Askin Ranch

INTRODUCTION
Askin Ranch, which has been
under the same family
ownership for over 50 years, is
conveniently located only eight
minutes from Livingston and
approximately 25 minutes from Bozeman.
Previously a horse ranch, the 176± deeded
acres offer numerous opportunities for a
new owner. Historically, the property served
as an equine facility for breeding and raising
quarter horses and thoroughbreds for racing.
Billman Creek traverses the ranch, offering
a productive small fishery with numerous
cutthroat and brown trout. As a tributary to
the Yellowstone River, the creek provides a
lovely riparian area, water rights for irrigation,
and stock water rights for livestock.
An older yet charming home is situated on
the property. Additionally, there is a wellmaintained
36’ by 100’ barn, shop, bunkhouse,
and storage shed.
The ranch sits in a basin setting, offering
breathtaking views, abundant wildlife, fenced
pastures, and irrigated meadows. The facilities
are nestled among many large golden willow
trees, providing shade and protection.
Alternatively, one might also choose to build
their own home on one of the numerous other
home sites and enjoy this splendid property
privately.
Surrounded by the Absaroka, Bridger, and
Crazy Mountains, the views are endless. With
proximity to Yellowstone International Airport,
Yellowstone River, Yellowstone National Park,
Bridger Bowl Ski Area, and Big Sky Ski Resort,
this property presents a unique and rare
opportunity to either cherish and enjoy this
spectacular landscape or build your own
home.

TABLE OF CONTENTS
LOCATION & ACCESS 1-2
PHYSICAL & OPERATIONAL DESCRIPTION 3
ELEVATION & CLIMATE 4
IMPROVEMENTS 5-8
FISHING, HUNTING & WILDLIFE 9
AREA RECREATION 10
WATER RIGHTS 11
UTILITIES & SERVICES 12
MINERAL RIGHTS 12
REAL ESTATE TAXES 12
SUMMARY STATEMENT 13
OFFERING PRICE & CONDITIONS OF SALE 14
RANCH & AREA MAPS 15-17
CONTACT INFORMATION 18

LOCATION & ACCESS
T
he ranch is conveniently located just off Interstate I-90, south
side exit, and only eight minutes east of Livingston.
LIVINGSTON, MONTANA
Livingston is a vibrant town nestled in the Yellowstone River
Valley, surrounded by mountains and ranchland. With a population of
around 7,500, it offers modern amenities while maintaining the charm of
a historic western town.
AMENITIES: Discover a variety of coffee shops, restaurants, art galleries,
and boutique retail stores, including a gourmet wine & cheese shop.
DINING: Enjoy notable dining spots like Rib & Chop House, 2nd Street
Bistro, Gils Goods, and the Murray Hotel.
RESORTS: Sage Lodge and Chico Hot Springs Resort & Day Spa are just
over 30 minutes south.
RANCHING SUPPLIES
Murdoch’s Supply in Livingston and Bozeman provides quality feed, fencing,
vet supplies, and western wear.
HEALTHCARE
Livingston HealthCare, a Billings Clinic affiliate, offers top-notch medical
care with a 25-bed hospital, multi-specialty physician practice, rehabilitation
services, and home-based services. Recently expanded with a $50-million
investment, it features a state-of-the-art Emergency Room, located near
Swingley Road and Highway 89.
COMMUNITY AND BUSINESS
Livingston hosts diverse industries and businesses, from small consulting
firms to large corporations like PrintingForLess.com, the nation’s first e-
commerce commercial printer. It’s an ideal place to raise a family, grow a
business, or simply enjoy the Yellowstone Region.
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EDUCATION
Livingston Public Schools cater to pre-kindergarten through twelfth grades,
with smaller class sizes averaging 26 students. Park High School students
consistently score above state and national averages on the ACT, and the
school competes in Class ‘A’ athletics. Nearby, Montana State University in
Bozeman offers top-tier research facilities and NCAA Division I athletics.
The Yellowstone Region features a mix of homesteaded agricultural
operations, full-time residents, and recreational landowners, including
occasional celebrities, creating an eclectic and welcoming community.
Approximate distances to other Montana cities and
attractions are as follows:
Livingston
Bozeman
Bozeman Yellowstone International Airport
Bridger Bowl Ski Area
Yellowstone National Park North Entrance
Big Sky Ski Resort
Billings
6.5 miles
20.5 miles
29.4 miles
23 miles
59 miles
73 miles
121 miles
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PHYSICAL & OPERATIONAL DESCRIPTION
DEEDED ACREAGE & RANCH AMENITIES:
• 176± deeded acres
• 146± acres of grazing/pasture including about 5± acres of riparian
• 30± acres of irrigated
L
ocated alongside I-90 on the south side of the highway, the
ranch is one of the last properties of this size for sale so close
to Livingston. The property features a riparian corridor along
Billman Creek, which traverses the property and provides
water for livestock, wildlife, and irrigation for certain meadows.
About 30 acres are irrigated putting up 3.75 tons of alfalfa per acre when
irrigated. Two irrigation water rights and two stock water rights will be
conveyed with the property.
Many mature golden willows and some pines offer protection and shelter
for the home and improvements before transitioning into rolling foothills of
grassland in a beautiful basin setting. A rock outcropping on the southeast
side of the property creates a picturesque home site below, offering
protection from the interstate. The ranch has nine neighbouring properties,
all with larger acreages, and is perimeter-fenced with some cross-fencing.
Water is supplied via two excellent wells providing abundant fresh clean
water. Good access is available year-round.
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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.
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° Fahrenheit.
Summer average minimum temperatures range from 44° to 48° Fahrenheit.
Winter average minimum temperatures are typically between 14° and 18°
Fahrenheit. There is plenty of sunshine throughout the year.
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IMPROVEMENTS
FARMHOUSE
Surrounded by a well-manicured fenced-in lawn and mature trees for shade, the main house, built in 1973, features three bedrooms and two bathrooms. It
is set in a beautiful location with excellent views of the horse pastures and surrounding mountain ranges. The 2,500-square-foot home offers comfortable
single-level living and includes a two-car garage. A wood-burning fireplace adds ambiance and warmth, supplemented by electric baseboard heating. Although
the house shows some signs of wear typical of an older home, it remains very livable. It is being sold as-is and does not currently include any appliances.
BUNKHOUSE
The one-bedroom bunkhouse has electric baseboard heat, a bathroom, and shower, and has historically been used for a ranch manager.
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HORSE BARN
The 10-stall horse barn, measuring 36 feet by 100 feet and built in 1973, is in excellent condition
and remains highly functional. Historically, it played a crucial role in an equestrian operation
dedicated to raising and training quarter horses and thoroughbreds for racing. The barn is welldesigned
and very efficient.
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IMPLEMENT SHED
The implement shed measures approximately 19 feet by 40 feet contains a shop and is used
for equipment storage.
POLE BARN
The pole barn is 20 feet by 40 feet and is primarily used for hay and equipment storage.

FISHING, HUNTING & WILDLIFE
B
illman Creek traverses the property, creating a serene riparian
habitat and a small fishery teeming with brown and cutthroat
trout. The creek could be enhanced to create an even more
dynamic on-ranch fishing experience.
Billman Creek offers excellent wildlife habitat, supporting a diverse range
of species. The area is home to many types of birds, including raptors and
upland birds, and regularly hosts both whitetail and mule deer.
The Yellowstone Region is celebrated globally for its fly fishing, from highmountain
lakes and ponds to spring creeks and the majestic Yellowstone
River. This scenic Montana area provides exceptional fishing experiences
for avid anglers. Surrounded by snow-capped peaks, the Yellowstone River,
only ten minutes from the ranch, features ever-changing eddies, riffles,
and deep pockets to explore. Anglers can cast nymphs, dries, or streamers,
aiming to catch native Yellowstone cutthroat, rainbow, brown trout, or the
abundant mountain whitefish. One of the ultimate fly-fishing experiences
is witnessing the famous ‘Mother’s Day Caddis’ or salmon fly hatches on
the Yellowstone River, coinciding with fishable water conditions in early
May and late June.
Beyond the untamed waters of the Yellowstone River, the region offers a
lifetime of exceptional fishing adventures. The Shields, Boulder, Stillwater,
Gallatin, and the world-famous Paradise Valley spring creeks are all within
a short drive. Armstrong’s, DePuy’s, and Nelson’s spring creeks provide
consistent water temperatures and flows, creating an ideal breeding ground
for aquatic insects that support thriving trout populations. These spring
creeks challenge even the most experienced anglers, who have delved
deep into their fly boxes for generations.
Yellowstone National Park, open seasonally for fishing, offers a lifetime of
fishing experiences within its borders. Its lakes and famous rivers, such as
the Madison, Firehole, Gibbon, and Lamar, are waiting to be explored. It
is challenging to find a base location that offers more exceptional fishing
opportunities within an easy day trip.
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AREA RECREATION
P
ark County and the Paradise Valley
are renowned for their wide array
of recreational activities.
SUMMER 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-packing
trips are infinite. The geothermal features, aweinspiring
waterfalls, natural beauty, and history
of Yellowstone National Park are less than an
hour from the property and allow for a lifetime
of exploration.
WINTER ACTIVITIES
The winter activities within 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 with 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 ability levels.
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
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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 a short 10-minute drive from the property,
and the vibrant university town of Bozeman is
about 35 miles away.
NATURAL WONDERS & WILDLIFE
Yellowstone National Park, just an hour south of
the ranch, features half of the earth’s geysers,
numerous hydrothermal and geological features,
abundant wildlife, and countless opportunities
for nature-focused activities.
Lewis and Clark Caverns, just over an hour west,
is home to one of the largest known limestone
cavern systems in the Northwest. This geological
wonder features stalactites, stalagmites, columns,
and guided tours through its series of chambers.

WATER RIGHTS
According to the Department of Natural Resources and Conservation, Askin Ranch owns two irrigation water rights and two stock water rights, ensuring
a consistent year-round water supply, and two wells for domestic use, one for the home and one for the barn. For additional information regarding
the water rights, please contact listing broker David Lowry at the Swan Land Company Bozeman Office at 406.522.7342.
Water rights in the Yellowstone River Basin (Basin 43B) are currently going
through re-adjudication with the Montana Water Court, and as a result of
that process, some water rights may be changed as to the 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
WATER RIGHT ADJUDICATION
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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 ranch will be conveyed to the Buyer at the
closing of a sale.

UTILITIES
& SERVICES
Park Electric provides electricity. The area is covered by CenturyLink’s
service network, offering access to satellite television and the internet.
Verizon provides cellular coverage throughout the property.
MINERAL RIGHTS
The Seller will convey with the purchase of the property 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.
REAL ESTATE TAXES
The real estate taxes for 2023 were approximately $2,530.
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SUMMARY STATEMENT
A
skin Ranch is a unique property with easy year-round access
close to Livingston and located just 35 minutes from Bozeman.
The new owner has the option to build a custom home while
enjoying privacy and solitude, or to reside in the existing older
home set in a picturesque location.
Billman Creek traverses the 176± acre property, creating a serene riparian
habitat and a small fishery teeming with brown trout and cutthroat. This
creek provides essential water for the diverse wildlife that frequents the
ranch. Additionally, the property boasts two irrigation water rights and
two stock water rights, ensuring a consistent year-round water supply,
complemented by two wells for domestic use.
The breathtaking views of the Absaroka, Bridger, and Crazy Mountains,
including Livingston Peak, Mount Delano, and Black Mountain, offer a truly
majestic backdrop, making Askin Ranch a unique and desirable property.
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OFFERING PRICE & CONDITIONS OF SALE
Askin Ranch, as Previously Described Herein, is offered at $1,750,000.00. 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;
TERMS OF INSPECTION
A 48-hour notice is requested to make proper arrangements for an inspection of the Askin Ranch.
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 the 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 Ranch will be transferred
to the Buyer at Closing;
5. Buyers’ Brokers are welcome and invited to contact listing broker David
Lowry in our Bozeman Office for information regarding Cooperation
Policies.
ADDITIONAL INFORMATION
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.
The Seller is selling Askin Ranch in an “as is” condition which includes the location of the fences as they now exist. The Seller is making known to all potential purchasers that there may be
variations between the property lines and the location of the existing fence boundary lines on Askin Ranch. The Seller makes no warranties with regard to the location of the fence lines in
relationship to the property lines, nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.
Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for orientation purposes only. The accuracy of the maps and information portrayed
thereon is not guaranteed nor warranted.
To learn more and view additional images,
visit https://www.swanlandco.com/properties/askin-ranch/.
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ASKIN RANCH

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CONTACT INFORMATION
Swan Land Company has been authorized by
the Sellers to act as their Exclusive Real Estate
Broker on the sale of Askin 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 Askin Ranch.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
INSPECT THE PROPERTY, PLEASE CALL DAVID LOWRY.
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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