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Swan Land Properties
Beautiful Custom home with exquisite equestrian facilities
Gallatin County

Camp Creek Horse Ranch

NEW LISTING
  • Amsterdam, Montana

  • 96 Deeded

  • $4,830,000

Camp 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.

The 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 nationwide.

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
Bozeman Yellowstone International Airport
Bozeman
Three Forks
Big Sky
West Yellowstone

 11 miles
14 miles
20 miles
22 miles
50 miles
94 miles


Situated 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 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.

 

FARMHOUSE

The 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 hot-water 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.

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.

 


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 open and bright space has many 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.


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, 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.


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.


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 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 one-hour 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.

 

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 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.

 

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.

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.

The real estate taxes for 2023 were approximately $10,415.

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
41H 30011755
41H 86526
Ground Water
Ground Water
Ground Water
Lawn and Garden/Stock
Lawn and Garden/Stock
Domestic
115′ deep
74′ deep

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 the closing of a sale.

The 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.
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.

 

Premier, 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.

 

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.

TERMS OF INSPECTION

A 48-hour notice is requested to make proper arrangements for a tour of Camp Creek Horse Ranch.

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.


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 Seller 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 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.

 

 

 

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Follow Up with Me:
Stephen Leibinger
With deep family roots in Montana’s ranching history, I inherited a natural affinity for the state’s exceptional lifestyle and unparalleled outdoor recreation opportunities. After graduating with honors from the University of Wyoming, I pursued my love of fly-fishing and ultimately settled in Bozeman where I founded a successful fly-fishing guiding and outfitting business. My extensive ...
Meet the Broker
Swan Agent, Stephen Leibinger
Michael S. Swan
It was growing up in Southwest Montana where that deep sense of love for the land was first instilled in me. Our family ranch was on the banks of the Jefferson River near Twin Bridges. Being raised on a sizable commercial cow-calf operation, my brothers and I learned the importance of being good stewards of ...
Meet the Broker
Owner/Broker of Swan Land, Mike Swan

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