South Boulder River Retreat Offering Brochure

IRRIGATED MEADOW

INTRODUCTION
S
outh Boulder River Retreat with
360-degree views, one mile of the
South Boulder River, a massive
stunning rock wall, and a timbered
basin setting make this property unique. This
offering is the last remaining large private parcel
for sale in the South Boulder River drainage.
These 553± deeded acres capture breathtaking
views of the Tobacco Root Mountain Range and
Hollow Top Mountain. Approximately 127 acres
are flood irrigated with solid decreed water
rights. The property, which borders state ground
that abuts Beaverhead Deer Lodge National
Forest, allows unlimited access to recreation.
South Boulder River runs the length of the
property for about a mile and provides a very
attractive riparian thread that wildlife and cattle
use for watering. Nice stands of cottonwoods
and willows harbor wildlife and contribute to
the scenic landscape. The opportunity for biggame
viewing is year-round as both elk and
moose winter and calve on site. The varied
topography creates exceptional wildlife habitat,
and big-game hunting on the property and in
the area is excellent.
There may be the opportunity to run some
of a neighboring rancher’s cattle to generate
some extra income and utilize the grass. The
property is very well maintained and is sprayed
for weeds annually.
Upon entering the property through the lower
irrigated meadows, and crossing the South
Boulder River, there are numerous ideal homesite
options. Electricity, telephone, and fiberoptic
cable are available to the boundary line.
In addition, there is an old homestead which
could be utilized by a caretaker.
Situated in a great location surrounded by
ranches, agriculture, and beauty, this is a
premium piece of property with all the desired
features that today’s land buyers are seeking.
This presents a unique opportunity to own a
sizable acreage with endless views, recreation,
wildlife, live water, and privacy in one of
southwestern Montana’s most attractive locales.

TABLE OF CONTENTS
LOCATION & ACCESS 1
WATER RIGHTS 3
AREA RECREATION 5
WILDLIFE & HUNTING 7
MINERAL RIGHTS 9
UTILITIES & SERVICES 9
FENCE & BOUNDARY LINES 9
ELEVATION & CLIMATE 10
SUMMARY STATEMENT 11
OFFERING PRICE & CONDITIONS OF SALE 12
RANCH & AREA MAPS 13-15
CONTACT INFORMATION 16

LOCATION & ACCESS
S
outh Boulder River Retreat is located about nine miles south
of Cardwell. Year-round access is provided by the county
to the property via the South Boulder Road, which is a wellmaintained
paved and graveled county road.
Located near the historic town of Pony and the ranching communities of
Cardwell and Harrison, South Boulder River Retreat is within an hour’s
drive of Bozeman and within two hours of the west entrance to Yellowstone
National Park.
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, Avelo, Delta, JetBlue, Southwest, 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 24 major airports around the nation including direct flights to
the West Coast, the East Coast, Texas, the Southeast, and Florida.
Approximate distances to other Montana cities and attractions are as follows:
Cardwell, MT
Pony, MT
Harrison, MT
Bozeman Yellowstone International Airport
Bozeman, MT via Norris
Helena, MT
Bridger Bowl Ski Area
Big Sky Resort
West Yellowstone
9 miles
9 miles
11 miles
54 miles
59 miles
72 miles
76 miles
95 miles
111 miles
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WATER RIGHTS
A
ccording to the Department of Natural Resources and
Conservation, South Boulder River Retreat has five irrigation
rights and two stock water rights. For additional information
regarding the water rights, please contact listing broker
David Lowry at 406-522-7342 or 406-459-8060.
All water rights in Montana are subject to an ongoing adjudication process 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. The seller has made all the filings currently
required and will transfer the water rights as they currently stand with no
warranty of future viability.
IRRIGATION RIGHTS
WATER RIGHT # PRIORITY DATE FLOW (CFS) ACRES POD COUNT POU COUNT MEANS OF DIVERSION
41G 195375 00 1919.06.01 0.32 50 1 2 Headgate
41G 195380 00 1919.06.01 0.07 50 1 1 Headgate
41G 195381 00 1900.06.01 0.12 50 1 1 Headgate
STOCK RIGHTS
WATER RIGHT # PRIORITY DATE POD COUNT POU COUNT MEANS OF DIVERSION
41G 195390 00 1892.05.01 1 1 Headgate
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BRIDGE ACROSS SOUTH BOULDER RIVER ON THE PROPERTY

AREA RECREATION
N
ortheast of the property, in Three Forks, is the Missouri
Headwaters State Park. With the confluence of the Jefferson,
Madison, and Gallatin Rivers creating the headwaters of
the Missouri River, the area offers exceptional recreational
opportunites. Two additional state parks in the area are
Madison Buffalo Jump and Lewis and Clark Caverns along with the historic
towns of Virginia City and Pony which are also well worth exploring.
Located in the heart of southwestern Montana, the property is close to many
exceptional outdoor recreational opportunities. The surrounding mountains,
state land, and Beaverhead Deer Lodge National Forest provide almost
limitless opportunities for alpine recreation including hiking, horseback
riding, fishing, mountain biking, camping, and overall enjoyment. Many
areas are also open for the motorized-recreational user as well.
Trout fishing in this part of Montana is some of the best the Rocky
Mountain region has to offer. With several of Montana’s premier trout
rivers only 30 to 75 minutes away, the property would be an outstanding
home base providing the devoted angler miles of rivers and streams to
relish for a lifetime on a comfortable day-trip basis. An indication of this
area’s world-renowned trout fishing reputation is the headquartering of
the internationally known Simms Fishing Products based in Bozeman and
Winston Rods in Twin Bridges.
Exceptional skiing is a comfortable one-and-a-half-hour drive from the
property to Bridger Bowl or two hours to Big Sky Ski Resort, both offering
numerous trails from novice to expert. Big Sky ranked as “The Biggest Skiing
in America” while Bozeman has its own ranking offering a comfortable,
small-town feeling with big-city amenities and an international airport.
The next owner of South Boulder River Retreat will literally live with a
number of different options with fishing, hunting, hiking, rafting, skiing,
and the cultural amenities of Bozeman so easily accessible.
HEADWATERS STATE PARK
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WILDLIFE & HUNTING
Deer and elk hunting in the South Boulder area and towards
Pony is above average for the state of Montana. Direct access
from the property to adjoining state ground and the Deer
Lodge National Forest, which abuts the state ground, creates
additional hunting opportunities. Elk seek refuge above the
cliff line of the massive rock wall and regularly follow their game trails
down the hillsides to access the water in the South Boulder River. The
abundant timbered ground on the property and on the adjoining ranches
creates an ideal habitat for big game. Elk and moose routinely winter, and
calve in early spring on the property. The neighboring ranch, which does
not allow hunting, is a safe haven for elk during hunting season and in
the winter, creating spectacular wildlife viewing opportunities. There is
a direct vantage point on one of the best and most logical homesites to
utilize your binoculars or spotting scope to view wildlife on the property
or on the neighboring ranch. All in all, there is a lot of game throughout
the area and the hunting opportunities are bountiful.
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MINERAL RIGHTS
The seller will convey with the ranch 100%
of whatever mineral, oil, gas, geo-thermal,
hydrocarbon, solar, wind, and gravel
rights it 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.
UTILITIES & SERVICES
The homestead has electricity via
overhead powerlines and utilizes a well
for water.
Vigilante Electric has a power line that
traverses the property boundary along
the road making electricity available to
different options for homesites.
Additionally, a new owner could consider
installing Starlink for internet.
FENCE & BOUNDARY LINES
The seller hereby makes known that there
may be variations between the deeded
property lines and the location of the
existing fence boundary lines on South
Boulder River Retreat. The seller makes
no warranties regarding the location
of the fence lines in relationship to the
deeded property lines, nor does the seller
make any warranties or representations
regarding specific acreage within the
fenced property lines.
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The seller is selling South Boulder River
Retreat property 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.

ELEVATION & CLIMATE
T
he elevation gain on the property is a little over 1,370 feet,
with the highest point around 6,400 feet above sea level on
the northeast boundary near the rim and the lowest around
5,030 feet on the northwest portion along the South Boulder
River. There are some dramatic elevation changes with the cliff bands that
span along the northeast quadrant of the property.
Pony receives approximately 16 inches of rain per year, with the majority
falling in May and June, and around 59 inches of snow annually. Located
in the USDA Hardiness Zone 4b, 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 66° to 76°
Fahrenheit. Summer average minimum temperatures range from 40° to
49°. In December, January, and February, average high temperatures are
between 32° and 37°. Winter average minimum temperatures are typically
between 12° and 16°.
There are an average of 186 sunny days throughout the year in Pony.
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S
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SUMMARY STATEMENT
eldom do properties like this come on the market in Madison
County or the Cardwell to Pony and Harrison areas. There is a
perfect homesite and a blank canvas for someone to create their
own Montana wonderland. Between the views, sunrises, sunsets,
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amazing colors on the large rock wall face, wildlife, live water, irrigated
meadows, and recreational opportunities, this property is a must-see and
is truly unique.

OFFERING PRICE & CONDITIONS OF SALE
South Boulder River Retreat, as previously described herein, is offered at US $3,250,000.00 Cash or Terms acceptable solely at
the discretion of the Seller. Conventional financing and 1031 exchanges are acceptable to the Seller. 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 American Land Title Company in Ennis, MT.
2. Earnest money deposits will be placed in escrow with American
Land Title Company of Ennis, MT which will then place the funds
with a local bank at nominal rates of interest accruing to the benefit
of the Buyer until Closing, should the appropriate transaction be
completed.
3. All Prospective Buyers must demonstrate to the satisfaction of
the Listing Agent the financial capability to purchase the property
prior to scheduling a personal tour of the property.
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 the appurtenant water rights controlled by the property will
be transferred to the Buyer at Closing.
6. The Sellers will convey to the buyer all mineral rights they own,
subject to reservations by previous owners, including the gravel
pit used for road base.
7. Buyers’ Brokers are welcome and invited to contact David A. Lowry
with Swan Land Company for additional information and to set
up a private tour of the property. 48 hours-notice is preferred.
8. Any additional documentation provided to Prospective Buyers
and their Agents related to and expanding upon the information
contained in this offering brochure will be subject to terms of a
Confidentiality Agreement to be signed by the Prospective Buyer
and their Agents prior to the delivery of such documentation.
The Seller reserves the right to affect 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 Seller may acquire.
To learn more and view additional images, visit
https://www.swanlandco.com/properties/south-boulder-river-retreat/.
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Smith River

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SOUTH BOULDER
RIVER RETREAT

CONTACT INFORMATION
Swan Land Company has been authorized by
the Seller to act as their Exclusive Real Estate
Broker on the sale of South Boulder River
Retreat. 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
South Boulder River Retreat.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
INSPECT THE PROPERTY, PLEASE CALL DAVID OR OUR OFFICE.
DAVID A. LOWRY
BROKER
SWAN LAND COMPANY
1185 NORTH 14TH AVENUE – SUITE ONE
BOZEMAN, MONTANA 59715
406.459.8060
DAVID@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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