Well-Managed Cattle Operation Near Glendive, MT     - 2044 Acres


2044 Acres / Dawson County, MT

Auction to be Held at:

Holiday Inn & Suites Glendive

1919 N Merrill Ave

Glendive, MT 59330

6/27/22 @ 1 PM MDT


Just minutes east of Glendive off I-94, this ranch boasts luscious grasses, multiple water sources, abundant wildlife, and hundreds of acres of fertile soil for crop ground. The Cook Family Ranch is a well-managed cattle operation that has been in the family for decades. This ranch operates on a rotational grazing system with full fencing, interior fencing, and a fully functioning corral system. Diverse terrain exists: rolling hills, tillable ground, coulees, and grazing pastures. Hunting potential abounds with numerous upland birds, mule deer, and antelope. County maintained roads bordering the ranch provide easy access. All mineral rights owned by the sellers will convey.

Tract 1 Description  

Selling ABSOLUTE: Fully fenced and adjacent to County Road 330, this tract boasts a natural water spring. Two water rights convey with this parcel.  This tract possesses excellent grazing pasture as well as fallow ground for spring wheat planting.  Owner rated 35 head of yearlings. Mule deer and antelope frequent this parcel. This tract is non-continuous to the rest of the ranch.


Tract #: 1

Deeded acres: 328.7 +/-

FSA Farmland Acres: 59.911

Soil Types: Lonna-Cambeth-Cabbart silt loam, Lonna-Cambeth silt loam

Soil Classes: IVe (231.91), VI & VIIe (93.1)

Taxes: $292.41

Lease Status: Open Tenancy for 2022

Possession: Immediate possession

Survey needed?: No survey needed

Brief Legal: S06, T15 N, R58 E, E2SW4,SW4SE4 L 3,4,5,6,7 CONT 328.70 A

PIDs: 16-2508-06-2-01-01-0000

Lat/Lon: 47.0933 -104.4233

Tract 2 Description 

Diverse terrain exists on this tract: rolling hills, tillable ground, coulees, and grazing pasture.

This large tract borders county road 330 on the west and south and CR 325 to the southeast. This section is cross fenced for rotational grazing and possesses a working corral system and stock pond. Historically, this has been leased for cattle. Owner rated at 80 pair. Excellent pasture ground with the potential for tillable crop or hay ground.


Tract #: 2

Deeded acres: 755.84 +/-

FSA Farmland Acres: 59.911

Soil Types: Lonna-Cambeth silt loam, Lonna-Cambeth-Cabbart silt loam, Lambert-Dimyaw complex

Soil Classes:IIIe (108.36), IVe (455.92), VI & VIIe (192.45)

Taxes: $427.60

Lease Status: Open Tenancy for 2022

Possession: Immediate possession

Survey needed?: No survey needed

Brief Legal:S05, T15 N, R58 E, ALL LESS 1A SCH CONT 675.84 A; S04, T15 N, R58 E, S2SW4 CONT 80 A

PIDs: 16-2508-05-1-01-01-0000, 16-2508-04-3-03-01-0000

Lat/Lon: 47.0786, -104.3917

Tract 3 Description 

Antelope commonly roam across the pasture with an occasional bald eagle perched on the tree tops. This gradual sloping acreage with multiple water sources is fully fenced and crossed fenced. Electricity runs to the well pump, making this a prime grazing section. A year round pond sits in the middle of the parcel. This tract borders county road 325 to the west and north.  Owner rated at 100 pair.  


Tract #: 3

Deeded acres: 960 +/-

Soil Types: Lonna-Cambeth silt loam, Lonna-Cambeth-Cabbart silt loam, Twilight-Yetull complex

Soil Classes:IIIe (44.34), IVe (592.33, VI & VIIe (319.34)

Taxes: $1503.53

Lease Status: Open Tenancy for 2022

Possession: Immediate possession

Survey needed?: No survey needed

Brief Legal:S09, T15 N, R58 E, ALL CONT 640 A: S10, T15 N, R58 E, W2 CONT 320 A

PIDs: 16-2508-09-1-01-01-0000: 16-2508-10-2-04-01-0000

Lat/Lon:47.0724 -104.3866

  • Bidders may participate in the auction on-site or online at Ranchandfarmauctions.com

  • Onsite bidders should bring a government-issued ID

  • 10% down payment immediately after auction - cash, personal, or business checks accepted

  • If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign

  • High bidder has 30 days to close unless otherwise noted

  • Announcements on auction day will take precedence over any prior announcements

  • This is a no contingency sale and is not subject to financing or additional inspections

  • Possession at closing, subject to tenant’s rights, if any

  • If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres

  • All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

2044 Acres / Dawson County, MT

Bidding Starts:


Auction Documents

Real Estate Auction Terms and Conditions

Terms Of Sale

Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!

Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card or paddle number and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder.

All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The broker and Auction Company represent the seller only and do not inspect properties on bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(s). By bidding you agree to all disclosures.

Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in the Disclosures). Current year's taxes are prorated through the day of closing as is customary. Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.

The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.

Tracts sold by the acre - The contract will indicate the current acreage , bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that results in a change to acreage, the contract will be adjusted to that acreage prior to closing and purchase price will reflect that change in acreage.

If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine final sales price at closing. The purchase agreement and sales day announcements will identify the party responsible for survey cost.

Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit immediately following auction to the Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits. Wire instructions will be sent with the Purchase Agreement thru DocuSign. The balance of the purchase price and all closing costs are due within 30 days.

Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.

For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an account and sign in early so you do not miss the opportunity to bid. You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid. If you cannot log in, feel free to call (217)-922-0811 to reach customer service to register and bid by phone.

Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.

All auctions are subject to court or seller approval unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until Closing and filing of the deed, at which time the property should be re-keyed if required. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.

If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are out bid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.

Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.

The information contained within is believed to be accurate but seller and Auction Company do not warrant any information contained within the description. All lines on maps are approximate and buyers should verify the information. All sale day announcements will take precedence over any prior advertising or announcements.

All stated Measurements including but not limited to acreage, sq footage, map dimensions, and/or sketches are stated for marketing purpose only unless it is stated that the measurements are verified by an independent surveyor or other source. All measurements shall be assumed to be approximate or more or less and obtained from sources to be considered reliable such as; government tax records, mapping software, assessors office records or FSA maps. Legal descriptions may be subject to existing fence/field boundaries. No warranty is expressed or implied as to exact acreages of property. The purchase price based on these measurements entered on the purchase agreement is final unless buyer and seller have agreed otherwise in writing prior to signing. If exact acreage or square footage is a concern, the Property should be independently measured.

Broker Participation

Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details. Be advised, not all auctions offer a Buyer Broker Participation Fee.



Aaron Milliken, Broker, Whitetail Properties Real Estate, LLC, RRE-BRO-LIC-70990

Jeff Mckinney and Meredith McKinney, MT Land Specialist, Whitetail Properties Real Estate, LLC, 406-690-1615

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Auction Type

Tract 1 is selling absolute

Tracts 2 and 3 and selling Subject to Seller Acceptance.

All tracts will be sold Buyers Choice by the acre

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