Harwood RanchW I L L O W C R E E K , M O N T A N A

H u n t i n g | R a n c h i n g | F l y F i s h i n g | C o n s e r v a t i o n

Introduction

Straddling Gallatin and Madison Counties in southwest Montana,

the Harwood Ranch is one of the most significant recreational land

offerings to come onto the Montana ranch market in recent years.

Situated in a beautiful, private and secluded end-of-the-road

setting, the ranch is a scenic ten minute drive south from the small town

of Willow Creek. The property consists of 4,996± contiguous deeded

acres of farmland, rangeland and creek riparian habitat associated with

Willow Creek - a fantastic tailwater trout fishery - which meanders

through the property for approximately 6± miles. In addition to

the creek, the property has significant frontage on the north arm

of Harrison Lake, also known as Willow Creek Reservoir. Boasting

strong recreational and agricultural features, the ranch is home to a

varied wildlife community that includes elk, mule deer, whitetail deer,

antelope, Hungarian partridge, pheasant and mixed waterfowl species.

Harwood RanchW I L L O W C R E E K , M O N T A N A4 , 9 9 6 A c r e s | $ 2 5 , 0 0 0 , 0 0 0

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ContactsJ E F F S H O U S E

A s s o c i a t e B r o k e r4 0 6 . 5 8 0 . 5 0 7 8

jshouse@livewaterproperties.com

A L E X M A H E RP r e s i d e n t / F o u n d i n g P a r t n e r

3 0 7 . 6 9 0 . 9 5 1 5alex@livewaterproperties.com

Historically, 772 acres of the property

have been farmed with 216 acres irrigated,

and the balance of the crop ground being

seeded to rotational dryland crops. Quality

improvements including a main residence

and guest house were built in the early 1990’s,

and upgrades have been made to the support

buildings on the ranch, all of which are sited

in close proximity to Willow Creek. The

property shares a common boundary with

both State of Montana and Bureau of Land

Management lands and immediate neighbors

are mostly larger landowners. There are

countless wonderful building sites scattered

throughout the ranch and no conservation

easements are in place.

The surrounding area is one of the

most sporting-oriented locations in Montana,

renowned for a number of legendary trout

fisheries and world-class hunting options

for upland birds, waterfowl and big game.

The Harwood Ranch is a stunning property

with amazing recreational attributes, and

combined with a premier location, creates a

once-in-a-lifetime purchase opportunity.

This region is characterized by varying geography: productive irrigated river valleys, timbered

foothill and bench country, large expanses of rolling farm ground and rangeland and high-

alpine terrain. The area is touted for its premier recreational opportunities, cultural variety,

historical richness and distinctive western “feel”. Situated on the northern fringe of the Greater

Yellowstone Ecosystem and approximately 70 miles north of Yellowstone National Park, the Gallatin

Valley is framed by several prominent mountain ranges: the Bridger Mountains to the east, the

Gallatin and Madison Ranges to the south and the Tobacco Root Range to the west, with the snow-

capped summits of some peaks exceeding 10,000 feet in elevation. Numerous cottonwood-lined

rivers, freestone streams and spring creeks bisect the valley floor, the majority of which originate from the high, forested slopes of the surrounding

mountains. Populations of elk, deer and moose are frequently seen in the foothills and hayfields around the perimeter of the valley, and the grizzly

bear can still be found roaming the forests and peaks of the Gallatin and Madison Ranges.

Bozeman, the largest community in the region with a population of some 53,000, is considered the major trade center for all of southwest

Montana and is home to Montana State University with almost 17,000 students enrolled. Bozeman offers all major shopping and service related

opportunities, many small specialty businesses, art galleries, historic buildings, sporting goods and fly shops, fine restaurants and a myriad of

cultural amenities including the Bozeman Symphony, dinosaur exhibits at the Museum of the Rockies and the Taylor Planetarium on the campus

of MSU. Bozeman Yellowstone International Airport at Gallatin Field provides jet service to the area with numerous arrivals and departures daily -

including direct flights to 30 major U.S. cities - facilitated by ten commercial airlines. There are also two full-service FBO’s catering to private aircraft

at Gallatin Yellowstone International Airport.

Hunting | Ranching | Fly Fishing | Conservation

AreaSOUTHWEST MONTANA, AND

PARTICULARLY THE GALLATIN VALLEY, IS CONSIDERED BY

MANY TO BE ONE OF THE MOST DESIRABLE ADDRESSES IN THE

TREASURE STATE.

Location The Ranch is located approximately 13 miles

southwest of Three Forks, 33 miles from Bozeman

Yellowstone International Airport, 44 miles from

Bozeman and 80 miles from Big Sky, Montana.

Access to the property is by State Highway 287 from

Three Forks to Willow Creek, then approximately

5 miles of county maintained graveled road.

At elevations ranging between 4,400±’ to 5,200±’,

the Harwood Ranch consists of 4,996± total

deeded acres, with approximately 1,876 acres

lying in Gallatin County and 3,120 acres lying in

Madison County. The ranch is all contiguous save

for a small parcel across an arm of Harrison Lake,

and borders two pieces of state of Montana land

as well as totally surrounding 320± acres of BLM

land, which is not leased. None of the public land

has public access. The county road ends at the

ranch buildings on the north side of the property so the ranch is truly an “end-of-the-road” ranch with

neighboring ownership being mostly larger land holdings. Principally, the property has been utilized

by the owners as a summer fishing retreat for friends and family. The acreage is a beautiful mosaic of

native range grasses and irrigated cropland, riparian corridor and high ridges bisected by draws with

scattered trees and large rock formations. The most dramatic land feature on the property is a massive

timber-filled canyon that runs for roughly 2.5± miles through the ranch, cradling close to 3.25± miles

of sparkling Willow Creek in the canyon. There is also 2.75± miles of stream running through the

meadow section below the canyon. From the higher country on the property, incredible panoramic

views can be seen of the Tobacco Root, Madison, Gallatin, Bridger, Big Belt and Absaroka Mountain

ranges. Average annual precipitation for the area is estimated at 12”-14”.

The Ranch • 4,400+’ TO 5,200+’ IN ELEVATION

• 4,996+ DEEDED ACRES• 1,876 ACRES IN GALLATIN COUNTY• 3,120 ACRES IN MADISON COUNTY• SURROUNDING 320+ ACRES OF

UNLEASED BLM LAND• 6+ MILES OF WILLOW CREEK

THE LAND USE CLASSIFICATIONS OF THE RANCH PER MONTANA

CADASTRAL ARE AS FOLLOWS:Grazing: 4,224.01± acres

Fallow:: 491.87± acres

Wild Hay: 3.94± acres

Irrigated: 215.94± acres

Farmsite: 1± acres

The irrigated portion of the ranch is currently being served by two pivots via water rights in the

form of both decreed and water association shares sourced from Willow Creek and Harrison

Lake. The ranch controls 10 decreed irrigation and stock water rights dating in priority from 1865 to

1920. The irrigation water contract shares owned by the ranch total 300 ac ft/year. The primary crop

being grown in 2021, on both the dryland and irrigated cropland is spring wheat.

There has been limited cattle grazing on the ranch, and the range is in excellent condition. The

ranch is perimeter fenced utilizing standard barbed wire.

Improvements on the Harwood Ranch include a main residence and guest house, a detached garage, large

barn and additional storage building. All buildings are clustered together on the west side of the creek. The

grounds around the buildings are beautifully landscaped, and there is also a quality pond at this location.

The 1992 custom-built main residence has 2,160 sqft. of living space on one level with three bedrooms

and two bathrooms. The house has wood siding, a metal roof and central gas heating with hot water/in-floor

heating. The one bedroom and one bathroom guest house was built in 1991, with wood siding, a metal roof,

and electric baseboard heating. The total living area on one level is 704 sqft.

The additional ranch buildings include a 28’ x 31’ detached garage built in 1991, a 14’ x 16’ storage shed building built in 1935, and a 36’ x 93’ barn

that was built in 1935.

Improvements• 2,160 SQFT. MAIN RESIDENCE• 704 SQFT. GUEST HOUSE• DETACHED GARAGE• HISTORIC BARN BUILT IN 1935

While the Harwood Ranch is positioned at the epicenter of some of the finest trout fishing country in

the world, within its borders, the ranch features an outstanding fishery in its own right. Approximately

6± meandering miles of choice tailwater fishery flows through the heart of the Harwood Ranch. The

ranch’s ownership is on both sides of the creek. The ranch directly borders the dam on Harrison Lake,

an irrigation storage impoundment built in 1938. The dam is bottom-discharging, thus cold, clear water

in the creek is the norm year-around. The upper 3.25± miles of the creek winds through the rugged

canyon offering a compelling mix of prime trout habitat with enticing riffles and boulder pocket water,

undercut banks and rock ledges and deeper pools with long tailouts. Vehicular access points at both the canyon mouth and top end of the canyon by the

dam are connected by a walking trail. There are also a few access points to the water in the mid-canyon, albeit these require more of a hike. Once the creek

Live WaterAPPROXIMATELY 6± MEANDERING

MILES OF CHOICE TAILWATER FISHERY FLOWS THROUGH THE

HEART OF THE HARWOOD RANCH.

exits the canyon, the gradient lessens, and the stream meanders through approximately 2.75± miles of

grass meadows and agricultural ground. The creek supports a healthy resident trout fishery consisting of

brown and rainbow trout that mostly run between 8”to 18”, with an occasional fish exceeding that size. In

October and November particularly, larger brown trout are seen on spawning Redds in the lower canyon

and meadow stretches of Willow Creek, and there are reports of fish being caught in the 20”-24” range. It

is believed that some of these fish may be migrating upstream from the Jefferson River. As well, rainbow

trout in the 20”-22” range have been caught in the upper canyon closer to the dam, particularly in years

where water levels in Harrison Lake are high enough to flow over the spillway. The general consensus

is that some of these bigger rainbows more than likely originate in the lake. There is good dry fly fishing

due to consistent caddis and mayfly hatches throughout the summer, and terrestrials - grasshoppers,

beetles and ants - are major food items for the fish during the warmer months as well. Any number of

nymph and streamer patterns are always excellent options and consistent producers on the stream. In a

nutshell, the fish are generally receptive to a variety of different fly patterns.

For many years, the creek has been open to permitted fishing through a reservation system that

permits five rods per day. Multiple area fishing guides utilize this opportunity, as do many resident and

non-resident fly anglers who have been fishing the ranch for decades. While Montana regulations allow

fishing on the creek year-around, the owner restricts fishing access to the third weekend in May until

the third weekend in November. A testament to the quality of the fishing is evident in the fact that for

the 2021 season, the creek was totally booked for the entire season in less than 48 hours. Willow Creek

is well-known and highly regarded in angling circles, and an internet search will produce many positive

reviews touting the quality of this dynamic fishery.

Montana’s trout streams are legendary in quality

and scale, and the state arguably contains more

premier water than could probably ever be

fished in a lifetime. Seven rivers in Montana

have the distinction of being considered the

very best; designated “Blue Ribbon” status,

and five of these - the Yellowstone, Gallatin,

Madison, Missouri and Big Hole, are all within

a 1.5-hour drive or less from the ranch. Other

great fisheries in the general area include

the Jefferson, Ruby, Beaverhead, Boulder,

and Shields Rivers, as well as the enormous

diversity of Yellowstone National Park waters.

The world-class O’Hair and Depuy sections

of Armstrong Spring Creek, and also Nelson’s

Spring Creek, are a little over an hour drive of

the ranch. Additionally, a number of high-

mountain lakes and small stream fisheries are

located nearby, as are several valley lakes and

reservoirs that offer excellent stillwater fishing

opportunities for trout.

Nearby Live WaterFIVE “BLUE RIBBON” DESIGNATED

RIVERS - THE YELLOWSTONE, GALLATIN, MADISON, MISSOURI

AND BIG HOLE - ARE ALL WITHIN A 1.5-HOUR DRIVE FROM THE RANCH.

Hunting | Ranching | Fly Fishing | Conservation

Water & Mineral Rights The seller will convey/transfer all appurtenant

water and mineral rights, if any, at closing,

however the seller makes no representations or

warranties concerning current status or validity

of any of these rights. Independent investigation

of both these items is recommended to any

prospective purchaser.

Southwest Montana offers an overwhelming

bounty of natural resources. The area is

blessed with millions of acres of mountains and

pristine forests, river riparian ecosystems that

include some of the finest wild trout streams on

the planet, vast expanses of prairie and plains, and

a wildlife community that in terms of density and

variety, most likely exceeds any other region in the

continental United States. Whether the pursuit is

fishing, hunting, camping, hiking, skiing or any number of other similar activities, the possibilities are

limited only by the imagination, and countless people visit Big Sky Country every year to experience

outdoor pursuits amidst some of the most magnificent scenery found anywhere in the world.

The closest downhill skiing opportunities are at Bridger Bowl and Big Sky Resort, located 60

and 80 miles respectively from the ranch. The Bohart Ranch, which is adjacent to Bridger Bowl, has 30

kilometers of groomed cross-country trails. The region also offers countless acres of public lands in the

form of National Forest, designated Wilderness, State of Montana and Bureau of Land Management

that is easily accessible to hikers, campers, horse enthusiasts and other outdoor adventurers.

RecreationCOUNTLESS PEOPLE VISIT BIG SKY COUNTRY EVERY YEAR TO

EXPERIENCE OUTDOOR PURSUITS AMIDST SOME OF THE MOST

MAGNIFICENT SCENERY FOUND ANYWHERE IN THE WORLD.

The mountains and plains comprising the region

harbor all the recognized big game species in

Montana, including elk, whitetail and mule deer,

antelope, black and grizzly bear, mountain lion, moose,

big horn sheep and rocky mountain goats. Waterfowl

and upland wingshooting is also superb in this area

with the possibility of decoying ducks and geese in the

morning, then hunting for Hungarian partridge, and both plains and mountain grouse species in the

afternoon of the same day.

The water resources on the Harwood Ranch create a prolific ecosystem that supports a rich

and diverse wildlife community. Excellent bedding habitat on the higher ridges and along the creek

riparian corridor - in addition to adjacent crop food sources - provide ideal conditions for mule and

whitetail deer. Pronghorn antelope are also seen on the ranch as well as elk. Hungarian partridge are

found in scattered coveys throughout the property, and there are some pheasant along the riparian

areas bordering the cropland. Ducks are also frequent visitors to the creek.

The ranch lies in Montana deer and elk Hunting District 311. The deer and elk season for

archery and/or gun hunting runs from early September through the end of November. Depending on

bow or gun, antelope can be hunted from the middle of August until the middle of November. The

upland bird season opens September 1 and runs until December 31.

HuntingSOME OF MONTANA’S BEST

HUNTING OPPORTUNITIES ARE FOUND IN THE SOUTHWEST

PORTION OF THE STATE.

Summary

Seldom do truly standout fishing-oriented properties become

available for purchase in Montana, and with 6± miles of prime,

secluded tailwater fishery, the Harwood Ranch presents a compel-

lingly rare and unique opportunity. The ranch is located in a sig-

nificant recreational-oriented region, offers beautiful viewsheds,

features excellent water resources and a varied wildlife community,

provides solitude and privacy, and lies within a convenient drive to

one of the most dynamic and highly-touted small cities in the Rocky

Mountain west. The agricultural component of the ranch creates a

viable income stream, while at the same time benefits and promotes

the wildlife resources. The improvements are not overbuilt, yet pro-

vide top quality, tasteful construction and function. In short, the

Harwood Ranch possesses a number of highly desirable amenities

that combine to create one of the finest high-caliber sporting and

private fishing properties on the Montana market today. Listing Price: $25,000,000

2020 Taxes: Madison County: $1,375Gallatin County: $8,894

CONTACTSFor more information please contact

Jeff Shouse at 406.580.5078 orAlex Maher at 307.690.9515

Notes:1) This is an exclusive listing of Live Water Properties LLC; an agent of Live Water Properties must be present to conduct a showing. The owners respectfully request that other agents and/or prospective buyers contact Live Water Properties in advance

to schedule a proper showing and do not attempt to tour or trespass the property on their own. Thank you. 2) Offering subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information provided herein is intended as a general guideline and has been provided by sources deemed reliable, but the accuracy of which we cannot guarantee. 3) Live Water Properties LLC represents the Seller as a Seller’s Agent.

Harwood Ranch - Location Map••Maps are for visual aid only accuracy is not guaranteed.

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Harwood Ranch - Public Lands Aerial Map••Maps are for visual aid only accuracy is not guaranteed.

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State Leased Land Property Border

Harwood Ranch - Topography Map••Maps are for visual aid only accuracy is not guaranteed.

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