowstone River 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 Property provides easy access to the famous private spring
creeks in Paradise Valley.
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.
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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 Property and allows for a lifetime of exploration.
The winter activities within
close proximity to the
Property 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 Property, 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 Property, and the vibrant university town of Bozeman is about 35 miles away.
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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 Use Source
43B 32995 00 1912-12-31 Stock Spring, Unnamed Trib of Billman Creek
GWIC ID Date Completed Site Type Use Depth
315455 2021-07-08 Well Domestic 160 ft
WATER RIGHT ADJUDICATION
Water rights in the Yellowstone River Basin
(Basin 43B) are currently going through readjudication
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 Property will be conveyed
to the Buyer at closing of a sale.
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ELEVATION & CLIMATE
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
the highest point around 5,340 feet above sea level on the southwest corner of the Property.
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.
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SUMMARY STATEMENT
Stafford Meadows Minor Subdivision is truly a unique retreat. A new owner has the option of building their own home and selling the four remaining
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
provides a small fishery and the necessary water for the numerous different types of wildlife that frequent the Property.
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OFFERING PRICE & CONDITIONS OF SALE
Stafford Meadows Minor Subdivision, as previously described herein, is offered at US $2,995,000.00 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 Property prior
to scheduling an inspection of the Property;
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 Property will be transferred to the Buyer at Closing;
5. Buyers’ Brokers are welcomed and invited to contact listing broker David Lowry 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.
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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 Stafford Meadows Minor Subdivision. 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 Property, 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
David Lowry
Broker
Mobile 406.459.8060
david@swanlandco.com
A 48-hour notice is requested to make proper arrangements for an inspection of Stafford Meadows Minor
Subdivision.
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STAFFORD MEADOWS
MINOR SUBDIVISION

Bozeman
Livingston
Stafford Meadows
Minor Subdivision

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