The IX Ranch is a legacy ranch – it is huge, has a long history of stable ownership and a highly respected reputation in reputation ranch country. Its central Montana location is 80 miles northeast of Great Falls and adjacent to the town of Big Sandy. The current owners are the second owners in the ranch’s 128 year history. This professionally managed operation runs a cattle herd of 4,300. They traditionally winter around 3,200 bred cows and over 1,400 coming yearlings – mostly heifer calves – plus an appropriate number of bulls and ranch horses together with 6,000 tons of winter feed. The operation covers over 126,000± acres, of which 59,809± is deeded and the majority of the balance being State grazing leases. It is well and appropriately improved, with accommodations for a full crew including a manager as well as comfortable quarters for guests. Besides its position as one of Montana’s great cattle ranches, the IX boasts huntable populations of elk, mule deer, whitetail deer, antelope, mountain lion and five species of upland birds. It is also an extremely scenic ranch boasting a broad diversity of habitat types from productive meadows to rolling hills which give way to steeper mountain country with scatterings of aspens and evergreens.
THE RANCH IS BEING SOLD COMPLETE WITH ALL LIVESTOCK, FEED, VEHICLES, MACHINERY AND EQUIPMENT PLUS ALL REAL ESTATE DEEDED LANDS, LEASES, WATER RIGHTS AND OWNED MINERAL RIGHTS (SEE INVENTORIES). AS OF 12/31/2015, THE RANCH INTERNAL VALUATION OF THE NON-REAL ESTATE PROPERTY INCLUDED IN THE ASKING PRICE WAS $13,600,000.
The ranch office is located in the small town of Big Sandy, Montana which lies 80 miles northeast of Great Falls and 35 miles southwest of Havre on U.S. Highway 87. The ranch stretches for nearly 30 miles from Big Sandy to the east and south. The nearest commercial air service is in Great Falls. Big Sandy boasts a paved and lighted 3,570 X 60 foot air strip at an elevation of 2,689 feet and Havre has a 5,205 X 100 foot paved and lighted strip at 2,580 foot elevation. Great Falls is serviced by Delta, Alaska and United Airlines with multiple daily flights. Big Sandy is an attractive small town with a 2012 population of 610 which lists over 40 active businesses as well as a Critical Access Hospital and both grade and high schools.
The IX lies in one of Montana’s reputation ranching areas south of the Bears Paw Mountains. This is an area of good-sized ranching operations where ranches rarely change hands and smaller ranches are more often than not absorbed by larger family ranches when they do come on the market. Bottom line: this is true ranching country where the traditions of hard work and good neighbors remain intact. It is an area that has much of the scenery and amenities of the Greater Yellowstone Ecosystem located south of Interstate 90, but the values here are more closely tied to traditional farming and ranching.
Approaching the ranch from the west at Big Sandy, the view is of relatively level cropland between the town and the headquarters. Irrigation water for this land comes out of Big Sandy Creek which flows from the mountains that lie to the northeast and traverses the ranch for over 15 miles, running from east to west. As one moves to the east the land rises to the north and one moves into rolling country which is well watered and provides good protection for livestock. To the north lie the Bears Paw Mountains and to the south lies the slightly more open country which is distinguished by the fact that it is almost entirely State of Montana leased land in one large block actually tying the ranch together.
As one moves further to the east and south one enters the Eagle Creek drainage which flows more north to south out of the mountains and, together with Dog Creek, which joins Eagle Creek on the south end of this unit, provides irrigation water for this portion of the ranch. This is arguably the most scenic part of the ranch as it actually runs up into the mountains where one finds more scattered timber and aspen groves and it becomes almost alpine in nature. The ranch manager lives here in a beautiful setting nestled into a comfortable valley with views looking out into the vast open lands to the south. This compound also includes a very comfortable home for the ranch’s absentee shareholders.
Further to the east and south and separated from the main ranch by about six miles, one enters the Birch Creek valley. This unit – known as the “NL” - boasts a pair of parallel lakes which were created to store irrigation water for the pivots and the irrigated acreage below. This unit extends into the Sand Creek drainage further to the east. Perhaps not quite as scenic as upper Eagle Creek, the NL is a productive part of the ranch and would represent a significant ranch in its own right were it not a part of the IX.
State Lease 39,054
BLM Lease 9,527
Private Lease 17,835
The leased acreage is primarily rangeland so the following breakdown is of the deeded acreage only:
Pivot Irrigated 1,083
Flood Irrigated 3,299
Hay Meadows 443
Dry Cropland 4,201
Native Rangeland 48,738
Building Sites 40
State Leases –The IX Ranch holds 22 separate State of Montana leases totaling 39,054± acres, rated at 11,090 animal unit months (AUMS) of grazing. These are school trust lands set aside to provide income for the public schools in the state. Except for a few scattered sections, these lands have been consolidated into five separate large tracts. The IX has worked cooperatively with the state to manage these tracts in a productive way to maximize carrying capacity while maintaining the grazing resource in good condition. Management of the recreational resource is simplified as the public is allowed to access these areas, without crossing private lands, by either foot or horseback, and the balance of the ranch is managed privately. Annual cost is based upon the rated AUMs and is derived from a complex formula that takes into account input from the tenant in the area of fire suppression, weed control, water development, fencing, etc. as well as the previous year’s cattle prices. In 2015 the cost is $159,135.
BLM Permits – Like the majority of the state leases, the BLM lease, which calls for 912 AUMs, is primarily in one block on the NL Unit. The BLM lease cost for 2015 is $1,505.
Private Leases – These leases in general are market leases which allow the ranch to distribute the fixed operating costs over more animal units at a price that allows the ranch to make additional profits. They include approximately 17,835 acres and are conveniently accessed from the main body of the ranch. The private leases are briefly described as follows:
- The Faber Lease, consisting of 7,520 acres, commenced in 1986 and is currently a 3 year lease. It. The annual cost is $100,800 based on current usage. Annual usage averages 3,869 AUMs.
- The Bear Paw Springs Lease consists of 5,000 acres and is a 3 year lease, as it has been for the past 10 years. Annual cost is $50,000. Annual usage averages 2,114 AUMs.
- The Ophus Lease consists of 3,720 acres and is a five year lease which commenced in 2012. Annual costs are $7,500. Annual usage averages 1,275 AUMs.
- The Williams Lease consists of 1,066 acres and is a six year lease which commenced in 2012. Annual costs are $13,527. Annual usage averages 650 AUMs.
- The Quinn Lease consists of 320 acres and is a year-to-year lease which commenced in 1998. Annual costs are $3,900. Annual usage averages 112 AUMs.
- The Edwards, Green and Kerr – McGee leases total 209 acres and are year-to-year. Annual usage for the three averages 71 AUMs.
- On the revenue side of leasing, the ranch has a verbal grazing lease agreement as lessor on the ranch’s Mountain Field pasture. This lease agreement is with neighbor Austin Genereux and is based on 1,100 AUM’s, with annual revenue to the IX Ranch of $33,000.
With the guiding principle of putting the land, cattle and employees first, the building improvements on the IX support the cattle and employees. They are sound, appropriate and good-looking, but there are no large expensive homes.
The ranch’s four operating units each have building compounds. Each is complete with one or more residences, barns, work shops and corrals. Two of the corrals include state-certified scales. Two of the compounds are served with natural gas, and all have buried fiber optic cable providing telephone and Internet. In all, there are a total of six single-family residences, four bunkhouses, a cookhouse, four sets of corrals, (two with certified scales), four horse barns, and four work shops. In 2015, a new 1,050± sq.ft. modular home, with a finished basement, was put into service, replacing an older foreman’s house.
The Eagle Creek compound includes the ranch manager’s and owner’s homes. The owner’s home was built in 1972 and has four bedrooms, three baths, approximately 2,754 square feet of living area, two stories and a wood frame with stucco exterior wall finish. It has a wood-burning stack fireplace and is heated with a natural gas, central forced-air furnace. The landscape irrigation sprinkler system is underground.
The manager’s home was originally built in 1900 and has since been extensively remodeled. Its two-story wood frame and exterior board siding harbor approximately 5,128 square feet of living area, seven bedrooms and four baths. It too is heated with a natural gas, central forced-air furnace. It includes a wood-burning stack fireplace, basement and attic. Underground sprinklers irrigate the lawns around the home as well as the adjoining swimming pool and tennis court.
The ranch headquarters near Big Sandy lies at an altitude of 2,700 feet above sea level. Like most of Montana, precipitation increases as the altitude goes up but ranch records indicate that precipitation generally has run between 12 and 14 inches over the last 40 years. Records are kept at the lower end of the ranch. Historically it has taken one to one-and-a-half tons of hay to winter an animal unit. Weather can vary dramatically with some winters being open allowing for cattle to graze out and other winters requiring more hay. The growing season is estimated at 120 days. The Western Regional Climate Center published the following statistics for the 1921 to 2005 period for Big Sandy which would be considered to have the mildest climate of the ranch:
• Average maximum temps - July 88 degrees; August 86 degrees
• Average maximum temps - December through February, 28 to 34 degrees
• Average annual snowfall of 18.79 inches with average snowfall depths under 2 inches in every month of the winter
On average, the IX has a good long grazing season and an adequate growing season to produce two cuttings of alfalfa hay under the pivot sprinklers. With wind, chinooks, and light winter precipitation, livestock wintering costs are believed to be modest by Montana standards.
The IX Ranch offers a variety of habitats for wildlife and has recently begun a fee hunting program in conjunction with a licensed outfitter. The primary species of interest include mule and whitetail deer, elk, antelope, mountain lions and upland birds – primarily Hungarian partridge, sharp-tail grouse and pheasant, although there is some hunting for sage and mountain grouse. Management focus on providing a quality hunting experience is beginning to bear fruit. The big game population on the ranch stands at approximately 180 elk; 290 mule deer; 290 whitetail; 75 antelope and 34 mountain lions. Last year the big game harvest included six elk; twelve deer; one antelope and three lions. Some of the bulls are very large, and just south of the ranch on BLM land the world record archery Rocky Mountain ram was harvested in 2012.
The ranch’s coveted single-iron IX brand was first registered in Montana in 1877. Ten years later, while Montana was still a territory and the days of open range cattle ranching were clearly numbered, local businessmen C.J. McNamara and Thomas Marlow (McNamara and Marlow) began assembling the bulk of what is now the IX Ranch. They were early in the game and were able to target the strongest grass and critical water resources. They imported the best Hereford genetics from Kansas City, brought Shire draft horses in from Illinois, and also ran Suffolk sheep imported from England. The ranch stayed in their families until long after they had passed away – into the early 1950s.
William and Theodora Lang of the Hamms brewing company family acquired the IX from the MacNamara and Marlow descendants in 1955 and their ranch managers, Art and Audrey Roth, became partners with them in the early 1960s. Four generations have built the IX into what it is today. As current ranch company President Steve Roth stated in a recent report to the shareholders, “we have been blessed with a family of owners who have asked very little and, by so doing, have given much more.” He also stated in that report, “The ranch has been fortunate to hire individuals who are young, smart, and full of energy.” It is not an unusual story for one of Montana’s reputation ranches. Most ranches like the IX stay in the family and the ownership transcends the generations. It is very unusual to have a ranch of this caliber offered for sale. The new owners will be only the third owners in over 125 years.
Real Estate taxes on the ranch’s deeded lands for 2014 were $71,376.
IX Ranch has numerous stock water and irrigation water right claims which have been filed in accordance with Montana’s adjudication and permitting requirements. The claims are situated in Water Basins 40H and 41T. There are 107 claims related to stock water rights and 54 which relate to irrigation rights. The water rights for the ranch are from Big Sandy Creek, Eagle Creek, Dog Creek, Birch Creek and tributaries to these sources. The priorities of the IX Ranch’s rights date back as early as 1887 and 1888 as adjudicated by the Montana Water Court as part of the statewide adjudication of water right claims. The irrigation systems associated with the ranch’s irrigation rights include direct diversion and storage reservoirs which serve approximately 4,382 acres under irrigation, of which approximately 1,083 are under pivot systems and 40 acres under wheel-line sprinkler. The estimated storage capacity of the two irrigation reservoirs, Birch Creek and Seifert, are 292 acre-feet and 1,005 acre-feet, respectively. A complete tabulation of the ranch’s water rights is available from the offices of Hall and Hall, or the Montana Department of Natural Resources and Conservation’s centralized water rights database.
The ranch believes it owns the majority of the mineral estate underlying the ranch lands, although no mineral report has been obtained by the ranch to definitively describe the mineral estate. All minerals owned by the ranch will transfer to the new owner. There are five producing natural gas wells on the ranch, the leases for which produce royalties of some $3,200 annually. Their location is concentrated in the Dog Creek area, within the Eagle Creek management unit, in the north central part of the ranch.
In this broker’s opinion, the IX Ranch is one of the finest ranches in Montana and comes with an accomplished management team. Their predecessors and successors-in-training have a 55-year history of successfully building and improving the ranch. It has balance, diversity and is located in dependable grass country. Some might think that one can enter the market at any time and buy a ranch of this stature. This writer has been selling ranches in Montana for decades and can attest that these only come along once in a generation, if then. It took three generations for the IX to come on the market. For anyone interested in buying one of Montana’s great ranches, this could be the opportunity of a lifetime.
Diversity of revenue sources and a dependable feed base are keys to a successful ranch operation, and the IX offers both. The 4,200± acres of dryland cropland provide income from the sale of an average range of 85,000 bushels of winter wheat annually along with the many benefits of aftermath grazing and straw production. Hay production generally exceeds the ranch’s current needs. The ranch typically plans to go into the winter with at least 5,000 tons of hay to cover both average feed requirements as well as a goal of 1,200 tons excess for reserves. The 10-year average annual hay carryover is 1,444 tons. With the pivot sprinklers generally producing over four tons to the acre on good alfalfa stands, other fields produce more or less depending on the year and upon the chosen method of harvest. The ranch has produced over 8,000 tons of hay in a particularly good moisture year, and averages over 6,000 tons. This has allowed in recent years for hay sales of 600 to 1,200 tons. Hay is produced at locations from one end of the ranch to the other allowing livestock to stay well dispersed on the ranch.
Some cattle operations ranch with money. The IX ranches for money. The 2014 net income, calculated on the basis of EBITDA exceeded $2.7M. As stated by the ranch’s president, accomplishing this significant feat came from keeping priorities straight: care first for the land, next the cattle and third the employees.
Ranch management believes that the IX Ranch is well regarded as one of the most sophisticated commercial cattle operations in the state. The ranch attempts to employ the most up-to-date and well-thought-out operating scenarios in all aspects of the livestock operation.
The grazing resource is intensively managed utilizing a rest/rotation system that is adapted to the local conditions. Pastures and portions of the ranch are rested in rotation and other areas are more intensively grazed. Cattle are moved each year in a manner that allows pastures to be grazed at different times each year. At 100% of estimated capacity the grazing resource should produce around 38,640 AUMs of grazing each year. Based upon a 9-month grazing season, this would allow 4,293 cows or their equivalent to graze for that period and, based upon a 25-pound-per-day hay ration, 6,000 tons of hay would more than comfortably carry this number of cows or their equivalent for 90 days.
Practically speaking, the ranch utilizes these animal units of capacity in the following manner: normally the IX goes into the winter with approximately 3,000 bred females of which around 2,500 are mature cows and 500 are bred heifers. In addition the ranch carries about 1,400 weaned calves – most of which are heifers – into the winter. During the course of the winter the heifer calves are sorted with around 600 designated to be kept as potential replacement heifers and the balance are sold at some point between March and September depending on range conditions and market values.
This allows the ranch to market animals at different points throughout the year and potentially take advantage of favorable market conditions. Having a good winter feed base is critical to allow this beneficial activity.
Ranch management believes that it has consistently maximized its genetic potential both by using top-quality bulls and by occasionally buying high-quality replacements when they become available.
It should be noted that the grain operation is contracted out to farmers in the area who have the equipment and knowledge to maximize production.
The ranch is being sold turnkey and this of course includes the option of continuing with the same management team. Hall and Hall’s management division manages over 1.2 million acres throughout our region and gives the existing IX team their highest recommendation.
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) 656-7500 or Justin Bryan at (325) 260-5883 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 or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 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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Dave Roddy • (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.