JACKSON CREEK BRIDGER CANYON Bozeman, Montana

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1 JACKSON CREEK BRIDGER CANYON Bozeman, Montana LOCATION: AREA: The property is located in the beautiful & prestigious Bridger Canyon off of Jackson Creek Road, just 10 miles East of Bozeman, and 10 miles West of Livingston. All in Gallatin County. Land in Bridger Canyon is some of the most sought-after property in the Bozeman 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. Bozeman 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 wellrespected for its Agriculture, Art, Engineering, Architecture and Math & Accounting degree programs. Over 16,400 students attend MSU. Livingston has been the "mother store" to one of Montana's great attractions. Fly fishing for wily German Browns, athletic Rainbows, furtive Cut-throats and darting Brook Trout has lured many sportsmen and women from all over the world. Dan Bailey's historical fly shop and Livingston Depot Center Museum provide an element of history and classic good taste. This comfortable Western town has also been graced by new purveyors of fine food & drink in recent years. 10/30/ S. Willson Avenue Bozeman, MT OFFICE: FAX: HOME: don@donvaniman.com

2 AIRPORT: ACCESS: ACREAGE: Bozeman Yellowstone International Airport at Gallatin Field in Belgrade (near Bozeman) is approximately 16 miles away, and is currently served by Alaska Airlines, Allegiant, American, Delta, Frontier, and United. There are also 2 full service Fixed Base Operators: Arlin's 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. The ranch is accessed off of Jackson Creek Road, an all-weather paved and well-maintained county road, onto Stublar Road, another paved road. Jackson Creek Road can be reached via either Bridger Canyon Road (State Hwy. #86) or via the Jackson Creek Road exit off of I-90. From this exit, Bozeman is 10± miles to the West and Livingston is 10± miles to the East. The property consists of ± deeded acres of gently rolling hills & secluded meadows, and two year round creeks. It has been surveyed and recorded as C.O.S. #2487. The property has also been surveyed into 3 parcels. It needs to go to the Gallatin County Planning Board to be approved. (see Plat attached) AG PRODUCTION: Currently, the ranch is pasturing 21 pair of cattle and 1 Bull from June-August, and 20 head of horses from September-November. It also put up approximately 137 tons of grass hay in ELEVATION: Ranges from 5,520' to 5,680' above sea level. TEMPERATURE: JAN 6 FEB 7 MAR 9 Mean Minimum Temperature ( F) ** MAY JUN JUL AUG APR 19 SEP 31 OCT 23 NOV 14 DEC 7 JAN 24 FEB 32 MAR 35 Mean Maximum Temperature ( F) ** MAY JUN JUL AUG APR 44 SEP 64 OCT 53 NOV 35 DEC 28 FREEZE-FREE PERIOD: Mean length of freeze-free season is days; Average date of first freeze is August 28-Sept. 2; Average date of last freeze is June ** SNOWFALL: Mean Annual Snowfall is 100" - 200" (accumulative) ** 2

3 PRECIPITATION: Mean annual precipitation is 20" - 30" ** JAN 1.9" FEB 1.3" MAR 2.0" APR 2.5" MAY 3.3" JUN 3.0" JUL 1.1" AUG 1.6" SEP 2.5" OCT 2.3" NOV 1.9" DEC 1.8" WATER: WATER RIGHTS: Two tributaries of Jackson Creek flow year round through the property. The following water rights will be transferred at closing. All water rights have been filed on as required by Montana law. The State of Montana is undergoing the adjudication of water rights at this time. The ranch has applied for water rights and 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 Irrigation: 41H CFS Trib of Jackson Crk June 16, H CFS Trib of Jackson Crk June 16, 1894 NOTE: 1 CFS = 40 Miners Inches MINERALS: 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. IMPROVEMENTS: No buildings. However, the property is perimeter & cross-fenced. Several excellent building sites exist to build your new home. UTILITIES: ZONING: Power is via Northwestern Energy. Above ground high-power transmission lines run through the North end of the property. Home utilities are buried along Stublar Road. Phone service is provided by Century Link. Bringing these utility lines to the homesite, as well as drilling & installing a well & septic system are the responsibilities of the buyer. Also, the Yellowstone Pipeline (a gas transmission line) is buried across the Southwest corner of the property. The owners in Bridger Canyon are very protective of this pristine area and have promoted a zoning district designed to protect the scenic value of their properties. This extends from the mouth of the Canyon at the Fish Hatchery to Bridger Bowl Ski Area. It was implemented to keep the open agricultural feeling of the canyon by limiting homes to 40 acre tracts in the zoning code. Many very fine estates have been built in Bridger Canyon because of the beauty, convenience and the knowledge that the zoning will protect their investments for the foreseeable future. 3

4 CONSERVATION EASEMENT: The ranch would make an excellent Conservation Easement, to protect the area's wildlife, recreational value, and scenic beauty from subdivision & development; plus, give the owner a substantial tax deduction off his ordinary income. WILDLIFE: A vast array of wildlife species can be found on the ranch. These include Elk, Moose, Whitetail & Mule Deer, Black Bear, Grouse, Hawks, and a multitude of song birds. RECREATION: The Jackson Creek Ranch will afford its next owner a home base in the midst of Montana's mind-boggling great outdoors... and yet it will give one the daily respite of driving up the lane to a quiet little place at the end of the road. The ranch is located near the Bridger Mountain Range, which provides outstanding views. 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 & streams offer a variety of fishing experiences. One may explore South Central Montana's great rivers, storied mountains, deep forests and remote wilderness areas. From the ranch, it is approximately an 11 mile 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, the Yellowstone Club, Moonlight Basin Ski & Golf Area and The Club at Spanish Peaks. SCHOOLS: Public school is in the Bozeman School System. During the school year, Bozeman had approximately 3,186 students in Grades K-5 (spread out through 8 different schools); 1,446 students in Grades 6-8 (in 2 middle schools); and 2,162 students in Bozeman Senior High. Home of the Hawks. Visit Bozeman Public Schools at: Manhattan Christian School, a quality, private school is located in the community of Churchill, 9 miles South of Manhattan. In the school year, it has approximately 40 students in Pre-School and 291 students in Grades K-12. Home of the "Eagles." Visit the MCS website: 4

5 TAXES: 2017 ~ $ PRICE: $1,495,000 TERMS: Cash. Sellers reserve the right to execute an IRC 1031 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 Office: South Willson Avenue Home: Bozeman, MT FAX: Co-listed with Mike Schlauch of Pure West Christies International Real Estate. 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 & every item submitted, to the satisfaction of any prospective Purchaser. ** Information is collected from the MSU Extension Service, MAPS Atlas Program, VISIT OUR WEBSITE: don@donvaniman.com 5

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