Camp Creek Horse Ranch

INTRODUCTION
C
amp Creek Horse
Ranch is situated about
two miles southwest
of Amsterdam, a
peaceful agricultural
community less than 30 minutes
from Montana’s bustling city of
Bozeman. Spanning approximately
96 deeded acres, this private estate
features a stunning custom home
and top-notch facilities, offering a
unique chance to own a modern
equestrian property with irrigated
farmland in Montana’s Gallatin Valley.
The ranch is traversed by Camp
Creek along its southeastern
boundary for just over half a mile.
This perennial stream provides
reliable water for livestock and
excellent fishing during the cool early
summer and late fall months. With
willows lining the northern section
of the creek, additional stream
enhancement and riparian corridor
vegetation could further enhance
this natural asset.
The ranch boasts serene and
dramatic views throughout,
presenting an ideal opportunity to
own a recreational, agricultural,
and equestrian property in a highly
sought-after area of Montana.
For those seeking a well-designed
equestrian facility with a beautiful
custom home and high-quality
irrigated grass production, Camp
Creek Horse Ranch offers an
unparalleled setting at a price
significantly below the cost of new
construction in one of Montana’s
most desirable locations.

TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 3
IMPROVEMENTS 5-14
RECREATION 15
AREA HISTORY 16
MINERAL RIGHTS 17
UTILITIES & SERVICES 17
REAL ESTATE TAXES 17
WATER RIGHTS 19
ELEVATION & CLIMATE 20
SUMMARY STATEMENT 21
OFFERING PRICE & CONDITIONS OF SALE 22
RANCH MAPS 23-25
CONTACT INFORMATION 26

T
LOCATION & ACCESS
he ranch, located on Camp Creek Road, is about 2.2 miles south
of the small community of Amsterdam and about 11 miles
south of Manhattan. The ranch is in the highly sought-after
Amsterdam Elementary School District and the Manhattan
High School District.
Manhattan is a relaxed, small-town agricultural community of about 2,074
residents. It has a complement of basic amenities including small shops,
grocery, churches, community banks, a post office, medical and dental
services, automotive repair, restaurants and cafés, and a fitness center.
Home of the Manhattan Tigers, the town boasts an excellent school
system and is the recent recipient of the National Blue Ribbon Award for
excellence in education.
Bozeman Yellowstone International Airport (BZN) at Gallatin Field in
Belgrade is about a 20-minute drive from the ranch. Recently upgraded,
Bozeman Yellowstone International Airport offers several full-service FBOs
and excellent commercial services. One of the busiest passenger airports
in the Pacific Northwest, and the busiest in the state of Montana, BZN
offers direct flights to over 20 cities around the nation.
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Bozeman is a vibrant and active university-oriented city steeped in culture
and art. Bozeman is proud to maintain its small-town feeling with big-city
amenities. It is home to Montana State University, the Museum of the
Rockies, the Bozeman Symphony, and the Montana Ballet. The fourth
largest city in the state, Bozeman offers abundant opportunities for fine
dining, lodging, entertainment venues, and shopping.
The scenic drive to the west entrance of Yellowstone National Park in West
Yellowstone is about an hour and a half away.
Approximate distances to other towns and cities are as follows:
Manhattan
11 miles
Bozeman Yellowstone International Airport
14 miles
Bozeman
20 miles
Three Forks
22 miles
Big Sky
50 miles
West Yellowstone
94 miles

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PHYSICAL & OPERATIONAL DESCRIPTION
S
ituated in the Camp Creek Valley, with productive bottoms
and an attractive riparian corridor along Camp Creek, Camp
Creek Horse Ranch provides diversity, production, and scenic
beauty with the Spanish Peaks to the south and the Bridger
Mountain Range to the northeast. The acreage classifications
for the ranch are generally described as follows:
96± Deeded Acres
47± Acres of Native Pasture
40± Acres of Wheel-line Irrigated Land
9± Acres Under Improvements
The irrigated hay ground produces two cuttings of hay that typically
generate around 200 tons of good quality grass/alfalfa hay annually. The
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sandy loam soil profile is well suited for alfalfa or grass hay crops. The
wheel line that irrigates the hay field is gravity-fed with water shares from
the Low Line Canal which bisects the ranch along the western one-third of
the property. The gravity system eliminates any electrical cost or hassle
of a pumping system.
In addition to the deeded acreage, there is a 3.8-acre lease that costs the
landowner approximately $60 annually. A historic railroad right-of-way
borders the property along the southeast line. These acres, owned by
Montana Rail Link, have been leased to the landowner for grazing purposes.
Numerous frost-free hydrants are well positioned around the property and
main buildings providing many watering locations for horses and livestock.

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IMPROVEMENTS
FARMHOUSE
T
he 1920’s home, extensively remodeled in 2011, is warm and
welcoming with an upscale “country farmhouse” feel. This
4,815± square-foot home has about 2,530 square feet of living
space on the main floor and features five bedrooms and five
bathrooms. The home is heated with radiant in-floor hotwater
heat with nine zones, air conditioning for the second-floor space,
and a central vacuum throughout. In addition, a new septic system was
upgraded in 2011. The buried 1,000-gallon propane tank is situated just
behind the house and serves the house and outbuildings.
The main floor accommodates the kitchen and dining room areas, with
vaulted ceilings, the master bedroom, a powder room off the main
entrance, and a spacious laundry room/mud room, with rustic hickory
cabinets, positioned off the garage.
ATTACHED GARAGE & STUDIO APARTMENT
The 966± square-foot studio apartment over the garage is used for an
upstairs bedroom and incorporates a full kitchen and full bathroom. The
space is open and bright with lots of windows and an outside balcony
with stairs for secondary access.
An oversized three-car heated garage provides plenty of storage for vehicles
and toys. During the 2011 remodel, the wall insulation was upgraded to
R26 urethane in the walls and R60 in the ceilings and floors. At that time,
the crawl space was sprayed with Corbond for additional insulation.
The kitchen is built for entertaining with granite countertops, custom
rustic cherry cabinets, oil-rubbed bronze accents, an induction range,
double convection ovens, and a large pantry. The kitchen/dining room
area flows into the living room which is accented by a large stone gas
fireplace. The spacious outdoor patio and living space transition to the
beautiful backyard “oasis” with lush lawns, manicured flower beds, mature
pine trees, underground sprinklers, and a fire pit area; a perfect setting
to relax with friends and family. The in-wall home stereo system has six
zones with Cat 5 EAG6 and HDMI wiring throughout the home.
The master bedroom, which has access to an outdoor patio, has two
walk-in closets and a luxurious bathroom with marble and tile accents
and clear cherry custom cabinets.
The 1,319± square feet on the second floor includes a second master
bedroom with two walk-in closets, a full bathroom, and access to a
private deck. There are also two additional bedrooms/office areas with
a three-quarter bathroom.
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MAIN HOUSE

STUDIO APARTMENT

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HORSE BARN & HAY STORAGE
With approximately 20,000 square feet of covered space, this 100' x 200' steel building was
originally constructed to run a dairy operation and has been converted to half-covered hay
and equipment storage, indoor horse stalls, and a large private gym space that could easily be
converted to an apartment with existing electricity and water. There is a 16' x 14' electric overhead
door and four 10' x 10' overhead doors, plus a 16' x 14' opening on the north end of the structure.
The west half of the facility houses six indoor 12' x 14' stalls with one 18' x 14' foaling stall with
custom stall fronts, drop windows, and four new Nelson automatic waterers. A motion camera
is installed in the foaling stall.
The eastern half of the barn is open storage used to store hay, equipment, and supplies. This
space is not insulated but does have a concrete floor and electricity. Along the eastern exterior
of the barn, there is an additional 15' x 200' of overhang covered space. Equipped with power
and lights, there are ten 10' x 15', two 20' x 15', and one 48' x 15' stalls, which are currently used
by boarders.
The indoor stall area has new rough-sawn fir plank flooring, with rubber mats in the stalls. The
inside stall area and tack room are Corbond insulated and heated with propane gas heat. Heat
sensors are located above the hay storage area and fire alarms are situated throughout.
The tack room is fully enclosed and can be secured separately. The 12' x 12' room stores saddles,
bridles, blankets, and all the necessary equipment. Outside the tack room, there is sufficient
space to tie up several horses.
A 500-gallon (leased) propane tank serves this structure. There is also a large concrete pad out
front for parking.
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INDOOR ARENA
The 100' x 200' indoor riding arena was constructed in 2006. The beautiful steel-framed
structure is propane-heated and insulated for enjoyable inclement weather riding.
Four frost-free hydrants are located strategically around the arena, while ceiling fans
provide ample air circulation. The immaculately maintained facility is complete with
a sand and natural-fines arena floor which holds moisture well resulting in virtually
no dust during riding sessions. The arena is worked with the drag to a depth suitable
to the event being held at the facility (i.e., barrel racing, English riding, dressage, etc).
An all-wooden fence with a wooden kick wall was installed around the inside of the
exterior wall. Two 12' x 14' electric roll-up doors provide easy access to the arena. The
facility is lit by T-5 fluorescent lights and natural light providing plenty of light during
either day or evening riding sessions.
Complete with an arena sound system, this facility is used extensively by private riding
groups and several local trainers. A large gravel parking area provides ample room for
multiple rigs as well as easy ingress and egress to the arena.
OUTDOOR ARENA
The 120' x 300' outdoor riding arena is adjacent to the indoor arena to the southwest.
It also has a sand-and-natural-fines base and is ideal for hunter-jumper events and
training.
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HISTORIC BARN
Utilized for storage and general usage it is about 1,840± square feet in size and is in good condition. There are covered run-ins on the east side for
horses with feeders that open to a pasture area. There are four dry pens with Ritchie waterers that have access to two separate pastures. The red
barn was re-roofed in 2010 and has power.
HORSE PADDOCKS
To the south of the barn are five separate grass paddocks that are served by automatic and tank water systems with 12' x 24' covered loafing sheds in
each of the individual runs.
SHOP
Adjacent to the farmhouse, the 25' x 50' shop, with concrete floor and steel frame construction, is heated with a wood stove. On the backside of the
shop is an electrical panel engineered to accommodate a backup generator for servicing all the structures.

MILKING BARN
Half of the downstairs in this structure, currently used for storage,
is heated and has plumbing, while the other half remains unfinished.
The barn features hot-water radiant floor heating and is equipped
with plumbing for a washer and dryer. Boarders use the heated water
on the exterior pad next to the barn for washing horses. A previous
owner used this building as a dog grooming facility.
IMPLEMENT SHED
The implement shed is approximately 40' x 80' post-frame steel building
for equipment storage. A large concrete pad is inside the north end
of the shed.

RECREATION
CAMP CREEK
AREA ELK
Recreation on the ranch is
enjoyable, with options
for short rides around the
property, fall mule deer
hunting, and fishing for
brown trout in the deep pools of Camp
Creek. Located in the heart of southwest
Montana, the ranch is close to exceptional
outdoor recreational opportunities. The
surrounding mountains and national
forest lands offer almost limitless options
for alpine recreation, including hiking,
horseback riding, fishing, mountain biking,
camping, and general enjoyment. There are
also areas open for motorized recreational
activities.
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 ranch 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
known Simms fishing products based in
Bozeman. Floating and rafting on the
nearby rivers are also a fun activity.
Exceptional skiing is a comfortable onehour
drive from the ranch with the “cold
smoke” of Bridger Bowl and Big Sky Resort,
“The Biggest Skiing in America”, offering
numerous trails from novice to expert.
Ranked as one of the World’s 25 Best Ski
Towns by National Geographic in 2014,
Bozeman offers a comfortable, small-town
feeling with big-city amenities.
The Gallatin Valley offers a wide range of
equestrian events throughout the year that
may appeal to riders of both English and
Western riding styles. Competition and
clinics in the Gallatin Valley are offered in
dressage, jumping, showing, and endurance
rides, and present many riding activities for
new or seasoned riders to get involved in.
The Custer Gallatin National Forest offers
endless miles of leisure riding trails, and
some sites provide facilities specifically
designed to accommodate stock. Rodeos
around the area, from local to professional,
provide other opportunities to compete
or recreate.
In under an hour’s drive, the Lewis and
Clark Caverns State Park, Missouri River
State Park, and Madison Buffalo State Park
offer additional enriching experiences.
The next owner of the ranch can live
in several different worlds with fishing,
hunting, rafting, skiing, and riding, alongside
the many cultural amenities of Bozeman
and surrounding influences.
BIG SKY
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AREA HISTORY
Originally called Walrath after a local farmer by the name of
A. J. Walrath, the settlement was established in 1911 by the
Northern Pacific railroad on a branch line between Manhattan
and Anceney. The name was changed by the railroad to reflect
the ethnic origins of the surrounding farmers and ranchers.
Encompassed by farmland, the town of Amsterdam was influenced by the
booming business in the nearby town of Manhattan, Montana. This region
of productive agricultural ground was recognized by the Manhattan Malting
Company and became the largest malt-barley facility from St. Paul to Seattle.
By 1893 the company had recruited many Dutch farmers to settle in the
Manhattan area to sustain the industry. As the company established an
industrial base, it purchased large swaths of land for growing malt barley
and used the state-of-the-art Jacob Price Field Locomotive steam plows to
assist in production. When the Northern Pacific Railroad arrived, due to
efforts by the Manhattan Malting Company, the towns of Amsterdam and
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Churchill were established due to the prime farmland south of Manhattan.
The two settlements just one mile from each other, also absorbed the
overflow of Dutch settlers from Manhattan.
Church Hill, later shortened to Churchill, is located on a predominant hill
on which the local congregation built its Gothic-style landmark church. It
is now the location of a park with a monument to the “Holland Settlement”
for those who settled in the area over 100 years ago.
In 1950 seed potato farming began and within years it had grown to be one
of the area’s predominant agricultural products. As a result, this region
has become the potato capital of Montana.
Still today, many of the residents of the tight-knit communities of Amsterdam
and Churchill are descendants of the originally formed settlements. Despite
its growth, the quiet, rural communities Amsterdam and Churchill have
never been incorporated and receive mail in Manhattan.

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 NorthWestern
Energy. Internet and telephone services
are provided via Centurylink. Buried
fiber optic runs to the house providing
reliable high-speed internet. Madison River
Propane is the propane service provider
for the ranch.
REAL ESTATE TAXES
The real estate taxes for 2023 were approximately $10,415.
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WATER RIGHTS
According to the Montana Department of Natural Resources and Conservation’s Water Rights Division, the ranch owns the following stock, lawn and
garden, and domestic water rights:
WATER RIGHT # SOURCE USE DEPTH
41H 30011754 Ground Water Lawn and Garden/Stock 115' deep
41H 30011755 Ground Water Lawn and Garden/Stock 74' deep
41H 86526 Ground Water Domestic
Low Line Canal Company
40 Shares
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. 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.
All water rights appurtenant to and for the benefit of the ranch will be conveyed to the buyer at closing of a sale.
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T
he ranch sits at 4,520 feet above sea level on the southeastern
boundary along Camp Creek and at about 4,625 feet above
sea level on the northwest boundary of the ranch above the
Indoor Arena.
The Camp Creek drainage annually receives about 13 to 15 inches of rain
with the majority in May and June and an average of 41 inches of snowfall
with the majority falling in March.
ELEVATION & CLIMATE
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Summer months are quite comfortable with average highs of 80 degrees
Fahrenheit and evening lows around 48 degrees. Indian summer can
linger until mid-October. Winter months bring highs of approximately 35
degrees with lows around 14 degrees.
The ranch is situated in Zone 5a Plant Hardiness Zone. On average there
are 187 sunny days per year in the area.

SUMMARY STATEMENT
P
remier, established horse operations in the Gallatin Valley
rarely surface on the market – let alone in the tightly held
area of Amsterdam/Churchill. This area of the Gallatin Valley
remains relatively untouched with much of the neighboring
land in solid families who have farmed and ranched the land
for generations.
In many equestrian offerings today, the facilities are largely unsupported
by an acreage large enough to make the operation work. With over 96
deeded acres and an additional 9 acres of lease land, the productivity and
usability of the land combined with incredible equestrian facilities and a
fully remodeled, luxurious residence make this a unique and attractive
offering in the market.
Upon visiting the ranch, a prospective buyer will quickly conclude that the
replacement cost to replicate a facility and setting becoming of the Camp
Creek Horse Ranch would far exceed the listing price.
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OFFERING PRICE & CONDITIONS OF SALE
Camp Creek Horse Ranch, as previously described herein, is offered at $4,830,000.00. 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 Security Title Company in Bozeman, MT.
2. Earnest money deposits will be placed in escrow with Security Title
Company in Bozeman, MT.
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 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 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 Steve Leibinger or
Mike Swan with Swan Land Company for additional information and to
set up a private tour of the property.
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.
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 Camp Creek Horse 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.
The Seller is selling Camp Creek Horse Ranch in an “as 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 orientation purposes only. The accuracy of the maps
and information portrayed thereon is not guaranteed nor warranted.
To learn more and view additional images and property video,
visit https://www.swanlandco.com/properties/camp-creek-horse-ranch/.
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Manhattan
Belgrade
Amsterdam
CAMP CREEK
HORSE RANCH
Bozeman
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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 Camp Creek Horse 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 Camp Creek Horse Ranch.
MIKE SWAN
BROKER
406.570.4897
MIKE@SWANLANDCO.COM
SWAN LAND COMPANY
1185 NORTH 14TH AVENUE – SUITE ONE
BOZEMAN, MONTANA 59715
OFFICE 406.522.7342 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
STEVE LEIBINGER
SALES ASSOCIATE
406.451.1188
STEVE@SWANLANDCO.COM
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO INSPECT THE
PROPERTY, PLEASE CALL MIKE OR STEVE.
PROUDLY SERVING
MONTANA WYOMING COLORADO NEBRASKA UTAH IDAHO
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