LONG BRANCH FARM

Long Branch Farm, one of the premier grain farms in the state, consisting of approximately 5,951± contiguous acres of which 5,320± are deeded, represents an opportunity to own a productive well-balanced dry-land farm with good soils and consistent crop yields. Long Branch Farm was under the careful husbandry of the previous owners for 35 years and the current owner and tenant for the past five years. The owners have maintained the status of a well-run farm since the early 1970s. Starting with the basics of excellent soils, they have built a productive operation utilizing good farming practices and employing the latest technology available. The current tenant on the Farm raises spring and winter wheat, however, a variety of crops are grown in this area. The county average for winter wheat is 35 bushels/acre and 29.2 bushels/acre for spring wheat per USDA National Agricultural Statistics Service (NASS) statistics. The Farm historically matches the county averages on a normal year.

Well water is piped to all the pastures aiding in the productivity of the agricultural operation. A profitable bonus is 1,822± acres of well-maintained and abundantly watered grazing land which is generally leased out to neighboring ranchers for a grazing fee. Historically, the Farm is not grazed until after harvest allowing the native grasses to grow, mature and reseed every year prior to being grazed. The Branch Creek BLM allotment adjacent to the Farm has 168 AUMs and can be grazed for a longer period.

The Farm has appropriate modest improvements, which are ready to utilize or could be further developed and enhanced by the new owner. There is a 3,600 square-foot home, a shop, 50,000 bushels of quality grain storage as well as a grass airstrip.

Long Branch Farm hosts a variety of big game, as well as upland-game birds and waterfowl. In addition to the Farm, direct access to the adjacent 7,000 acres in “Block Management” creates approximately 13,000 acres of good back-yard hunting for the avid outdoor enthusiast.

Long Branch Farm has been maintained as a very productive operation. It is fairly rare when one of Montana’s old-line, seldom-traded farms with good production, native range, upland bird, waterfowl, and deer hunting as well as a cash lease tenant if desired, become available. Long Branch Farm possesses all of these qualities.

Set in a traditional agricultural locale, the Farm is located eight miles south of the historic town of Jordan – the Garfield County Seat west of Highway 59/MT-22. The improvements are easily accessed via Krikorian Road about 2.75 miles west of the highway. Jordan offers all the necessary services to support a family and a farming/ranching operation including banking, schools, USDA offices, grocery stores, implement and vehicle repair, fuel, farm/ranch supplies, motels and restaurants, and an airport for private planes. In addition to the grass airstrip on the Farm, the public airport (JDN) located two miles northwest of Jordan has a 4,300′ x 75′. asphalt/porous friction landing strip in excellent condition. Glasgow’s Wakol Field, about 70 miles from the Farm, offers daily service to the Billings International Airport through Cape Air. About a three-hour drive, convenient commercial-air service is provided at Billings Logan International Airport with good connections offered by Allegiant Air, Alaska Airlines, Delta, and United Airlines. Currently, direct flights are available to Denver, Las Vegas, Minneapolis, Phoenix, Los Angeles, and Seattle. Cape Air offers flights to multiple destinations around Montana. For up-to-date flight schedules and airport information, please refer to the airport website: www.flybillings.com.

Approximate distances from the Farm to other Montana cities and towns are:

Jordan, MT
Miles City, MT
Lewistown, MT
Billings, MT
Great Falls, MT
Bozeman, MT

3 miles
76 miles
137 miles
179 miles
244 miles
300 miles

Long Branch Farm improvements sit at an elevation of approximately 2,720 feet above sea level. The highest point on the Farm is at the southwest corner at 2,940 and the lowest point is 2,620 on the northern portion of the Farm.

The average annual precipitation in rainfall is about 12.73 inches annually with the wettest month of June receiving an average of 2.53 inches of moisture. Winter-month daytime highs range from around 29°F to 35°F and evening lows range from 4°F to 9°F. Temperatures for June, July, and August are quite comfortable with days ranging from 78°F to 87°F and low humidity levels. Cool evenings are typically around 53°F during the summer months. Historically frost-free days begin around May 25th and end around September 7th.

All water rights appurtenant to the Farm will convey. There are six irrigation water rights and ten stock rights associated with the Farm. There are also two domestic water rights. A complete list of water rights is available by downloading the Offering Brochure or upon request from Listing Broker – David Lowry in our Bozeman Office.

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 the validity, amount, priority date, place of use, and other such changes as the Court determines. The Seller has made all of the filings currently required and will transfer the water rights as they currently stand with no warranty of future viability.

Long Branch Farm, with a total of 5,951± total acres, has 5,320± deeded acres and 631± acres of Bureau of Land Management lease. The Farm is comprised of the following land types:

Deeded Acreage

4,129± Acres – Dryland/Cultivated Ground
1,191± Acres – Native Range/Pasture

BLM Acres

631± Acres – Native Range/Pasture

Consisting of approximately 4,129± acres of dryland/cultivated ground and 1,822± acres of native range, the Farm is currently leased out to one tenant who has had a six-year lease that ends in November of 2017. The tenant is desirous of continuing to lease the Farm if possible. The tenant sub-leases the pasture to a neighboring rancher with cattle.

The BLM Branch Creek Allotment has 168 AUMs with a late spring or early summer turnout depending on the conditions. The 5,320± deeded acres are never grazed until after harvest allowing the native grasses the opportunity to grow, mature, and reseed themselves every year prior to being grazed. The grazing land is all native grasses, mostly western wheatgrass, and brome grasses, and the pastures are well watered. The previous owner, who owned the Farm for 35 years, and the current tenant of the past six years historically have raised mainly spring and winter wheat. They summer fallow parts of the Farm in most years. There are 50,000 bushels of quality grain storage which enable the owners to “top the market” with a year-round marketing strategy. The Seller has maintained the status of the Farm as one of the ‘very best’ since the early 1970s with the basics of excellent soils, good farming practices, and employing the latest technology available. Because of the strong management, there is little evidence of noxious weeds. Currently, the Farm does not participate in the CRP program or any other farm programs. The new owner may be interested in applying for ARC/PLC, a new farm program for price protection available to those operators who sign up. The program offers price protection if grain prices go below a certain threshold.

The Farm historically matches the county averages on a normal year. The county average for winter wheat is 35 bushel/acre and 29.2 bushels/acre for spring wheat per USDA National Agricultural Statistics Service (NASS) statistics. Long Branch Farm’s latest available wheat yields averaged approximately 32.3 bushels/acre for winter wheat in 2015. The Farm, along with many other farms in eastern Montana, suffered severe crop damage due to a major hail storm in 2016. 2016 crop yield information is not available.

Currently, the farming and grazing lease plus the house rental ($600/month) generates $144,515.00 in annual income.

The home and outbuildings, which are located on the east side of the Farm about 2.75 miles from Hwy 59, are modest and functional. The next owner will not be saddled with unneeded or overdone improvements and may wish to design an owner’s home and compound which would be suited to fit their needs and lifestyle.

OWNER’S HOME

The modest 3,600 square foot wood-sided home with a red-painted aluminum roof, was built in the late 1970s. The five-bedroom, three-bathroom home has carpeting throughout the majority of the house with linoleum flooring in the kitchen. The living room and kitchen are located on the main floor, with the master bedroom on the upper level and additional bedrooms on the basement level of the home. In addition to the wood-burning fireplace, the home is temperature controlled with two new propane furnaces. An above-ground tank supplies propane to the home.

Storage Shed

The 30′ x 72′ metal-sided shop with a metal roof and a dirt floor has electricity. The large sliding doors on two sides of the building allow for easy access for equipment. Currently, the shed is utilized for equipment storage.

Garage

The metal-sided garage has two overhead doors and a metal roof. The building, which does have electricity, is currently used for storage.

Grain Storage

The Farm has the capacity to store 50,000 bushels of grain in five 10,000-bushel bins. The grain bins appear to be in good condition.

The Seller hereby makes known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on Long Branch Farm. The Seller makes no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor does the Seller make any warranties or representations with regard to the specific acreage within the fenced property lines. The Seller is selling Long Branch Farm in its “as is-where 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 visual aid only. The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.

The property taxes for 2015 were $19,206.00.

The Seller will convey with the Farm 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon and gravel rights which they actually own, 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 Farm.

Electricity is provided by McCone Electric Co-op in Jordan. The Farm is serviced by Mid Rivers Communications for phone and internet, and television is via satellite. Cell service with Mid-Rivers Communications is available at most locations on the Farm.

The crop land and native range on the Farm is a good feed source and attractant for wildlife. The healthy native range and natural cover offer good habitat for the white tail deer, mule deer and abundant antelope that frequent the Farm. During parts of the year, there are also plenty of pheasant, upland birds and waterfowl. In addition to the Farm, direct access to the adjacent 7,000 acres in “Block Management,” creates approximately 13,000 acres of back-yard hunting. The area also provides the outdoor enthusiast good wing-shooting opportunities. The small stretches of open water coupled with productive farm ground provide an attractive “rest stop” for waterfowl on their way south in the late fall and upon their return to northern nesting grounds in the spring. Ring-necked pheasants also do well on the Farm with the vast food sources, water, and cover, which provides ideal nesting habitat and protection from predators.
In close proximity to the Farm are some of the most unique and desirable recreational areas in Montana. Both the Upper Missouri River Breaks National Monument and the Charles M. Russell National Wildlife Refuge provide a plethora of plants and wildlife, unique geological features, and historical and cultural facets. The recreational opportunities available are almost unlimited and are enhanced by the 149-mile stretch of the Upper Missouri National Wild and Scenic River which flows through the Monument and the Fort Peck Reservoir at the northeast end of the Refuge, both offering a wealth of boating and fishing opportunities. The Charles M. Russell Game Reserve provides some of the best hunting in the state for white-tail deer, mule deer, mountain sheep, and elk.

Long Branch Farm, one of the premier grain farms in the state, is a simple, attractive investment opportunity for the buyer looking to get into a low-overhead productive farm operation. With a solid tenant already in place, the transition to a new owner could be relatively seamless. This clean, productive, and efficient farm is easy to run with good farming practices in place and excellent soils. Within close proximity to Jordan, Montana, a friendly town with deep roots in agriculture, this self-sufficient town has all the necessary services to support a farm and a family. With all these amenities, the Farm would make a great family operation or an attractive investment.

Long Branch Farm, as Previously Described Herein, is Offered at $3,500,000 Cash. The Conditions of Sale Are as Follows:

All offers to purchase must be in writing and accompanied by an earnest money deposit check in the amount of 5.00% of the Purchaser’s offering price;
Each offer must also be accompanied by the name and telephone number of the Purchaser’s private banker to assist the Sellers and their agents in ascertaining the Purchaser’s financial ability to consummate a purchase;
All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the Farm prior to scheduling an inspection;
Earnest money deposits will be placed in escrow with Eastern Montana Title Company of Miles City, Montana, which will then place the funds with local banks at nominal rates of interest accruing to the Purchaser’s benefit until Closing;
The Sellers will provide and pay for a standard owner’s title insurance policy. Title to the real property will be conveyed by warranty deed;
All of the Farm’s water rights will be transferred to the Purchaser and all of the mineral rights which the Sellers actually own will be conveyed to the Purchaser at Closing.
Buyers’ Brokers Are Welcome and Cordially Invited to Contact David A. Lowry For Information Regarding Cooperation Policies and Commission Splits.

The Seller reserves 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 Seller. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., is intended only as general guidelines and has been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Swan Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.

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David A. Lowry

406.522.7342 | [email protected]

My love for the land runs deep. I’ve been fortunate enough to lease and own working and recreational ranches in some truly breathtaking places, including Colorado, Montana, and British Columbia. As an avid hunter and angler with an entrepreneurial streak, I’ve always been equally passionate about the working and recreational aspects of running a ranch. ...

Meet the Broker