McGuire Spring Creek Ranch Offering Brochure

FISHING ON BUCKINGHAM RESERVOIR

INTRODUCTION
P
rivacy, expansive Montana views,
a meandering spring creek and
trout-filled reservoir on over 3,843±
deeded acres – this is McGuire
Spring Creek Ranch.
Tucked inconspicuously in a secluded valley just
20 minutes north of White Sulphur Springs sits
a very special ranch in a very special Montana
location. The rolling hillsides of native pasture
transition to draws, patches of timber and
springs all of which attract passing wildlife to
the ranch. Spring Creek meanders through the
lush creek bottom meadows while views of high
alpine peaks of the nearby Big Belt Mountains
dominate the landscape. Spring Creek feeds
Buckingham Reservoir, a private 10± acre fishing
retreat teeming with feisty rainbows. The
contiguous 3,843± deeded acres of the ranch
allow for numerous hunting opportunities or
the ability to enjoy a small livestock operation
utilizing the native pasture and the irrigation
rights along the creek bottom. A modest
existing ranch home, and a small set of working
corrals & outbuildings provide a base from
which to retreat and design improvements
tailored to the next fortunate owner’s taste.
McGuire Spring Creek Ranch, which has not
been offered on the market in over 60 years,
possesses the rare combination of having
multiple recreational amenities, excellent water
resources and exceptional privacy – all within a
short drive to the community and services of
White Sulphur Springs, within 30 minutes of
Showdown Ski Area and under 2 hours from
Bozeman and Livingston. An extraordinary
Montana ranch ownership opportunity exists
at McGuire Spring Creek Ranch.
“We always look forward to approaching the main gate and seeing
that first zing of blue that exemplifies the mountain bluebird –
spring has arrived on the ranch!”
- mcguire family -

TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 3
ELEVATION & CLIMATE 4
IMPROVEMENTS 6
RANCH WILDLIFE, FISHING & HUNTING 7
AREA RECREATION 8
AREA HISTORY 9
UTILITIES & SERVICES 10
REAL ESTATE TAXES 10
MINERAL RIGHTS 10
FENCES & BOUNDARY LINES 11
WATER RIGHTS 12
SUMMARY STATEMENT 13
OFFERING PRICE & CONDITIONS OF SALE 14
RANCH & AREA MAPS 15-17
CONTACT INFORMATION 18

HAY MEADOWS ALONG SPRING CREEK

LOCATION & ACCESS
M
cGuire Spring Creek Ranch is located an easy 12-mile
drive north from downtown White Sulphur Springs via
Highway 360 to Highway 259 and just north of Newlan
Creek Reservoir. The ranch may also be accessed via
Highway 89 to Highway 259 Newlan Creek Road.
White Sulphur Springs preserves the desirable quality of small-town
Montana while offering residents all the necessary amenities & services
including the famous natural mineral hot springs. The larger communities
of Livingston and Bozeman are just under 2 hours away. Recreational
opportunities are abundant in summer and winter with downhill skiing,
snowmobiling, fishing, hiking, and hunting being readily accessible.
The ranch is easily accessed via several main highway routes and from
nearby airports: Bozeman, MT – Bozeman Yellowstone International Airport
(2 hours) and the private airfield in White Sulphur Springs.
Recently upgraded, Bozeman Yellowstone International Airport at Gallatin
Field in Belgrade (BZN) offers several full service FBOs, including the
Yellowstone Jet Center, and excellent commercial services through Alaska,
Allegiant, American, Delta, Frontier, Southwest, JetBlue, Sun Country,
and United Airlines. One of the busiest passenger airports in the Pacific
Northwest, and the busiest in the state of Montana, BZN offers direct
flights to 25 major airports around the nation including direct flights to
the West Coast, East Coast, Texas, the Southeast, and Florida.
Approximate distances to other cities and attractions are as follows:
Downtown White Sulphur Springs
Camp Baker on the Smith River
Showdown Ski Area
Bridger Bowl Ski Area
Livingston, MT
Helena, MT
Bozeman, MT
Bozeman-Yellowstone International Airport
Yellowstone National Park – N Entrance
Big Sky Resort
12 miles
27 miles
33 miles
78 miles
86 miles
89 miles
93 miles
101 miles
140 miles
144 miles
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MAIN RANCH ENTRANCE

PHYSICAL & OPERATIONAL DESCRIPTION
DEEDED ACREAGE & RANCH AMENITIES:
• 3,843± deeded acres
• 3.34± miles of McGuire Spring Creek
• 10.26± acre Buckingham Reservoir
• Mixed topography of riparian area, open meadows, and timber with a mixture of pines, aspen, and cottonwoods
M
cGuire Spring Creek Ranch sits in an exceptionally private
valley yet with easy access to a maintained county gravel
road – no other structures or neighbors are readily visible
from the majority of the ranch. Views extend to the
horizon past the ranch boundaries across the neighboring large ranches
to the distant mountains. Mountains surround the ranch from the Little
Belts in the Lewis and Clark National Forest to the north of the ranch to
the Big Belts to the southwest – Baldy and the Twin Sisters peaks are easily
seen from headquarters. The ranch landscape is predominantly rolling
pasture with native grasses and sagebrush punctuated with draws, gullies,
and pockets of timber. The varied topography gently slopes from the ranch
entry gate into the riparian creek bottom below via a well-maintained gravel
road that leads to ranch headquarters. The riparian area is populated with
willows and grasses which grow thick in the sub-irrigated meadows along
the spring creek. Two DNRC irrigation rights allow for flood irrigation on
the creek meadows. The land gains elevation to the north heading away
from the headquarters area towards the Rabbit Creek drainage. Rabbit
Creek is spring fed with varied seasonal flows and provides stock water
on the upper acreage for summer grazing.
The ranch has historically been used as a spring calving area and for spring
and summer grazing pasture. It is estimated by the seller that the ranch
could support approximately 100-120 head year-round.
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ELEVATION & CLIMATE
The elevation gain on the ranch is little over 1,000 feet, with
the highest point around 6,000 feet above sea level on the
northern boundary of the ranch and the lowest around 4,980
feet on the southwest portion along the Spring Creek. The
improvements sit at about 5,187 feet.
The average annual precipitation is approximately 13 inches with the
majority falling in May and June. Located in the USDA Hardiness Zone
4a, the average growing season of the area is approximately 86 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 71° to 81°
Fahrenheit. Summer average minimum temperatures range from 43° to
48°. In December, January, and February, average high temperatures are
between 33° and 37°. Winter average minimum temperatures are typically
between 12° and 15°. There is plenty of sunshine with an average of 185
sunny days throughout the year.
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IMPROVEMENTS
Ranch Headquarters’ main improvement is a modest 1,700
square foot, 3-bedroom, 1-bath ranch house originally built
in 1880, which has been added on to over the years. A gas
insert fireplace and electric baseboard are the principal heat
sources for the home. A primary garage/shop (23' x 31') is situated next to
the main house and several additional outbuildings and sheds are nearby
at the working corrals.
The small set of working corrals is in good condition and just a short
distance to the southeast of the main house. The existing improvements
could either be utilized as-is, or easily expanded depending on the desire
of the next owner.
Additional buildings include:
Corral Shed 18' x 45'
Loafing Shed 14' x 24'
Small Shop 20' x 18'
Calving Shed 60' x 30'
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RANCH WILDLIFE,
FISHING & HUNTING
R
ecreational opportunities on the ranch itself are numerous
including hunting, fishing, and enjoyment of the wildlife that
passes through the ranch. Wildlife is naturally drawn to the
ranch and on the banks of Spring Creek, you can often see
bears, elk, mule deer, antelope, coyotes, and foxes. The reservoir and ranch
topography attract several species of birds including mountain bluebirds,
hawks, ducks, geese, and osprey.
Approximately one mile to the east of headquarters is Buckingham
Reservoir. This reservoir, established in the 1930s by the Buckingham
family, is approximately 10.26± acres, over 25-feet deep and is fed by
Spring Creek providing cold, clean water for the established fishery of
Kamloops rainbows and the occasional brook trout with fish averaging
10” to 20” with some over 2 lbs. Kamloops are known for growing large
quickly and being a very fun and hard-fighting sport fish. This is the kind
of lake where kids and adults can catch their first fish on a dry fly but the
experienced fisherman will not be disappointed. When the fishing slows,
take time to pick the gooseberries along the banks of the reservoir – they
make a “mean” jelly according to the owners.
The hunting and fishing on the ranch itself is of high quality and has
historically been leased to local outfitters - this arrangement could be
extended or adjusted depending on the plans of the next owner.
The ranch is located in hunting District 416 for deer and elk. Additional
information and hunting regulations can be found on the Montana Fish,
Wildlife & Parks website www.fwp.mt.gov.
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AREA RECREATION
R
ecreational options are abundant
around White Sulphur Springs.
Located in the heart of the Lewis
and Clark National Forest, the area
is characterized by flat glaciated
planes, expansive river valleys and mountain
peaks brimming with forests. Whether you want
to be active, relaxing or somewhere in between,
the access to many forms of recreational
opportunities is practically unlimited.
Downhill skiing at Showdown Ski Area, Montana’s
oldest ski area is just a half-hour away in the Little
Belt Mountains. Known for its all-natural snow
and few crowds, the vertical drop is 1,400 feet
and the runs provide skiing for many abilities.
The lodge offers ski and snowboard equipment
rental, dining, coffee bar and a lounge. The area
also has excellent snowmobile and cross-country
ski trails.
The Smith River, which originates in the Castle
Mountains, flows southwest past White Sulphur
Springs and ends as a tributary of the Missouri
River. Known for its spectacular float trips
and fishing, the Smith River State Park is only
accessible via a permit due to its popularity.
The float begins at nearby Camp Baker and
continues for 59 miles through canyons and
beautiful scenery to the takeout at Camp Eden.
Newlan Creek Reservoir is located just down the
road from the ranch providing a larger reservoir
recreational experience. The 265-acre reservoir
attracts anglers with rainbow and brook trout
while boating enthusiasts utilize the reservoir
for water-skiing and sailing.
The White Sulphur Hot Springs is conveniently
located on Main Street in the heart of White
Sulphur Springs. The hot springs boast three
hot springs as well as a motel for guests traveling
from out of town. The facility is open daily yearround
and offers a 30-foot by 35-foot outdoor
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pool, a 10-foot by 15-foot indoor hot pool as
well as a new outdoor pool which maintains a
temperature of approximately 103 degrees.
The immediate area has many hiking and biking
trails for various abilities as well as campgrounds.
A forest service office is situated in White Sulphur
Springs and is equipped with maps of locations
and current information.
The town offers a wide range of outdoor concerts,
seasonal festivals, and sport competitions to
pass the time. One festival that has grown in
recent years is the annual Red Ants Pants musical
festival which usually occurs at the end of July
and takes place in a pasture just outside of the
city limits. Vendors and musicians come from far
and near to perform and sell their goods. The
non-profit foundation is dedicated to women’s
leadership, working family farms and ranches,
and rural communities. Revenues are used to
fund community grants and other local programs.

AREA HISTORY
In the pre-European settlement era, the location known today as
White Sulphur Springs was well-used by Native American Indians
and referred to as the Valley of Peace. Crow Chief Plenty Coups
recalled pilgrimages by warriors to the medicinal mud baths. The
area was sought after as a place of peace, rest, and healing. The nearby
Smith River was said to be used as a passage route or travel corridor by
early settlers.
The name went from Trinity Springs to Brewers Springs. James Scott Brewer
laid claim to the thermal springs while passing through the Carroll Trail in
stagecoaches when he realized it was a perfect place to rest, calling the
name of the stop Brewers Springs. When Major R.C Walkers purchased half
of the interest, the location became a business endeavor. After the pool
was developed, a bathhouse, cabins and a stable followed. The destination
was frequented by adventurous travelers and the men stationed at Camp
Baker, an U.S. Army outpost. Later the name was changed to White Sulphur
Springs to describe the white deposits that are left by the hot water that
bubbles in the area.
The beautiful location of White Sulphur Springs, nestled in between the
Little Belt Mountains, Big Belt Mountains, and the Castle Mountains was a
vibrant place for agriculture, ranching, farming, and mining. Prospectors
found the surrounding mountains rich in lead, copper, silver, gold, and other
valuable minerals. It was not long until the area became a central trading
spot. As mining took center stage, the financial progressions resulted in
the county seat being moved from Diamond City to White Sulphur Springs
by a general election.
The city of White Sulphur Springs remains as a focal point of the county
continuing with its agricultural roots to this day.
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UTILITIES & SERVICES
Northwestern Energy supplies power via overhead lines that enter the property
from the southwest.
Triangle Communications provides landline phone and fiber internet. For additional
internet and television options, buyer may want to investigate satellite providers.
Cellular coverage delivered by Verizon is minimal throughout the ranch but
can be accessed via wi-fi at headquarters and the corrals.
The propane tank is owned and can be filled by providers in the area.
Stock water is produced by a combination of surface water, springs & reservoirs.
MINERAL RIGHTS
The seller will convey with the ranch 100% of whatever mineral, oil, gas, geothermal,
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.
REAL ESTATE TAXES
The real estate taxes for 2022 were approximately $3,779.18
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RABBIT CREEK
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 McGuire Spring Creek 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.
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WATER RIGHTS
According to the Department of Natural Resources and
Conservation, McGuire Spring Creek Ranch owns the following
water rights. For additional information regarding the water
rights, please contact the Swan Land Company Bozeman
Office at 406.522.7342.
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. This water district is currently under the Preliminary-
Temporary Decree as classified by the Department of Natural Resources
and Conservation (DNRC). 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. All water rights appurtenant to and for
the benefit of the ranch will be conveyed to the Buyer at closing of a sale.
IRRIGATION RIGHTS
WATER RIGHT PRIORITY DATE FLOW
(CFS)
ACRES
VOL
(AF)
POD
COUNT
POU
COUNT
POU
COUNT
USES
SOURCE
41J 128612 00
41J 205746 00
1894.11.27
1936.06.01
5 186
186
0
71
5
1
4
4
4
4
Irrigation
Irrigation
SPRING CREEK
SPRING CREEK
STOCK RIGHTS
WATER RIGHT PRIORITY DATE FLOW (CFS) VOL (AF) POD COUNT POU COUNT POU COUNT
USES
SOURCE
41J 30123275 41J
30123276 41J
38239 00
1940.01.01
1940.01.01
1981.11.12 0.02
0
0
1.62
4
2
1
4
2
1
4
2
1
Stock
Stock
Stock
SPRING CREEK
RABBIT CREEK
GROUNDWATER
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SUMMARY STATEMENT
M
cGuire Spring Creek Ranch is the classic end-of-the-road
ranch that feels like it is the most private ranch in Montana
yet is only 12 miles from White Sulphur Springs and still
under 2 hours from Bozeman. Comprised of over 3,843±
contiguous deeded acres, the ranch lends itself to multiple options for the
next owner, be it sporting and recreational pursuits, ranching or executive
retreat. The ranch benefits from the extensive water resources of Spring
Creek, Buckingham Reservoir, several springs, and Rabbit Creek while the
varied terrain provides cover for wildlife. Many ranches claim to be the
perfect ranch in the “last best place”, but McGuire Spring Creek Ranch
delivers that rare combination of privacy, space, live-water, wildlife and
location.
“At the ranch, you are completely removed from city light pollution,
and standing out in front of the house gazing upward on a dark,
clear evening can certainly change your perspective on things.”
- mcguire family -
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OFFERING PRICE & CONDITIONS OF SALE
McGuire Spring Creek Ranch, as Previously Described Herein, is offered at $9,950,000.00. The Conditions of Sale Are as Follows:
1. All offers to purchase, or letters of intent must be in writing and
accompanied by earnest money made payable to the escrow
account of Sky Peak Title & Escrow, LLC., White Sulphur Springs;
2. Earnest money deposits will be placed in escrow with Sky Peak
Title & Escrow, LLC., White Sulphur Springs, which will then place
the funds with local banks at nominal rates of interest accruing
to the benefit of the Buyer until Closing, should the appropriate
paperwork be completed;
3. All Prospective Buyers must demonstrate to the satisfaction of
the Listing Agent the financial capability to purchase the Ranch
prior to scheduling a personal tour of the Ranch;
4. The Sellers will provide and pay for a standard owner’s title
insurance policy. Title to the real property will be conveyed by a
limited warranty deed;
5. All of the appurtenant water rights controlled by the Ranch will be
transferred to the Buyer at Closing, and all of the mineral rights
which the Sellers actually own will be conveyed to the Buyer at
Closing;
6. Buyers’ Brokers are welcome and invited to contact Stephen
Leibinger with Swan Land Company for additional information
and to set up a private Ranch tour.
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, hunting districts and regulations, 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.
To learn more and view additional images and ranch video,
visit www.swanlandco.com/properties/mcguire-spring-creek-ranch-expansive-montana-ranch/.
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MCGUIRE SPRING CREEK RANCH
White Sulphur Springs, MT
— 15 —

BUCKINGHAM
RESERVOIR
NEWLAN CREEK
RESERVOIR
— 16 —

— 17 —

CONTACT INFORMATION
Swan Land Company has been authorized by
the Sellers to act as their Exclusive Real Estate
Broker on the sale of McGuire Spring Creek
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.
A 48-hour notice is requested to make proper
arrangements for an inspection of McGuire
Spring Creek Ranch.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
INSPECT THE PROPERTY, PLEASE CALL STEPHEN LEIBINGER.
STEPHEN LEIBINGER
SALES ASSOCIATE
SWAN LAND COMPANY
1185 NORTH 14TH AVENUE – SUITE ONE
BOZEMAN, MONTANA 59715
406.451.1188
STEVE@SWANLANDCO.COM
OFFICE 406.522.7342 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
PROUDLY SERVING
MONTANA WYOMING COLORADO NEBRASKA UTAH IDAHO
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