PARADISE RANCH TRACT 5Emigrant, Montana

LOCATION: Emigrant is a small town approximately 13½ miles South of the property.Livingston is located 16 miles North, and Gardiner (the Northern year‘round entrance to Yellowstone National Park) is 37 miles to the South. Bozeman is 42 miles Northwest of the property. All in Park County.

AREA: Livingston is the County Seat of Park County, and has a population of7,380. It has received National attention for its cultural attractionsincluding art galleries, museums, theater, and fine restaurants. It isnestled on the banks of the Yellowstone River and surrounded by threemountain ranges: the Crazies, Absaroka-Beartooth. and the Bridgers.

Bozeman is a city of approximately 38,000, nestled in a beautifulmountain valley. The area offers a compelling mixture of qualities–breathtaking scenery, clean air, abundant wildlife, Blue Ribbon troutstreams, a leading State University and a multitude of cultural activities.From the ranch, it is approximately an hours drive to the Bridger Bowl SkiArea, offering legendary powder runs, wide open groomed runs, and sun& fun to suit everyone.

AIRPORT: The Livingston Airport has a 5,701 foot asphalt runway, with jet fuelavailable and is approximately 21 miles from the property.

The Bozeman Yellowstone International Airport at Gallatin Field inBelgrade (near Bozeman) is approximately 50 miles away. It is currentlyserved by Alaska, Allegiant, American, Delta, Frontier, and United Airlines. There are also 2 full service Fixed Base Operators: Arlin's Aircraft ServiceInc. 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.

Visit http://www.airnav.com/airports/state/MT.html for more information.

214 S. Willson Avenue C Bozeman, MT 59715 C OFFICE: 406-587-4250 C FAX: 406-587-3611 C HOME: 406-586-6700www.donvaniman.com C don@donvaniman.com

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ACREAGE: The tract consists of 20.023± deeded acres, designated as Tract 5 ofC.O.S. #901. This survey shows Tract 5 as having 681' of YellowstoneRiver frontage. Fairly flat topography, that gently slopes toward the river.Awesome views of the Absaroka Mountains to the East provide for manybeautiful building sites. It is accessed off of State Hwy 89, that runsbetween Livingston and Gardiner.

RECREATION: Recreational pursuits such as hiking, backpacking, horseback riding, andhunting are available in the nearby Crazy or Bridger Mountain Ranges.The Yellowstone River– a Blue Ribbon trout stream, as well asnumerous lakes, rivers, & other streams offer a variety of fishingexperiences. Winter sports include snowmobiling, downhill skiing andcross-country skiing. One may also explore South Central Montana'sother great rivers, storied mountains, and remote wilderness areas. Yellowstone National Park is just 54 miles South, at Gardiner.

ELEVATION: 4,800 feet above sea level

PRECIPITATION: Mean annual precipitation is 12" - 18"

SNOWFALL: Mean Annual Snowfall is 40" - 50" (accumulative)

TEMPERATURE: Mean Minimum Temperature ranges from 12 - 50EF Mean Maximum Temperature ranges from 35 - 84EF

WATERRIGHTS: The property owns 42 Miners Inches of water rights out of the Park

Branch Canal Water Users Association for irrigation purposes. TheOperations & Maintenance for this right is billed annually, and last yearit totaled $315. 100 shares of stock equal One Miners Inch of water. Onthe sale of the property, the seller will transfer to the buyer 4,200 sharesof stock in the Park Branch Canal Water Users Association. The buyer isto pay for the cost of the water right transfer at closing.

MINERALS: All mineral rights owned by the seller and appurtenant to the property willconvey to buyer at closing. Mineral rights are not guaranteed, so it issuggested that, if mineral rights are an important issue, the buyer shouldconduct a mineral search with a Title Company.

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COVENANTS & RESTRICTIONS:

1. Any residence constructed on the property shall incorporate materialscompatible and in harmony with the natural features, including butnot limited to wood, bricks, logs or rock. No metal buildings, metalroofs, tar paper siding or asbestos material siding may be used.

2. No mobile homes are allowed on the property or any trailer used forstorage or for permanent living quarters. Any additional constructionmust be at least fifty feet from any property boundary line.

3. No junk, debris or vehicles not in operating condition shall be storedon the property.

4. All fences shall be constructed of woven wire, five strands of barbedwire, chain link or wood and not over five feet high.

5. All utility lines shall be installed underground.

UTILITIES: Power is supplied by Park Electric. Bringing power & phone to a homesite,as well as installing a septic system is the responsibility of the buyer.

WEEDS: Spotted Knapweed is found on the property.

WILDLIFE: An occasional White-Tailed Deer & foxes can be seen, along with Eagles,Hawks, Osprey, Owls, Ducks, Geese, Sandhill Cranes, and Herons.

CONSERVATIONEASEMENT: A Conservation Easement could be placed on this property with the

Gallatin Valley Land Trust, to protect the area's agricultural stability andscenic beauty from subdivision and development.

SCHOOLS: This property is designated in the Arrowhead School District No. 75,located at 1489 East River Road in Pray. Arrowhead School (PK-6) had51 students during the 2013-2014 school year; and Arrowhead 7-8 had7 students. Home of the “Paradise Valley Grizzlies.” High School wouldbe in Livingston.

For more information, visit: http://www.arrowheadk8.org/

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Pine Creek Public Schools are also an option, & include: Pine CreekSchool (PK-6) which had 19 students during the 2013-2014 school year;and Pine Creek 7-8, which had 3 students. Both of these schools arelocated at 2575 River Road. High School would be in Livingston.

For more information, visit: http://pinecreekschool.com/

Livingston Public Schools are another option, & include: B A WinansSchool (K-2) which had 280 students during the 2012-2013 school year;East Side School (PK-5) which had 302 students; Sleeping Giant MiddleSchool (6-8) which had 338 students; and Park High School (9-12) whichhad 494 students. Home of the “Rangers.”

For more information, visit: http://www.livingston.k12.mt.us/

TAXES: 2015 ~ $59.22

PRICE: $850,000

TERMS: Cash

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

CONTACT: DON VANIMAN, RANCH BROKER Office: 406-587-4250214 South Willson Avenue Home: 406-586-6700 Bozeman, MT 59715 FAX: 406-587-3611

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

VISIT OUR WEBSITE:www.donvaniman.com • don@donvaniman.com

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