Schraudner Ranch is ideally set up to live, work and raise a family. This 2,423± acres offers 1,013± acres of dry cropland and 1,132± acres of native rangelands that vary from flat to rolling and steeper terrain in the coulees yielding good big-game hunting. The remaining acreage includes approximately 276 acres of wild hay ground. The Ranch contains strong native grasses, good cover and consistent water throughout. There are two large drainages that cross the Ranch. These are generally steep to rolling terrain and include a variety of trees and brush cover. The dry croplands have been utilized to produce a variety of crops including hay and grain. There are two wells with numerous tanks and pipelines creating easy access to water for the cattle. Seldom did the Schraudner family need to buy additional hay. Elevations on this parcel vary from 3,700 to 3,900 feet above sea level. The well-blocked Schraudner Ranch, which runs about 100 mother cows plus replacement heifers and bulls, checks all the boxes with nice scenery, good grass, plentiful water and big-game hunting only 45 minutes to Billings.
Schraudner Ranch has functional improvements, including two homes, two sets of working corrals, several wells and an extensive piped livestock-watering system. It is also perimeter fenced and cross fenced. The property is adequately improved.
The main home, which was constructed in 1951, includes approximately 1,084 square feet on the main level and 840 square feet in the partially finished basement. This ranch-style house with four bedrooms and one and a half baths appears to be in good condition. The second home is a modular that has been recently remodeled. The agricultural structural improvements are conveniently located near the site of the homes. The corrals are in good condition. The older barn and equipment storage sheds, including a 1,884 square foot Quonset hut,1,024 square foot detached garage and 2,880 square foot shop building, are all functional and in good shape. This has always been a working ranch and the emphasis was not on fancy homes and barns, but there are numerous good homesites should one desire to build a new home.
LOCATION and ACCESS
Lavina is located about 45 minutes north of Billings on the intersection of Highway 3 and Highway 12. This quaint agriculture town, located 40 miles north of the Northern Pacific railhead in Billings, was founded in 1908 by one of the Territory’s best-known pioneers, T.C. Power. The town of Lavina offers limited services including two gas stations – Broadview Services and Farmers Union Trading Post – both which provide 24-hour pump stations for unleaded fuel and diesel fuel, as well as basic convenient-store essentials. Additional services are available in Roundup, which is 21 miles from Lavina, and Billings offers all of the amenities of a big city. Lavina Public School, located in a historic two-story yellow brick building, provides kindergarten through 12th grade education to about 36 students.
There are several historic buildings in the town of Lavina that show the restrained styles of public architecture often found in the region. No longer in business, the Slayton Mercantile building, which is on the National Register of Historic Places, is a two-story brick structure located on Main Street. Another community landmark is the Gothic-styled early 20th-century building that is shared by the United Methodist and Lutheran Church of Lavina. The two denominations share this historic building in order to preserve both the building and themselves as viable congregations.
Located just 45 minutes from Lavina is the largest city in the state – Billings, which has all of the amenities of “Big City Montana!” With multiple venues for experiencing live entertainment, South Park is an excellent way to enjoy the performing arts. With its charming gazebo, it hosts one of Billings’ largest musical events of the year, The Magic City Blues. The two-day music festival has been going on for over a decade. Another hotspot is The Historic Babcock Theater. Seating 750, it is one of the original theater houses in Montana and holds live music and theater productions. The Alberta Bair Theater, which opened in 1931, is the largest fully-equipped theater in the region. With 1,400 seats, it showcases a large variety of entertainment. Also, in Billings, Zoo Montana, Montana’s only zoo and botanical park, is a 70-acre wildlife park focused on species native to Montana, the Rockies and other cold-temperature habitats at or above the 45th parallel. It currently supports 100 animals and represents 58 species.
Forty minutes from the Ranch, 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. Also located at Billings Logan International Airport is Edwards Jet Center offering a full range of FBO (fixed-based operator) services including fuel, aircraft parking, hangar and maintenance. Please visit http://www.edwardsjetcenter.com/ for additional services and information.
Approximate distances from Lavina, Montana to other Montana cities and points of interest are as follows:
Roundup, MT 24 miles
Billings, MT 45 miles
Red Lodge, MT 99 miles
Sheridan, WY 173 miles
Bozeman, MT 152 miles
According to the Department of Natural Resources, Schraudner Ranch has 5 water rights with priority dates ranging from 1879 to 2000. A complete water right report is available to qualified buyers by contacting 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 validity, amount, priority date, place of use and other such changes as the Court determines. The Sellers have made all of the filings currently required and will transfer the water rights as they currently stand with no warranty of future viability.
The Seller will convey with the Ranch 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 Ranch.
REAL ESTATE TAXES
The 2018 real estate taxes for Schraudner Ranch were $4,710.
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 Schraudner Ranch. 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 The Home Ranch 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.
UTILITIES and SERVICES
Electricity is provided by Yellowstone Valley Power. Phone service is available via Nemont and internet service is provided by Wild Blue. Good cell coverage is available on most areas of the Ranch with Verizon Wireless.
ELEVATION and CLIMATE
Schraudner Ranch ranges in elevation from about 3,750 feet to 4,000 feet.
The average annual precipitation is approximately 14.17 inches of rainfall and an average annual snowfall of 55 inches. Naturally these numbers will vary annually. The surrounding mountains, diverse terrain and elevation allow the weather to change rapidly. The average high temperatures in June, July and August range from 81° to 89° Fahrenheit. In December, January and February, average high temperatures are between 37° and 41°.
Summer average minimum temperatures range from 49° to 54°. Winter average minimum temperatures are typically between 7° and 13°. There is plenty of sunshine with an average of 201 sunny days throughout the year. The average growing season is about 141 days beginning in early May and running through the end of September.
AREA RECREATION and ATTRACTIONS
There is something for everyone who likes to be active in the Billings’ metropolitan area with an abundance of opportunities at one’s finger tips.
Just south of Billings, the picturesque Rimrocks are geological sandstone formations that outcrop in sections and offer numerous hiking and biking trails with scenic outlooks. At the top of the Rims, Zimmerman Park has dozens of hiking trails, rock climbing options and picnicking benches. Swords Park has a series of asphalt walking and biking paths that meander across the Rims and offer spectacular valley views. Just east of Billings, the Four Dances area occupies a plateau with trails and benches and the locally famous Sacrifice Cliff.
The lower Yellowstone River, which is very big downstream from Billings, flows towards the North Dakota border and is a living gem. The cliffs along the river teamed with the bordering cottonwood trees transition into the sweeping views of the prairie. When the flow tapers off in late summer the Lower Yellowstone receives light fishing pressure and restricted wade fishing is permitted. With numerous fishing-access spots for anglers, this section of the river rarely is overcome by boaters. Float trips on this portion can be with minimal obstacles and offer a good chance to enjoy a sizable portion of the river in solitude.
With nine golf courses, both private and public, golfers of varying abilities will discover a wide range of opportunities in Billings and the surrounding area. Yellowstone Country Club, located under the Rimrocks, offers a grand view of the snow-capped Beartooth Mountains while boasting full clubhouse facilities, tennis court and pool. The Briarwood Golf course, recognized by Golf Digest as the #1 course in Montana is a mature, 18-hole championship golf course that offers scenic views of the city on rolling hills, creek bottoms and open rangelands.
Pristine skiing is located at Red Lodge Mountain. With its small-town demeanor, the ski area showboats its “no wait” lift lines. The mountain contains 6 lifts, 65 trails and 60 acres of gladed tree skiing. The average snowfall is 250" with an average temperature at 31° F. Red Lodge Mountain stays active year-round with plenty of activity on the 18-hole golf course in the summer months.
T.C. Power, one of the Territory’s best-known pioneers, was well established in both Billings and Fort Benton. Realizing the need to connect the railroad between his holdings in both towns, Power organized the Billings-Benton Stage Company, the first north-south line to carry mail on coaches. In 1882, about midway on the stage line along the Musselshell River, Walter Burke, who worked for T.C. Power & Bro., decided that this would be an ideal site for a stage stop, which was built, along with stage stables, mess house, bunk, a store, and a saloon. Burke named the area Lavina in memory of a former sweetheart, not his wife. Lavina was a hub of activity. However, with the arrival of the Milwaukee Road in 1907, surveyors of the railroad chose a new town site a mile downstream. A few months later on February 16, 1908, the first passenger train went past “Old Lavina” and made its stop at the new depot in what would now be called Lavina. The new town was incorporated in 1920.
OFFERING PRICE and CONDITIONS OF SALE
Schraudner Ranch, as Previously Described Herein, is Offered at $1,895,000 Cash . Terms acceptable solely at the discretion of the Seller. 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;
Earnest money deposits will be placed in escrow with Sweetgrass Title Company of Big Timber, Montana;
All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the Ranch prior to scheduling an inspection;
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 via a deed;
All of the water right claims controlled by the Ranch will be transferred to the Buyer at Closing, and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing;
Buyers’ Brokers Are Welcome and Cordially Invited to Contact David 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 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 Schraudner Ranch, please contact:
A 48-hour notice is requested to make proper arrangements for an inspection of Schraudner Ranch.
Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Schraudner 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.