MADISON VALLEY RETREAT Off Varney Road Ennis, Montana $925,000

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1 Off Varney Road Ennis, Montana $925,000

2 Retreat withdrawal to a safe or private place; a safe, quiet, or secluded place, away from the pressures of ordinary life. Just what we all dream of a serene place, surrounded by beauty, wildlife and silence; a place where you are safe and protected from the busy world. If you ve been dreaming of owning a special piece of Montana, where you can build your dream home and enjoy a unique quality of life, this is it. LOCATION: This 160-acre parcel is located on the west side of the famed Madison Valley, five minutes and 2.8 miles southwest of Ennis, a charming cowboy town that claims a population of less than 1,000 people in town and 11,000,000 wild trout in the Madison River. The property has spectacular, panoramic views of the Madison River, the valley and the Madison Range to the east. Access to the river is across the Varney Road, just to the west of the property. The proximity to Ennis and Bozeman, both offering private and commercial air services, and countless amenities, make this property an easy and viable year-round or seasonal residence to relish all that Southwestern Montana has to offer. LEGAL DESCRIPTION: Tract A located in the NW1/4 and SW1/4 of Section 17, T06 S, R01 W, P.M.M., 160 acres, Certificate of Survey 4/1417, Madison Co. Montana

3 PHYSICAL DESCRIPTION: The property is identified as agricultural rural, used for grazing. The property is perimeter fenced and has been used strictly for horse pasture over the past 10+ years. Approximately 19 acres of the land has been tilled for hay production and the remainder of the acreage is on old river terrace sediments perched above the Madison River. Most of the property supports a native range community, with a narrow riparian community occurring along the Madison Canal and 8 Mile Creek, which run through the property. CONSERVATION EASEMENT: The property is under a Conservation Easement with the Montana Land Reliance whose purpose is to maintain the rural, agricultural and natural scenic qualities of the area by the retention of significant open space for a variety of uses including wildlife habitat, recreation and agricultural purposes. This easement allows an owner to construct one single family residence with an associated garage, along with workshops, sheds and recreational facilities. The residence and all outbuildings shall be located with a 10-acre building envelope within a designated area. The only commercial activity allowed would be for a Bed and Breakfast business. Several of the adjoining properties are also under Conservation Easements. UTILITIES & SERVICES: There are 3 existing power transformers already set along the south fence line. One in the SW corner that feeds the existing livestock well, one down at the canal and one that is 60 from the specified home site. WATER RIGHTS: The property has a 240 well with 15 gpm that is used for watering livestock. Eight Mile Creek runs along the northern boundary of the property and the Madison Canal runs along the SE corner of the property. The property has been allocated 40 shares from the Madison Canal, for an annual fee of $9 per share/ unit for a total of $360 per year, for irrigation. No diversion point or access has been determined for using water from the Madison Canal. Horses at the well

4 ELEVATION, CLIMATE & PRECIPITATION: The upper elevation is approximately 5,200. The climate and precipitation vary throughout the valley, with the upper Madison valley (southern end) more like the climate in Yellowstone Park. The area around Ennis is more moderate. The annual high temperature in Ennis being 57.7, annual low temperature 28.2, average annual rainfall 13.2 and annual snowfall of 45. The valley is bordered on the west side by the Gravelly Range and on the east side by the 80-mile long Madison Range of the with the highest peak being Hilgard Peak at 11,316. WILDLIFE: Mule deer are very common in the Eightmile Creek drainage, while pronghorn antelope are common in the uplands. White-tailed deer are also likely to visit the property. Common bird species such as northern harrier, redtailed hawk, black-capped chickadee, black-billed magpie, western meadowlark, sharp-tailed grouse and other song birds would likely frequent this habitat. Western meadowlark Pronghorn antelope Mule deer

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6 FENCES & BOUNDARY LINES: The property is perimeter fenced with gates on the north and south sides. The main access to the property is a deeded easement, through the main gate at 66 Ranch, just off the Varney Road. The 66 Ranch Road leads to the north gate. Access to the south gate is a deeded easement from Burnt Tree Rd. The property is bounded on the north by the 66 Ranch subdivision, on the west by the Pronghorn Meadows subdivision, on the south by the USDA-Forest Service and on the west by several small lots of the Granger subdivision. IMPROVEMENTS: There are no structures on the property and the only improvements are the fencing and the stock well. AREA RECREATION: The Madison Valley is surrounded by the Madison Range to the east and the Gravelly Range and Tobacco Root Range to the west. Being the second tallest mountain range in Montana, the Madison Range includes the Lee Metcalf Wilderness. The valley has an abundance of public land for hunting, trail riding, hiking, fishing, snowmobiling, and just exploring. The Madison River has numerous public fishing accesses throughout the valley. High mountain lakes and streams offer additional fishing opportunities. The Madison Meadows Golf Course, just outside of Ennis, offers a challenging 9-hole experience. Yellowstone National Park is 75 minutes south, Bozeman is 55 minutes northeast and Big Sky mountain is 105 minutes away.

7 For being a small town, Ennis puts on a BIG show. There are many wonderful restaurants, several saloons, pharmacy, supermarket, hardware store, regional hospital and clinic, large variety of retail, bowling alley, library, movie theatre, parks and churches. There is something for everyone. Prior to the arrival of settlers, Shoshone, Flathead and Bannack Native Americans hunted the Madison Valley each spring. In 1863, gold was discovered in Alder Gulch, just west of Ennis. This brought on the rush. Two months later, William Ennis homesteaded the site along the Madison River that quickly became the town of Ennis. Ennis from the air

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9 PROPERTY DISCLOSURES: 1. Appurtenant to the Property are the easements granted in the Warranty Deed recorded December 9, 2002, in Book 447, Page 725, records of the Madison County Clerk and Recorder, Madison County, Montana, which include the following: (d) an easement for ingress and egress to use the ponds and streams as located on the 66 Ranch P.U.D. referenced herein. Said easement is attached to and runs with Tract A described herein. Grantees shall pay an annual fee of $ per year to the 66 Ranch Homeowners Association for pond and road maintenance, which fee is due each year on the date set forth above. 2. Seller is not a member of the 66 Ranch Homeowners Association. Title to the Property is not burdened by the Declaration of Protective Covenants and Restrictions for the 66 Ranch, Madison County, Montana, recorded in Book 442, Page 712, records of the Madison County Clerk and Recorder, Madison County, Montana or the Amendment Number One to the Declaration of Protective Covenants and Restrictions for the 66 Ranch, Madison County, Montana, recorded under Document No The Declaration of Protective Covenants and Restrictions for the 66 Ranch, Madison County, Montana, does, however, grant to the 66 Ranch Homeowners Association certain rights to maintain rules and regulations to govern the use of ponds on the 66 Ranch. 3. The Warranty Deed lists an undivided one-fourth (1/4) interest in and to an easement described in Book 435, page 684, which shall allow Grantees rights of access to one single family residence dwelling and for agricultural purposes, which shall be subject to all the terms and conditions contained in the original easement referenced hereby. 4. Easements to the West Side Canal Company and to Montana Power Company. (now Northwestern Energy) 5. Conservation Easement with the Montana Land Reliance. (Available upon request) The view looking northeast from the building site.

10 HOW TO GET HERE: The Madison Valley is ideally located, with Bozeman to the north, Big Sky to the east and Yellowstone Park to the south. The scenic drive to the west entrance of Yellowstone National Park in West Yellowstone is just over an hour. Less than an hour away, Bozeman is close enough, but not too close. Bozeman Yellowstone International Airport (BZN) at Gallatin Field in Belgrade is a little over an hour away. Recently expanded, the Airport offers several full-service FBOs and excellent commercial services through Alaska Airlines, Allegiant, Delta, Frontier Airlines, United Airlines and US Air. The seventh busiest passenger airport in the Pacific Northwest, Bozeman offers direct flights to over a dozen major airports around the nation. The Ennis Big Sky Airport (KEKS) is located about 10 miles from the property and offers a 6,600 x 75 paved runway, GPS RNAV Approach, heated aircraft hangar (GIV Capable), full service Jet A/100LL, Deice services, lavatory service, rental cars onsite, passenger terminal and lounge, aircraft rental, flight instruction, scenic flights, helicopter shuttle, aircraft charter and open daily year-around. Choice Aviation is the FBO providing these services. -keks/, BOZEMAN AND BIG SKY: Bozeman is a vibrant and active university-oriented city steeped in culture and art. Bozeman is proud to maintain its small-town feeling with big-city amenities. It is home to Montana State University, Museum of the Rockies, Bozeman Symphony and Montana Ballet. The fourth-largest city in the state, Bozeman offers abundant opportunities for fine dining, lodging, entertainment venues and shopping opportunities. Big Sky is home to the biggest skiing in America with over 5,800 acres of skiable terrain spread across four mountains, 4,350 vertical feet, and an award-winning Nordic trail system. A traditional Western flair, complete with real cowboys that blend easily with luxury and comfort in all aspects of life, from dining and day spas to accommodations. Just over the mountain from Ennis and with a season ski pass and membership in the Madison Valley Ski Club, locals receive a pass through Jack Creek!

11 THE MADISON VALLEY: The local area is primarily comprised of large agricultural and rancing operations interspersed with recreational landowners. Over 30% of the valley is under Conservation Easement and what you see, is what you get as it cannot be developed. Cattle grazing on the Sun Ranch Tied up at the local saloon The Ennis High School Mustangs Ennis offers more than people would expect. Families can expect their children to receive a high-quality kindergarten through high school education in the Ennis Public Schools. Students from the surrounding community experience the unique educational environment of the small-sized classrooms. The high school is classified as a Class C school (under 160 students) by the Montana High School Association and provides a great learning environment and competitive interscholastic-athletic programs competing as the Mustangs. Ennis School District ranked #1 in Montana in 2015 and #2 in 2016.

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13 HIGHLIGHTS: Acreage = 160 acres, fenced Water shares from seasonal canal Borders Forest Service land Across Varney Road from the river Well for livestock Year around access All perimeter fencing Power on the property from 3 power transformers Eight Mile Creek crosses the property Protected by a Conservation Easement with the Montana Land Reliance MADISON VALLEY RETREAT For more information, contact: Don Bowen don@eralandmark.com, or Toni Bowen, toni@eralandmark.com (406) The Main Gate to 66 Ranch Broker s Comment: Properties such as this are very scarce in the Madison Valley. This is a unique parcel with privacy, live water, close to the river, spectacular views and so close to town! A difficult combination to come by. It is connected to an exclusive, high-end development with special perks, but not a part of the subdivision. A legacy property. Address: 66 Ranch Road, Ennis MT LEGAL DESCRIPTION: Tract A, Sec. 17, T06 S, R01 W, C.O.S. 7/1417 PRICE: $925,000 TAXES: $33.37 for 2015 SW MT MLS # PROPERTY VIDEOS: Virtual Tour: ranch-ennis-mt-59729/mls Aerial Drone Video:

14 Parcel A