Sheep Mountain High Point Ranch | Fay Ranches

SHEEP MOUNTAIN HIGH POINT RANCH

Lodge Luther, Montana

$5,900,000

26.51± Acres

INTRODUCTION

A beautiful five-bedroom 5.5-bath Sheep Mountain home awaits near the quaint ski town of Red Lodge, Montana. This incredible property sits privately at the end of the road, bordering State Land and National Forest on three sides, a Montana Paradise, which includes 640.51± unspoiled deeded and leased fenced acres, which transfer with the property. Forever views, wildlife, and pristine, wide-open, unspoiled spaces are as far as the eye can see. This is truly Big Sky Country.

The stunning custom craftsmanship includes reclaimed eucalyptus wood plank flooring from a 200-year-old sheep wool mill from Sidney, Australia, hand-hewn Douglas fir log beams, three dry-stacked stone wood-burning fireplaces with the stone coming from a rock quarry near Mount Rushmore, and complete living quarters above the garage. The beautiful 2,400± square foot 5-stall horse barn includes a front porch, tack room, gym, and shop. Enjoy hunting, hiking, riding, and fishing directly from your adjoining State Land lease, with access to Custer National Forest and the Wilderness Area beyond—all just 30± minutes from historic Red Lodge, Montana.

Designed by renowned architect Jerry Locati, the thoughtfully planned home on this outstanding property was built by a team of skilled local craftsmen hand-picked by the owners.

A person can hike or horseback from the ranch all the way to Yellowstone National Park and remain on public lands the entire way. The neighboring Switchback Ranch, which is in a perpetual conservation easement, will forever protect the surrounding scenery. Enjoy elk, moose, deer (whitetail and muleys), bear, wolves, ruffed grouse, and multiple other wildlife from the comfort of your own home or as you explore the property on foot. For the avid angler, the East Fork of Red Lodge Creek runs just below the home through the adjoining state land and is teeming with trout.

1 Sheep Mountain High Point Ranch | Red Lodge “Luther,” Montana

QUICK FACTS

• 26.51± deeded with a 614± acre State Land lease

• Custom built 6,429± square foot home

• 5 bedrooms and 5.5 baths

• 5-stall log-faced horse barn with a corral and water system

• Surrounded by State Land and National Forest on three sides

• Fenced pastures on deeded and State Land with their own water source

• 30± minutes to Red Lodge

• 1.5± hour’s drive to Montana’s largest city, Billings, Montana

• Extensive landscaping with an underground sprinkler system

• Many species of wildlife in the area

• East Fork of Red Lodge Creek runs through the State Land below the home

• Two 1,000-gallon underground propane tanks, owned

ACREAGE

• 26.51± deeded acres

• 614± public land (BLM or State Land) acres

This end-of-the-road property offers privacy, with State Land and Custer National Forest surrounding three sides of the ranch. The East Fork of Red Lodge Creek runs below the property. This ranch is perfect for the horse enthusiast, with both the deeded and State Land being well fenced. The property extends over the top of Sheep Mountain, so no one will ever be able to build above you, ensuring your privacy.

SCENIC VISTAS

The Beartooth Mountains on the eastern front of the Rocky Mountain Range offer breathtaking views from the Sheep Mountain High Point Ranch, wild mountain meadows, and forests as far as the eye can see in any direction.

IMPROVEMENTS

After skiing at nearby Red Lodge Mountain, a dry-stacked stone floor-to-ceiling wood-burning fireplace warms you. Belly up to a full wet bar with an ice machine and wine cooler offering social gatherings with family and friends. Office dual desks face window views with privacy glass sliding doors. The corner kitchen window view is aweinspiring. The door from the kitchen area leads out to the built in barbeque and hot tub. The mudroom has its own entrance and opens to the kitchen, which has a basin, laundry facility, and a large pantry with drawers and shelves.

The landing leading up to the primary suite is an art gallery in itself. The suite has two exterior doors that open onto the grounds. The bedroom has its own dry-stacked wood-burning fireplace. The shower is a wetroom with three showerheads and a tub. All four bedrooms are true suites with their own exterior entry and bathroom. The lower level and all bathrooms offer radiant floor heating.

The lower level has its own bar and billiards room with a dry-stacked fireplace, built-in lighted gun case, and loads of bookshelves. Double French doors open up from the great room, leading out to the firepit and the lower patio. An oversized 3-stall heated garage has well-appointed upstairs living quarters with a full kitchen, bath, and laundry.

EQUESTRIAN FACILITIES

The equestrian facilities are truly top-notch. The 5-stall horse barn has cement floors and individual automatic waterers. This building also includes a gym, a heated tack room/office, and workshop. A covered bunkhouse-style front porch is ideal for watching the gorgeous evening sunsets. Additionally, there is a log slab barn, which has been historically used for hay and equipment.

RECREATION

Sheep Mountain High Point Ranch is front and center amongst the most beautiful mountain ranges in the US. The Beartooth Mountain range has hundreds of miles of trail systems, which hikers and equestrian riders enjoy. Most of the trails will lead to many of the over three hundred lakes sprinkled throughout the rugged mountains. The pristine mountain creeks and lakes have multiple trout species and grayling.

HUNTING | WILDLIFE

FISHING

The East Fork of Red Lodge Creek, which runs below the property, is full of brookies and brown trout. The nearby West Fork of Red Lodge Creek provides larger fish. The nearby Stillwater and the world-famous Yellowstone River are less than an hour’s drive away. Cooney Reservoir, approximately 45 minutes away, is another popular destination for walleye and perch anglers.

Hunting is an out-the-door option for a variety of game. There are multiple resident elk herds on the neighboring ranches, and good numbers of whitetail and mule deer can be found throughout the area. There are also wing-shooting opportunities at Sheep Mountain High Point Ranch for Hungarian partridge, sharp-tailed grouse, and ruffed grouse on the adjoining State and National Forest lands.

SKIING

Skiing at Red Lodge Mountain offers an authentic Montana experience with breathtaking views, uncrowded slopes, and a laid-back atmosphere. Known for its diverse terrain, the mountain caters to all skill levels, from wide groomers for beginners to challenging steeps and glades for advanced skiers. With an average of 250 inches of snowfall each season, Red Lodge provides excellent conditions without the crowds of larger resorts. The welcoming town of Red Lodge adds to the charm, offering great dining, après-ski spots, and a true sense of community in the heart of the Beartooth Mountains.

CLIMATE

Luther, Montana, has a cool, dry climate with hot summers and cold winters. The average temperature in July is around 80°F, while the average in January is around 15°F. During the summer months, temperatures can often reach the 90s, and temperatures can fall below zero during the winter months. Rainfall is low throughout the year, although thunderstorms are more common in spring and summer. Snowfall typically begins in October and ends in April or May, depending on how severe the winter season was that year.

Climate charts courtesy of https://www.city-data.com/city/Red-Lodge-Montana.html

| 800.238.8616 | info@fayranches.com

NEARBY ATTRACTIONS & ACTIVITIES

Skiing Red Lodge Mountain, 25± miles, is a very popular pastime in the winter months and attracts many skiers from Montana, Wyoming, and the Dakotas, along with folks who have heard of the “Hidden Gem” from around the country. Red Lodge Ski Mountain has a base elevation of 7,016’ and a summit elevation of 9,416’, which offers a beautiful view of the surrounding mountains and the area below, all the way to Wyoming. Six chair lifts and one surface lift shuttle skiers up the mountain with minimal lines and can service a capacity of 10,690 skiers per hour.

LOCATION

“The Most Charming Small Town in America,” Red Lodge, is a short 30± minute drive from the ranch. This historic town offers terrific shopping, restaurants, watering holes, a major ski area, and the gateway to Yellowstone National Park via the scenic Beartooth Highway. The small ranch community of Luther offers a one-room schoolhouse, which has been certified as the best school in the state for grades 1-8. There is a community church, a local volunteer fire department, and a summer farmers market.

AIRPORT SERVICES

Sheep Mountain High Point Ranch

is a 1.5± hour’s drive from Montana’s largest city, Billings, and its commercial airport. Billings Logan International Airport is the transportation hub that caters to corporate and private aircraft and provides hangar rentals. Red Lodge Airport has a 4,000’ x 75’ paved landing strip.

GETTING THERE

From Red Lodge, Montana, an hour’s drive south of Billings, Montana, take the roundabout at the north end of town onto US Highway 78. Head west for 14 miles to Lower Luther Road. In approximately 2 miles, turn right onto Luther/Roscoe Road. About a half mile down that road, turn left onto Upper Red Lodge Creek Road. In 1.25 miles, turn left onto Sheep Mountain Road. Proceed another half mile up to the ranch.

MINERAL RIGHTS

All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.

CONSERVATION | STEWARDSHIP

Each of us at Fay loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.

www.fayranches.com | 800.238.8616 | info@fayranches.com

WATER RIGHTS

Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.

Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any Buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a Buyer might deem prudent. All Buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property.

Sheep Mountain High Point Ranch is a truly one-of-akind property in a beautiful mountain setting with aweinspiring views of the Beartooth face of the Rocky Mountain front. The majestic home and quality custom improvements, including equestrian facilities, present a unique mix of privacy, luxury, and the Western recreational lifestyle. Nestled within a dramatic landscape of magnificent mountains and surrounded by crystal clear streams and abundant wildlife, with plenty of room for horses, this ranch has it all!

TAXES $16,063

$5,900,000 Cash

Conventional Financing 1031 Exchange

This is an exclusive co-listing with Fay Ranches and Berkshire Hathaway HomeServices Floberg Real Estate. Please contact Dane Reed at (406) 425-0939 | dreed@fayranches.com or Cindy Dunham at (406) 425-0182 | cindy.dunham@ floberg.com to schedule a showing. An agent from Fay Ranches or Berkshire Hathaway HomeServices Floberg Real Estate must be present at all showings unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www.fayranches.com.

Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.

RELATIONSHIPS IN REAL ESTATE

As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:

1. SELLER AGENT

A “Seller Agent” is obligated to the Seller to:

Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations.

Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.

A “Seller Agent” is obligated to the Buyer to:

Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.

2. BUYER AGENT (cont)

A “Buyer Agent” is obligated to the Seller to:

Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.

3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.

A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer agent, except a dual agent:

Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.

4. STATUTORY BROKER

A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:

Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.

5. IN-HOUSE SELLER AGENT DESIGNATE Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.

6. IN-HOUSE BUYER AGENT DESIGNATE

Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.

BUYER AGENT

A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations. Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.

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