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 Property Tours
We offer monthly land tours of the following ranches. Each tour will include a tour of specific properties. We include hikes into any locale public lands such as National Forest. We will also caravan to locale towns or recreation sites. Tour Properties – We will email you PDF file or photos and maps of the tour properties. Proper attire and equipment – Make sure you bring a pack with extras in it which might include rain gear, extra socks, first aid kit, bear spray, snacks and plenty of water. Dress in layers. Some tours might include a small lunch of sandwiches, chips and cookies. Qualify before you buy – If your intention is to purchase a property we are touring, you might consider prequalifying for owner financing and maybe put a refundable deposit on the property prior to the tour. Call us for details.
Property Tours:
Beartooth Valley Ranch – Located between Red Lodge Montana and Cody Wyoming. The tour will include properties that are located in the high foothills of the Beartooth Mountains. We will take a short drive and hike into the Custer National Forest which is the immediate “playground” associated with these properties. Views of several mountain ranges and an intimate foray into the locale forest via the bottom of Robertson Draw and along a high ridge line. Maybe a scenic drive up the Beartooth Highway!
Sarpy Creek Ranch - Located in Treasure County it is home to elk, deer, antelope, wild turkey, pheasant and other wildlife! The hillsides are abundant with wild flowers and native grass. The property has scattered stands of ponderosa pine, cottonwoods, aspens and berry bushes. It is surrounded by high bluffs and ridges with access to over 600 acres of state land. The tour will include hikes through selected properties and ranch lands.
Shields Valley Montana – Located in the northern half of Park County (our “stomping grounds”) this is a broad valley with the Bridger Mountains to the west and the Crazy Mountains to the east. The Shields River runs through the valley floor. We will view select properties maybe take a scenic drive into one of the national forest for an alpine hike and end our day at the White Sulfur Hot Springs for a soak in the hot waters that have been compared to Badin Badin in Germany.
Paradise Valley Montana – This is where we live. With Livingston Montana being a gateway to Yellowstone National Park the tour maybe become part of a planned vacation. The PV is a narrow valley with the Gallatin Mountains to the west and the Absaroka Mountains and Beartooth wilderness to the east. We will view pre selected properties and hikes. Depend on season we can do a small float trip down the Yellowstone River! The day can end with a soak at the world renowned Chico Hot Springs in its’ hot “wada”!
Dates to Plan your trip – Make sure you receive an email package of available properties before your trip. We recommend that you contact us prior to booking your trip so we can make sure that any special needs can bee addressed.
Beartooth Valley Ranch:
Sarpy Creek ranch:
Shields Valley:
Paradise Valley:
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 Buying Land with a Mindful Vision
 If you are inspired to heal Planet Earth, there is always a parcel of vacant land that can be developed with gardens, forest and animal habitat. There is no better way to be an ecologist than to develop a supressed portion of land and heal it! There seems to be a movement with some people, the urge to have a small farm, or mountain homestead, to get back with nature and in so doing, revive the intuitive self intelligence that connects us to Planet Earth. There are many people practicing "Permaculture" methods that might relate to a specific agricultural and ecological region. For instanace, Papya doesn't grow in Paradise Valley Montana (unless you have a year round Forest Graden Greenhouse!). There are parcels of land that needs owner's! They may be rocky, with Glacier silt and barren of trees, the only vegation being tufts of grass, sage, wild native plants, waiting to be cultivated. It is amazing what you can accomplish over a period of time to make your homestead a self reliant domain! Some of the most fasinating ways of turning a barren land into a paradise of delights is to practice Permaculture techniques for growing food, raising animals and live stock and generally improving the envoirnment. The CD Inhababit is a current film that really captures the spirit of living off the land and shows how we can assist in various ways to restore what has been agriculturally destroyed or left as barren land due to over grazing or neglect.
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 Homestead Declaration
Here's some highlights from the article "Using a Homestead Declaration to protect your home from creditors". Provided by Montana State University extension; issue MT199815HR Revised 10/14
"A homestead is the house or mobile home that a person lives in and the land on which it sits. The property must be a person's primary residence for it to be eligible for a homestead declaration." It also includes a mobile or manufactured home that is on leased land. Or land the the home owner does not own.
"The maximum value of exempt property for a homestead declaration is $250,000. There are more limitations one of which is creditors can go to court to try and force a (sub)division of the property
The State of Montana Law Library has forms available for download at https://www.courts.my.gov/library/topic/end life.mcpx
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 Land in New Mexico
Looking for warmer climate? Desert oasis? Here's a possibility, 20 acres in Central New Mexico about 65 miles of Las Vegas, NM is a dry climate with over 320 days of sunshine. Pinon and Juniper Trees with open spaces to build a secluded hacinenda! I (Jim) actually have a part interest in a property done here and can attest to the peaceful easy feeling you can experience. Great place to build that authenic adobe off grid home or getaway. I know and have sold real estate for the seller (over 16 years) and he has authorized me to continue selling properties for him. 20 acres $47,500 owner financing! Call Jim 406 220-1563 for details.
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 Belfry Lots 2 $59,900 (photo below)
 Belfry Lots 2 ($59,900) 9.580 acres
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Acreage offers some diverse terrain with top of hill build site giving you big expansive views. Property backs up to large ranch offering great privacy. Private access to public land where you can hike, hunt or ride for hundreds of miles. Three other lots available, pick yours first!
BelfryLots 3 ... $67,900 (above) 8.90 acres
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Close to 1/3 the property offers good grazing ground. Remaining acreage has the perfect hillside for walk out basement style home. Top of hill gives you big expansive views. Property backs up to large ranch offering great privacy. Private access to public lands!
Belfry Lots 4 ... $72,900 (above) 10.95 acres
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Close to 1/2 the property offers good grazing ground. Other portion of property you will find deep draws and rolling hillside that backs up to large ranch offering great privacy. Private access to public land where you can hike, hunt or ride for hundreds of miles. Three other lots available, pick yours first!
Belfry Lots 5 ... $67,900 (above) 8.97 acres
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Close to 1/2 the property offers good grazing ground. Other portion of property you will find deep draws and rolling hillside that backs up to large ranch offering great privacy. Private access to public land where you can hike, hunt or ride for hundreds of miles. Three other lots available, pick yours first!
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 Paradise Valley
 Emigrant Montana is located 25 miles from Yellowstone National Park along the Yellowstone River. Paradise Valley is a narrow mountain valley where you can experience the special lifestyle of true mountain living. I (Jim) have lived here for a very enjoyable 28 years. There are many opportunities to purchase land in minor or major subdivisions and ranches. $180,000 to $289,000 for a 20 acre tract and millions for a working ag ranch. I love this area and will enjoy searching for a property that you can develop. Fish, hunt and play in Paradise....Jim Kozlik 406 220-1563 MT. RE Lic. 10547
This 2.5 acre property has power and is ready to build with lots of level ground. There is an excellent building site that gives you amazing must-see views of Emigrant Peak to the east, Dome Mountain to the southeast, beautiful Tom Minor Basin, the Sawtooth and Ramshorn Peak to the south. The property features an 800 square foot blast/bomb/storm shelter 10ft underground with bunk beds, oven, washer/dryer, and a generator. It was built to FEMA specs with 200 psi, blast doors and blast shutters. It has Swiss Loja filter system with extra cartridges. It could also be converted to a wine cellar or used for cooling/heating a building above. The South Glastonbury subdivision is located in the middle of Paradise Valley Montana about 25 miles from Yellowstone National Park, 31 miles to Livingston Montana and 10 miles to Chico Hot Springs Resort. All of the land owners have private access to national forest. Plenty of wildlife, and outdoor recreation in the area. Come and look at this gem! $149,900 Owner Financing possible...Great for home or vacation rental...Call Jim 406 220-1563
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 Beartooth Valley Ranch
 21.5 breath-taking acres with Huge Views of the Beartooth Mountains situated at the base of spectacular dolomite cliffs. It has a 20 gpm well & septic in place for a 3 bedroom house. This property is ready to start enjoying; pump is in the well so you can hook up your RV for a vacation or build your private off-grid getaway. On the east face of the Beartooth Mountains, the wildlife here includes almost everything found in Yellowstone Park–elk, moose, mule deer, whitetails, antelope, bear, grizzlies and even an occasional wolf. It borders thousands of acres of public land, land that extends all the way to Yellowstone National Park 60 miles to the west as the crow flies. Year-round access would be possible with a 4x4 and some snow plowing. 8.5 miles west of state hwy just off a limited maintenance county rd, just 8 miles by a seasonal road to Red Lodge. Horses are fine, mild covenants. $129,000 Call Jim 406 220-1563
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We are very pleased with the business relationship we have experienced with this company.
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Their attention to detail and willingness to listen to our needs has been extremely important to our company.
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 The Pride and Joy of Land
 "Spending hours working on a rural property that you own or even have some ownership in can be very rewarding. And I think a large amount of our population may underestimate that, or may just not have had the experience or opportunity to have ever felt it. That feeling of ownership is something that is hard to explain, really, until you have sacrificed something to have felt it. In one form or fashion, most every landowner has to sacrifice something fairly substantial just to have a little piece of dirt on this big Earth to call his own. But boy can it be so very rewarding."
Excerpt from Land Realty article by Stan Swofford
Photo of our developing homestead of 4 acres! Jim and Marian Paradise Valley Montana
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 Fractional Ownership
Fractional ownership simply means the division of any asset into portions or shares. If the “asset” is a property, the title or deed can be legally divided into shares. In certain instances this is done by creating a "mezzanine structure", i.e., creating a company which owns the property then allowing multiple owners or investors to own shares in the company. Those shares can then be purchased and owned by more than one individual. The reasons for a "mezzanine structure" can vary. Two common reasons are to allow transfer of shares without the need to reflect changes on the title or deed to the property, and for tax benefits.
Another type of fractional ownership, not part of a securitized business plan is Tenancy in Common, which is grounded in the real property laws of most, if not all states. The main difference is there is no right of survivorship to the sponsor or other owners if one or more of owners were to pass away. Where there are similarities with the equal sharing of operational expenses, rental income and access, the striking difference is free transferability of the owner's interest in the property without regard to the other owners in the property.
Shared ownership of the property and its deed will also entitle shareholders to certain usage rights, usually in the form of weeks. Conceptually, fractional ownership is not the same as timeshare. Fractional ownership affords much of the freedom and usage benefits offered in timeshare, however, the fundamental difference with fractional ownership is that the purchaser owns part of the title (as opposed to units of "time"). Therefore, if the property appreciates in value, then so do the shares. As with whole ownership, fractional owners can sell whenever they deem necessary or prudent, releasing the capital growth from their "bricks & mortar" investment.
Fractional ownership divides a property into more affordable segments for individuals and also matches an individual's ownership time to their actual usage time. A fractional share gives the owners certain privileges, such as a number of days or weeks when they can use the property. Occasionally, the property is sold after a predetermined time, distributing the relative proceeds back to the owners. A few private owner-groups have developed highly sophisticated usage allocation schemes and other features based on the principle of attempting to get as close as possible to the flexibility of individual ownership, and only compromising this to the minimum extent necessary to accommodate multiple owners. In such schemes, the basic agreement is between the members themselves, whereas in most commercial fractional ownership schemes, the owner's principal relationship is with the property developer and/or promoter of the scheme.
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