Located just north of Dillon, Montana along the banks of the Beaverhead River, the 775± acre 3 Hanging 3 Ranch presents an opportunity for an owner to center oneself amongst some of the most diverse recreational opportunities in the state and maintain a small farming and livestock operation. Small grains and hay crops are raised under 293 acres of pivot irrigation with an additional 160 acres of irrigated pasture on an adjacent private lease. The ranch offers a great degree of privacy and is highlighted by a newly constructed compound of exceptional quality including a residence, guest house, shops, barn and an equestrian facility that includes an outdoor riding arena, eight stalls, vet room, tack room and an office. Snowcapped peaks on five mountain ranges completely surround the valley providing panoramic views in all directions. This is an outstanding gentleman’s ranch appropriately improved for sporting and equestrian opportunities in a fabled riverbottom setting.
The 3 Hanging 3 Ranch is located 20 miles northeast of Dillon, Montana and 8 miles south of the community of Twin Bridges. The ranch is accessed off State Highway 41 by way of a recorded easement. Dillon, the county seat of Beaverhead County (pop 4,035), has a public 6,500 ft. airstrip capable of handling most private aircraft. Commercial flights are available an hour plus north of the ranch at Bozeman or Butte, serviced by Horizon, Delta and United Airlines. Access to I-15 is at Dillon and I-90 is 40 miles north at Whitehall.
The ranch lies in the Beaverhead Valley in southwest Montana, boasting expansive views of five separate mountain ranges. The ranch lies in the widest part where the Big Hole, Ruby and Beaverhead Rivers merge at Twin Bridges to form the Jefferson River. This area has abundant water resources in combination with fertile bottomland soils, dense riparian vegetation and limited winter snow (elevation 4,700 feet), which has always worked very well for the area ranchers for summer hay production and winter cattle operations. For these very reasons, this area is highly sought after by sportsmen who travel the globe to explore these famous trout-rich fisheries and pursue the abundance of game that thrives in this region. This creates an interesting cultural environment where ranchers and sporting enthusiasts contribute substantially to the local economy.
This region was once Shoshone tribal lands. During the 1805 Lewis and Clark Expedition, Beaverhead Rock was the landmark recognized by Sacajawea as she was entering her tribal lands, and the monument is the namesake of Beaverhead County. The Rock is within clear view of the ranch just a few short miles to the south. Gold miners were the first white men to settle in this region in the 1860s, which then brought ranchers to the area to service the mining communities. They continued to homestead the area through the turn of the century. Many of the early homesteader families, generations later, still operate large holdings in this renowned ranching country.
Dillon is a nice, mid-sized community with a wide variety of services including a hospital, grocers and dining. It has a charming downtown and even a Patagonia outlet store. The University of Montana-Western is also located there adding a college town flavor to the community. As the county seat, Dillon is where the residents of the outlying areas gather for supplies, dinner, high school and college sporting events as well as rodeos.
Twin Bridges (pop 432) is a smaller community just 8 miles north of the ranch. It has most basic services – and some not so basic. It is a place where one can buy a custom-made cowboy hat, eat a good meal at the Old Hotel, find a fishing guide or buy a fine fly rod at the Winston Rod Factory. Twin Bridges also has a small public airfield.
A unique attribute of the 3 Hanging 3 Ranch is that it is very difficult for the general public to see the headquarters from any public road. One enters the ranch from State Highway 41 and heads easterly down a graveled ranch lane through the adjacent private lands. California Slough courses across the neighboring property flowing northerly through a large stand of cottonwood trees and willows, which create a natural visual barrier for the ranch from the highway. The ranch lane continues easterly through the trees and across an open pasture entering the ranch’s western boundary along the Seidensticker Ditch. The headquarters compound is located at this point. The lane then becomes an unimproved ranch road as it leaves the buildings and continues across the ranch heading towards the Beaverhead River.
The lands to the east of the compound are mostly irrigated grasslands which then transition into small wetlands, a pond and riparian areas along the river. A long berm also runs along the west bank of the river for flood control. The river passes through the ranch flowing northerly for approximately one mile and generally makes up the eastern boundary. The ranch follows the river for this distance, and then the eastern boundary follows a northwesterly line adjacent to some of the irrigated ground and through a low-lying wetland complex, which is interspersed with short woody vegetation and grass. The boundary then adjoins another significant private holding and runs westerly towards State Highway 41, encompassing a section of California Slough and West Baker Slough.
Because of the screen of vegetation on its eastern and western boundaries, the ranch feels very private despite its enormous panoramic views of multiple mountain ranges. The Tobacco Root, Ruby, Pioneer, Blacktail and Highland ranges are all within clear view from anywhere on the ranch with a couple of other distant ranges looming on the horizon. The topography is very flat across the ranch. The lands between the eastern and western riparian areas are mostly irrigated and sub-irrigated fields.
There are 775± total deeded acres, of which 293 acres are subject to pivot irrigation with an additional 160 acres of irrigated and pasture land on the adjacent private lease.
The 3 Hanging 3 Ranch has been recently improved to a high level.
It is complete with custom-built houses, shops, high quality outdoor pens and arenas. The design phase included Centre Sky Architects out of Big Sky with the construction undertaking implemented by Yellowstone Traditions, both of whom are renowned in their respective fields.
There are essentially three living structures that are included in a compound located near the entrance of the ranch. This includes a 2,200 SF three-bedroom, two-bath home with round log exterior. The residence is appointed with rough-sawn fir flooring, granite countertops, old fir and pine ceilings and trim, and custom cabinetry along with a covered, screened-in porch.
A 900 SF guest house was also constructed within the compound. This two-bedroom, one-bath structure also has the same customized finishes and rustic design as the main residence. This building was one of the original ranch buildings that was moved onto a new foundation in a new location and completely renovated.
A 2,300 SF two-story barn has existed within the compound for nearly a century. This building has been lifted onto a new concrete foundation, squared, roofed and made substantially sound. It is at a point where the drafted plans to convert into a main residence could be implemented or the structure could be made into more of a “recreational” building used as a bar or game room.
Two buildings are used for storage and operations. A 30’x50’ log shop is heated, insulated and has a concrete floor. Also a steel framed 40’x80’ building was completely remodeled and converted into a storage and shop facility. This structure is Corten sided and roofed with a rusted patina to match all of the other roofing material within the compound. Internally the building is divided to include an office, open shop area, and lockable enclosed storage area.
Considerable thought was put into the design of the equestrian facility.
A 24’ X 168’ eight stall barn complete with storage and a wash bay lead into eight 14’ X 60’outdoor runs. An adjacent 24’ X 42’ wing with an office, tack room, and a laundry/vet/bath room lies on the east side of the stalls while a 24’ X 42’ wing with breeding facilities and storage resides to the west. The entire building is insulated, and very well ventilated.
Outside there are 11 large horse pens along with five additional pens used for other livestock. This area has outdoor lighting and each pen has access to geothermal waterers. For outdoor training there is a 160’ octagonal pen constructed of full logs and steel. Lastly there is an 84’ X 252’ cattle handling facility with a large gathering pen and multiple sorting pens. All outdoor pens are constructed of continuous metal pipe designed to stand up to abuse and to be exceptionally long lasting.
By Montana standards, the Beaverhead Valley is a very comfortable place to live year-round. The low relative humidity ensures that being outdoors most any time of the year is pleasant. Average winter temperatures are in the mid-thirties with summer temperatures holding around eighty. However, this is Montana and wild fluctuations in the temperatures are common, as they can fall well below zero in the winter and reach 100 degrees in August. These extremes are generally short-lived. Annual precipitation is around ten to twelve inches, mostly coming by way of rainfall in May and June. Snow rarely accumulates in this area and when it does, it generally will melt quickly.
Historically this property was part of a larger ranching operation, as are many of the ranches in this valley that serve as a hay base for mountain ranches. 1,472 acre feet of irrigation water is delivered to the ranch via a ditch with the point of diversion on the Beaverhead River south of the ranch and is a conveyance of water stored in Clark Canyon Reservoir south of Dillon.
There are 293 acres irrigated via four pivots, three of which were installed in 2012. Typically ranches throughout the valley are producing 4-5 tons of hay per acre with alfalfa mixed into the grass, and a rotation of small grains such as spring wheat and barley crops through the fields in five- to seven-year rotations. An additional 160 acres are leased from a neighbor. Of this land, 100 acres are utilized under irrigation provided by a fourth pivot, which is owned by the neighbor but leased to the ranch, and services 50 of the 293 total irrigated acres on the deeded lands. Several of the pastures are quite suitable for grazing horses and portions of the irrigated fields can produce hay more suitable to their dietary needs. There are four large rubber tire tanks for additional livestock water year round. The balance of the lands include tame dryland pasture and riparian lands that extend along the river, California Slough, and West Baker Slough. The water table is high across the ranch and the unirrigated grasses grow well throughout the summer. Outside the compound the ranch is divided into five pastures, each of which have stock water.
The riparian corridors along the Beaverhead, Ruby, Big Hole and Jefferson Rivers are rich wildlife environments. When combined with the hay and grain production on the adjoining ranches, it provides the perfect recipe for a wide array of wildlife. Additionally, the relatively mild winters keep the resident populations strong and attract migratory waterfowl species in good numbers. The valley is a mixture of established and new landowners. The emerging trend among a majority of these landowners is to maximize the wildlife resources through sensible land stewardship and habitat enhancement.
Whitetail deer are the most prolific big game species throughout the bottomlands and they exist in good numbers on the 3 Hanging 3 Ranch. In fact, the population is so large that the Montana Fish, Wildlife and Parks has held special depredation hunts over the years to try to control their numbers. Several other area ranches are managing this oversized herd as well and their efforts have positively impacted the numbers of deer found on the ranch. Whitetail bucks reaching upwards of 170 B&C have been taken along the river and deer can regularly be seen feeding in the irrigated fields on the ranch. There are several bucks of this stature currently residing on the ranch.
Upland game birds - primarily pheasants - also reside in good numbers throughout the valley and on the ranch. Again, this is reflective of a conscious effort to manage them throughout the area and the result is that the numbers appear to be increasing substantially. They can often be found on the river bottom, near the brushy cover along the ditches and California Slough. The Beaverhead Valley is also a migratory corridor for waterfowl as they pass near Dillon on their way south. The East Bench lies just east of the ranch. It has vast amounts of grain and hay crops, and the birds feed in these fields and then return to the river to roost. The birds also feed in the fields on the ranch offering excellent field-shooting opportunities. Mallards are the predominant species but there are also species of teal, widgeon, pintail and divers. Additionally, Canadian geese are present year-round (sometimes in very strong numbers during the migration) with sandhill cranes appearing in early fall and returning in large flocks to mate in the spring. The boisterous cranes are always the sign of emerging spring and they can be viewed performing their mating ritual during the months of March and April.
Many consider Twin Bridges to be the epicenter of trout fishing in Montana. As stated earlier, the Beaverhead, Ruby and Big Hole Rivers merge at Twin Bridges forming the Jefferson River, which provides some of the best fly fishing in the entire country. Less than 45 minutes from the ranch an angler can also be fishing the Upper Madison River near Ennis. Within a two-hour radius one can add the Yellowstone and Gallatin Rivers to the east, the Bitterroot and Clark Fork Rivers to the west, and even the Henry’s Fork and Yellowstone Park to the southeast. For the adventurous, one can hike or ride horseback into the Tobacco Root and Pioneer Mountain Ranges, which have a number of high mountain lakes full of unsuspecting brook and cutthroat trout. In addition, if one enjoys stillwater fishing, Clark Canyon Reservoir and Ennis Lake are both within an easy 45-minute to one-hour drive of the ranch.
The Beaverhead itself is a tailwater fishery emerging from Clark Canyon Reservoir. The fabled first twelve miles of the river, with its cool water temperatures, creates an outstanding fishery for brown and rainbow trout, some of which are huge. Since the reservoir was created for an irrigation district, the river diverts large amounts of water though the East Bench canal system. Consequently, the river has decreased flows as water is utilized for irrigation during the summer months. It also suffers from thermal gain as it slows on its way north.
As the river reaches its confluence with the Ruby, the fish numbers decline and then increase as the two rivers combine flows. The section of river that flows through the ranch harbors a fishable population of trout that seems to increase in the spring and early summer as flows are up and the water temperature is relatively cool. As summer progresses, fish migrate, finding relief from the thermal gain to other reaches of the river. Although the population of fish is not overly abundant, the fish that do reside in this stretch of river are generally very large, carnivorous trout.
Anually property taxes are estimated to be $11,183
Claim Number Priority Date Volume
41B 20779 00 1868 3.75 CFS
41B 20780 00 1875 2.50 CFS
41B 20781 00 1880 1.88 CFS
41B 20782 00 1880 2.50 CFS
41B 20783 00 1886 5.00 CFS
41B 20784 00 1886 2.00 CFS
All water rights are subject to an ongoing statewide adjudication process by the Montana Department of Natural Resources.
The 3 Hanging 3 Ranch represents the quintessential sporting/equestrian ranch with an agricultural component. It is rich in resources in a scenic valley whose residents have a deep history in family ranching. It is a great opportunity to immerse oneself into this culture while enjoying the outstanding recreational opportunities that exist in the surrounding area and on the ranch. In addition, one has the ability to have an ongoing agricultural operation benefitting both the land and the wildlife. The ranch is quite private yet easily accessible and conveniently located close to Dillon and commercial air services.
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, Jerome Chvilicek, Dan Berstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.
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, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.
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) 829-8747.
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) 656-7500.
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.
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Tina Hamm or Scott Moran • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884
Following is a Montana law required disclosure.
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 § 37-51-102 & 37-51-321). 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.
_____ of Hall and Hall is the exclusive agent of the Seller.
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, 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.