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Swan Land Properties
Excellent Summer Grass in SW Montana
Madison County

STONE CREEK GRAZING UNIT

Sold
  • Dillon, Montana

  • 4,361 Deeded

  • $2,550,000

Positioned along the southwestern slope of the Ruby Mountain Range and north of the Sweetwater Basin, the Stone Creek Grazing Unit, with 4,361± deeded acres, is a prime opportunity to acquire additional summer grass – a commodity that is in high demand in Southwest Montana.  With the hyper-inflated land market experienced by the Rocky Mountain States over the past two years, the Stone Creek Grazing Unit, priced with the producer in mind, is offered at under $585 per deeded acre.
In addition to the deeded acreage, there is a 160-acre State of Montana lease as well as a 462 AUM Bureau of Land Management (BLM) grazing allotment.  During the 2021 grazing season, the Seller took a voluntary 30% reduction in the carrying capacity of the BLM allotment due to the unusually dry conditions experienced by this region of the State.  The Seller anticipates this reduction to be temporary with the BLM but will depend on precipitation levels during the winter and spring months.  Contact our Bozeman Office for updates or questions.
Stone Creek Grazing Unit, in Madison County, is located about 21 miles east of Dillon, Montana via Upper Stone Creek Road to Cottonwood Creek Road/Miners Creek Road/Stone Creek Road, which intersects the property.
Most residents travel to either Dillon or Butte for large grocery purchases, banking, movie theaters, agricultural supply stores, and general shopping. St. James Community Hospital in Butte and Barrett Memorial Hospital in Dillon are both top-notch medical care facilities and provide a good array of specialists and general practitioners.
The closest commercial airport, Bert Mooney Airport (BTM) located just south of Butte is about one and a half hours from the property. Commercial carriers include Delta operated by Sky West Airlines with direct flights to Salt Lake City, Utah. This airport also provides a full-service FBO at Butte Aviation for private aircraft.
Dillon, the county seat of Beaverhead County, is a bustling community of about 4,500 people and home to the University of Montana-Western. The college is a cornerstone in the area and provides both cultural and educational opportunities for the people of Southwestern Montana.
Approximate distances to other area cities and towns from the main home of Stone Creek Grazing Unit are as follows:
Dillon
Butte
Bozeman Yellowstone International Airport
Helena
Idaho Falls, ID

21 miles
83 miles
116 miles
131 miles
163 miles

 

Stone Creek Grazing Unit ranges in elevation from approximately 6,550 feet above sea level along the western boundary near Miners Creek Road to around 7,900 feet on the northern boundary of the property.  The southern boundary is around 6,900 feet.
The average annual precipitation in Dillon is 10.35 inches, with much of the rainfall occurring in June. The average annual snowfall is 21 inches. Average high temperatures in June, July, and August range from 73° to 81° Fahrenheit.  Summer average minimum temperatures range from 42° to 45°.  In December, January, and February average high temperatures are between 32° and 39°.  Winter average minimum temperatures are typically between 10° and 14°.
There is plenty of sunshine in the summer months.  The climate allows for approximately 121 growing days annually.

Comprised of 4,361± deeded acres with a 160-acre State of Montana Lease and Middle Fork BLM Allotment No. 20525, this summer grazing unit is rated for 1,080 AUMs (Animal Unit Months).  The Unit is well watered with stock tanks and several springs and perennial streams.  Pastures are well-fenced with much of the BLM and State acres fenced in and managed with the deeded land.  The turnout date for the BLM is June 20th with an off date of October 15th of each year.
Encumbered with a conservation easement held by the Montana Land Reliance, the easement prohibits construction of a residence but does provide two building envelopes for agricultural structures and allows for one land division.  A copy of the conservation easement document is available upon request through our Bozeman Office.
Over the past several years, management has treated approximately 500 acres of sagebrush, increasing the grass resource significantly.  The pastures are grazed on a four-year rest rotation grazing system with cattle moved between pastures approximately every three weeks.  A pasture that is utilized in the spring during year-one will be utilized the summer in year-two and the fall in year-three and then rested on year-four.

 

Bureau of Land Management

Middle Fork Allotment No. MT20525 462 AUMs Expires October 15, 2029

Note: In 2021, due to the drought conditions experienced throughout Montana, the Seller experienced a 30% cut in numbers by the BLM.  The Seller is uncertain at this time if that cut will remain in effect for the 2022 grazing season.

State of Montana Lease
State Lease No. 3402 160 Acres 49 AUMs Expires February 29, 2028

 

Water Right No.
Source
Flow
Priority Date
41C 197251
41C 197252
West Fork of Sage Creek
Unnamed Trib. of Sage Creek
2.50 cfs
0.75 cfs
1910
1910

The Sellers will convey the Property without reservation of whatever mineral, oil, gas, geo-thermal, hydro-carbon and gravel rights which 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 subsurface rights appurtenant to the Property.
  

The real estate taxes for 2021 were approximately $2,308.70.
  

The Sellers are selling Stone 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.
The Sellers hereby make known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on Stone Creek Grazing Unit.  The Sellers make no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor do the Sellers make any warranties or representations with regard to specific acreage within the fenced property lines.

Solid summer grazing units priced under $585/deeded acre are a rarity in today’s robust market.  The Stone Creek Grazing Unit is located approximately two miles to the southeast of the Barretts Sweetwater Talc Mine.  The Mine is accessed via the Stone Creek Road then north on Cottonwood Creek Road.  That turnoff is located about one mile before entering the Stone Creek Grazing Unit.  The Mine is visible on the aerial map of the Property.
The Seller would prefer an all-cash transaction, however, for a financially viable buyer, the Seller would consider financing the transaction with a 40% cash down payment with the balance carried at terms and conditions acceptable to the Seller at their sole discretion.

OFFERING PRICE and CONDITIONS OF SALE
Stone Creek Grazing Unit, as previously described herein, is being offered for sale at $2,550,000 Cash or Terms acceptable solely at the discretion of the Sellers.  The conditions of sale are as follows:
    1. All offers to purchase or letters of intent must be in writing and accompanied by a wire transfer of 3.0% of the purchase price to the escrow account at First American Title Company of Dillon;
    2. Earnest money deposits will be placed in escrow with First American Title Company of Dillon, which may place the funds with local banks at nominal rates of interest accruing to the benefit of the Buyer until Closing;
    3. All Prospective Buyers must demonstrate, to the satisfaction of the Seller, absolute financial capability to purchase the Property prior to scheduling an inspection of the Property;
    4. 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 a deed;
    5. All of the water right claims controlled by the Property will be transferred to the Buyer at Closing;
    6. Buyers’ Brokers are welcomed and invited to contact Mike Swan in our Bozeman Office for information regarding Cooperation Policies.
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 Sellers 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., are 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.
TERMS OF INSPECTION
A 48-hour notice is requested to make proper arrangements for an inspection of Stone Creek Grazing Unit.
Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Stone Creek Grazing Unit.  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.
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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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