In a valley of long-standing family ranches, Girard Creek Grazing Unit provides an opportunity to run a quality commercial or purebred cattle operation in historic cattle country. This is a productive summer-grazing unit with all the components for maximum summer-forage production. The Seller estimates that the Grazing Unit could comfortably run about 200 pairs from May 15th through October 15th.
Girard Creek Grazing Unit contains 1,187± deeded acres plus a permit on a U.S. Forest Service Grazing Allotment comprised of approximately 16,000± acres. The U.S. Forest Service Grazing Permit #90047A for 200 head on the adjoining U.S. Forest Service Grazing Allotment will transfer in accordance with U.S. Forest Service guidelines and will require Buyer to purchase some of Seller’s cows. This productive 200-head Grazing Permit provides outstanding summer pasture in the alpine meadows of the Deerlodge National Forest.
This is a must see for an operator looking to relocate to a proven area with consistent moisture and good soils in a solid agricultural community. Balanced western Montana summer-grazing units such as this are becoming difficult to find in today’s market.
Girard Creek Grazing Unit is located on the east side of Interstate 90 east of Warm Springs and about sixteen miles south of Deer Lodge.
Approximate driving distances from the Grazing Unit to other Montana cities are:
ELEVATION and CLIMATE
The elevation gain on Girard Creek Grazing Unit is approximately 775 feet with the highest point just over 5,600 feet above sea level on the west portion of the property and the lowest point of 4,823 feet on the northeast point.
The average annual precipitation is 11 inches. The area’s average frost-free growing season is approximately 54 days with the last spring frost around July 1st and the first fall frost at the end of August. Average maximum temperatures in June, July and August range from 71° to 80° Fahrenheit. In December, January and February average maximum temperatures are between 32° and 38° Fahrenheit. Summer nights average about 43° Fahrenheit. Winter average minimum is between 9° and 17° Fahrenheit. This is an area that receives a good amount of sunshine throughout the year with an average of 186 sunny days annually.
PHYSICAL and OPERATIONAL DESCRIPTION
Girard Creek Grazing Unit contains about 1,187± deeded acres of native range and pasture. In addition, the U.S. Forest Service Grazing Permit, which is comprised of about 16,000± acres, will transfer with the Grazing Unit. This productive 200-head Grazing Permit on the adjoining U.S. Forest Service Grazing Allotment provides outstanding summer pasture in the alpine meadows of the Deerlodge National Forest. The cost of the Grazing Permit runs about $1,200 per grazing season, or approximately $1.50 per Animal Unit Month (AUMs). There is a ten-year grazing plan that was created between the permittees and the U.S. Forest Service; the summer of 2020 will be the fifth year of that ten-year plan.
The Grazing Unit pasture is well watered with five good water tanks. A well, located on the lower pasture, serves two tanks in the lower pasture and three stock tanks in the upper pasture. In addition, Girard Creek flows from the U.S. Forest Service through both the upper and lower pastures. This Unit provides quality forage before cattle are turned out to the USFS.
The U.S. Forest Service Grazing Allotment is very well watered with numerous streams and springs that complement a series of stock water tanks scattered throughout the pastures. On most years the turn-on date is around mid-June and the off date around the end of September. There are three additional commercial cattle ranchers who run cattle on the Grazing Allotment with the Seller – the Seller being the largest permittee. Only virgin bulls or bulls that have been tested for trichomoniasis are allowed on the Grazing Allotment land. The Seller pays a pro-rated share of the fee for the rider who oversees the grazing on the U.S. Forest Service, maintains fences and doctors calves when necessary. The Seller and one other permittee split the cost for the summer rider. This may be one of the better summer permits in this region of Montana.
The cattle are moved between summer pastures on the U.S. Forest Service Grazing Allotment several times over the course of the summer. The last week of September, the cattle are rounded up and trailed home. Anxious to get home to the lower ground, these mother cows get their noses pointed downhill and travel from the USFS to the deeded home base within hours! Over the next week to ten days, the calves are weaned and processed. At weaning the steers typically weigh between 650-700 pounds and the heifers run between 625-675 pounds.
76G 13349 00
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Spring, Unnamed Tributary Of Girard Gulch
In 2019, water fees for the Girard Creek Unit were $150.
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 of the filings currently required and will transfer the water rights as they currently stand with no warranty of future viability.
FENCES and BOUNDARY LINES
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 Girard Creek Grazing Unit. 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 specific acreage within the fenced property lines.
The Seller is selling Girard Creek Grazing Unit 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.
REAL ESTATE TAXES
The real estate taxes for 2019 for the Girard Creek Grazing Unit were approximately $956.
The Seller will convey with the Girard Creek Grazing Unit deeded acreage 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 property.
The success of many western Montana ranches hinges on the quality of summer range. One of the key components of this grazing unit that makes it so attractive to a producer is the U.S. Forest Service Grazing Permit. The alpine meadows of the Deerlodge National Forest may be some of the most productive in the Rocky Mountains. The Grazing Permit allows for attaining tremendous gain on calves over the summer months.
Those who have tracked property values in Southwest Montana for the past several years will find the Girard Creek Grazing Unit’s offering price to be very competitive in today’s market. This Grazing Unit is a must see for producers looking for consistent water and grass in one of Montana’s classic ranching communities.
OFFERING PRICE and CONDITIONS OF SALE
Girard Creek Grazing Unit, as Previously Described Herein, is Offered at $1,200,000 Cash. The Conditions of Sale Are as Follows:
Purchasers acknowledge that they have had sufficient time to complete their due diligence investigation and review of the terms, conditions and status of the Permit, including the litigation regarding the Permit pending in the United States Court of Appeals for the Ninth Circuit as Docket No. 19-35351, captioned: 2-Bar Ranch Lmt. Partnership, R Bar N Ranch, LLC, and Broken Circle Ranch Company, Inc. v. the U.S. Forest Service, et al. The Permit will transfer subject to U.S. Forest Service approval.
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 with 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 Grazing Unit prior to scheduling an inspection;
Earnest money deposits will be placed in escrow with Stewart Title Company of Southwest Montana in Missoula;
The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at Buyer’s expense. Title to the real property will be conveyed by warranty deed;
All of the Grazing Unit’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 Michael S. Swan 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 have 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.
For more information or to make an appointment to inspect the Ranch, please contact:
A 48-hour notice is requested to make proper arrangements for an inspection of Strand Ranch.
Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Strand 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.