Curly Gulch Ranch | Fay Ranches

CURLY GULCH RANCH

Divide, Montana $7,950,000 2,758± Acres

INTRODUCTION

Curly Gulch Ranch is an exceptional 2,758± deeded-acre sporting and agricultural ranch that offers premier wildlife habitat and outstanding big game hunting opportunities. Of the total acreage, approximately 1,450± acres feature rolling timbered terrain that provides an ideal sanctuary for wildlife, most notably, Rocky Mountain Elk. The ranch and its neighbors regularly see several hundred elk throughout the season, making it a premier destination for archery and rifle hunters. The property also shares nearly four miles of boundary with the Beaverhead-Deerlodge National Forest, providing direct access to endless recreational opportunities.

Improvements on the ranch are modest and well-maintained, providing comfortable living arrangements. The main residence is a 2,900± square foot home situated above a 5-stall horse barn, combining practical ranch facilities with inviting living space. Additional structures include a 1,256± square foot manager’s home with a fully finished basement, a 4,800± square foot heated shop, and indoor hay storage, all designed to support the ranch’s daily operations with ease and efficiency.

A 90± acre gravity-fed pivot, excellent water infrastructure, and several well-watered stock tanks support traditional cattle operations, with the current owners running 125± cow/calf pairs year-round across seven fenced pastures. The ranch enjoys abundant water features, including four stocked trout ponds, multiple small spring-fed streams such as Curly Creek, and a natural waterfall.

Ideally located just 8± miles north of Divide, Montana, and only 7± miles from the Big Hole River, Curly Gulch Ranch offers easy year-round access and proximity to nearby communities. Blending outstanding wildlife, strong agricultural infrastructure, and scenic natural features, it is a rare opportunity to own a premier Montana ranch with unmatched recreational and ranching potential.

1 Curly Gulch Ranch | Divide, Montana

QUICK FACTS

• 2,758± acres including approximately 1,450± acres of rolling timbered wildlife habitat and a 90-acre gravity-fed pivot

• A total of 13 parcels with no conservation easement

• Nearly 4 miles of the Deerlodge National Forest Service boundary

• Exceptional elk hunting for archery and rifle seasons, plus antelope, mule deer, and black bear

• Four stocked trout ponds, multiple small springfed creeks, including Curly Creek, and a natural waterfall

• Improvements on the ranch, all in good repair and modest yet comfortable, include a 2,900± square foot owner’s residence above a five-stall horse barn, a 1,256± square foot manager’s home with a fully finished basement, a 4,800± square foot heated shop, and a hay storage shed

• Current owners traditionally run 125± cow/calf pairs year-round across seven fenced pastures

• Excellent water infrastructure with approximately 10 well-watered stock tanks covering the ranch, including higher elevations

• Easy year-round access and convenient location: 8.5± miles north of Divide, 20± minutes to Butte, 40± minutes to Dillon, and 1 hour 15± minutes to Bozeman-Yellowstone International Airport

• Just 7± miles from the Big Hole River

AGRICULTURE

Curly Gulch Ranch is well-suited for agricultural use and a small cattle operation. A 90± acre gravity-fed pivot, water infrastructure, and numerous well-watered stock tanks provide reliable support for livestock, allowing the current owners to successfully run 125± cow/calf pairs year-round across seven fenced pastures. The property features abundant native grasses that offer excellent forage for both cattle and wildlife. Just below the timberline, a 90± acre gravity-fed pivot produces a hay crop or can be utilized as high-quality irrigated pasture, adding flexibility to the ranch’s grazing and feeding program. The remainder of Curly Gulch comprises native rangeland, providing nutrientrich grasses that sustain livestock while maintaining vital wildlife habitat. The ranch provides a highly functional and sustainable environment for ranching operations with multiple natural water sources, including four stocked trout ponds, spring-fed creeks such as Curly Creek, and a natural waterfall.

Improvements on Curly Gulch Ranch are modest, practical, and well-maintained, offering both comfortable living and essential operational facilities. The main residence is a 2,900± square foot home located above a 5-stall horse barn, blending functional equestrian space with inviting accommodations. A 1,256± square foot manager’s home with a fully finished basement provides additional housing, ideal for staff or guests. Complementing these residences are a 4,800± square foot heated shop and a hay storage shed, both designed to enhance the efficiency of ranch operations and support livestock management. Together, these improvements create a well-equipped foundation for both the agricultural and recreational pursuits of the property.

RECREATION BIG GAME HUNTING

Curly Gulch Ranch offers exceptional hunting opportunities and remarkable wildlife diversity in a general license hunting district, making it a premier destination for sportsmen and nature enthusiasts alike. The property’s deep ravines, aspen-filled mountain meadows, and heavily timbered slopes provide ideal cover and habitat for wildlife, serving as both a year-round sanctuary and an important annual calving ground for the resident herd. The ranch and surrounding area regularly host several hundred elk throughout the seasons, creating outstanding conditions for both archery and rifle hunting. With its abundant elk population and reputation for producing quality bulls, Curly Gulch stands out as one of the region’s most desirable elk hunting properties.

Beyond its world-class elk hunting, the ranch is home to a variety of other big game species, including antelope, mule deer, and black bear, offering a well-rounded and diverse hunting experience. The property also shares nearly four miles of boundary with the Beaverhead-Deerlodge National Forest, providing seamless access to vast public lands and endless recreational opportunities.

RECREATION CONTINUED

FISHING

Curly Gulch Ranch offers outstanding fishing opportunities, both on the property and in the surrounding area, making it appealing for a new owner that desires an angling component. The ranch is home to four stocked trout ponds, providing convenient and rewarding fishing experiences right out the back door.

For those seeking world-class fly fishing beyond the ranch, the renowned Big Hole River is located just 7± miles away, offering exceptional opportunities to catch wild trout in one of Montana’s most famous blueribbon fisheries. Additionally, the nearby Beaverhead, Ruby, Madison, and Jefferson Rivers place Curly Gulch Ranch at the heart of Montana’s premier fly-fishing country. Whether casting a line in the property’s own trout ponds and creeks or exploring the legendary rivers just minutes away, anglers will find endless opportunities for unforgettable fishing adventures.

OTHER

The nearby Beaverhead–Deerlodge National Forest features an extensive network of trails and forest roads ideal for hiking or riding through scenic mountain terrain, deep forests, and creek valleys. Portions of the legendary Continental Divide Trail also pass through the region, providing spectacular routes for day hikes or longer backcountry adventures. Popular local hikes include the Humbug Spires Wilderness Trail and Sawmill Gulch Trail, known for their rugged beauty and panoramic views. Additionally, Thompson Park near Butte provides over 25 miles of nonmotorized trails perfect for hiking, horseback riding, or mountain biking. Together, these opportunities make the Canyon Creek Ranch area a haven for outdoor enthusiasts seeking to explore Montana’s vast and scenic landscapes.

LOCATION DIVIDE,

MONTANA

Nestled in the heart of southwestern Montana, Divide is a small, scenic community known for its rugged beauty, outdoor recreation, and close-knit, rural charm. Surrounded by the Beaverhead–Deerlodge National Forest and near the renowned Big Hole River, it offers worldclass opportunities for fishing, hunting, hiking, and horseback riding.

DILLON, MONTANA

Dillon, Montana is a charming and vibrant small town that serves as a hub for agriculture, education, and outdoor recreation in southwestern Montana. Known for its friendly community and welcoming atmosphere, Dillon offers a variety of amenities including local shops, restaurants, schools, and healthcare services, as well as the University of Montana Western. Surrounded by scenic river valleys and mountain ranges, Dillon provides easy access to world-class fly fishing, hunting, hiking, and horseback riding, making it an ideal blend of small-town living and outdoor adventure.

BUTTE, MONTANA

Butte, Montana is a historic mining town turned vibrant small city, known for its rich heritage, unique character, and welcoming community. Once one of the West’s great mining boomtowns, Butte today blends its fascinating past with modern amenities, offering museums, restaurants, shops, and cultural attractions alongside excellent schools and healthcare. Surrounded by stunning mountain landscapes, it also serves as a gateway to outdoor recreation, with abundant opportunities for hiking, fishing, skiing, and exploring Montana’s rugged backcountry.

GETTING THERE

Ideally situated only 8± miles north of Divide, Montana, and about 20± minutes from Butte, Curly Gulch Ranch combines privacy with accessibility, offering excellent yearround access off of Interstate 15 and then along a well-maintained gravel road.

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.

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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.

Curly Gulch Ranch | Divide, Montana

Curly Gulch Ranch is a premier sporting and agricultural property offering exceptional wildlife habitat, outstanding big game hunting, and productive ranching opportunities. Its expansive rolling timbered terrain provides an ideal sanctuary for wildlife. With abundant water, native grasslands, and natural features such as stocked trout ponds and Curly Creek, Curly Gulch Ranch offers a rare opportunity to own a Montana legacy where ranching, recreation, and natural beauty come together in the highly desired area of Southwest Montana.

Please contact Ryan Bramlette at (406) 580-9596 | rbramlette@fayranches. com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. 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.

TERMS

$7,950,000 Cash

Conventional Financing 1031 Exchange

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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