NF Ranch on the Musselshell River

INTRODUCTION
<strong>NF</strong> <strong>Ranch</strong> on the
Musselshell presents an
exceptional investment
opportunity just four
miles from Roundup,
Montana. This expansive 4,531±
deeded acre ranch offers abundant
recreational opportunities and
agricultural potential. With extensive
Musselshell River frontage and a lush
riparian corridor, the ranch offers
a perfect blend of native pasture,
dryland areas, and irrigated crop
ground including pivot and flood
irrigation systems. The ranch
features well-maintained facilities
suitable for livestock operations
and two homes with comfortable
living spaces. Ideal for those seeking
a versatile Montana property, the
<strong>NF</strong> <strong>Ranch</strong> appeals to outdoor
enthusiasts, hunters targeting birds
and big game, fishing aficionados,
and agricultural investors alike. This
rare offering combines recreational
possibilities with productive land,
presenting a unique chance to own
a piece of Montana's rich landscape.
This ranch seamlessly merges natural
splendor with practical amenities in
one of Montana's most sought-after
regions.
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TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 3
IMPROVEMENTS 5
WILDLIFE, HUNTING & FISHING 8
AREA RECREATION 8
AREA HISTORY 9
RANCH HISTORY 10
UTILITIES & SERVICES 11
REAL ESTATE TAXES 11
MINERAL RIGHTS 11
WATER RIGHTS 13
ELEVATION & CLIMATE 14
SUMMARY STATEMENT 15
OFFERING PRICE & CONDITIONS OF SALE 16
RANCH MAPS 17-19
CONTACT I<strong>NF</strong>ORMATION 20

LOCATION & ACCESS
N
F <strong>Ranch</strong> on the Musselshell River in central Montana is just
under four miles east of the ranch town of Roundup, the
Musselshell County seat. Highway 12 bisects the ranch from
east to west and provides easy access year-round. Billings,
the state’s largest city, is about an hour to the south and
Lewistown is just over an hour to the northwest. The Musselshell River
runs through the middle of the ranch for about three miles.
Roundup, Montana offers basic amenities for small-town living. The
community has a few local restaurants, a grocery store, and essential
services like a library and post office. The school system, which is K-12,
serves about 450 students. The Roundup Independence Day Extravaganza
will be celebrating its 20th year in 2025. This five-day celebration includes
live music, with past musicians such as Rodney Adkins, a carnival, parades,
Kids Kountry, a shooting competition, and two days of rodeo.
Musselshell County is sparsely populated and rural by any definition with
an estimated population of around 5,200 across a county that spans over
1,800 square miles.
Approximate driving distance to area towns and cities from the ranch are
as follows:
Roundup
4 miles
Billings
54 miles
Lewistown
80 miles
Bozeman
175 miles
Great Falls
180 miles
Yellowstone NP - Cody, WY Entrance
210 miles

PHYSICAL & OPERATIONAL DESCRIPTION
N
F <strong>Ranch</strong> on the Musselshell River has been run with an
emphasis on wildlife habitat and outdoor recreation but
also has significant potential for agricultural production.
The ag production has been leased to a neighbor who has
been able to tailor his farming and grazing to enhance game
and non-game animals.
The acreage classifications for the ranch are generally described as follows:
4,531.62± Total Deeded Acres
Rangeland 4,028.38±
Riparian Corridor 262.37±
Irrigated-flood 145.04±
Irrigated-pivot 85.83±
Homesite 10.00±
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IMPROVEMENTS
The ranch boasts two homes and a full complement of barns,
sheds, shops, and corrals. There are also two modern pivots
to accompany the flood-irrigated acres.
The original ranch home was built in 1912 with three bedrooms
and one-and-a-half bathrooms in 1,500 square feet of living space. The 24'
by 40' pole-barn-styled garage is currently used for parking and storage.
Multiple outbuildings lie within the farmstead including a large barn that
measures approximately 40' by 100', two livestock sheds, and a small set
of corrals. Nearby to the north, a 150' by 30' calving barn is usable but is
in need of repairs and maintenance.
The second home, constructed in 1976, has 1,446 square feet of living
space with an attached 528-square-foot two-car garage. A 22' by 35' pole
building with a concrete floor sits adjacent to the home and can serve as
extra garage bays or general storage.

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WILDLIFE, HUNTING & FISHING
C
entral Montana is a dream come true for big game hunters!
With abundant populations of elk, mule deer, whitetail deer,
and antelope it is hard to choose what to chase. The ranch lies
in hunting districts 535 and 590 for deer and elk, and districts
536 and 596 for pronghorn antelope; the Musselshell River
being the dividing line between districts. With this region of the state
boasting thousands of acres of BLM, state land, and Block Management
Land, hunting opportunities are endless. Whether you choose an outfitter
or a “DIY” hunt, we hope to see you for your next hunting adventure in
Central Montana.
Being in Roundup means you are just a short drive away from more than
20 lakes, 400 rivers and streams, and 20 reservoirs. The waters around
Roundup are home to warm-water fish including largemouth bass, northern
pike, rainbow trout, walleye, bluegill, bowfin, bullhead, catfish, crappie,
and more. From lakes and ponds to rivers and streams, Montana is filled
with fishing adventures waiting for you to dive in.
The Musselshell River is a great example of a river out-of-staters might
never have heard of. Don’t be surprised to find smallmouth bass, walleye,
sauger, catfish, northern pike, carp, and other species downstream of
Roundup.
The Musselshell River has been and continues to be a premier spot for
catfish and many other warm-water species. Private land ownership and
lack of road access in the area make this river relatively untapped. From
Roundup to where the river dumps into Fort Peck Reservoir is one of the
top hangouts for “Mr. Whiskers” in the entire Midwest according to the
Montana Catfish Association.
AREA RECREATION
Are you looking for a nearby tee time? Check out Pine Ridge Golf Course
in Roundup just off of Main Street. Golf season in Montana typically runs
from May through October. Roundup is a community that takes pride
in its parks, ball fields, tennis courts, and swimming pool. There is also a
well-maintained shooting range for archery, rifle, pistol, and shotgunners.
In addition, the museum, the river, and the historic walk are great ways
to spend an afternoon.
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AREA HISTORY
During the 19th century, Roundup was the trailhead for the Great
Centennial Cattle Drive when cattle were driven through the
western states to be shipped out East. The valley’s geography
made it perfect to “round up” cattle for the long journey.
Roundup served as a place for pioneers and coal miners to live and work.
Coal and agriculture maintained the town’s economy.
The town of Roundup was officially established by virtue of a post office
in 1883 across the Musselshell River to the south of present-day Roundup
on the McMillan <strong>Ranch</strong>. The name was chosen because of the numerous
annual roundups of cattle on the open range that extended from the far
upper reaches of the Musselshell River to the Lower Musselshell River.
The heyday of open-range livestock grazing boomed through the early
to mid-1880s. Roundups were most successful when stockmen worked
together, relying on the honor system to sort cattle, brand calves, and ship
the animals by rail for sale in the more populous eastern United States.
Stockmen had plenty of other reasons to cooperate – wolves, coyotes,
rustlers, and newcomers all were a threat to their cattle. No one could
survive without the help of fellow ranchers.
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RANCH HISTORY
N
F <strong>Ranch</strong>, also known as Northfields <strong>Ranch</strong>, near Roundup,
Montana, boasts a rich history dating back to the late 19 th
century. Initially owned by James Hightower, the ranch
was later acquired by Harold Lowther, an Englishman who
significantly expanded its operations. Under Lowther's
ownership, <strong>NF</strong> <strong>Ranch</strong> became renowned for its extensive cattle operations,
spanning thousands of acres across the Musselshell Valley.
A notable feature of the ranch was a luxurious homesteading cabin owned
by Lowther and his partner, Cecil Clifton. This cabin stood out for its opulent
interior, featuring dark wood furniture, marble, leather, and remarkably, the
only piano between Billings and Lewistown at the time. This unique amenity
transformed the ranch into a social hub, hosting musical gatherings and
community events that brought together people from across the region.
<strong>NF</strong> <strong>Ranch</strong> played a significant role during Montana's homesteading era and
weathered challenges such as the devastating winter of 1886-87, which
decimated cattle populations throughout the state. Clifton's interest in
exotic animals, including rare breeds of chickens and rabbits, added to
the ranch's distinctive character.
Today, the legacy of <strong>NF</strong> <strong>Ranch</strong> lives on through a preserved portion of the
historic cabin, now housed at the Musselshell Valley Historical Museum in
Roundup. This exhibit serves as a testament to the region's rich ranching
heritage, offering visitors a glimpse into the vibrant history of this oncethriving
cattle operation and its impact on the local community.
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UTILITIES & SERVICES
Electricity is provided by Fergus
Electric.
Internet can be provided by
HughesNet, Viasat, and EarthLink
Wireless Home Internet, and
Mid-Rivers Telephone Cooperative
can supply landline service.
Good cellular coverage in most
locations throughout the ranch
is available via Verizon.
REAL ESTATE TAXES
The real estate taxes for 2023 were approximately $7,436.
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.

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According to the Montana Department of Natural Resources
and Conservation’s Water Rights Division, the ranch owns 17
water rights, including 6 irrigation rights, 2 domestic rights,
and 9 stock rights. Please reach out to the listing brokers
for detailed information.
<strong>NF</strong> <strong>Ranch</strong> on the Musselshell boasts ample water rights including those
for stock, domestic, flood, and pivot irrigation. There are two modern
center pivot systems, which are both, at least in part, powered by solar
panels on the ranch.
WATER RIGHTS
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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.

ELEVATION & CLIMATE
T
he ranch lies on the mid-latitude steppe, between 3,100 and
3,400 feet in elevation, and enjoys a mild climate with an
extensive temperature range.
The Roundup, Montana area annually receives about 13 to 15
inches of rain with the majority coming in May and June and an average
of 35 inches of snowfall with the majority falling in December and January.
Summer months are quite warm with average highs of 86 degrees Fahrenheit
and evening lows around 55 degrees. Indian summer can linger until mid-
October. Winter months bring highs of approximately 37 degrees with
lows around 18 degrees.
The ranch is situated in Zone 4b Plant Hardiness Zone. On average there
are 209 sunny days per year in the area.
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SUMMARY STATEMENT
On the north slope of the Bull Mountains, only five miles from
the charming and historically important town of Roundup,
MT lies the <strong>NF</strong> <strong>Ranch</strong> on the Musselshell River. These 4,531±
deeded acres offer a wonderful balance of timber, tame and
native grass prairie, flood and pivot irrigated crop land, and wooded riparian
ground along with two comfortable homes and outbuildings. Outdoor
activities are almost limitless, large and small game animals, upland birds,
waterfowl, and fish are in abundance. The miles of the Musselshell River
will give a new owner and their family unlimited opportunities for making
memories.
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OFFERING PRICE & CONDITIONS OF SALE
<strong>NF</strong> <strong>Ranch</strong> on the Musselshell River, as previously described herein, is offered at $7,695,000.00. The Conditions of Sale are as follows:
1. All offers to purchase or letters of intent must be in writing.
2. Within five (5) business days of acceptance of an offer, earnest money
deposits shall be made payable to Flying S Title in Roundup, MT, and
will be placed in escrow with Flying S Title.
3. All Prospective Buyers must demonstrate to the satisfaction of the
Listing Brokers the financial capability to purchase the estate 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 Craig Janssen or
Jack McInerney 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 <strong>NF</strong> <strong>Ranch</strong> on the Musselshell River. 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 <strong>NF</strong> <strong>Ranch</strong> on the Musselshell River 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,
visit https://www.swanlandco.com/properties/nf-ranch-on-the-musselshell-river/.
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<strong>NF</strong> RANCH
ON THE
MUSSELSHELL
RIVER

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CONTACT I<strong>NF</strong>ORMATION
Swan Land Company has been authorized by the Seller to act as their
Exclusive Real Estate Broker on the sale of <strong>NF</strong> <strong>Ranch</strong> on the Musselshell
River. 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 <strong>NF</strong> <strong>Ranch</strong> on the Musselshell River.
JACK MCINERNEY
BROKER
406.220.1696
JACK@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
CRAIG JANSSEN
BROKER
406.580.5830
CRAIG@SWANLANDCO.COM
FOR MORE I<strong>NF</strong>ORMATION OR TO MAKE AN APPOINTMENT TO INSPECT THE
PROPERTY, PLEASE CALL JACK OR CRAIG.
PROUDLY SERVING
MONTANA WYOMING COLORADO NEBRASKA UTAH IDAHO