East Rosebud Creek Ranch

• 120± deeded acres featuring East Rosebud Creek frontage, irrigated meadows, and spring-fed wetlands.
• Nearly one-half mile of blue-ribbon trout water supporting wild brown, rainbow, and native Yellowstone cutthroat trout.
• Two live-water creeks with East Rosebud Creek and Morris Creek traversing the property.
• 30± acres of irrigated hay ground with secured water rights
• Exceptional wildlife habitat supporting deer, moose, black bear, wild turkey, grouse, and waterfowl.
• Protected open space and habitat values through a conservation easement with The Montana Land Reliance.
• Outstanding proximity to Red Lodge Mountain ski resort, wilderness recreation, dining, and year-round outdoor pursuits.
• Approximately one hour from Billings Logan International Airport.
• Ideal as a recreational retreat, equestrian property, or full-time residence.

Year-round access to the ranch is provided via East Rosebud Creek Road and private Nancy Morris Lane. The ranch adjoins the small community of Roscoe, a picturesque rural settlement nestled along East Rosebud Creek at the base of the Beartooth Mountains. Known for its peaceful atmosphere and authentic Montana character, Roscoe serves as a gateway to East Rosebud Canyon, East Rosebud Lake, and the Absaroka-Beartooth Wilderness, offering exceptional hiking, fishing, horseback riding, and backcountry recreation.

Approximately 20 miles away, the charming mountain town of Red Lodge offers restaurants, boutique shops, grocery stores, medical services, and other everyday amenities. A popular year-round destination, Red Lodge features skiing at Red Lodge Mountain, golfing, hiking, fishing, and access to the scenic Beartooth Highway leading toward Yellowstone National Park. This desirable location combines the tranquility of rural Montana with convenient access to modern amenities and abundant outdoor recreation.

Billings Logan International Airport (BIL) serves as a major transportation hub for south-central Montana and northern Wyoming, providing convenient access to destinations nationwide. Located just minutes from downtown Billings, the airport is served by six commercial airlines: Alaska Airlines, Allegiant Air, American Airlines, Delta Air Lines, United Airlines, and Cape Air. Year-round nonstop flights connect travelers to Denver, Dallas/Fort Worth, Minneapolis, Salt Lake City, Seattle, Las Vegas, and Phoenix, with additional seasonal service to destinations such as Chicago and Portland. Cape Air also provides regional connections to several Montana communities. Bozeman Yellowstone International Airport at Gallatin Field in Belgrade (BZN) is under two hours away.

Approximate distances to other towns and cities are as follows:

For decades, the ranch has served as both a primary residence and a family retreat. It functions well as either a full-time residence or a seasonal getaway.

The 120-deeded-acre property, which includes about 30 flood-irrigated acres, provides nearly a half mile of stream frontage of East Rosebud Creek and another short reach of about .15 miles of Morris Creek. Its diverse terrain ranges from the aspen and willow riparian areas to open hay meadows and rolling hills complete with year-round ponds and wetlands.

The ranch has an agricultural lease for hay production and grazing with a neighboring ranch family that has been actively ranching in the region since the 1920s. The lessee is open to continuing that arrangement with future owners.

In 2010, the owner joined several neighboring landowners in protecting the ranch with a conservation easement through The Montana Land Reliance, Montana’s largest agricultural land trust. The easement protects habitat and open space while preserving meaningful flexibility for future building rights. Many of the large, multigenerational ranches in the immediate area have partnered with The Montana Land Reliance, preserving the scenic open space that makes this region among the most iconic in America.

The ranch house is a modest 768-square-foot, two-bedroom, one-bathroom residence. Its partially remodeled interior offers flexibility for a new owner to complete renovations and utilize the home as a guest residence, caretaker’s home, or temporary lodging while constructing a primary residence.

A historic, naturally climate-controlled root cellar sits near the home and provides additional storage or potential adaptive use.

During the historic 2022 flood event that affected much of the Yellowstone watershed, the bridge crossing East Rosebud Creek was lost, limiting access to the barn and former pottery gallery located across the creek. Future ownership presents options to rebuild the bridge and restore access or reimagine the buildings to suit a new owner’s future plans.

Recreational opportunities abound at East Rosebud Creek Ranch, where exceptional fishing, hunting, and outdoor adventures are available on the property and throughout the surrounding region. With approximately half a mile of East Rosebud Creek frontage, owners can enjoy blue-ribbon trout fishing just steps from their front door. The ranch and surrounding area offer quality hunting for white-tailed deer, wild turkeys, grouse, and waterfowl, with occasional sightings of elk, moose, and black bear. Nearby public lands and the Absaroka-Beartooth Wilderness provide countless miles of trails, alpine lakes, and opportunities for hiking, horseback riding, camping, mountain biking, and backcountry exploration, including the renowned Beaten Path Trail.

WINTER ACTIVITIES

Winter brings additional recreational opportunities, including cross-country skiing, snowshoeing, and downhill skiing at Red Lodge Mountain, which features more than 1,635 acres of skiable terrain, over 2,400 feet of vertical drop, and 70 runs accommodating all skill levels. For those seeking a unique summer adventure, Beartooth Basin offers seasonal alpine skiing at high elevations.

RED LODGE, MONTANA

The historic mountain town of Red Lodge provides a welcoming mix of restaurants, shops, art galleries, museums, and live entertainment. Its vibrant community calendar includes the Christmas Stroll, Winter Carnival, Fourth of July festivities, Home of Champions Rodeo, Beartooth Rally, Festival of Nations, Oktoberfest, and seasonal farmers’ markets. The area also offers golfing, whitewater rafting, and other outdoor activities.

BEARTOOTH HIGHWAY

One of the region’s most celebrated attractions is the scenic Beartooth Highway (Highway 212), which climbs to nearly 11,000 feet, showcasing breathtaking views of the Beartooth Plateau and Absaroka-Beartooth Wilderness before continuing toward Cooke City and Silver Gate. The highway also provides access to the northeast entrance of Yellowstone National Park, where more than 2.2 million acres of protected wilderness offer extraordinary wildlife viewing, geothermal features, and iconic landscapes.

With world-class fishing and hunting at its doorstep, year-round mountain recreation, and convenient access to Red Lodge and Yellowstone National Park, East Rosebud Creek Ranch offers an exceptional combination of outdoor adventure and Western mountain living.

East Rosebud Creek Ranch has a unique history in the region. The current owners are only the second non-Indigenous owners since the area was traditional Crow Nation land. The Morris family, after whom the ranch’s private entrance, Nancy Morris Lane, is named, previously owned the ranch. The small town of Roscoe is named after Nancy Morris’s favorite horse, “Roscoe.”

More recently, owner Julie Dickinson and her business partner brought their own distinction to the property and the Roscoe area. The two women co-owned “Pioneer Pottery,” creating their unique style of pottery and selling pieces around the globe. Both women apprenticed under the renowned potter Marguerite Wildenhain at her Pond Farm Pottery in California before bringing their skills back to Roscoe, Montana. Julie’s style drew particular inspiration from plants, animals, and the surrounding landscape. Her work also reflects designs found in Native American art.

Homes and families around the world still cherish her pieces today.

The elevation of the ranch is approximately 5,000 feet.

Roscoe averages about 21 inches of precipitation a year, with the greatest amounts falling in May and June. The last frost typically occurs in mid- to late May, while the first frost generally arrives in mid- to late September. July and August average highs are about 82°F, with summer lows near 52°F. December through February average highs are about 37°F, with winter lows typically in the upper teens. The area averages roughly 200 sunny days a year.

According to the Department of Natural Resources and Conservation, East Rosebud Creek Ranch, Roscoe, MT owns the following water rights. For additional information regarding the water rights, please download the offering brochure or contact the listing agent Kendall Van Dyk at kendall@swanlandco.com.

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. This water district is currently under the Preliminary-Temporary Decree as classified by the Department of Natural Resources and Conservation (DNRC). 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 property will be conveyed to the Buyer at closing of a sale.

UTILITIES & SERVICES

Electricity: Beartooth Electric Co-Op
Propane: Owner-owned tank; Silvertip Propane
Refuse: Republic Services
Cellular: Quality network coverage available from all major carriers
Landline & WiFi: Nemont

MINERAL RIGHTS

The Sellers will convey with East Rosebud Creek Ranch 100% of whatever mineral, oil, gas, geothermal, hydrocarbon, and gravel rights they actually own, subject to reservations by previous owners. The Sellers make no representation as to the quantity or quality of any mineral or other sub-surface rights appurtenant to the property.

REAL ESTATE TAXES

The real estate taxes for 2026 were $503.71.

East Rosebud Creek Ranch is a rare 120± acre offering in the foothills of Montana’s iconic Beartooth Mountains near Roscoe. With nearly one-half mile of East Rosebud Creek frontage, productive irrigated acreage, abundant wildlife habitat, and extraordinary mountain views, the ranch represents an exceptional blend of recreation, conservation, and agricultural value.

Less than a 30-minute drive from Red Lodge and approximately one hour from Billings, the property combines privacy and natural beauty with convenient access to services, dining, skiing, and air travel. Whether envisioned as a recreational retreat, equestrian property, fishing destination, or full-time residence, East Rosebud Creek Ranch offers a uniquely Montana ownership experience.

East Rosebud Creek Ranch, as Previously Described Herein, is offered at $1,690,000.00. The Conditions of Sale Are as Follows:

1. All offers to purchase or letters of intent must be in writing.
2. All Prospective Buyers must demonstrate to the satisfaction of the Seller their absolute financial capability to purchase the property prior to scheduling a tour of the ranch.
3. Earnest money deposit will be due upon completion of a fully executed contract, and all earnest money deposits will be held in escrow by Flying S Title Company in Red Lodge, MT.
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 to contact Kendall Van Dyk with Swan Land Company for additional information and to set up a private tour of the property.
8. Any additional documentation provided to Prospective Buyers and their Agents related to and expanding upon the information contained in this offering brochure may be subject to terms of a Confidentiality Agreement to be signed by the Prospective Buyer and their Agents prior to the delivery of such documentation.

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., is intended only as general guidelines and has 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.

TERMS OF INSPECTION

A 24-hour notice is requested to make proper arrangements for an inspection of East Rosebud Creek Ranch.

Swan Land Company has been authorized by the Seller to act as the Seller’s Exclusive Real Estate Broker for the sale of East Rosebud Creek 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.