BULL RUN RANCH  
Manhattan, Montana  
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LOCATION
The ranch is located 2 miles East of Manhattan, on paved State Hwy. #346. Manhattan and Belgrade are both located on Interstate 90, as is Bozeman, the Gallatin County Seat. Bozeman is approximately 20 miles Southeast of the ranch.

Agricultural services and suppliers are located in Manhattan, Belgrade, & Bozeman, which are all located on the mainline of the Burlington Northern Railroad. A weekly livestock auction yard is located at Three Forks.
 
ACCESS
The ranch is bordered to the West by a graveled, county road and a portion of the South line by paved State Hwy #346 (aka Dry Creek Rd).
 
AREA
Bozeman is a city of approximately 40,000 people and is nestled in a beautiful mountain valley. The area offers a compelling mixture of qualities breathtaking scenery, clean air, abundant wildlife, Blue Ribbon trout streams, a leading State University and a multitude of cultural activities.

The Gallatin Valley has always been bound to the land, its roots sunk firmly in Agriculture. Despite a relatively short growing season, the area is known for seed potatoes, wheat, malting barley, hay and livestock production. Even though less than 4% of Gallatin County's population earns a living from Agriculture, farming & ranching remains a major economic force.

The largest unit in the Montana University system, Montana State University remains one of the Valley's bastions of stability. MSU is well-respected for itnulls Agriculture, Art, Engineering, Architecture and Math & Accounting degree programs. In 2015, approximately 15,688 students attended MSU.

Gallatin County guards the West Entrance to Yellowstone National Park and is the headquarters for some of the finest fishing in the world. Miles of Blue Ribbon trout streams run throughout the area. The nationally recognized Madison, Jefferson, Yellowstone and Gallatin Rivers, as well as numerous lakes and streams offer a variety of fishing experiences. One may explore South Central Montana's great rivers, storied mountains, deep forests and remote wilderness areas.

It is a short, half-hour drive to the Bridger Bowl Ski Area, offering legendary powder runs, wide-open groomed runs, and sun & fun to suit everyone. Big Sky, 50 miles to the South of Bozeman, features year round recreation including excellent skiing, fly-fishing, horseback riding, river rafting, and several 18-hole golf courses. Some of the resort areas include Big Sky Ski & Summer Resort, Lone Mountain Guest Ranch, the Yellowstone Club, Moonlight Basin Ski Area and The Club at Spanish Peaks.
 
AIRPORT
Bozeman Yellowstone International Airport at Gallatin Field in Belgrade is approximately 10 miles away, and is currently served by Alaska, Allegiant, American, Delta, Frontier, and United Airlines. There are also 2 full service Fixed Base Operators: Arlinnulls Aircraft Service Inc. and Yellowstone Jet Center; as well as private charter services, including Summit Aviation, Sunbird Aviation Inc., Montana Aircraft Inc., Central Copters, and Rocky Mountain Rotors.
 
ACREAGE
The property consists of 435 deeded acres, all in one block, and it has been surveyed. (see C.O.S. 2073 Plat attached)Watch the following video of Bull Run Ranch: **Refresh page to watch again**
 
CURRENT LAND USE
A total of 330 acres are irrigated. 310 acres are under 2 Valley Center pivots (one covers 168 acres and the other 141 acres), 20 acres are flood irrigated, and 105 acres are pasture. Wheat, Barley and Alfalfa Hay have been grown with success. The average Alfalfa production is 4 tons/acre, but 5 tons/acre are possible, depending on management & weather conditions.
 
ELEVATION
4,240 feet above sea level
 
PRECIPITATION
Mean Annual Precipitation is 12-14". **
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
.7" .5" .7" 1.2" 2.2" 2.2" 1.0" 1.1" 1.2" .9" .7" .6"
 
SNOWFALL
Mean Annual Snowfall is 25" - 50 " (accumulative).**
 
TEMPERATURE
Mean Minimum Temperature (F) **
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
10 16 18 29 38 45 49 49 40 31 21 14
 
 
Mean Maximum Temperature (F) **

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
32 39 45 55 66 75 86 83 73 62 45 36
 
FREEZE-FREE PERIOD
Mean length of freeze-free season is 115-120 days. Average date of first freeze is September 12-17; Average date of last freeze is May 15-20.**
 
WATER
The property is traversed for mile on the East side by Bull Run Creek, a spring-fed, year 'round stream.
 
WATER RIGHTS
The State of Montana is undergoing the adjudication of water rights at this time. The ranch has applied for the following water rights. They have been listed in the temporary preliminary decree. There is no guarantee which of these rights will be in the final decree.
  Water Right # Flow Rate Source Priority Date
Domestic 41H 139885-00 20 GPM Well Dec 31, 1914
Irrigation 1,100 GPM Well Aug 29, 2004
  *41H 150745-00 47.60 GPM Bull Run Creek Jun 30, 1973
  *41H 6701-00 1.88 CFS W. Gallatin River Mar 18, 1924
  *41H 6702-00 2.00 CFS W. Gallatin River Mar 18, 1924
  *41H 6703-00 8.25 CFS W. Gallatin River June 1, 1926
  *41H 6704-00 1.88 CFS W. Gallatin River Mar 18, 1924
  *41H 6705-00 2.5 CFS W. Gallatin River Mar 18, 1924
Stock *41H 150751-00 30 GPHPD W. Gallatin River June 30, 1973
  *41H 150752-00 30 GPHPD W. Gallatin River June 30, 1973
  41H 139873-00 30 GPHPD Trib. Bull Run Creek June 1, 1918
  41H 139875-00 20 GPM Well Dec 31, 1914
  41H 139878-00 30 GPHPD Trib. Bull Run Creek June 5, 1889
 
 
*The sellers purchased the S of Section 6, T1N, R4E, Gallatin County. Two neighbors are retaining the NE and the S of Section 5, T1N, R4E, Gallatin County. Sellers own & will transfer to buyer 100% of water rights: W-139873, W-139878, W-139885, and B-150745. The sellers to also transfer to buyer 60.8% of the appurtenant West Gallatin River water rights: W-006701, W-006702, W-006703, W-006704, W-006705, B-150751, B-150752; and the neighbors to retain 39.2% of these rights. These water rights will be issued in the final decree.

The ranch also owns 480 shares in the Lower Creamery Ditch Company.
 
IRRIGATION EQUIPMENT
(1) Valley Center 8 Tower Pivot; 1,430 feet, with a 40 hp Cornell Pump
(1) Valley Center 7 Tower Pivot; 1,300 feet, with a 30 hp Cornell Pump
 
SOILS
Property soils include Binna loam, Lamoose silt loam, Ryell silt loam, Ryell-rivra-fairway complex, Saypo silt loam, Saypo-tetonview complex & Tetonview silt loam. (A complete set of Soils Descriptions & Map available upon request)
 
IMPROVEMENTS

Open Shed: Built 1950; 16' x 65' = 1,040 sq. ft.

Open Shed: Built 1950; 16' x 120' = 1,920 sq. ft.

Fencing: The property is both perimeter & cross-fenced between the pivots, with some electric perimeter fencing along the North line.
 
UTILITIES
Currently, power & phone border the property, but there is no well or sewer/septic. Bringing these utility lines to the homesite, as well as drilling & installing a well & septic system, are the responsibilities of the buyer.
 
MINERAL RIGHTS
All mineral rights owned by the sellers and appurtenant to the property will convey to buyer at closing. Mineral rights are not guaranteed, so it is suggested that, if mineral rights are an important issue, the buyer should conduct a mineral search with a Title Company.
 
WILDLIFE
Wildlife species seen on the ranch include Ducks, Geese, Sandhill Cranes, Curlews, Bald Eagles, Pheasants, Grouse, Foxes, Cottontail Rabbits, and Whitetail Deer.
 
RECREATION
A book could be written on the numerous recreational and aesthetic features available to valley residents. Hunting and fishing are of national renown and the ranch is located in the center of it all. Yellowstone National Park is 90 miles South, millions of acres of National Forest lands are within hour's drive, 2 major ski areas within an hour's drive and over 8 major rivers along with countless streams, also within an hour's drive.

The ranch features excellent fishing due to the close proximity of the East and West Forks of the Gallatin River. The ranch is also home to the most fantastic Duck & Goose hunting in the valley, especially when grain is planted underneath the pivots.
 
LEASE
The property is currently leased for Ag production and brings in approximately $20,000/year cash rent. All crops belong to the Lessee.

 
SCHOOLS
Public school is provided by the Manhattan Public School System.  Elementary (K-6) at Manhattan Elementary with approximately 255 students; 7th & 8th grades are located in the same school (in a separate wing), with approximately 100 students; and the High School is right next door, with approximately 217 students.  Home of the "Tigers."  The property is on a school bus route.

For more infofmation, visit this website: MANHATTAN PUBLIC SCHOOLS

Manhattan Christian School, a quality, private school is located in the community of Churchill, 9 miles South of Manhattan.  In the 2016-2017 school year, it has approximately 33 students in Pre-School, and 280 students in Grades K-12.  Home of the "Eagles."

For more information, visit the MCS website: MANHATTAN CHRISTIAN SCHOOL
 
CONSERVATION EASEMENT
The ranch would make an excellent Conservation Easement, to protect the area's agricultural stability and scenic beauty from subdivision & development; Plus, give the owner a substantial tax deduction off of his ordinary income.
 
TAXES
2016 ~ $3,193.90
 
PRICE
$4,350,000
 
TERMS
Cash.  Sellers reserve the right to execute an IRC1031 Tax Deferred Exchange of their choosing.
 
SHOWINGS

An appointment must be made with Don Vaniman, Ranch Broker before all showings and he must accompany all buyers on all showings.

 
CONTACT
DON VANIMAN, RANCH BROKER
214 South Willson Avenue
Bozeman, MT 59715

Office: 406-587-4250
Home: 406-586-6700
FAX: 406-587-3611

 
NOTE

All information is from sources deemed reliable, but is not guaranteed by Don Vaniman, Ranch Broker, seller or agent.  Offering is subject to error, omissions, prior sale, change or withdrawal without notice, and approval of the purchase by owner.  I urge independent verification of each and every item submitted, to the satisfaction of any prospective purchaser. 

** Information is collected from the MSU Extension Service, MAPS Atlas Program, 1994.

 

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