LONE CYPRESS RANCH SULA, MONTANA $4,500, ± ACRES LISTING AGENT: KEITH LENARD

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1 LONE CYPRESS RANCH SULA, MONTANA $4,500, ± ACRES LISTING AGENT: KEITH LENARD 901 S. HIGGINS AVE., STE 103 MISSOULA, MT P: M:

2 Land that s where it all begins. Whether it is ranch land or family retreats, working cattle ranches, plantations, farms, estancias, timber or recreational ranches for sale, it all starts with the land. Since 1946, Hall and Hall has specialized in serving the owners and prospective owners of quality rural real estate by providing mortgage loans, appraisals, land management, auction and brokerage services within a unique, integrated partnership structure. Our business began by cultivating long-term relationships built upon personal service and expert counsel. We have continued to grow today by being client-focused and results-oriented because while it all starts with the land, we know it ends with you. WITH OFFICES IN: DENVER, COLORADO EATON, COLORADO STEAMBOAT SPRINGS, COLORADO SUN VALLEY, IDAHO HUTCHINSON, KANSAS NORTH PLATTE, NEBRASKA BUFFALO, WYOMING BILLINGS, MONTANA BOZEMAN, MONTANA MISSOULA, MONTANA ABILENE, TEXAS COLLEGE STATION, TEXAS LAREDO, TEXAS LUBBOCK, TEXAS SOUTHEASTERN US SALES AUCTIONS FINANCE APPRAISALS MANAGEMENT 2

3 EXECUTIVE SUMMARY Tucked away in the gentle fold of a grassy valley in one of the most pristine watersheds in the lower 48 states is the Lone Cypress Ranch, 301± acres with three trout-filled ponds and an extensive set of luxury improvements ideally suited for a mountain retreat. The master residence a stately and expansive log home is situated to provide maximum privacy, occupying a choice location adjacent to the three-quarter-mile common boundary with the Bitterroot National Forest. Large migratory elk herds frequent the property, especially during the fall when cool weather brings them out of the high country. Extensive equestrian improvements and guest facilities further enhance the overall utility of this property, located just outside of the town of Sula at the southern end of the Bitterroot Valley, 90 minutes from Missoula and less than an hour s drive from Darby or Hamilton. Frontage on the East Fork of the famed Bitterroot River beckons the angler. In short, a very complete recreational retreat with a complete package of every amenity for which one could hope. 3

4 LOCATION The Lone Cypress Ranch borders the town of Sula, Montana, just off U.S. Highway 93. Sula offers a post office and general store, and lies approximately 35 miles south of Hamilton and 90 miles from Missoula, the social and cultural hub of western Montana. To the south, approximately 58 miles over Lost Trail Pass, lies the small mountain town of Salmon, Idaho, while east from Lost Trail Pass brings one into the legendary Big Hole Valley, famous for its 10,000 hay stacks and the outstanding fishery on the Big Hole River. Ravalli County, where the ranch is located, has a population of around 40,000. Hamilton, the largest town in Ravalli County, hosts full medical services as well as virtually every amenity that one would expect from galleries and restaurants, to banks and stores, offering every imaginable product and service. Air access to western Montana is provided by Delta and United Airlines, which serve the Missoula International Airport from their respective hubs in Salt Lake City, Minneapolis, and Denver with several arrivals and departures each day. Missoula is also serviced by Horizon Air, a subsidiary of Alaska Airlines, providing nonstop service to Seattle and Portland, Oregon. Allegiant Air, an economy carrier, offers direct flights to and from Los Angeles, Phoenix, and Las Vegas. Private air accommodations are available in Missoula as well as the Ravalli County Airport in Hamilton, the county seat, which provides a 4,200 x75 runway at 3,603-foot elevation open to general aviation. 4

5 LOCALE Lone Cypress Ranch lies on the eastern side of one of the most spectacular mountain ranges in the West and sits across a broad territorial valley from Sula Peak (elevation 6,800 feet). Other nearby large holdings, including the adjoining 2,848-acre Sula Peak Ranch and the much larger Shining Mountain Ranch, ensure that the area retains the ambiance of a traditional western ranching valley. The Bitterroot Valley, often referred to as the banana belt of Montana, is recognized as having one of the mildest climates in the state. The valley lies between the Sapphire Mountains to the east and Bitterroot Mountains to the west. The Bitterroot River flows to the north to join the Clark Fork River near Missoula. The ranch s location provides access to an extraordinary variety of recreational activities. Within an hour s drive one can be in the Selway-Bitterroot Wilderness, the Big Hole Valley, the Main Fork of the Salmon River, the Anaconda-Pintlar Wilderness, and many other desirable areas. The economy here is evolving away from extractive resources and moving toward tourism, high tech, and an increasing number of affluent retirees who enjoy the high quality of life this valley has to offer. The area is regarded as stable and prosperous with a significant influx of tourists and second homeowners in the warmer months or during periods of peak dry fly fishing activity. Missoula is home to the University of Montana with an undergraduate student body of over 13,000 students. Missoula offers multiple cultural opportunities such as live theater, concerts, museums, galleries, film and music festivals, and more. The ranch is approximately 15 miles north of the Lost Trail Powder Mountain ski area, which has undergone a massive expansion of their facilities in recent years. While the Bitterroot Valley has become more populated and modernized, the Sula Basin remains sparse in population and closer to historic Montana cowboy culture. The Lone Cypress Ranch is truly a gem, located in a secluded, very private location, yet within easy reach of many urban and backcountry amenities. 5

6 GENERAL DESCRIPTION This property includes 301± deeded acres, with adjacent United States Forest Service acreage that extends for tens of thousands of acres to the south and east. The land consists primarily of open meadows with around 44 acres of irrigated and sub-irrigated meadows. A forest fire in 2000 burned large areas of the Bitterroot Valley including U.S. Forest Service lands to the north, although the fires did not make it as far as this property. In fact, the adjoining forest service acreage was completely spared and the property transitions from the open valley floor to lightly wooded draws, giving way to mature timber consisting of a mix of Douglas fir, lodgepole and ponderosa pine as one gains elevation off the property. The ranch is reached off the East Fork of the Bitterroot River Road. Turning south from this county-maintained access road, one quickly crosses the East Fork of the Bitterroot River. A quarter-mile or so further on, where county maintenance ends, one enters the ranch on its western boundary. About two-tenths of a mile further along, the first of three stocked ponds is passed with a size of around two acres. About three-quarters of a mile from the ranch s gate, the manager s residence is positioned to monitor all incoming traffic, followed rapidly by a shop which includes a manager s office. To the northeast of the manager s complex is the second of the three stocked ponds, consisting of around one-third acre. To the south, one next encounters the equestrian complex consisting of a barn, large modern indoor riding arena and wrangler s quarters. About a mile from the entrance, the main ranch road starts to veer south, turning up the Reimel Creek drainage. Passing the third pond one arrives at the primary residence, an architecturally designed and expanded log home that offers spacious living on multiple levels. Opposite the main residence, and just a short distance further up Reimel Creek is the barnstyle guesthouse. ACREAGE Deeded: ± 6

7 IMPROVEMENTS The Lone Cypress ranch offers a complete set of recreational and residential improvements, including additional quarters for an on-site manager and/or additional ranch hands. Master residence, shooting range and guest quarters: The main residence is an Alpine log home initially constructed in 1986, with multiple updates over the years, the most recent occurring in The overall living area dimensions include approximately 9,500 sq. ft. of living space plus a garage and covered deck areas. Highlights of the master residence include a very private master suite in a separate tower, a library, music room, extensive custom stone work including a rock shower grotto reminiscent of fine boutique accommodations, a 72 shooting range in the basement, and incredible privacy. Additional high points are a separate apartment, accessed from a private entrance, which is ideal for housing guests or staff. There is a total of four bedrooms, four full bathrooms and two half-bathrooms, inclusive of the separated guest apartment. 7

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9 GUEST HOUSE: The guest house is a 1,395± sq. ft. onebedroom/one-bathroom log structure with a full kitchen and living area. A custom spiral stair reaches a 495± sq. ft. loft area that is part of the total square footage. Overall finishes are superior and your guests and loved ones will be able to enjoy the very best in western rustic architecture while surrounded by luxury appointments and the conveniences of a very complete modern home. MANAGER S RESIDENCE: The manager s residence is approximately 1,472 sq. ft. with an attached 500+ sq. ft. garage. It has three bedrooms and two bathrooms, plus a covered porch and adjoining deck. This is a well-maintained domicile with an appropriate level of detail and finish. UTILITY STRUCTURE: This building, located a short distance east of the manager s residence, is a multi-purpose structure currently used as a ranch office and general congregation area. It has a concrete floor, heat, plumbing, and is partially finished. It includes a 200± sq. ft. office, 380+ sq. ft. apartment, and an open shop like area with a bathroom. Total square footage is approximately 1,500. 9

10 EQUIPMENT SHOP: This 1,344± sq. ft. building is of post and pole construction with wood siding and a metal roof. It has oversized doors and a finished interior with concrete floors. Outdoor lean to structures further expand the utility of this building. EQUESTRIAN CENTER: Equestrian facilities at the Lone Cypress Ranch include a nearly brand new 13,000± sq. ft. arena, stables, and wranglers quarters. The arena was completed in 2012 but has never been used, and features tongue-and-groove oak paneling. The attached barn holds six stalls with padded floors, a tack room storage area, equine wash facility, a bathroom, and a vet area. An additional guest lounge ensure visitors can observe all the action in dustfree comfort. Above this area are the wrangler quarters which offer a bedroom, a full bathroom, a kitchen, and a dining/living area. The top floor holds an additional bathroom and single bedroom. Separate from this facility, across the road, is a 27,600± sq. ft. outdoor arena. 10

11 CLIMATE The geography of the Bitterroot Valley creates a moderate year-round climate that earns its reputation of the banana belt of Montana. While low temperatures may drop into the teens during January, the coldest month, expect warm winter days as well. About 30 inches of snow falls over the winter, with more at the higher elevations Lost Trail Powder Mountain ski resort reaches a base of 60 inches in a typical year. Many winter days are sunny, and shirtsleeve ski days aren t uncommon. About 14 inches of rain fall each year in the Sula area, putting it on the dry side. Still, spring rains fill the creeks and abundant wildflowers blanket the valleys and hillsides. Spring nights remain crisp, and even in mid-summer the nighttime temperatures can be in the 40s. July is the warmest month, with an average high temperature of 85 degrees. Cool summer nights, with clear skies and no light pollution, make Lone Cypress optimal for watching the Persied meteor showers in August. As the aspen, cottonwoods and western larch trees turn gold in the fall, temperatures range from the low 30s to the high 50s perfect weather for hiking, fishing, hunting or just watching the elk and deer from your front window. FISHERY, WILDLIFE & RECREATIONAL CONSIDERATIONS In the Bitterroot Valley, world-class recreation is never more than minutes away, but at Lone Cypress Ranch, the best opportunities may be out your back door. With the East Fork of the Bitterroot River running along and through most of the northern boundary of the property, you will have direct access to one of the top-class trout streams in the region. You can also take your fly rod up Reimel Creek or to any of the three stocked trout ponds. About 15 miles to the north, the main stem of the Bitterroot River holds an abundance of large trout on broader water and is great for rafting. 11

12 Hiking and endless horseback riding are available directly from the property simply by venturing across the national forest boundary with your GPS and map in hand. The broad, open nature of the Sula basin ensures that one can almost always orient toward local landmarks. Four-wheeler and snowmobile use is also directly available on the network of United States Forest Service roads that start on the property. The Sula Basin is an area rich in wildlife. Large, migratory elk herds frequent the ranch and descend from the high country when the cold weather hits. Some estimates put the local herd at over 2,000 animals and it is common to see groups of 500 or more crisscrossing the valley. Mule deer, whitetail, moose, bighorn sheep, black bear and cougar further round out the large mammal offerings, while charismatic bird species such as bald eagle, golden eagle, and osprey also have home ranges on the ranch. Migrating ducks, geese, swans and other remarkable wildlife further add to the wild flavor of this great property. Slightly further afield, major trailheads thread up nearly every significant side drainage into the stunning Bitterroot Range. Hike to the summit of Trapper Peak or take horses and head to high mountain lakes. Bird hunters will find huntable populations of waterfowl and upland game birds throughout the general area, while big game enthusiasts will likely be able to fill their deer and elk tags each year on the property or within a short distance. Ski at Lost Trail Powder Mountain, with a base elevation of 7,050 feet. Hike, bike or just soak at Lost Trail Hot Springs Resort. Both areas are within 15 minutes of the ranch. Golfers can play 18 holes at the Hamilton Golf Club, one of the best public courses in the Northwest. The private 18-hole Stock Farm Club is also in Hamilton. Both courses provide spectacular views of the Bitterroots. 12

13 HISTORY With its historic forts, missions, and trails, the Bitterroot Valley figures prominently in Montana history and one of the most important sites is on the adjacent Sula Peak Ranch. In 1804, the Lewis and Clark Corps of Discovery arrived in a small valley called Ross Hole, cold, wet and hungry. The Salish Indians, who were camped there, provided food and furs to the group that included Sacagawea and her baby. A painting of the event by Charles M. Russell hangs in the Montana State Capitol. The Bitterroot Valley is named for the bitterroot plant, a food staple for the Salish tribes who were its first residents. The Hudson s Bay Company established forts to trade with trappers and Indians, and St. Mary s Mission was founded near present-day Stevensville, which eventually became the first incorporated community in Montana in Logging and agriculture were the main industries in the region and have evolved toward tourism, research facilities and the high-tech entrepreneurship that is finding its way into the region today. 13

14 TAXES Taxes for Lone Cypress Ranch are approximately $20,466 per annum based on recent history. WATER RIGHTS The ranch claims seventeen separate water rights for stock, irrigation and domestic use, plus wells. These rights are from a variety of sources including groundwater, Reimel Creek, springs, and the East Fork of the Bitterroot River. Priority dates stretch as far back as A full list of claimed rights are available upon request. MINERAL RIGHTS All minerals owned by Seller will transfer to a new owner. PERSONAL PROPERTY An inventory of ranch equipment and other personal property will be made available for purchase but is not included in the purchase price. BROKER S COMMENT The Lone Cypress Ranch is an exemplary recreational retreat property with extensive guest facilities and first-rate equestrian improvements. The Sula Basin and the East Fork of the Bitterroot River remain shining jewels in the very private Sula Basin, a world away from the more populated Bitterroot Valley. Pristine views, stellar improvements and great fishing make this property a great value in today s market. SPECIAL NOTE This property lies adjacent to the, 2,848-acre Sula Peak Ranch, also offered by Hall and Hall, and makes an ideal complement to the extensive agricultural operation offered by that property. 14

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17 Click on map above for link to Google Earth map of property. PRICE $4,500,000 TERMS Cash at closing NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, building measurements, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced. 17

18 ADDITIONAL SERVICES OFFERED BY HALL AND HALL 1. MANAGEMENT SERVICES Hall and Hall s Management Division has a very clear mission to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) or Justin Bryan at (325) are available to describe and discuss these services in detail and welcome your call. 2. RESOURCE ENHANCEMENT SERVICES Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja, Jerome Chvilicek or Dan Bergstrom at (406) or Justin Bryan in our Abilene office at (325) are available to describe and discuss these services in detail and welcome your call. 3. AUCTIONS - Hall and Hall Auctions offer Another Solution to create liquidity for the owners of Investment-Quality Rural Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall s Rolodex of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day. For more information on our auction services contact Scott Shuman at (800) APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe. For more information contact our appraisal team at (406) SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing. Competitive Pricing Flexible Terms Efficient Processing Dave Roddy (406) Mike Hall or Judy Chirila (303) Monte Lyons (806) J.T. Holt (806)

19 UNDERSTANDING WHOM REAL ESTATE AGENTS REPRESENT Montana law requires that BUYER s and SELLER s be advised about the different types of agency relationships available to them (MCA & ). A real estate agent is qualified to advise only on real estate matters. As the client or as the customer, please be advised that you have the option of hiring outside professional services on your own behalf (legal and tax counsel, home or building inspectors, accountant, environmental inspectors, range management or agricultural advisors, etc.) at any time during the course of a transaction to obtain additional information to make an informed decision. Each and every agent has obligations to each other party to a transaction no matter whom the agent represents. The various relationships are as follows: SELLER s Agent: exclusively represents the SELLER (or landlord). This agency relationship is created when a listing is signed by a SELLER/owner and a real estate licensee. The SELLER s agent represents the SELLER only, and works toward securing an offer in the best interest of the SELLER. The SELLER agent still has obligations to the BUYER as enumerated herein. BUYER s Agent: exclusively represents the BUYER (or tenant). This agency relationship is created when a BUYER signs a written BUYER-broker agreement with a real estate licensee. The BUYER agent represents the BUYER only, and works towards securing a transaction under the terms and conditions established by the BUYER and in the best interest of the BUYER. The BUYER agent has obligations to the SELLER as enumerated herein. Dual Agent: does not represent the interests of either the BUYER or SELLER exclusively. This agency relationship is created when an agent is the SELLER s agent (or subagent) and enters into a BUYER-broker agreement with the BUYER. This relationship must receive full informed consent by all parties before a dual-agency relationship can exist. The dual agent does not work exclusively for the SELLER or the BUYER but works for both parties in securing a conclusion to the transaction. If you want an agent to represent you exclusively, do not sign the Dual Agency Disclosure and Consent form. Statutory Broker: is a licensee who assists one or more of the parties in a transaction, but does not represent any party as an agent. A licensee is presumed to be acting as a statutory broker unless they have entered into a listing agreement with the SELLER, a BUYER-broker agreement with the BUYER, or a dual agency agreement with all parties. In-House SELLER Agent Designate: is a licensee designated by the broker- owner/ manager (of the real estate brokerage) to be the exclusive agent for the SELLER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the SELLER, but still is obligated to the BUYER as any SELLER s agent would be. In-House BUYER Agent Designate: is a licensee designated by the broker- owner/ manager (of the real estate brokerage) to be the exclusive agent for the BUYER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also. This agent may not act on behalf of any other member of the transaction and works for the benefit of the BUYER, but still obligated to the SELLER as any BUYER s agent would be. Subagent: is an agent of the licensee already acting as an agent for either the SELLER or BUYER. A SELLER agent can offer subagency to an agent to act on his behalf to show the property and solicit offers from BUYER s. A BUYER agent can offer subagency to an agent to act on his behalf to locate and secure certain property meeting the BUYER s criteria. Keith Lenard of Hall and Hall is the exclusive agent of the Seller. 19

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