Willow View Ranch

INTRODUCTION
Welcome to Willow View
Ranch – a productive
agricultural ranch
consisting of 3,419±
deeded acres in the
heart of the upper Clark Fork Valley.
Historically utilized as a cattle ranch
running 180 cow/calf pairs, along with
replacement heifers and bulls, this ranch
offers production and ease of operation.
Willow View Ranch is divided into two
distinct units with a combination of
irrigated pasture and hay base along
Little Willow Creek coupled with easily
accessible mountain pasture and timber
in the rolling topography above the Clark
Fork River.
The Lower Ranch consists of
approximately 390± deeded acres in
the Lower Willow Creek drainage, of
which 241± acres are flood irrigated.
Encompassing riparian areas, pasture,
and hay meadows, the Lower Ranch is
also home to the ranch headquarters
including a modest home, corrals, and
shop. The Upper Ranch is located just a
few miles away from the headquarters
at a higher elevation providing excellent
summer grazing on an additional
3,028± deeded acres. A combination
of developed springs, a small creek,
and ponds provides reliable stock water
while adjacent BLM land and BLM grazing
allotment/lease provide additional
pasture.
For the recreational enthusiast, the ranch
offers hunting opportunities for elk and
whitetail deer, plus fishing for sizeable
brown trout in Lower Willow Creek along
with a host of many other recreational
pursuits.
Offered for sale for the first time in over
30 years, Willow View Ranch provides
a highly desirable combination of
productive irrigated hay meadows, live
water, mountain pasture, and excellent
year-round accessibility all less than an
hour from Missoula and an hour and a
half from Helena, the state capital.

TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 3-4
IMPROVEMENTS 5-8
AREA RECREATION & EVENTS 9
RANCH WILDLIFE, FISHING & HUNTING 10
AREA HISTORY 11
MINERAL RIGHTS 13
UTILITIES & SERVICES 13
REAL ESTATE TAXES 13
WATER RIGHTS 15
ELEVATION & CLIMATE 18
SUMMARY STATEMENT 19
OFFERING PRICE & CONDITIONS OF SALE 20
RANCH MAPS 21-23
CONTACT INFORMATION 24

LOCATION & ACCESS
T
he ranch is conveniently located 53 miles from the vibrant city of
Missoula via I-90 and is off of MT Hwy 1 heading south towards
Philipsburg. The Lower Ranch headquarters is accessible via
Airport Road just 4.65 miles south of Drummond. The Upper
Ranch is also easily accessible south of Drummond via MT
Highway 1 and Mullan Road. The Upper Ranch is located just 6 miles to
the northwest of the Lower Ranch.
Missoula International Airport is located 55 miles to the west of Drummond
and offers direct flights to several major U.S. markets. Direct flights include
Chicago, Denver, Minneapolis, Salt Lake City, Los Angeles, Phoenix, San
Francisco, and Las Vegas through several commercial carriers including
Alaska, American, Delta, United, Horizon and Allegiant Airlines. Several
FBOs are also available for general aviation and private aircraft including
the Minutemen Jet Center, Neptune Aviation, and Northstar Jet.
Bozeman Yellowstone International Airport at Gallatin Field in Belgrade
(BZN) is located 146 miles to the east 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, East Coast, Texas, the Southeast, and Florida.
Approximate distances to other towns and cities are as follows:
Philipsburg, MT
23 miles
Georgetown Lake
39 miles
Discovery Ski Area
41 miles
Downtown Missoula
53 miles
Missoula International Airport
60 miles
Helena, MT
70 miles
Bozeman International Airport
151 miles
Bozeman, MT
158 miles
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PHYSICAL & OPERATIONAL DESCRIPTION
H
istorically running 180 AUs plus replacement heifers and
bulls, Willow View Ranch is well balanced with 241± irrigated
acres plus 148± acres of partially sub-irrigated meadows
on the Lower Ranch providing a sufficient hay base raising
approximately 400 to 500 tons of hay on a good year thus
ensuring adequate feed for a 200-cow outfit. The Upper Ranch consists of
2,838± acres of well-watered mountain pasture and 200± acres of timber
totaling 3,028± acres providing excellent spring/summer pasture with good
cover for the cattle and an enviable wildlife habitat. There is also a 320-acre
parcel of pasture not contiguous to the Upper Ranch which can increase the
carrying capacity to 200 AUs if utilized. The cattle are wintered and calved
on the Lower Ranch starting in February and usually finishing in March.
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The Lower Ranch also provides some spring pasture before the irrigation
season and the turn-out on the Upper Ranch. It is an easy 6-mile trail for
the cattle up to the Upper Ranch which has Tigh Creek traversing it, three
developed stock water springs, additional undeveloped springs, perimeter
fencing, ponds, BLM Public Land Boundary, BLM Lease, and good gravel
county road access. The cattle are turned out depending on the year and
conditions between mid to late May. They are gathered in late October
and trailed home to turn back out on the meadows of the Lower Ranch.
The calves are weaned and shipped in November with weaning weights
averaging approximately 625 lbs. to 700 lbs. Rarely is there a need to buy
additional hay, and winters can be milder in this valley.

WILLOW VIEW RANCH 3,419± DEEDED ACRES
A modest but charming home, shop, and corrals are sited on the Lower
Ranch complemented by Lower Willow Creek traversing the property,
beautiful views, and good access via a maintained paved road. The towns
of Drummond, Hall, Phillipsburg, and Deer Lodge are close assuring
easy access to the sale yard, supplies, and any necessary ranch inputs
like fertilizer or seed and of course your mineral and feed necessities.
This balanced cattle ranch is well-watered with a sufficient hay base,
extensive riparian area, and cover and feed on the Lower Ranch plus
plenty of timber and cover on the Upper Ranch. Both units work very
well in conjunction with one another and there is excellent wildlife
habitat on both offering wildlife viewing or hunting.
If one wanted to enjoy ranch life and the associated recreation without
the ranching aspect of owning cattle, leasing the land to a lessee
generates approximately $67,200 per year.
Willow View Ranch presents a great opportunity for a new owner to
run cattle and/or lease the ranch out and enjoy the recreation that
the ranch has to offer.
UPPER RANCH – 8 parcels
3,028.55 Deeded Acres
2,828 acres Mountain Pasture
200 acres Timber
Note – 320-acre parcel (included in Mountain Pasture) is not
contiguous and does not have water. Access is unknown.
• Tigh Creek
• 2 Developed Stock-Water Springs
• Additional Undeveloped Springs
• Perimeter Fenced
• Ponds (River side)
• BLM Public Land Boundary
• BLM Lease
• Good access via county gravel road
LOWER RANCH – 4 parcels
390.54 Deeded Acres
241.6 acres Irrigated Ground
148 acres Grazing Pasture
1 acre Residential (home, corrals & shop)
• Lower Willow Creek
• Flood Irrigation
• Good access via paved Airport Road
• Henderson Cliffs BLM Allotment MT07113
16 AUMS 4 Cattle 6/21 - 10/20
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IMPROVEMENTS
Willow View Ranch headquarters consists of a modest, yet highly functional set of improvements.
RANCH HOUSE
The ranch house, originally constructed in 1977, is a comfortable 3-bedroom, 1-bath 1,008± square foot home with a full unfinished basement. Built
with conventional stick frame construction, the house is heated with hot-water baseboard and a wood burning stove, has an asphalt roof, and a
wonderful exterior deck to take advantage of the views of the mountains and hay fields along the creek bottom of the Lower Ranch.
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LOAFING/CALVING SHED
The L-shaped calving shed is centrally located in the working corrals
and is approximately 156’L x 25’ W.
ROUND PEN, LOADING CHUTE & WORKING
CORRALS
The 47’ diameter round pen and adjacent loading chute complement
the other working facilities at headquarters.

METAL QUONSET HUT
This 58’L x 45’W metal structure with a dirt floor is complete with
power and lights.
EQUIPMENT SHED
The 86’L x 25’W equipment shed, which is open on the south side
of the structure, allows for multiple vehicle and equipment storage
options.
CABIN
An old cabin, which is 30’L x 18’W, is located next to the working
corrals allowing for multiple uses.

AREA RECREATION & EVENTS
D
rummond, perhaps best known for its cattle industry, rural
Montana charm, and its adopted nickname the “World Famous
Bullshippers” has much to offer. Surrounded by natural
beauty, it entices the outdoor enthusiast while boasting nearby
historical and cultural attractions.
Hiking, wildlife viewing, hunting, and camping are abundant in the Deer
Lodge National Forest. A bit farther away, the Lolo National Forest offers
these same activities.
If scenic driving sounds alluring, the sixty-four-mile Pintler Veterans Memorial
Scenic Byway runs between Drummond and Anaconda. This must-do
drive highlights the massive glacier-carved peaks of the Anaconda-Pintler
Wilderness, with plenty of wildlife viewing opportunities.
Winter spotlights many activities in the area. Less than an hour from the
ranch, Discovery Ski Area contains three faces, 67 trails, 2,200 skiable acres,
and an average of 215 inches of snow. Georgetown Lake, located 41 miles
from Drummond, has ice fishing and a trail network for cross-country skiing.
Fishing and boating, the nearby Rock Creek is a popular spot if you’re looking
to catch some trout in a blue-ribbon stream. Fly-fishing guide trips are
offered at various times during the year. Clark Fork River is another great
option offering boaters, floaters, and anglers miles of beautiful recreation.
Garnet Ghost Town, approximately 20 miles from Drummond is a historic
abandoned mining town named after the brown garnet rock used as an
abrasive and semi-precious stone found in the area. Garnet offers an amazing
ghost town experience without commercialization.
A short drive away takes one to the delightful town of Philipsburg. Known
for its sapphire mines, this tourist/ski town is riddled with restaurants,
breweries, and quaint shops, and it is home to Granite Ghost Town State
Park. Philipsburg Opera House offers live performances and events.
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Under an hour’s drive, Missoula, located in a mountain river valley, is
known for its art, vibrant cultural experiences, and thriving food and drink
scene. Missoula Art Museum, Montana Museum of Art & Culture, Missoula
Symphony Orchestra, and the nationally known Missoula Community
Theatre are a few highlights. Wilma Theatre attracts live music, films, and
performances with bigger names. The University of Montana features a mix
of historic architecture and cultural venues while The Adams Center plays
host to traveling off-Broadway tours. Year-round on the first Friday of each
month, Missoula comes together to celebrate art, while shops throughout
town stay open late and entertain different artists and homemade crafts.
Missoula also offers impressive film festivals which include documentaries
and independent films.

RANCH WILDLIFE, FISHING & HUNTING
Multiple opportunities exist on Willow View Ranch for
fishing, hunting, and enjoyment of the resident wildlife.
Lower Willow View Creek provides fishing opportunities
in the lush creek bottom. While the prolific willows test
an angler’s skill, local folklore tells of “massive brown trout” hiding in the
deep pools. A healthy population of resident white-tail deer live along
the creek and in the hay meadows of the Lower Ranch providing both
wildlife viewing and hunting options. The Upper Ranch seasonally holds
blue grouse, black bear, and mule deer while elk can be found during the
fall and winter.
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D
rummond’s history dates back to the 1870s when the first
ranchers settled in the area. The town’s growth accelerated
with Montana’s mineral boom, as gold, silver, copper, and lead
were discovered nearby. The arrival of the Northern Pacific
Railway brought an influx of prospectors, goods, and diverse settlers,
spurring significant development. As mining waned, Drummond’s fertile
AREA HISTORY
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soil allowed agriculture and ranching to become the economic mainstays.
Today, these industries remain vital to the local economy. Community life
revolves around key institutions such as the library, town hall, historic
Methodist and Catholic churches, and the Drummond schools, home of
the Trojans.

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
Electrical service is provided by
Northwestern Energy.
Internet is currently not utilized
by the present tenants. Buyer to
independently verify options.
Blackfoot Telephone provides landline
phone services.
Cellular service via Verizon is available
in several locations on both the Upper
and Lower Ranches.
REAL ESTATE TAXES
The real estate taxes for 2023 were approximately $5,623.62.
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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, irrigation,
and domestic, lawn and garden water rights:
RIGHT # PRIORITY DATE FLOW (CFS) ACRES VOL (AF) USES SOURCE
76g 30109131 1918.11.14 0.002228 Stock Spring, Unnamed Trib Of Clark Fork River
76g 30109132 1963.12.31 Stock Spring, Unnamed Trib Of Antelope Creek
76g 30109133 1963.12.31 Stock Spring, Unnamed Trib Of Antelope Creek
76g 30109134 1922.09.13 0.002228 Stock Spring, Unnamed Trib Of Tigh Creek
76g 30109135 1963.12.31 0.002228 Stock Spring, Unnamed Trib Of Tigh Creek
76g 30109136 1963.12.31 Stock Spring, Unnamed Trib Of Clark Fork River
76g 30109137 1917.11.08 Stock Tigh Creek
76gj 120942 00 1877.05.15 3.13 167 Irrigation Lower Willow Creek
76gj 30109090 2016.11.14 0.03342 2.25 Domestic, Lawn, Garden Groundwater
76gj 30109093 2016.11.14 0.02228 2.83 Stock Groundwater
76gj 39519 00 1981.12.10 2 36 72 Irrigation Unnamed Trib Of Lower Willow Creek
76gj 61169 00 1985.10.29 0.02228 0.25 Stock Groundwater
76gj 98966 00 1897.10.31 2.5 41 Irrigation Lower Willow Creek
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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ELEVATION & CLIMATE
T
he northern portion of the ranch has an elevation gain of about
1,200 feet with the north boundary at 3,840 feet above sea
level and the south boundary around 4,760 feet. The middle
section offers varied topography with the highest ground at
5,040 feet. The smaller parcel to the east ranges in elevation from 4,600
feet to 4,560 feet above sea level. The southern parcel on Airport Road
is relatively flat with an average elevation of 4,220 feet above sea level.
The Drummond, Montana area annually receives about 11 to 13 inches of
rain with the majority in May and June, and an average of 30 inches of
snowfall with the majority falling in December and January.
Summer months are generally warm with average highs of 82 degrees
Fahrenheit and evening lows around 45 degrees. Indian summer can extend
into early October. Winter months bring highs of approximately 34 degrees
with lows around 15 degrees.
The area is situated in Zone 4b Plant Hardiness Zone. On average there
are 163 sunny days per year in Drummond.
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Willow View Ranch offers the highly desirable combination
of live water, irrigated pastures, native pasture, and
timber in two distinct ranch units which are both easily
accessible and work well in conjunction with one another.
The ranch offers the next owner multiple opportunities
to utilize as a historically self-sustaining cattle and agricultural operation
or for recreational enjoyment. The ranch is centrally located providing
SUMMARY STATEMENT
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easy access to Missoula, Philipsburg, and the nearby Pintler Mountains.
Drummond is a small, friendly, agricultural town in Granite County with
many generational ranch families and legacy ranches. Change occurs very
slowly in Granite County with ranches often passed down to the next
generation preserving the Montana culture and the ranching way of life.
Willow View Ranch is a productive ranch in a tightly held community with
old-school values.

OFFERING PRICE & CONDITIONS OF SALE
Willow View Ranch, as previously described herein, is offered at $5,995,000.00. The Conditions of Sale are as follows:
1. All offers to purchase or letters of intent must be in writing.
2. Upon acceptance of an offer, earnest money deposits shall be made
payable to Flying S Title in Missoula, MT and will be placed in escrow
with Flying S Title.
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 David Lowry or
Steve Leibinger 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 Willow View 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 Willow View 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/willow-view-ranch/.
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MISSOULA
WILLOW VIEW
RANCH
DEER LODGE
PHILIPSBURG
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UPPER RANCH
LOWER RANCH
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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 Willow View 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 Willow View Ranch.
DAVID A. LOWRY
BROKER
406.459.8060
DAVID@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
STEPHEN LEIBINGER
SALES ASSOCIATE
406.451.1188
STEVE@SWANLANDCO.COM
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO INSPECT THE
PROPERTY, PLEASE CALL DAVID OR STEVE.
PROUDLY SERVING
MONTANA WYOMING COLORADO NEBRASKA UTAH IDAHO