Elk Meadows Ranch is a Premier Hunting and Agricultural Investment Property, ideally located in the Heart of the Western Bull Mountains. Positioned perfectly between the Musselshell River Bottoms to the North and the Highly Productive Southern Agricultural Feeding Grounds that Extend into the Prairie. Offering End-of-the-Road Privacy and being mostly Surrounded by (3) Large, Privately Held Ranches, the Property occupies a Highly Desirable Transition Zone that consistently attracts and holds Trophy-Class Elk, Mule Deer and Whitetail Deer. This Region is widely recognized for producing some of the Best Elk Genetics in Montana, with documented Bulls in the 340”–380”+/- Class, and potential for Even Larger Animals within the Ranch and Immediate Surrounding Boundaries. Holding 200-240 +/- acres of Prime Meadow Ground, the Property represents some of the only High-Quality Feeding Grounds in this portion of the Bull Mountains. A complementary blend of Dense Timber, Tillable Meadows, Burned Timber Draws and Open Bottoms creating an Exceptionally Efficient, Low-Input, and Productive Acreage… Well Suited for Cattle Operations with Hay Production, additionally delivering a World-Class Recreational and Trophy Hunting Experience. Located just 1-hour from Billings, Montana, Home to the State’s Largest Commercial Airport, Elk Meadows Ranch Presents a Rare Opportunity to Acquire a Legacy-Caliber Property providing Immediate Enjoyment and Long-Term Investment Value in one of Montana’s Most Coveted Big Game Regions. Be sure to schedule a time to see the Opportunities that await, and start Building Your MONTANA LEGACY Today!

ACREAGE:

Elk Meadows Ranch is consist of a total of 1,940 +/- Total Usable Acres, with 1,860 +/- Deeded Acres and an 80 +/- acre BLM Allotment.

LOCATION:

The entirety of Elk Meadows Ranch lies within Musselshell County, located approximately 55-miles (1-hour) Northeast of Billings, Montana’s largest city, easily accessible by MT Hwy-87, Hwy 12, Goulding Creek Rd and Harper Coulee Rd. The Ranch is also just 14-miles Southeast of Roundup, via MT Hwy-12 & Goulding Creek Rd and Harper Coulee Rd. These routes offer Paved Highway and only 3-miles of private, minimally maintained dirt road to the Main Headquarters and an additional 2-miles to the Hunting Cabin.

With an abundance of Farms and Ranches in the area, it retains a rich Western Heritage and Privacy that rolls through the perfect blend Open Meadows, Dense Timber and Old Burn, providing perfect Wildlife Habitat and End-of-the-Road-Privacy, yet offering convenient access to Supplies and Entertainment.

BLM ALLOTMENT:

The property is includes an 80 +/- acre BLM Allotment transferable with the sale. The lease numbers may be subject to adjusting upon the transfer of permits.

BLM ALLOTMENT Lease # Acres Grazing Period AUM’s

Harper Coulee 09837 80 +/- May 15 – Oct. 30 18

PRODUCTION:

Elk Meadows Ranch was historically operated as a Ranch with Hay Meadows, and in recent years has been lightly used to graze 20-30 Head of Cattle and 4-6 Horses year-round while Haying the Dryland Meadows for Livestock Feed. Some of the Improved Grass Meadows are Fenced Separately from the Multiple Large Pastures, making a great addition for a Larger Cow/Calf Operation or Standalone for a Smaller Operation. It could also make an excellent Yearling outfit with a little additional fencing. Supplemental feeding requirements vary with Winter Conditions and Hay is typically fed in the area from Dec to the end of April. The Meadows could be reseeded to offer maximum yields and fresh forage for Livestock & Wildlife.

The (3) Main Improved Grass Meadows in Sections 14, 22 and 24, with a few smaller Meadows in Section 24 offer an estimated total of 200-240 +/- acres of Improved Grass Meadows and Open Meadows ready for your Food Plot / Crop of Choice.

One of the top local Agronomists has provided the best reasonable Crop Yields using 10-year-average Estimates for the following crops within the surrounding area. These production numbers will vary with Moisture / Farming Practices used but offer a reasonable look at the Production Potential with Newly Seeded Crops.

Grass Hay (Species Dependent) .75 -1.5 Ton(s) per Acre on years with Decent Moisture (with newly planted crop)

Alfalfa 1 - 2 Ton(s) per Acre on years with Decent Moisture (with Newly planted crop)

IMPROVEMENTS:

SECTION 10

• Barn 30’ x 40’ Metal Roof / Metal Sides (13’ Walls)

o (1) Single Equipment Door 12’ (W) x 12’ (H)

o (1) Man Door + (1) Oversized Man Door on East Side (48” x 80” large enough for Livestock)

• Trailer House 16’ x 70’ (3) Bed / (2) Bath

• Storage Shed 10’ x 20’

• Small Storage Shed 8’ x 12’

• Chicken Coop 8’ x 12’

• Livestock Lean-to 10’ x 19’

• Livestock Lean-to 14’ x 18’

• Livestock Lean-to 12’ x 20’

• Pipe Corrals

SECTION 14

• Metal Shop 30’ x 60’ Metal Roof / Metal Sides (12’ Walls)

o (2) Equipment Doors 10’ (W) x 10’ (H)

o (1) Man Door + (5) Windows

• Remodeled Hunting Cabin 35’ x 25’ (2) Bed / (1) Bath Septic, Power, Water

• Bunk House 12’ x 20’ (2) Rooms

• Cell Phone Service - available on most portions of the Ranch on the Higher Elevations

The Main Headquarters at Elk Meadows Ranch is Conveniently Located just off Harper Coulee Road on the North End of the Deeded Acres, approximately Three Miles from Paved Goulding Creek Road and an additional 4.5 Miles from Highway 12. This Location offers Excellent Year-Round Access while Maintaining Privacy and Seclusion.

The Existing Mobile Home is Functional and could be updated or easily removed to create an Ideal Site for a Future Barndominium, Custom Home, Modular Residence or RV Parking Area. Water, Power, and Septic are in place, providing Immediate Utility and Flexibility for Future Development. A 30’ x 40’ Metal Building Offers Ample Space for Hay Storage, Equipment, Tools, Recreational Vehicles, or an RV, and could also be Adapted for Use as a Barn. A Well-Constructed Set of Working Corrals Further Enhances the Property, Providing a Solid Foundation for Livestock Operations and Day-to-Day Ranch Functionality.

Approximately 2-miles farther South, at the end of Harper Coulee Road, lies the Remodeled Hunting Cabin, Bunkhouse, and an additional 30’ x 60’ Metal Building. These Improvements are Highly Functional and add Meaningful Value to the Ranch, while keeping the Primary Investment Focused on the Land, Wildlife, and Long-Term Appreciation. Together, they provide Comfortable Accommodations and Operational Infrastructure, while leaving a Blank Canvas for a Custom Lodge or Legacy Home to be Built at One of Several Exceptional Sites across the Deeded Acres—Completing this Outstanding Legacy Property.

WATER RESOURCES & INFRASTRUCTURE:

Elk Meadows Ranch offers an exceptional and highly valuable water portfolio, featuring (9) filed Water Rights that provide a strong foundation for both efficient ranch operations and long-term asset security. A well-designed and strategically distributed water system includes (4) active wells, (5) Tanks, (3) Automatic Waterers and (4) Seasonal Reservoirs, ensuring dependable water availability across most portions of the Ranch.

This established Infrastructure supports the Ranch’s current Low-Input, Efficient Management Model while offering significant upside potential for additional Water Development to further enhance Grazing Efficiency, Livestock Capacity, and Overall Operational Flexibility. Beyond its Agricultural Value, these water features serve as Premier Wildlife Attractants, drawing Elk, Deer, and Turkeys throughout the Summer and Fall, reinforcing the Ranch’s appeal as a high-end Recreational Property and a compelling long-term Land Investment.

(9) Filed Water Rights *Per Montana DNRC Water Right Query System

WATER RIGHT # SOURCE USE

40A 86545-00 Well Livestock

40A 96817-00 Well Domestic

40A 29482-00 Well Domestic

40A 29481-00 Well Domestic

40A 197271-00 Well Livestock

40A 197272-00 Surface Water (Reservoir) Livestock

40A 197274-00 Surface Water (Reservoir) Livestock

40A 51566-00 Well Livestock

40A 30000307-00 Well Livestock

WATER RESOURCES & INFRASTRUCTURE

• (4) Active Wells (All Electric)

o SECTION 10

• (1) Well servicing Homesite

• (1) Well servicing (3) Automatic Waterers

• (1) Well servicing the Large Tank on top of Hill in Center of Section 10

o SECTION 14

• (1) Well feeding Cabin, Lower Buried Tank, Upper Meadow Buried Tank

• Also feeds (2) Surface Tanks in Section 24

• (4) Reservoirs - fed by Runoff

o (1) in Section 10 / (1) in Section 14 / (2) in Section 24

• Reservoirs could likely use some Bentonite to help hold water longer

WILDLIFE / HUNTING / RECREATION:

Elk Meadows Ranch represents a Rare Opportunity to Acquire a Legacy-Caliber Trophy Ranch offering Exceptional Wildlife Habitat, Proven Trophy Genetics, and Long-Term Investment Potential. The Ranch provides Elite Viewing and Hunting Opportunities for Trophy-Quality Elk, Mule Deer, Whitetail Deer, and Occasional Pronghorn Antelope. The majority of the Ranch is positioned at the End of the Road with Privacy waiting beyond the gate, the Property is Surrounded mostly by (3) Large, Privately Held Ranches, and Located in the Heart of the Western Bull Mountains—one of Montana’s Most Coveted Big Game Regions.

This Premier Location places Elk Meadows Ranch within a Highly Desirable Transition Zone between the Musselshell River Bottoms and Productive Cropland to the South, both of which are Heavily Utilized by Elk throughout the Year. The Ranch already Serves as a Natural Magnet for Trophy Animals, yet offers Significant Upside Potential through Strategic Habitat Enhancements. The 200–240 +/- acres of Prime Meadow Ground represent Some of the Only High-Quality Feeding Areas in this Portion of the Bull Mountains. Strategic Crop Plantings and Additional Water Development could exponentially increase Wildlife Density, further Enhancing both Recreational Value and Long-Term Appreciation.

The Property Features an Exceptional Blend of Terrain and Cover, including Dense Timber Pockets, Open Tillable Meadows, Burned Timber Draws, and Creek Bottoms — Ideal Conditions for Holding and Producing Mature Trophy Animals. The Bull Mountains are well-recognized for producing Giant Trophy Elk in the 360”–400”+ class range, as well as Mule Deer in the 180”–200” Range. The quality of Mature Bulls utilizing Elk Meadows Ranch has been nothing short of INCREDI-BULL. Trail Camera Documentation, Video Footage, and Live Observations from the Ranch and Immediate Surroundings have yielded (3) to (5) Bulls likely falling within the 340”–370”+/- Class, Including multiple Bulls with unique Non-Typical Genetics. Just a few years ago, a 380”-390” +/- class Bull was taken in the Hay Meadow in Section 14. This Localized Genetic Pool and Intact Ecosystem create Trophy Opportunity that is exceptionally rare and difficult to Replicate.

All Deeded Acres lie within Elk/Deer/Lion District 590 and Antelope District 576, Districts well known for producing Trophy-Caliber Animals across all species, with a Particular Emphasis on Elk and Mule Deer. In Addition to Big Game, the Ranch offers productive Upland Bird Habitat, Supporting Sharp-Tailed Grouse, Hungarian Partridge, Turkeys, and an Occasional Ring-Necked Pheasant, adding further diversity to the Recreational Portfolio.

The Deeded Acres are all accessible, yet spaciously distributed, allowing owners to move throughout the ranch and hunt a broad footprint without repeatedly disturbing Wildlife in a Single Area—an Important attribute for both Wildlife Management and Long-Term Sustainability. Laying just beyond the Lower Headquarters, a Deep Natural Draw provides the ideal setting for a Private Long-Range Shooting Facility, naturally containing noise and pressure while preserving the tranquility of the remaining acreage.

Owners can immediately enjoy the newly Remodeled Hunting Cabin at the Upper Headquarters, offering comfortable, turn-key Accommodations. Meanwhile, the Lower Headquarters Homestead Site Presents a Prime Location to Construct a Custom Residence or Legacy Lodge. A 1972 Mobile Home currently occupies this site, which can be updated or removed, offering flexibility while Planning Future Improvements. Together, these features position Elk Meadows Ranch as a Recreational Investment, and a True Montana Trophy Ranch offering near Endless Adventure and Long-Term Value in the Heart of the Bull Mountains.

MONTANA - “The Way it Always Was.”

GPS COORDINATES: Ranch Headquarters 46.29165, -108.57149

MINERALS: All of Seller’s Minerals, if any, transfer to the Buyer at Closing (the Seller may Own NO Minerals)

ELEVATION: 3,560 ft. - 4,130 ft.

CLIMATE: With an average elevation of approximately 4,000 feet, the Roundup area has a semi-arid climate with average precipitation of 15 +/- inches and an average of 28-inches of snow each winter. Historically, the warmest month of the year is July with an average daily high/low of 86°/55°. The coldest month is January with an average high/low of 36°/12°.

TAXES (2025): Musselshell County Treasurer

Section 10 560 acres $1,138.19

Section 11 20 acres $ 8.59

Section 14 560 acres $1,054.62

Section 22 320 acres $ 170.39

Section 24 320 acres $ 196.57

1972 Mobile Home $ 310.00

Tax Totals $2,292.66

SUMMARY / COMMENTS:

A Rare Opportunity to purchase a good sized Central Montana Recreational Hunting Ranch with Premium Elk & Deer Genetics, that is also set up for a combination of Running Livestock with Hay Base. It could run a solid number of Livestock with a few additions to the water system with multiple pastures for ease of Grazing Management. The combination of Dense Timber, Burned Timber Draws, Water Development and seemingly endless Meadows of Improved Grasses, make the Elk Meadows Ranch a great place to build a Home Base for a medium-sized Herd, additional Summer Pasture for an Established Operation or Yearling Operation.

The Recreational Opportunity is exceptional, offering a Diverse Range of Outdoor Experiences for the entire Family. With modest Enhancements such as Targeted Food Sources and a few Strategic Habitat Improvements, this already Game-Rich property has the potential to evolve into a near-ideal Wildlife Sanctuary. The combination of Space, Privacy, Water, and Diverse Terrain creates an outstanding base from which a Hunter can pursue Trophy-Class Game while enjoying the Rare Privilege of owning a Large, Wild Montana Ranch.

Cell phone service is available on most portions of the Ranch on the higher elevations, providing reliable, convenient communication and additional safety just moments away from most locations.

CONTACT: Steve McIntosh

Brokerage Owner / Agent

(406) 580 - 1048

smcintosh @ montwyowest.com

DISCLAIMER:

*** All information is from sources deemed reliable but cannot be guaranteed as accurate. Prospective buyers are encouraged to research the information to their own satisfaction. Any offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of seller. Water Rights are subject to the Montana Water Court.

Seller hereby makes know that there may be variations between the deeded property lines and the location of the existing fence boundary lines. The Seller makes no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor does the Seller make any warranties or representation with regard to specific acreage within the fenced property lines.

The property is selling in its “as is-where is” condition which includes the location of the fences as they now exist. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for visual aid only. They accuracy of the maps and information portrayed thereon is not guaranteed nor warranted. ***