6C Ranch

Property Map

6C Ranch - Recently Sold

$6,850,000
Gold Creek, Montana

The 5,946± deeded acre 6C Ranch supports a 300-350 cow/calf operation on an ample hay base that is capable of producing enough winter feed to support a year-round operation up to 600 head with the addition of more summer grazing. (Coincidentally the adjacent Hoover Creek Ranch also offered by Hall and Hall would provide this balance). Outstanding big game hunting for mule deer, whitetail, and elk exists throughout the ranch, while the scenic upper Clark Fork River valley provides a classic Montana setting with deeded lands reaching from the river bottom to densely wooded hillsides. Urban amenities are readily available in Missoula, located a one-hour drive to the west. The ranch has excellent improvements including a large custom-designed owner’s residence, multiple other residences, a new horse barn and a complete set of ranch utility buildings.

Location: 

The 6C Ranch is located 25 miles northwest of Deer Lodge and 55 miles east of Missoula along the Clark Fork River in Powell County. Commercial air services are available in Missoula (Delta, United, Northwest, Alaska, Allegiant), 50 miles north in Helena (United, Delta, Continental, Alaska) or 65 miles to the east in Butte (United, Delta, US Airways). The town of Drummond is 10 miles to the northwest where basic services and conveniences can be found. The ranch is located at the northern end of the Flint Creek Mountain Range and features panoramic views of the Clark Fork River and the mid-Clark Fork Valley.

Locale: 

The Clark Fork River is a major tributary to the Columbia River, and above the valley, several mountain ranges rise including the Flint Creek Range, the Garnet Range and a little further south, the main spine of the Continental Divide and the Pintler Range. The surrounding area is dominated by agricultural lands and other working ranches. To the west, the 12,000± acre Angelo Ranch is under a conservation easement held by The Nature Conservancy, while to the south and east other large ownerships continue their commitment to agricultural operations. The area is rich in history. From the early days of the gold strikes to pioneer settlement and horse-drawn trans-state commerce on the old Mullan Trail, the 6C occupied a solid place in Montana history. Deer Lodge (population 3,400), the county seat, is located 25 miles southeast of the ranch and serves as the main commercial and service center for the area. Deer Lodge provides a private hospital, hotels, restaurants, K-12 public schools and a full line of services.

General Description: 

The 6C Ranch is accessed from the Gold Creek exit on Interstate 90. Once through the historic town of Gold Creek, a short drive along river bottom hay meadows takes one to the ranch headquarters where the shop, barn and other basic ranch improvements are found. Well-maintained private roads wind a short distance further to carry residents to the larger hilltop custom home and the slightly older former owner’s residence located on a bluff over the Clark Fork River. There is an extensive system of two-track roads that access the outer reaches of the ranch.

The majority of the 6C Ranch is deeded acreage that lies in two connected blocks divided by Interstate 90 making it an excellent self-contained unit. Elevations vary from approximately 4,100 feet along the river to approximately 5,400 feet at the highest elevation of the northern unit where it adjoins the Hoover Creek Ranch. There are approximately 531 acres of irrigated hay ground that lie along the Clark Fork River lowlands.

The ranch contains extensive native grass pasture and encompasses significant foothill features at the north end of the Flint Creek Range. The limited timber on the ranch’s southern unit makes for outstanding touring opportunities, whether on horseback or by motorized vehicle. This 3,598± acre block includes most of the ranch improvements and the irrigated meadows. The north unit includes 2,349± acres of partially to heavily timbered lands that adjoin the lands currently leased from Stimson Lumber Company, which is part of the Hoover Creek Ranch offering.

Acreage: 

5946±

Acreage Breakdown: 

North Unit: 2,348± acres South Unit: 3,598± acres State of Montana Lease: 640± acres Stimson Lumber Lease: 4,500± acres (estimated)

Improvements: 

With the exception of the hired hand’s house, all improvements on the ranch are located on the southern unit and include the following structures: Luxury Custom Home 7,850 sq ft four bedrooms, seven bathrooms Rancher’s Home 2,993 sq ft six bedrooms, five bathrooms Ranch Manager’s Home 2,943 sq ft six bedrooms, three bathrooms Ranch Hand’s Home 1,420 sq ft three bedrooms, one bathroom Livestock Barn 11,700 sq ft Horse barn 4,116 sq ft Block Barn 2,652 sq ft Shop 2,856 sq ft

The luxury home, horse barn and shop were all built within the last few years (2004, 2003, 2003, respectively). The luxury home features a host of modern accessories built to the high standards of the custom home industry, including multiple home offices, common areas and high-end kitchen and bath improvements. It has three generous bedrooms plus a master suite for a total of four bedrooms, seven baths and two offices. The rancher’s home was built in 1989 and offers a total of six bedrooms and five baths, with the downstairs partitioned into a separate apartment that contains three bedrooms and two baths out of the total beds and baths contained in the house. The manager’s home is a few years older than the rancher’s home and contains six bedrooms and three bathrooms (four beds upstairs and two on the main level). The ranch hand’s home likely dates from the late 40s or early 50s and contains three bedrooms and one bath.

General Operations: 

The ranch has operated as a working cattle ranch for many years. The deeded acreage combined with the State of Montana lease on 640 acres will support a 200-250 cow operation. Total hay production potential on the 531 acres of irrigated ground is estimated to be capable of producing 1,750 – 2,000 tons of hay with active management. Current wild hay production is approximately 750 tons. With the addition of currently leased land from the Hoover Creek Ranch, total carrying capacity is 300-350 head. If a buyer were to acquire all of the Hoover Creek property (currently less than half of Hoover Creek is leased to the 6C), total production would increase to approximately 500 head. The 6C is capable of producing adequate hay to winter 500 head, which would make the ranch a nicely balanced operation that integrates winter feed and summer grazing production.

Wildlife Resources: 

The ranch supports a wide variety of wildlife, particularly on its northern unit where excellent opportunities exist for hunting mule deer and elk.

The adjacent Hoover Creek Ranch has been in active block management for many years, which is a testament to the productive wildlife habitat on the northern unit. Good whitetail hunting along the river bottom rounds out the big game opportunities, while black bear, mountain lion and other native species make their home throughout the ranch.

Fishery Resources: 

The ranch also features a well-stocked fish pond and one-quarter mile of both sides of the Clark Fork River. Good fishing for wild trout can be found up and down the Clark Fork, with a particularly good hole located on the 6C Ranch.

Recreational Considerations: 

Further afield, excellent alpine skiing can be found within a one-hour drive at Ski Discovery, while Montana’s Snowbowl is located a little further, about 20 minutes past Missoula. Endless opportunities for backcountry recreation in all its forms exist on the hundreds of thousands of acres of National Forest and other public lands located within a one-hour radius of the 6C. From the Anaconda-Pintler Wilderness to the 50 miles of blue ribbon trout water on Rock Creek — the only blue ribbon rated fishery west of the Continental Divide in Montana — the outdoor enthusiast will find a never-ending supply of opportunities.

Taxes: 

Property taxes are estimated at $ 20,468 annually.

Water Rights: 

The 6C enjoys abundant water rights for both domestic and agricultural uses. Stock water and irrigation rights have priority dates as early as 1866, with multiple other rights dating from the latter portion of the 1800s. A full list of all water rights that will be conveyed with the ranch is available on request.

Broker Comments: 

Montana ranches that span from river bottom to mountaintop are increasingly rare in today’s market. Particularly in western Montana and within a one-hour drive of Missoula, ranches of this size and with this set of amenities rarely come to market. The 6C has been well managed over the course of its current ownership. With or without the addition of the Hoover Creek Ranch, the ownership of this ranch will offer the owner a lifetime of adventure and exploration along with a good-sized livestock operation.

Additional Services: 

MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Justin Bryan at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources.Wes Oja, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate.  Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation.  Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day.  For more information on our auction services contact Scott Shuman at (800) 829-8747.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Dave Roddy • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884

Disclaimer: 

Following is a Montana law required disclosure.

UNDERSTANDING WHOM REAL ESTATE AGENTS REPRESENT

Montana law requires that BUYER’s and SELLER’s be advised about the different types of agency relationships available to them (MCA § 37-51-102 & 37-51-321).  A real estate agent is qualified to advise only on real estate matters.  As the client or as the customer, please be advised that you have the option of hiring outside professional services on your own behalf (legal and tax counsel, home or building inspectors, accountant, environmental inspectors, range management or agricultural advisors, etc.) at any time during the course of a transaction to obtain additional information to make an informed decision.  Each and every agent has obligations to each other party to a transaction no matter whom the agent represents.  The various relationships are as follows:

SELLER's Agent:  exclusively represents the SELLER (or landlord).  This agency relationship is created when a listing is signed by a SELLER/owner and a real estate licensee.  The SELLER's agent represents the SELLER only, and works toward securing an offer in the best interest of the SELLER.  The SELLER agent still has obligations to the BUYER as enumerated herein.

BUYER's Agent:  exclusively represents the BUYER (or tenant).  This agency relationship is created when a BUYER signs a written BUYER-broker agreement with a real estate licensee.  The BUYER agent represents the BUYER only, and works towards securing a transaction under the terms and conditions established by the BUYER and in the best interest of the BUYER.  The BUYER agent has obligations to the SELLER as enumerated herein.

Dual Agent:  does not represent the interests of either the BUYER or SELLER exclusively.  This agency relationship is created when an agent is the SELLER's agent (or subagent) and enters into a BUYER-broker agreement with the BUYER.  This relationship must receive full informed consent by all parties before a "dual-agency" relationship can exist.  The "dual agent" does not work exclusively for the SELLER or the BUYER but works for both parties in securing a conclusion to the transaction.  If you want an agent to represent you exclusively, do not sign the "Dual Agency" Disclosure and Consent" form.

Statutory Broker:  is a licensee who assists one or more of the parties in a transaction, but does not represent any party as an agent.  A licensee is presumed to be acting as a “statutory broker” unless they have entered into a listing agreement with the SELLER, a BUYER-broker agreement with the BUYER, or a dual agency agreement with all parties.

In-House SELLER Agent Designate:   is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the SELLER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also.  This agent may not act on behalf of any other member of the transaction and works for the benefit of the SELLER, but still is obligated to the BUYER as any SELLER's agent would be.

In-House BUYER Agent Designate:   is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the BUYER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also.  This agent may not act on behalf of any other member of the transaction and works for the benefit of the BUYER, but still obligated to the SELLER as any BUYER's agent would be.

Subagent:   is an agent of the licensee already acting as an agent for either the SELLER or BUYER.  A "SELLER agent" can offer "subagency" to an agent to act on his behalf to show the property and solicit offers from BUYER’s.  A "BUYER agent can offer "subagency" to an agent to act on his behalf to locate and secure certain property meeting the BUYER's criteria. 

_____ of Hall and Hall is the exclusive agent of the Seller.

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.