Beaverhead Rock Santuary near Twin Bridges, Montana

HOME WITH VIEW OF BEAVERHEAD ROCK

INTRODUCTION
With live water, mature
trees, and beautiful
improvements that
have been impeccably
maintained the
Beaverhead Rock Sanctuary will check
all the boxes for buyers. The Sanctuary
includes 64.8± deeded acres with nicely
designed improvements that have been
perfectly maintained and elevate the
spectacular Beaverhead River setting,
creating a truly special opportunity. The
natural environment surrounding the house
vibrantly couples with the iconic backdrop
of Beaverhead Rock, distant views of the
Tobacco Root Mountains to the east, the
Pioneer Mountains to the west, and the
Ruby Range to the south. The resplendent
live water of the Beaverhead River and a
mature stand of cottonwood trees around
the home create a comforting sense of
privacy and an abundance of welcoming
filtered light. The native landscape is
beautifully accompanied by spectacular
gardens that create a colorful and artistic
palate that transitions with the Montana
seasons.
Beaverhead Rock Sanctuary is the ideal
size and location for a small ranch
operation supporting livestock with an
irrigated hay base to support annual feed
requirements. The agricultural productivity
combines nicely with seasonal fishing in
the Beaverhead River, just a few steps
from the house, and excellent year-round
wildlife watching. The property attracts
a wide selection of wildlife and big game
including whitetail deer, moose, upland
birds, waterfowl, turkeys, and sandhill
cranes.
The Beaverhead River is a notable fishery
in the state of Montana, particularly in
the upper reaches about 30 miles to the
south below the Clark Canyon Dam. The
improvements and landscape have all been
taken care of beautifully by the owners and
are in immaculate condition and ready for
immediate occupancy by the next fortunate
owners.

TABLE OF CONTENTS
LOCATION & ACCESS 1-2
IMPROVEMENTS 3-8
WATER RIGHTS 9
PHYSICAL & OPERATIONAL DESCRIPTION 10
AREA RECREATION 11
AREA HISTORY 12
MINERAL RIGHTS 13
UTILITIES & SERVICES 13
FENCE & BOUNDARY LINES 13
ELEVATION & CLIMATE 14
REAL ESTATE TAXES 14
SUMMARY STATEMENT 15
OFFERING PRICE & CONDITIONS OF SALE 16
RANCH MAPS 17-19
CONTACT INFORMATION 20

LOCATION & ACCESS
Beaverhead Rock Sanctuary offers tremendous recreational
opportunities. It is bordered to the west by Beaverhead Rock
State Park and Bureau of Land Management ground which
typically receive very little public use. Highway 41 forms the
eastern boundary. It is located nicely between the small but
vibrant Montana community of Twin Bridges and the larger university city
of Dillon. Twin, as the locals call it, provides all the basic services including
groceries, restaurants, banking, bars, basic mechanical services, and a
couple of top-notch fishing shops. Dillon is a larger city of about 4,500
people and is home to the University of Montana Western, giving the city
the vibrant life of a small university town that is still very much connected
to its agricultural roots. The university is a cornerstone in the area and
provides both cultural and educational opportunities for the people of
southwestern Montana. Beaverhead County is the largest physical county
in Montana, where ranching remains the economic backbone and cattle
far outnumber people.
Dillon and Twin Bridges are the likely locations for the regular grocery trip,
with larger shopping days reserved for either Butte or Bozeman. Bozeman
Deaconess Hospital in Bozeman, St. James Community Hospital in Butte,
Barrett Memorial Hospital in Dillon and the new Ruby Valley Medical Center
in Sheridan are all top-notch medical care facilities and provide a good array
of specialists and general practitioners. The city of Bozeman offers a very
diverse and active local calendar that includes music, symphony, theatre,
and a full slate of NCAA Division I Intercollegiate athletic events that are
available at Montana State University. There are many avid fans that actively
follow the MSU Bobcats, creating lively and welcoming sporting events.
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The closest commercial airport, Bert Mooney Airport (BTM), located just
south of Butte is about an hour from the property. Bozeman Yellowstone
International Airport at Gallatin Field in Belgrade (BZN) is about 90 minutes
away and 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, the
East Coast, Texas, the Southeast, and Florida.
The closest private aircraft services are provided at the Twin Bridges and
Dillon airports, which are both about a 15-minute drive from the property.
The main runway at Twin Bridges is paved and 4,800 feet in length with
an elevation of approximately 4,719 feet above sea level. Dillon also has an
FBO with FAA Identifier KDLN at elevation 5,244’ and an asphalt runway of
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over 6,500 feet that is suitable for most small jets.
Approximate distances to other area cities and towns from the main home
of Beaverhead Rock Sanctuary are as follows:
Twin Bridges
Dillon
Sheridan
Butte
Bozeman Yellowstone Int’l Airport
Bozeman
Helena
Yellowstone National Park
12 miles
16 miles
21 miles
60 miles
92 miles
100 miles
107 miles
180 miles

IMPROVEMENTS
T
he ranch-style open
floor plan of the home
seamlessly transitions
from the kitchen to
the dining area to a
comfortable living room and a
sunroom. The spaces are perfectly
sized for a couple or can handle a
crowd very comfortably and any size
in between.
The home was built in 2002 and has
been impeccably maintained over the
years, and still looks like its original
showroom quality. The 3-bedroom,
2.5-bathroom, 2,427± square-foot
floor plan is very comfortable and
elegant, yet still easily balances with
the special natural river bottom
setting. There are expansive windows
that face the river on the west side,
and the spacious and private deck
is shaded by mature cottonwood
trees and surrounded by a beautifully
manicured lawn and vibrant patches
of perennial flowers.
The home is very efficient and heated
with a geothermal system that
utilizes warm underground water for
the hydronic boiler and heat pump,
which can also be utilized to cool the
home in the summer.
The home also includes a large
three-car garage, that is nicely
supported with another oversized
and detached three-car garage that
can comfortably handle all of the
yard equipment, toys, boats, and
additional machines the recreationdriven
lifestyle of southwest Montana
commands. There is an extended
area of clean gravel around the
garage that is perfectly sized for
RV parking in the protected alcove
between the garage and mature
cottonwood trees.
A rustic square-cut timber guest
cabin and matching gazebo sit
along the river in the shade of the
cottonwood trees to complement
the main home and garage. The
cabin has a sleeper sofa, bathroom,
loft and a small kitchen space that
provides a perfect respite for visiting
travelers, both young and old alike.
Gardening enthusiasts will appreciate
the greenhouse, which extends
the growing season considerably
for starting annual flowers and
vegetables.
* The sellers will be making some
personal property and equipment
available to be purchased by a Bill
of Sale to a buyer, should they be
interested.
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GUEST CABIN

WATER RIGHTS
A
ccording to the Montana Department of Natural Resources
and Conservation’s Water Rights Division, the property owns
the following water rights:
SURFACE / IRRIGATION
# 41B 88734 00 BEAVERHEAD RIVER .49 CFS
Annual cost: $900
DOMESTIC WELL
#41B 30002706 Domestic and landscape irrigation use
Typically, one CFS (cubic foot-per-second = 448.8 gallons per minute) is
required to irrigate 40 acres of land.
Clark Canyon water assessments are made on an annual basis and imposed on
each member based on their ownership percentage. The annual assessment
covers the manager’s compensation, ditch and canal maintenance costs
and other reasonable expenses. The 2022 assessment for the property
was about $900.
All water rights in Montana are subject to 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. 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 property will be
conveyed to the buyer at closing of a sale.
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PHYSICAL & OPERATIONAL DESCRIPTION
The topography of the property can generally be described as
a lush riparian river bottom with sub-irrigated grass meadows
that are filled with wildlife. The meadows transition into the
rocky foothills and bluffs of the Beaverhead Rock State Park that
is directly across the river, providing an excellent and secure
backdrop for the sublime and private river setting.
The wedge-shaped parcel is bisected by the Beaverhead River, with about
15 acres and all the improvements on one side and sub-irrigated pasture on
the other. There are 13± acres surrounding the improvements of alfalfa and
grass hay that are irrigated with a Big Gun system utilizing the substantial
water rights on the property.
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The land across the river is grazed seasonally by about 50 cows in late fall
to manage the vegetation on the lush sub-irrigated pasture.
Beaverhead Rock Sanctuary is approximately 64.8 deeded acres.
The deeded land is generally classified as follows:
49.8± Acres of Irrigated/Sub Pasture
13.0± Acres of Irrigated Grass/Alfalfa Hay
2.0± Acres of Landscape and Improvements
64.8± Total Estimated Deeded Acres

AREA RECREATION
With about a quarter mile of the Beaverhead River braiding
through the property, fishing is available both on the
property and nearby. Trout fishing in the area is legendary
and anglers come from all over the world to experience
the fly fishing available in southwestern Montana and
Yellowstone National Park. The list of famous rivers within an easy day
trip from the Sanctuary read like a destination-fishing guidebook with the
Beaverhead, Big Hole, Ruby, Madison, and Jefferson all within less than an
hour’s drive. Expanding the scope just a little includes additional notable
Montana rivers such as the Yellowstone, Gallatin, and Missouri Rivers.
The Sanctuary 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
headquarters of the internationally acclaimed Simms Fishing Products in
Bozeman and Winston Fly Rods nearby in Twin Bridges.
For the avid equestrian, the property offers the opportunity to create an
exceptional equestrian facility and there are many available rides in the
nearby State, BLM, and National Forest. There are also many opportunities
throughout the state of Montana for competing in all facets of the sport
– western or English.
About an hour away, Nordic skiing is available at Maverick Mountain, the
mom-and-pop style area in the Pioneer Mountains near Polaris. There
are three additional ski areas that are all about a two-hour drive from the
property. Bridger Bowl features the famous ‘Cold Smoke’ snow on over
2,000 skiable acres and a 2,700-foot vertical rise. Bridger Bowl provides
a wide variety of terrain including long slopes, glades, chutes, and gullies.
For the Nordic ski enthusiast, Crosscut Mountain Sports Center offers
over 35 kilometers of groomed Nordic skiing trails that are well suited
to all ability levels. Discovery Ski Area, near Philipsburg, is a great ski
mountain with a small-town feel, that flies under the radar compared to
Big Sky Resort and Lone Mountain Ranch which are a little over 2.5 hours
away and offer world-renowned alpine and Nordic skiing. There is also
exceptional snowmobiling available in the surrounding mountain ranges.
Golf enthusiasts will appreciate the proximity to Beaverhead Golf Club,
which is located only 15 miles to the south in Dillon. The Gallatin Valley is
also home to a number of other public and private golf courses, including
Black Bull, Valley View, Riverside Country Club, Cottonwood Hills, and
Bridger Creek. Several of these golf courses offer a range of amenities
and activities such as racquet sports, swimming, and dining.
The next owner of the property will be able to live in any number of
different worlds with fishing, hunting, skiing, golf, tennis, and the cultural
conveniences of southwest Montana so easily accessible.
BEAVERHEAD BROWN TROUT
BIG HOLE RIVER
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AREA HISTORY
T
he Corps of Discovery “opened”
Montana and arrived at the
confluence of the Big Hole,
Beaverhead, and Ruby Rivers,
now present-day Twin Bridges,
on August 6, 1805. Meriwether Lewis and
William Clark must have possessed either a
great sense of history or understood very well
the controversial patronage which President
Thomas Jefferson, Treasury Secretary Albert
Gallatin, and James Madison were granting to
them. They discovered, explored, and sampled
some of the nation’s most beautiful and exciting
rivers – and wisely paid homage by naming three
of Montana’s finest rivers after their greatest
supporters.
Beaverhead Rock was always a significant
location with Native Americans, and certainly
proved to be fortuitous to the Corps of
Discovery, as the location where they met
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Sacajawea’s brother, who was a chief of the
Shoshone tribe that provided horses for their
overland voyage into Idaho and on to the West
Coast.
The Alder Gulch Discovery on May 26, 1862 was,
at the time, one of the world’s richest placer
gold deposits and spread excitement through
the Nation. Within a year 10,000 miners had
rushed to the area to seek their fortunes.
Madison County was created in 1864 and
the property that has become Beaverhead
Rock Sanctuary was homesteaded in 1873, by
Englishman John Mailey Sr. and was also home
to the Point of Rocks Stage Station. Years later,
Montana was admitted to the Union and later
achieved statehood in 1889. The enormously rich
placer mines, large livestock, and agricultural
operations made Madison County an important
part of Montana, and the heritage to continues
today.

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
Electricity is provided by Vigilante Electric
Cooperative of Dillion and there is a buried
1,000-gallon propane tank, which is owned
and can be filled with one of several local
vendors.
Fiber optic internet and telephone
services are currently provided by 3 Rivers
Cooperative. Television service is available
via satellite.
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 the
property. 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.
The seller is selling the 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.
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ELEVATION & CLIMATE
T
he property sits at an elevation of approximately 4,870 feet
above sea level.
The average annual precipitation is about 11 inches with the
majority in May and June. About 23 inches of snow falls annually
and it is in the USDA Hardiness Zone 4.
Average high temperatures in June, July, and August range from 75° to
84° Fahrenheit. Summer average minimum temperatures range from 43°
to 48°. In December, January, and February average high temperatures
are between 34° and 40°. Winter average minimum temperatures are
typically around 13° Fahrenheit. There is plenty of sunshine in this part
of the state throughout the year.
REAL ESTATE TAXES
The taxes on real estate for 2023 were approximately $5,480.
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SUMMARY STATEMENT
Properties like Beaverhead Rock Sanctuary check all the boxes
for buyers looking for an exclusive, private, natural, and refined
living experience in close proximity to excellent fishing and
notable communities in a very desirable southwest Montana
location. The 64.8± deeded acres include well-designed and
exceptionally maintained improvements, on both sides of the Beaverhead
River, and incredible wildlife watching. The improvements are beautiful
and will be well received by the fortunate next owner, but the land is truly
special with mature trees, live water, and a beautiful landscape. This
property is in pristine condition and can be enjoyed immediately by the
next fortunate owners. The Sanctuary creates an experience that lives a
world away, but when needed, reality and expanded recreation are available
in every direction within a short drive.
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OFFERING PRICE & CONDITIONS OF SALE
Beaverhead Rock Sanctuary, as previously described herein, is offered at US $2,650,000.00 Cash or Terms acceptable solely at the
discretion of the Seller. Conventional financing and 1031 exchanges are acceptable to the Seller. As of March 2024, 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 Flying S Title & Escrow in Ennis, MT.
2. Earnest money deposits will be placed in escrow with Flying S Title
& Escrow in Ennis, MT.
3. All Prospective Buyers must demonstrate to the satisfaction of the
Listing Agent the financial capability to purchase the Sanctuary
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.
7. Buyers’ Brokers are welcome and invited to contact Tim Anderson
with Swan Land Company for additional information and to set
up a private tour of the property.
8. Any additional documentation provided to Prospective Buyers
and their Agents related to and expanding upon the information
contained in this offering brochure may 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 and ranch video,
visit www.swanlandco.com/properties/beaverhead-rock-sanctuary/.
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Twin Bridges, MT
BEAVERHEAD ROCK
SANCTUARY
Dillon, MT
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CONTACT INFORMATION
Swan Land Company has been authorized by
the Seller to act as their Exclusive Real Estate
Broker on the sale of Beaverhead Rock
Sanctuary. 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
Beaverhead Rock Sanctuary.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
INSPECT THE PROPERTY, PLEASE CALL TIM OR OUR OFFICE.
TIM ANDERSON
BROKER
SWAN LAND COMPANY
1185 NORTH 14TH AVENUE – SUITE ONE
BOZEMAN, MONTANA 59715
406.580.2229
TIM@SWANLANDCO.COM
OFFICE 406.522.7342 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
PROUDLY SERVING
MONTANA WYOMING COLORADO NEBRASKA UTAH IDAHO