Triangle Rd , Miles City, MT 59301(Custer County)

Across all tracts, a total of 29 newer, mostly Zimmatic pivots irrigate cropland acres via surface water rights and allocations included with the sale of the individual tracts. The irrigation water is accessed from the Yellowstone River through both local irrigation districts and a newly reconstructed direct pumping site owned by the farm itself and included with one of the tracts. Primary pipelines from the river and a series of canals and inter-farm mainlines deliver water to the irrigation systems. Precipitation across the farm is 13-14 inches of rainfall per year, per the NRCS.

In addition to the farm and ranch aspects of this offering, there are also more than two and a half miles of pristine Yellowstone River frontage included in one of the tracts. This portion of the farm offers excellent trophy fishing and big game, waterfowl, and upland bird hunting opportunities.

The entire farm has been operated by a well-respected, local tenant under a cash rent lease, which expires on January 1, 2025. The lease terms include a base rental payment and an additional variable rent amount due if the December 2024 contract closing price per bushel of corn and/or hard red spring wheat reaches a certain threshold. The tenant is responsible for all operations costs while the Landlord is responsible for all property taxes. Bidders should expect to take possession of tracts subject to the terms of the current lease and also expect that, due to timing of potential closing(s), Seller will retain all income from the 2024 lease.

The farms historical crop rotation has included corn, millet, alfalfa, wheat, and soybeans. The tillable acres have been operated under an annual crop rotation, usually with 100% of the acres in production each year using typical farming practices for the area.