Tongue River Ranch - Pfister Land Company, LLC
Tongue River Ranch - Pfister Land Company, LLC
Tongue River Ranch - Pfister Land Company, LLC
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<strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong><br />
Rosebud County, Montana
INTRODUCTION<br />
The <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong> represents 2,000+/- deeded acres located on the famous <strong>Tongue</strong> <strong>River</strong>,<br />
between the towns of Ashland and Birney, in Rosebud County, Montana. With over four miles of the<br />
<strong>Tongue</strong> <strong>River</strong> serving as the west boundary to the property, it is a haven for wildlife. Heavily treed<br />
along the river, the ranch provides excellent habitat for a variety of wildlife, including Whitetail and<br />
Mule Deer, Ringneck Pheasant, Wild Turkey, and an abundance of waterfowl. The river holds a<br />
diversity of fish species, such as Channel Catfish, Sauger, Shovelnose Sturgeon, Smallmouth Bass, and<br />
Walleye. There are approximately 300<br />
acres of sub-irrigated hay fields<br />
mending the river banks. The east side<br />
of the ranch comprises more<br />
stereotypically “old west” topography.<br />
With rugged pine ridges, rocky<br />
outcroppings, native plains grasses, and<br />
sagebrush draws, this portion of the<br />
ranch provides a sanctuary for Mule<br />
Deer and upland game birds. On the<br />
south border of the ranch lies the Custer<br />
National Forest which is the largest<br />
block of federally owned land in eastern<br />
Montana. The <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong> is a<br />
unique offering that brings together a<br />
variety of western landscapes and<br />
features.<br />
LOCATION AND ACCESS<br />
The <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong> is located six<br />
miles south of Ashland, MT and 16<br />
miles north of Birney, MT on the<br />
<strong>Tongue</strong> <strong>River</strong> Rd. The ranch is easily<br />
accessed off Montana State Highway<br />
212, by turning south out of Ashland on<br />
the <strong>Tongue</strong> <strong>River</strong> Rd. and traveling six<br />
miles up the river. The roads accessing<br />
the ranch are state and county<br />
maintained.<br />
• 125 miles to Billings, MT<br />
• 120 miles to Miles City, MT<br />
• 80 miles to Hardin, MT<br />
• 80 miles to Sheridan, WY<br />
• 50 miles to Broadus, MT<br />
• 16 miles to Birney, MT<br />
• 6 miles to Ashland, MT<br />
www.pfisterlandco.com<br />
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SIZE AND DESCRIPTION<br />
The <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong> consists of 2,000+/- deeded acres located in the <strong>Tongue</strong> <strong>River</strong> Valley of Rosebud<br />
County, Montana. The ranch offers unique diversity, with river bottom riparian features on the west side<br />
of the ranch, to a higher elevation mountainous topography on the east side. The land conveniently<br />
divided by the county maintained <strong>Tongue</strong> <strong>River</strong> Road, gives good year-round accessibility to both areas of<br />
the ranch. With approximately 4 miles of the <strong>Tongue</strong> <strong>River</strong> serving as the west boundary, the ranch has<br />
excellent fishing for Channel Catfish, Sauger, Shovelnose Sturgeon, Smallmouth Bass, and Walleye. The<br />
ranch also provides excellent hunting for<br />
Pheasant, Grouse, Mule and Whitetail deer,<br />
Antelope, waterfowl and Merriam Turkey. The<br />
general area surrounding the property includes<br />
similar ranches and farms, and the <strong>Tongue</strong><br />
<strong>River</strong> <strong>Ranch</strong> borders the Custer National<br />
Forest on the south end.<br />
SHARPTAIL GROUSE ON THE RANCH<br />
IMPROVEMENTS<br />
There are two residence locations on the<br />
ranch, one with a newer mobile home and a<br />
metal shop, and the other with two older<br />
homes and outbuildings. <strong>Tongue</strong> <strong>River</strong><br />
<strong>Ranch</strong> offers numerous homestead sites with<br />
beautiful, panoramic views of the area<br />
mountains and the lush river bottom below.<br />
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TONGUE RIVER RANCH MULE DEER
COMMUNITY AMENITIES<br />
The town of Ashland, population approximately 453, is deeply rooted in its western heritage and serves<br />
as the regional center of a larger ranching community. Everything most people need for everyday living<br />
is available in Ashland. Ashland also has a post office, park, restaurants, medical clinic, excellent EMT<br />
service, hardware store, volunteer fire department, outdoor arena and community center with fitness<br />
center, motels, gas stations, museum and a public library. Ashland is just 2 hours away from Billings,<br />
MT where you can find an international air service, shopping, entertainment, restaurants, and excellent<br />
medical facilities. Ashland, Montana is located along U.S. Highway 212, the shortest route between the<br />
Black Hills and Yellowstone National Park. Nestled between the Cheyenne Indian Reservation to the<br />
west, and the Custer National Forest to the east, it is located on the <strong>Tongue</strong> <strong>River</strong>. Ashland is cattle<br />
country and is also the headquarters for one ranger district of the Custer National Forest.<br />
MINERAL RIGHTS<br />
There has not been a mineral rights search completed on the <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong>. Owners of the ranch<br />
believe to own some of the properties mineral rights, and will transfer ½ of their mineral rights, currently<br />
in their possession, to the buyer.<br />
VIEWING THE EASTSIDE OF THE TONGUE RIVER RANCH<br />
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WATER RIGHTS<br />
All water rights appurtenant to the <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong> will transfer to the buyers of the property. At<br />
present time a water rights search has not been performed on the ranch. There are approximately 4 miles<br />
of the <strong>Tongue</strong> <strong>River</strong> flowing on the West side of the ranch. Along the river, the approximate 300 acres of<br />
fields have been naturally sub-irrigated and used for hay production and cattle pasture. The fields are a<br />
grass, alfalfa grass mix, and with new tillage and seeding could be increased in production. There are 4<br />
water wells distributed on the ranch. Owners represent that there are two wells approximately 80 feet<br />
deep, at the main ranch residence, one that is<br />
in use, and at the second residence location<br />
there is a free flowing artesian well that is<br />
approximately 400 feet deep. There is also a<br />
well on the east side of the ranch.<br />
FREE FLOWING ARTESIAN WELL<br />
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VIEW OF TONGUE RIVER
RECREATIONAL RESOURCES<br />
The <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong> offers a variety of wildlife including Mule Deer, Whitetail, Antelope, Pheasant,<br />
Grouse, Partridge, Bobcats, and occasionally, Mountain Lions. With the <strong>Tongue</strong> <strong>River</strong> flowing the west<br />
boundary of the ranch, it offers exceptional fishing and river bottom, riparian habitat. The ranch borders<br />
the Custer National Forest to the South, which offers over one million acres of scenic recreational lands<br />
available for public use. The recreational amenities near and on the property include the following:<br />
• Hunting<br />
• Golfing<br />
• Fly Fishing<br />
• Canoeing, boating & swimming<br />
• Four-wheeling<br />
• Snowmobiling<br />
• Camping<br />
• Cross-country skiing<br />
• Rock Climbing<br />
GEESE AND MULE DEER ON THE RANCH<br />
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• Hiking<br />
• Horseback riding<br />
• Mountain bike riding<br />
• Wildlife watching
TAXES<br />
The estimated Rosebud County real estate property taxes for 2008 were approximately $1,986.19<br />
LOOKING SOUTHEAST FROM THE EAST SIDE OF THE RANCH<br />
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OFFERING PRICE<br />
The <strong>Tongue</strong> <strong>River</strong> <strong>Ranch</strong> is being offered for $4,000,000 (Four Million Dollars), all cash, which equates to<br />
approximately $2,000 per deeded acre.<br />
CONDITIONS OF SALE<br />
The sellers shall require an all cash sale.<br />
I. All offers shall be:<br />
a. in writing,<br />
b. accompanied by an earnest money deposit check in the minimum amount of 5% of the<br />
offering price.<br />
II. All earnest money deposits will be deposited in the Listing Broker’s trust account.<br />
III. The sellers shall provide and pay for an Owner’s title insurance policy in full satisfaction of the<br />
negotiated purchase price.<br />
IV. Both buyer and seller shall be responsible for their own attorney’s fees.<br />
V. Closing costs are to be shared split equally by the buyer and seller.
FENCE AND BOUNDARY LINES<br />
The seller is making known to all potential purchasers there may be variations between the deeded<br />
property lines and the location of the existing fence boundary lines on the subject property. Seller makes<br />
no warranties with regard to location of the fence lines in relationship to the deeded property lines, nor<br />
does the seller make any warranties or representations with regard to specific acreage within the fenced<br />
property lines. Seller is selling the property in an “AS IS” condition which includes the location of the<br />
fences as they exist. Boundaries shown on any accompanying maps are approximate, based on the legal<br />
description. Maps are not to scale and are for visual aid only. The accuracy of the maps and information<br />
is not guaranteed.
TONGUE RIVER RANCH LOCATION MAP
TONGUE RIVER RANCH MAP
TONGUE RIVER RANCH SATELLITE MAP
<strong>Pfister</strong> <strong>Land</strong> <strong>Company</strong>, <strong>LLC</strong> is pleased to have been selected as the Exclusive Agent for the seller of this<br />
offering. All information has been obtained from sources deemed reliable by <strong>Pfister</strong> <strong>Land</strong> <strong>Company</strong>,<br />
<strong>LLC</strong>; however, the accuracy of this information is not guaranteed or warranted by either <strong>Pfister</strong> <strong>Land</strong><br />
<strong>Company</strong>, <strong>LLC</strong> or the sellers, and prospective buyers are charged with making and are expected to<br />
conduct their own independent investigation of the information contained herein. This offering is<br />
subject to prior sale, price change, correction or withdrawal without notice and any offer presented does<br />
not have to be accepted.<br />
For additional information or to schedule a showing, please contact:<br />
330 South Main Street · P.O. Box 338 · Buffalo, WY 82834<br />
307- 684-5201 Office · 307-684-9172 Fax<br />
www.pfisterlandco.com · info@pfisterlandco.com<br />
NOTES
RELATIONSHIPS IN REAL ESTATE TRANSACTIONS<br />
(COMBINED EXPLANATION AND DISCLOSURE)<br />
Definition of Terms and Description of Duties<br />
A "Seller Agent" is obligated to the Seller to:<br />
• act solely in the best interests of the seller;<br />
• obey promptly and efficiently all lawful instructions of the seller;<br />
• disclose all relevant and material information that concerns the real estate transaction and that is known to the seller<br />
agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a<br />
prior or existing agency relationship on the part of the seller agent;<br />
• safeguard the seller's confidences;<br />
• exercise reasonable care, skill, and diligence in pursuing the seller's objectives and in complying with the terms<br />
established in the listing agreement;<br />
• fully account to the seller for any funds or property of the seller that comes into the seller agent's possession; and<br />
• comply with all applicable federal and state laws, rules, and regulations.<br />
A "Seller Agent" is obligated to the Buyer to:<br />
• disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the<br />
seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the<br />
seller;<br />
• disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information<br />
regarding adverse material facts that concern the property;<br />
• act in good faith with a buyer and a buyer agent; and<br />
• comply with all applicable federal and state laws, rules, and regulations.<br />
A "Buyer Agent" is obligated to the Buyer to:<br />
• act solely in the best interests of the buyer;<br />
• obey promptly and efficiently all lawful instructions of the buyer;<br />
• disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer<br />
agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a<br />
prior or existing agency relationship on the part of the buyer agent;<br />
• safeguard the buyer's confidences;<br />
• exercise reasonable care, skill, and diligence in pursuing the buyer's objectives and in complying with the terms<br />
established in the Buyer/Broker agreement;<br />
• fully account to the buyer for any funds or property of the buyer that comes into the buyer agent's possession; and<br />
• comply with all applicable federal and state laws, rules and regulations.<br />
A "Buyer Agent" is obligated to the Seller to:<br />
• disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to<br />
perform on any purchase offer;<br />
• disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information<br />
regarding adverse material facts that concern the buyer;<br />
• act in good faith with a seller and a seller agent; and<br />
• comply with all applicable federal and state laws, rules and regulations.<br />
DUAL AGENCY IF A SELLER AGENT IS ALSO REPRESENTING A BUYER, OR A BUYER AGENT IS ALSO<br />
REPRESENTING A SELLER WITH REGARD TO A PROPERTY, THEN A DUAL AGENCY RELATIONSHIP MAY BE<br />
ESTABLISHED. IN A DUAL AGENCY RELATIONSHIP, THE DUAL AGENT IS EQUALLY OBLIGATED TO BOTH<br />
THE SELLER AND THE BUYER. THESE OBLIGATIONS MAY PROHIBIT THE DUAL AGENT FROM ADVOCATING<br />
EXCLUSIVELY ON BEHALF OF THE SELLER OR BUYER AND MAY LIMIT THE DEPTH AND DEGREE OF<br />
REPRESENTATION THAT YOU RECEIVE. A BROKER OR A SALESPERSON MAY NOT ACT AS A DUAL AGENT<br />
WITHOUT THE SIGNED, WRITTEN CONSENT OF BOTH THE SELLER AND THE BUYER.<br />
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Initial ______ ______
A "Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a buyer in the<br />
same manner as a buyer agent, except a dual agent:<br />
• has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any<br />
confidentiality considerations; and<br />
• may not disclose the following information without the written consent of the person to whom the information is<br />
confidential;<br />
(i) the fact that the buyer is willing to pay more than the offered purchase price;<br />
(ii) the fact that the seller is willing to accept less than the purchase price that the seller is asking<br />
for the property;<br />
(iii) factors motivating either party to buy or sell; and<br />
(iv) any information that a party indicates in writing to the dual agent is to be kept confidential.<br />
A "Statutory Broker" is not the agent of the Buyer or Seller but nevertheless is obligated to them to:<br />
• disclose to:<br />
(i) a buyer or a buyer agent any adverse material facts that concern the property and that are known to the<br />
statutory broker, except that the statutory broker is not required to inspect the property or verify any<br />
statements made by the seller; and<br />
(ii) a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern<br />
the ability of the buyer to perform on any purchase offer;<br />
• exercise reasonable care, skill, and diligence in putting together a real estate transaction, and<br />
• comply with all applicable federal and state laws, rules and regulations.<br />
An "Adverse material fact" means a fact that should be recognized by a broker or salesperson as being of enough significance as<br />
to affect a person's decision to enter into a contract to buy or sell real property and may be a fact that:<br />
(i) materially affects the value, affects structural integrity, or presents a documented health risk to occupants of the<br />
property; or<br />
(ii) materially affects the buyer's ability or intent to perform the buyer's obligations under a proposed or existing contract.<br />
"Adverse material fact" does not include the fact that an occupant of the property has or has had a communicable disease or<br />
that the property was the site of a suicide or felony.<br />
Relationship Disclosure/Consent<br />
The undersigned Broker or Salesperson hereby discloses the relationship as checked below, and the undersigned Seller or Buyer<br />
acknowledges receipt of such Disclosure and consents to the relationship disclosed.<br />
Check all the Applicable Relationship(s):<br />
[ ] Seller Agent [ ] Buyer Agent<br />
[ ] Statutory Broker [ ] Dual Agent (by checking this box, the undersigned buyer or seller<br />
consents to the licensee acting as a dual representative.)<br />
________________________________________________________________________ / _________________<br />
Broker and/or Salesperson Date<br />
________________________________________________________________________ / _________________<br />
[ ] Seller [ ] Buyer Date<br />
NOTE: Unless otherwise expressly stated the term "Days” means calendar days and not business days. Business days are<br />
defined as all days as except Sundays and holidays. Any performance which is required to be completed on a<br />
Saturday, Sunday or a holiday can be performed on the next business day.<br />
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