Bitterroot Valley Ranch

Property Map

Bitterroot Valley Ranch - Price Reduced

$17,500,000
Missoula, Montana

Bitterroot Valley Ranch is among the oldest homesteads in Western Montana’s Bitterroot Valley that has been in the same family for multiple generations. It is situated between two mountain ranges with two creeks flowing through and a vibrant and historic community nearby. The property has great water rights utilizing four pivots supporting a livestock operation. Access is excellent with a paved highway providing close proximity to restaurants, shopping, services and air transportation. Recreation is boundless here with millions of acres of public land directly adjacent to the property. The Bitterroot River, flowing through the center of the valley, provides world class trout fishing nearby. There are numerous professionally designed ski runs in the higher elevations making skiing a private experience to enjoy with friends and family. 

Location: 

Bitterroot Valley Ranch is located in the Bitterroot Valley approximately 3½ miles south of Lolo, Montana. Delta (including the former Northwest Airlines) and United Airlines serve the Missoula International Airport from their respective hubs in Salt Lake City/Minneapolis and Denver with several arrivals and departures each day. Missoula is also served by Horizon Air, a subsidiary of Alaska Airlines, providing in-state service and nonstop service to the West Coast. Also, Ravalli County Airport in Hamilton has a 4,200 runway open to general aviation. 

Locale: 

The Bitterroot River runs in a northerly direction throughout the length of the valley. The western edge of the valley is met by the towering, jagged peaks of the Bitterroot Mountain Range while the eastern edge of the valley is graced with the gentler horizon of the Sapphire Mountains. The Bitterroot Valley is one of the more populous valleys in Montana and therefore offers much more in the way of services than many other areas. The valley is dotted with quaint Montana towns, the largest of which is Hamilton located approximately 20 minutes from the ranch. Stevensville was the very first community in Montana and it is located approximately 15 miles from the ranch’s doorstep. The Selway-Bitterroot Wilderness area, located in the Bitterroot Mountains, provides the locals a pristine roadless wilderness area that, when taken with two contiguous wilderness areas, accounts for the largest contiguous block of wilderness in the lower 48 states. Lost Trail Ski Area offers an excellent local ski area without the crowds found elsewhere. 

General Description: 

Bitterroot Valley Ranch consists of over 2,660 acres with approximately 190± acres laying east of the Highway 93 corridor (a four lane state highway and a parallel  two lane “Old Highway 93”), and the balance on the west side. The acreage on the east side is primarily level, irrigated land with a little more than 20 acres of ponderosa pine forest. One of the pivot irrigation systems is located here. Squaw Creek, a slow moving spring fed creek, flows though this area near the property’s eastern boundary for approximately ¾ mile. The land between the old highway and the new highway is the site of an old barn and other older structures associated with the ranch’s historical cattle operation. The land west of the highway corridor slopes gently up to the west through irrigated fields and open rangelands before reaching the timber approximately 1.5 miles west of the highway. There is one primary drainage, McClain Creek, which descends through the center of the ranch flowing west to east and is lined with aspen groves and conifers. McClain Creek provides a substantial amount of the ranch’s irrigation water. There are three other secondary drainages north and south of McClain Creek. The home is located at the transition zone between the range and the timberline. The westernmost mile of the ranch is full of timber with the exception of numerous ski runs that were professionally designed and de-stumped. There are no ski lifts on the property but the fun can be accessed via snowmobile or other snow capable vehicles. There are approximately three miles of public land boundaries on the ranch’s north and west sides. The property can be accessed from numerous points on both sides of the highway and the property includes a private highway vehicular underpass.

There is one noncontiguous parcel of 2.2 acres located a very short distance south of the south boundary. This parcel is accessed via Maple Creek Road and it includes a spectacular building site amidst a small high-end subdivision.

Acreage: 

2,661 deeded acres, more or less

Acreage Breakdown: 

The following acreage classifications are derived from tax assessor data. 

Grazing

1,038± acres

Irrigated

   723± acres

Fallow

     15± acres

Wild hay

     67± acres

Farmsite

       1± acre

Forest

   817± acres

Total

2,661± acres

Improvements: 

The ranch has a high quality log home that was built in 2006 with over 5,000 sq. ft. Five bedrooms, three full baths and three half baths. There is a large living room upstairs and a family room downstairs with a walkout basement. The stone patio in the back of the home has a fireplace and barbecue area.

Climate: 

The Bitterroot Valley is one of the lowest intermountain valleys in the Rocky Mountains. Elevations at the Bitterroot Valley Ranch range from approximately 3,650 to 3,820 feet above sea level. This location west of the continental divide results in a stronger “Pacific Northwest influence” than that which is found east of the divide. Consequently, the climate is mild by Montana standards. High readings of 90° farenheit occur less than 20 days a year. Summers are pleasant and winters are characterized by steady, but not severe, cold. Extremely high winds are rare. 

General Operations: 

The ranch is currently leased out to an area rancher who pastures roughly 200 pairs and 50 yearlings from end of May through the middle of October. There are five pivot irrigation systems, four of which are presently operational. There are also three wheel lines, two of which are operational. There is one newly installed irrigation pump west of the highway and one pump east of the highway that service the systems. All irrigated lands are being used as irrigated pasture.

Wildlife Resources: 

Fishing is probably the most important recreational attraction to the Bitterroot Valley. The Bitterroot River is a well-respected world class fly-fishing river. It has an exceptionally long season with fishable hatches from early March through early November. Rainbow and brown trout up to 27 inches are occasionally landed here as well as cutthroat trout up to about 20 inches or more. Bitterroot Valley Ranch is conveniently located for easy fishing excursions to the river.

Whitetail deer are rampant on the property and can be seen at nearly every turn.


The Selway-Bitterroot Wilderness, the largest in the lower 48 states, is just across the valley where there are numerous trailheads from many locations throughout the valley.

Taxes: 

Property taxes are estimated to be $12,878 annually.

Water Rights: 

Bitterroot Valley Ranch holds extensive water rights including irrigation and stock water with priority dates as early as 1872. Irrigation and stock rights are sourced from McClain Creek, Carlton Creek, Maple Creek and Squaw Creek. There is an additional stock water right sourced out of Lolo Creek. There are also domestic and irrigation rights sources from groundwater wells. Full documentation is available upon request.

Additional Information: 

There is an inventory of personal property including a few items of furniture in the home that will be included in the sale. 

The Facts: 

•         2,669± deeded acres

•         15 miles to Missoula, Montana

•         5,000+ square foot log home constructed in 2006

•         Private ski runs accessible by snowmobile and snowcat

•         Excellent water rights with good irrigation infrastructure

•         Over ¾ mile of Squaw Creek flowing through property

•         2.5 miles of the seasonal McClain Creek flowing through

•         4 pivot irrigation systems and wheel lines

•         Excellent wildlife populations including elk & deer and seasonal waterfowl

•         Borders large block of federal and state lands for over 2 miles accessing literally millions of acres for recreation

•         Desirable western Montana climate

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 Randy Clavel at (308) 534-9000 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 or Jerome Chvilicek at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offers “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 over 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.

SPECIALIZED LENDING - Over the past 59 years Hall and Hall has created a legacy by efficiently providing capital to the intermountain west. 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 strong relationships with our lenders allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing • Flexible Terms • Efficient Processing
In-House Appraisals • Common Sense Underwriting
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Randy Clavel • (308) 534-9000
Monte Lyons • (806) 698-6882

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.