Lavina, MT
Billings MLS# 335984
+/- 1,480 acres located within the coveted Little Snowy elk hunting unit. Fresh out of CRP. A blank canvas for landowners interested in income, production, or recreation.
On the market for the first time in a generation, the Cameron Creek Farm offers essentially untouched pasture land that was farmed prior to being put into CRP. This property recently came out of CRP and is ready to be reestablished as a production dryland farming operation or be utilized as a grazing unit.
History
Golden Valley County is located at the base of the Snowy Mountains in the central part of Montana. The landscape is dotted with sagebrush, grease wood, native grasses, cottonwood trees, pine trees, rolling hills, and sandstone rim rocks. Buffalo and Native Americans once made this area their home. Chief Joseph of the Nez Perce stopped at what is now Ryegate in Sept. of 1877 on his doomed trek to Canada. In the spring of 1938 Golden Valley County experienced a memorable murder case in which a rancher murdered two of his ranch hands and also killed a deputy sheriff in a genuine “gun battle”, reminiscent of the old west. In December of 1939 the rancher was hung from gallows erected on the courthouse lawn in Ryegate. This was one of the last hangings in the state of Montana.
Golden Valley County, Montana, is one of the best-named counties in the state because of both its natural and artificial benefits. It was formed on October 4, 1920, from the western portion of Musselshell County and the northern half of Sweet Grass County. It is a small county, with an area of only 1,175 square miles. Ryegate, the county seat, and Lavina are the only two incorporated towns. The Musselshell River flows through both communities. Lavina began as a stage layover and river crossing for the stage lines extending from Billings to the Lewistown region. With a growing season of 100 to 130 days, both non-irrigated and irrigated farms have thrived for decades. About 85% of the terrain is suitable for agricultural uses, and a significant portion of this land has already been plowed. The soil is generally a rich clay loam that has already been combined with sand on the benches. Along the streams and in the valleys the soil resembles gumbo – a geologist’s term for the stratified till found in the Mississippi Valley.
Just the Facts
- Caretaker’s mobile home
- 1,000 ft prefab building (Shop)
- Small corral set near home
- HD 535 (Elk/Deer)
- Central Flyway, Zone 1
- Views: Little/Big Snowy Mountain Ranges
- One hour north of Billings, MT
- Cameron Creek
- Deer, Antelope, Upland Birds and Waterfowl
- Taxes: $1,075
- +/- 1,430 acres (96%) of which are farmable dry land, coming out of CRP and ready for new seeding and production
Overview
Cameron Creek runs through the property and into a holding pond that offers good water for most of the year. The farm has three wells strategically located throughout the property for additional domestic and stock water resources. This area has good populations of deer, antelope and upland game birds that frequent the farm.
Alternative Energy in the area: Just over 30 miles to the west lies The Judith Gap Wind Energy Center. Built in 2005 between Harlowton and Judith Gap. 90 towers rise 262 feet above the prairie, supporting General Electric turbines which are powered by three 126-foot blades. Each turbine is capable of producing 1,500 kilowatts of power. Expected annual output is 450,000,000 KW hours. All power is sold to Northwestern Energy under long-term contract. These turbines provide an excellent source of long term income for farms in the area. This property is not currently party to any alternative energy programs or contracts. Contact broker for more information if interested.
Location & Access
Location: Lavina, MT
Lavina is a small town located in Golden Valley, Montana. It is located by the Musselshell River and is about forty miles from Billings, Montana. It became a stage stop in 1882 and provided a river crossing of the Musselshell River. The town is very small, with a 2020 census population of 136.
Because the town is quite small, there are fewer businesses and shops. That being said, there are a decent amount of bars, considering the size of the town. The town has a very rural feel, with a simple and quiet atmosphere. The town has some old-school charm, and it is a nice escape from bigger cities in Montana. That being said, visitors are still somewhat close to larger areas such as Billings, so they can still venture to bigger towns if they wish. The town is also notably relatively safe and has a low cost of living.
The real star of Lavina is not its businesses or shops, but its surroundings. The town is surrounded by nature and there are several opportunities for outdoor recreational opportunities. Visitors can find several activities to do nearby, such as fishing and hiking. Additionally, the weather is here quite pleasant in the summer, making it a great place to visit during the warmer months
Access: Feather Ln.
The Cameron Creek Farm is accessed from Feather Ln. off of Emory Rd., an all-season gravel county road. Lavina is approximately 20 miles to the south and provides direct access to Hwy 12 & Hwy 3, which connect you to the rest of the state.
Directions:
Take Emory road out of Lavina, MT heading 18 miles to the north. Road T’s on on Emory Rd. Take Emory Rd west 1/2 mile to the start of property boundary.
Improvements
- Mobile home
- 1,000 sq ft. shop built in 1982
- Low maintenance property with functional improvements to headquarter operations for either farming, ranching or hunting use.
- Multiple wells for stock and domestic uses
General Operations
The Cameron Creek Farm offers a blank canvas for any prospective landowner/producer. The mild winters, reliable water sources, and productive grass allow for a successful operation.
The ranch has been in the Mogan family for over 3 generations, and the property has been maintained in keeping with ranching and farming traditions. Currently, the ranch is run as a cattle and farming operation with yields on the dry land averaging 1-2 tons per cutting. There are multiple stock water sources and Cameron Creek with a spring to serve stock year-round. Fence lines throughout the property have been well kept and are in good condition.
Easily accessed from Emory Road and Feather Ln., a maintained county gravel road, the ranch headquarters is home to the only structural improvements.
Leases
BUREAU OF LAND MANAGEMENT: None
STATE OF MONTANA: None
Disclaimer: All water rights and mineral rights owned by the Seller will convey to the Buyer at closing and all required filings with the Department of Natural Resources and Conservation (DNRC) will transfer the current water rights as they exist – with no warranty of future viability. Water rights in the State of Montana are subject to re-adjudication by the DNRC and may be determined by the court to be modified in validity, amount, priority, date, and place of use. Seller to retain 1/2 of all mineral rights owned by the Seller for the subject property.
Recreation
Hunting
Huntable species in Montana include black bears, mule deer, white-tailed deer, pronghorn antelope, elk, Shiras moose, mountain goats, mountain lions, bighorn sheep, turkeys, wolves, and bison. There is also excellent hunting for upland birds and waterfowl in most of the state.
Montana’s wildlife is well managed, with excellent trophies of nearly every big-game species being taken in the state every year. Some of the largest bighorn sheep in the world come from Montana, especially the Missouri Breaks region; however, drawing odds are extremely low.
The retreat offers the potential for passing big game and birds along the creek. The additional available acreage could provide great opportunities to hunt trophy deer and antelope.
Fishing
From cold water to warm water, big prairie rivers to high mountain lakes and fly-fishing to trolling, Montana offers angling opportunities for all to enjoy. Whether you’re seeking solitude, fish for the supper table or the trophy of a lifetime, you can find it here.
Many of these opportunities can be attributed to the quality of the fisheries habitat in Montana. Still, there are numerous challenges facing Montana’s fisheries including climate change, habitat alteration and dewatering of streams. FWP is tasked with managing the state’s fishery resources and addressing these challenges.
Outdoor
Skiing, snowboarding, snowmobiling are all less than an hour away. The resorts of Red Lodge, Bridger, and Big Sky are home to some of the best winter sports destinations Montana has to offer.
Conservation
The Cameron Creek Farm does not have a conservation easement in place. Options abound for prospective owners to mold this property into one that meets their goals.
Downloadable Resources:
“They embody the western value of doing a great job on time. I love their can do attitude.”
“We were blown away. So clear, concise, just very pleasant. We just enjoyed showing them our property!”
“With a history embedded deep in agriculture, the Johnson Brothers not only know agriculture, they know the market.”
“We are thrilled to have found the Johnson Brothers to represent us. They earned our trust through honest professional advice, recommendations and support throughout the process. We always felt that they were looking out for our best interest and not just trying to make a sale.”
“The Johnson Brothers have brought a fresh energy and enthusiasm to an industry that is very difficult to get started in as young professionals.”
“They went above and beyond to provide a comprehensive appraisal needed in a short turn time.”
“From the moment they said hello to the day of closing on our property, they were highly professional and showed a great skill of knowledge and experience in their field. ”
“They are professional, communicative, efficient and deliver thorough and comprehensive appraisals.”
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