The Farm at McCauley Butte

Property Map

The Farm at McCauley Butte - Recently Sold

Missoula, Montana

The Farm at McCauley Butte rises above current market offerings in almost every way imaginable.  Combining architectural significance with a unique ex-urban location, the property artfully blends luxury appointments, natural amenities and outstanding recreation. Sited just outside the city limits of Missoula, the property proudly occupies a choice location on the banks of the Bitterroot River and has approximately 1.85± miles of linear river frontage. With a protected viewshed in front and the ramparts of McCauley Butte guarding the rear, it beggars the imagination to duplicate this package of amenities within delivery radius of Missoula’s urban core with its many fine restaurants, yet in a location that is completely secluded and private.   Properties of this stature are rarely assembled and stand to hold great value for generations to come.


The Farm at McCauley Butte is located in western Montana adjacent to the city limits of Missoula, on a private bend along the banks of the Bitterroot River. The Target Range neighborhood is named for its historic usage as part of the old Fort Missoula defense installation. The property is an easy 15-minute drive either from commercial air service at Missoula International Airport or the city’s vibrant downtown. Target Range is a distinct Missoula neighborhood in which more densely crowded residential lots gradually give way to larger lots and small acreages. The active commercial strip of Reserve Street is just two short miles from the property boundary and holds a multitude of goods and services including several full-service supermarkets.

Delta and United airlines serve Missoula from a variety of hubs in Denver, Salt Lake City, Minneapolis and beyond. Allegiant Airlines provides direct service to Las Vegas and Phoenix and seasonally to other cities. Missoula is also served by Horizon, a subsidiary of Alaska Airlines, with direct service to Seattle and Portland. Additional west coast non-stop destinations are seasonally available, principally to San Francisco and Los Angeles.

The property is also less than two miles from Missoula’s Community Medical Center, a major medical care facility with state-of-the-art emergency care facilities. Public and private golf courses are within 2.5 miles of the property, as are highly ranked public schools for all grade levels.


Missoula is a university town that sits at an historic travelers’ crossroad. From pre-settlement days, local Native Americans gathered at this intersection of three major rivers - the Blackfoot, the Clark Fork and the Bitterroot - to trade and pass winters. Today, the University of Montana is the defining institution of Missoula and the town – now approaching an urban population of 75,000 – reaps all the benefits. Sophisticated restaurants, art galleries and specialty boutiques line the downtown main streets. Lively street festivals and vibrant farmer’s markets characterize the warmer months in Missoula. Beyond the urban boundary, endless outdoor recreation opportunities beckon. With over 500 miles of floatable river within a two-hour radius of Missoula, it is a fly fishing heaven. On land, extensive networks of single-track trails compliment this aquatic bonanza and help transition activity to the cooler months with the potential for everything from equestrian pursuits to world-class mountain biking and big game hunting. 

General Description: 

Reserve Street marks a transitional boundary from the urban core to an area of small acreages and equestrian pastures, as previously noted, and for all intents and purposes the entry to the property begins here. Departing Reserve Street, on South Avenue, one leaves the commercial district behind and is greeted by a parade of civic amenities. The Community Medical Center, Big Sky High School, the pending Fort Missoula Regional Park, Target Range Elementary School, and public and private golf courses are all sandwiched in the two-mile approach to the property. As the lot sizes grow and the number of homes diminishes, one quickly reaches Humble Road where, at its terminus, one enters the property on the north side of McCauley Butte at a point on the property’s northern boundary.

As one drives between the gatehouses on a beautifully contoured blacktop drive, the bustle of town is quickly left behind. Winding around the butte, the conserved hay meadows of Parcel A-1 open to the right, drawing the eye out and up, first across the grassy expanse of riverside meadow, then on to the tall cottonwood galleries that line the sweeping bends of the Bitterroot River and off the property to the massive expanse of forested mountainsides that fill the national forest across the river. One has indeed arrived at a personal mecca where the sights and sounds of rural Montana greet one each day.

Beyond the gate, one first encounters the well-developed family garden on the right. With over a quarter-acre in production of everything from fruit to flowers, the property provides a cornucopia of local produce. Established perennial beds, mature roses, raspberry, strawberry and asparagus patches all contribute to a diversity of homegrown goodness. Adjacent small pastures are set up to handle personal livestock that can contribute outstanding free-range options to the family diet if desired.

Next is a private trailhead leading to the summit of McCauley Butte. Montana river valleys tend toward broad, flat topography and the Missoula Valley is no different. With the summit of McCauley Butte 380 vertical feet above the valley floor, the views from the summit are nothing less than commanding. While trails and mountain tops cover a large portion of western Montana, this private oasis in one’s own backyard provides a different kind of serenity, one apart from the uncertainties of other people’s dogs or careening mountain bikers. With the property boundary ending within a literal stone’s throw of the summit, the benefit provided by this exclusive amenity can hardly be overstated in an increasingly crowded world.

Past this trailhead and further rounding the butte, the elegant lines of the home quickly become visible, nestled against the base of the butte and fronting a broad reach of river. A small island directly in front of the home provides side-channel habitat and a buffer from activity on the main channel of the river. To the south, the dense riparian bottoms hold tall cottonwood and aspen trees and are laced through with private paths for walking or riding. A rich array of understory shrubbery and tall trees provides homes to eagles, hawks and songbird alike, abundant whitetail and other less conspicuous denizens of this wild corner of the Missoula Valley. At the far southern edge of the property lurks the Hog Hole, one of the best-kept secrets of this stretch of river and a quiet pocket where natural springs blend with the Bitterroot’s fertile waters and grow huge fish of all kinds.

To the east, behind the home, McCauley Butte rises sharply, reminding one that this is still the West with its open flower-covered flanks and craggy top. Venturing north across the property, one ambles across the rich, sub-irrigated hay meadows and through tall cottonwoods with an understory of hawthorn, chokecherry and a host of other associated species. At the far northwestern portion of the property, a fully permitted private boat ramp allows the owner to take unlimited advantage of this unique location on the banks of one of the West’s most famous rivers.


Private deeded acres: 270±

Six parcels will transfer ownership at the time of sale. Tract C-1 (62.55± acres); 

Tract D (8.93± acres) and; Tract E, as shown on the Hall and Hall maps, has three parcels (120.37± acres). Tract C-1 contains the home and one additional development right as specified in the conservation easement that was placed upon it. Parcel D also has one development right as specified in a transfer of development rights action that occurred in 2004. Tract E contains no development rights but controls the true summit of McCauley Butte and adds approximately one-half mile of river frontage to the holding. 

In addition, a fifty percent ownership interest in a sixth parcel, Tract A-1, will transfer at closing. A-1 consists of 78± acres held as a tenancy in common with the neighbor to the north, which is a substantial bonus to the purchaser. The fifty percent undivided interest in this holding offers the owner excellent private walks, a personal equestrian retreat, biking or cross-country skiing. A separate conservation easement on this parcel prohibits additional development except for a restricted array of agricultural activities.  In addition to ensuring the future of its river bottom hay meadows and wildlife habitat, the easement provides an effective buffer against intrusion into the privacy of the main home. 


“I think there is such a thing as truth. It’s in the tangible reality of what we have around us . . . just seeing the world as it is. The highest calling . . . in doing architecture is to reveal what’s true.” James Cutler from Architectural Record

The Residence
Cutler Anderson Architects is an internationally recognized architectural firm that has won six National Honors Awards from the American Institute of Architects, as well as countless other distinctions. Specializing in the interpretation of place through architecture, the firm focused intensely on the intersection of three distinct ecotypes in designing and presenting the residence at McCauley Butte. Joining the lush riparian belt of the lower Bitterroot River with the grassy foothills character of the butte and the pastoral charm of native hay pastures, the result is a home that will make you pause as you stop to experience a luxury lifestyle flawlessly conjoined with Montana’s matchless beauty.

The architect favored a selection of materials that bring truth to the experience of a home sited at this unique geographic intersection. A brief sample of these features provides a snapshot of the detail evident in the creation of this opus. Offset tapered columns of Douglas fir provide a refrain to the trees that surround and imbue every aspect of living in this home. Native Montana fieldstone and old growth, cabinet-grade maple flooring provide a deeply organic feel only exceeded by the natural world just beyond one’s fingertips. Architectural glass is generously deployed in surprising abundance and in places that traditionally might hold only wood and walls. The quality of light in the home produces an entirely unique living experience, with each hour of the day and each season of the year producing a different and memorable feeling. The vertical expanses of these glass panels are strongly focused on capturing the stunning topographical relief of life in Montana’s foothill valleys.

Other design features further advance the architects primary thesis of truth in interpretation: sheetrock panels appear to float above the ceiling and along the few wall spaces they occupy and are not joined to support beams; conventional lighting fixtures were eliminated in favor of low profile “floating” fixtures that allow the natural and supplied lighting to blend in a diffused field, once again calculated to minimize the intrusion of the structure into the living experience. Everywhere one looks, the level of detail in planning and execution is without equal. Seamless glass corners highlight the structure of the home. Further streamlining the structural finesse of the home are electrical receptacles hidden in floor grates that trim the intersection of the stone wainscoting and maple floors.

This ultimate glass house consists of four bedrooms and four-and-one-half baths stretched across 6,800± square feet and is oriented on an axis running from north to south with the front of the house facing a warm westerly aspect. Entering the front door, the eye is immediately captivated by the tall trees and lush vegetation visible on the other side of the house through the two-story windows. Turning down the entry hall treed with the signature tapered columns favored by the architect, the open riser stairs split off and lead to a landing that could easily be compared to a tree-top platform on a far-off canopy tour. The largesse of tall glass that lines this hall to the northeast invites the visitor to experience the outdoor environment at every turn of the head. Continuing on, one passes a small family/media room with comfortable window seating that takes in the expanse of open hay meadows with the river beyond. Adjustable built-in shelving easily accommodates the owner’s varied collections and provide a division from the rest of the common areas. Past the family room, the open floor plan kitchen/dining/living area is fronted and backed with floor-to-ceiling windows with virtually no walls in evidence. Looking west across the living area the river is easily visible.

Additional square footage is offered by the covered outdoor areas on the south end of the living area and includes the entry portico and generous screened patio that provides outdoor dining and lounging options.

The spacious open kitchen frames the living and dining areas with its own architectural insight. Situated two steps above the main living level, it embraces the concept of the kitchen’s centrality in family life. The elevation provides a convenient view of common areas, allowing busy hosts to keep an eye on their guests or conscientious parents to keep tabs on wandering youngsters. The mechanics of the kitchen are equally well planned with ergonomic considerations introduced to increase efficiency and ease of use. The “golden triangle” of equidistant range, refrigerator and sink provide the cornerstone of the mechanics, but more subtle insights are provided, as well. Cooking and plating areas quickly follow preparation counters. Carrara marble and butcher-block counters are elegant and practical counter surfaces, while closeable pass-throughs to the dining area offer the choice of easy connection between plating and eating areas or the option to screen the area during more formal dining occasions. Several concealed utilities create a deceptively streamlined food prep area that refuses to compromise function.

Appliances are first-rate, as well. A Blue Star range is American-made with double ovens and a 4-burner top plus griddle that runs on city-supplied natural gas rather than the propane required in more rural locations. A Swiss Liebherr built-in ¾-refrigerator with slide-out freezer compartments provides perishable storage, and a nearby pantry with cabinet- grade finishes rounds out the immediate food storage facilities, with additional refrigerator and freezer space in the nearby garage. A built-in Miele wall oven and coffee machine compliment the sleek profile of the culinary space. Even the ventilation grate above the fridge hides speakers from the wireless audio system that provides ambient sound throughout the home. A gorgeous Green River Stone backsplash of fossilized fish provides the perfect reminder that one is, in fact, occupying a first-rate fishing property, as well as an architectural masterpiece on the edge of one of the most inviting urban areas in the northern Rockies.

The bedrooms in the home are constructed to create an ideal family or guest situation, with the master, two extra bedrooms and private apartment located on the upper level. The large master suite is located on the southwest corner of the home, providing abundant sunshine in this private space. Because all the design features of the lower level are carried through to every square foot of the upstairs, the constantly shifting sky and mood of the river make for an endlessly diverse tapestry of light and color, all of which can be experienced from the comfort of one’s bed, coffee in hand. Built-in dressers in the walk-in closet maintain an uncluttered efficiency, while floor-to-ceiling windows in the master bath – with frosted glass in all the right places - ensure that the architectural experience of the home is uncompromised.

The two down-hall ensuite bedrooms make for convenient guest housing or are ideal for family members. Each features freestanding closets that double as headboards for the beds, window seating and the same elegant casework and trim enjoyed by the rest of the home. An upstairs laundry and office means that all the core activities of running a household can occur outside of the main living area, leaving that space for pure enjoyment of time spent together without the intrusion of the less expansive aspects of family life. The guest apartment was thoughtfully created to allow independent living for guests or family members. With a stainless steel kitchenette and a choice of private entries, the possibilities for how to utilize this space will fit a wide variety of family configurations. To this point, the treed entry hall was designed with an easy retrofit for an elevator, allowing for a variety of family circumstances.

Bonus features of the residence bring even more life to the property. A climate-controlled 800+ bottle wine room next to the built-in fishing rod storage racks create the perfect juncture of form and function. After a satisfying day on the river, one can immediately transition to further indulgence selecting from your personal collection of fine wine. An exercise room with floor-to-ceiling mirrors offers a comfortable at-home option during inclement days or a place for a more focused or specialized work out. A custom ballet bar and separate entrance further add additional options for ways to use this bonus space. A dog room off the garage allows the owner to effectively manage canine companions in what can only be described as a pet-heaven.

Mechanical aspects of the home are no less well conceived. A geothermal loop with heat pumps includes nearly 3.5 miles of radiant loops buried 15 feet deep on a 12-inch grid and ties into radiant floor heat. Cooling is equally well thought out, with curtain fans designed to bring cool air from the ceiling to the lower portions of each room. This innovation is carefully crafted to increase circulation and decrease stratification of air layers throughout the warmer months of the year or any time cooler air is desired. The result of these systems is a home that is comfortable and energy efficient. The entire system is automated and permits an absent owner to carefully monitor environmental conditions in each room via the internet from anywhere in the world. A Water Cop system monitors water supply and moisture in mechanical parts of the home, allowing remote emergency shut-off in the event of an unexpected failure of any aspect of the plumbing system. Second stage environmental control is provided by a ducted system, while back-up power is handled with a Generac generator currently fitted for the city-supplied natural gas, but easily modified to run on diesel fuel.

Entry and Outbuildings
The property is entered through a controlled-access, custom security gate with hardline service controlled from the home. The entry is flanked on either side by two large outbuildings, the first of which is a 3-car garage with a storage loft providing convenient equipment storage, in addition to the oversized 2-car garage attached to the residence. The second gate building is a combined greenhouse/shop and additional storage. The greenhouse has a two-chambered custom root cellar adjacent to it for storing food raised on the property. There is a separate well near the gatehouses that provides irrigation for the nearby garden and entryway landscaping. Supplemental irrigation for this area is provided by the Missoula Irrigation District and provides water to the front portion of the property via a ditch built in 2014.

A small riverside fishing shack reminiscent of an Adirondack-style hiking shelter sits on a private bank of the Bitterroot River in the area that is owned as a tenancy-in-common with the neighbor. 


The elevation in Missoula is low by western standards at 3,200 feet above sea level. Because of its unique location west of the Continental Divide, the city enjoys a mildness of weather uncharacteristic in much of the West. High readings of 90˚F occur less than 20 days a year on average, while daytime highs in winter average in the low 30s. Because Missoula is more strongly associated with Pacific Northwest weather patterns, the landscape is reminiscent of mountain settings more typically found at higher elevations in more remote portions of the West. In Missoula, it is possible to enjoy a morning powder-skiing session at nearby resorts and still make it out for an afternoon dry-fly hatch thanks to the climatological diversity offered by the dramatic topographic relief. 

Wildlife Resources: 

In the arid west, water has always attracted the greatest diversity of life and it is no different at McCauley Butte. The combination of protected nearby acreage on Blue Mountain National Recreation Area and active springs and side channels on the property itself provide a potent draw for wildlife. Whitetail deer, moose, black bears, bald eagles and a host of other native species call McCauley Butte home on a year-round basis. One can never be sure what one will encounter on any given day.

Fishery Resources: 

The location of McCauley Butte on the banks of one of the West’s most famous fly fishing rivers establishes the property as a trophy fishing destination. The Bitterroot River has earned justifiable fame as a dry fly heaven, with fishable hatches starting in March each year and extending well into October and even the occasional November afternoon. Starting with skwala stoneflies in early March, the hatches turn as predictably as the seasons, leading to April mayflies, May caddis and on into the summer months of grasshopper fishing. The 1.85 linear miles of Bitterroot River frontage directly in front of the home is, in the opinion of one local guide, the “best trico fishing on the river.” Fish populations in this part of the river are characterized by large sizes, with brown trout up to 28 inches being caught in close proximity to this property. Sizeable rainbows and the occasional cutthroat will also grace your net frequently. One of the best features of this property is that the owners enjoy private access to the Hog Hole. Located adjacent to the property on its east end, the public can only access this well-guarded secret by boat. Characterized by deep sheltered off-channel water mixing with cold, fresh flows from nearby springs, the hole holds the largest of Montana’s carnivorous fish species, as well as all its favorite trout specimens.


Should one ever tire of fishing his or her own property, the immediate vicinity offers a nearly endless diversity of fly-fishing water. The Bitterroot joins the Clark Fork River a few short miles downstream and holds some very large rainbow trout, while to the east, the legendary blue ribbon water of Rock Creek waits just a short drive away. To the west, a variety of significant tributaries to the Clark Fork offer the explorer an abundance of native trout, all within an hour or two of Missoula, and an easy place to beat the crowds found on waters with more name recognition. Montana’s legendary Big Hole River and it equally famous brethren – the Ruby and Beaverhead, just to name a few - are a few short hours away and make a great weekend getaway.

Recreational Considerations: 

Recreationally, McCauley Butte could well be considered ground zero for some of the finest western recreational pursuits this side of the Rocky Mountains. From countless miles of hiking trails on the recreation area to private riverside paths, the trail enthusiast will never lack for motivation. Heading west from the property, one first encounters the national recreation area and the thousands of acres of public land contained in the Lolo National Forest.

From here, one can continue south into the heart of the largest wilderness complex in the lower 48 states. The Frank Church/Selway/River of No Return wilderness complex is comprised of over three million acres of rugged, wild country. One can literally depart McCauley Butte on horseback, ford the river at any of the numerous broad, shallow riffles that line the property, enter national forest and not return for weeks or months as your preference chooses.

More developed forms of recreation are abundant, as well. Two golf courses are within minutes of the home. A variety of other courses are within easy day trips of the property. Snow enthusiasts will be rewarded as well. Missoula’s own Montana Snowbowl provides the skier or snow boarder with some of the most challenging terrain in Montana, just 25 minutes away, while a wide variety of lesser known family-run ski areas ring the area and provide multiple options. From Lost Trail Powder Mountain at the southern end of the Bitterroot Valley to Ski Discovery and its legendary backside steeps, the area offers numerous “hidden gems” of the ski world set in the midst of Montana’s uncrowded and laid-back lifestyle.


Annual taxes based upon past years are estimated at $17,351.

Water Rights: 

A domestic well with a maximum flow rate of 32 gpm will be transferred with ownership.

Additional Information: 

No personal property will be conveyed as part of this offering. However, a number of significant items of personal property were commissioned for this home and are subject to separate private treaty including a notable sculpture by David Nash, one of the preeminent living British sculptors.,

Details of the conservation easements affecting the property are available upon request. The use of the property for a fishing guide operation or other similar low impact commercial activity is specifically permitted, should a new owner wish to utilize the property in that manner.

The seller of the Farm at McCauley Butte has additional acreage on the opposite side of the butte that is fully entitled for 128 units. It is close to the newly bonded Fort Missoula Regional Park and is actively for sale. The use or development of this adjacent acreage will not impact the privacy or the aesthetics of the subject property. Details are available upon request.

The outstanding photography herein was provided by Mark Bryant of Mark Bryant Photographics. (Contact information is available upon request.)

Broker Comments: 

The Farm at McCauley Butte eclipses current luxury offerings in Montana with its trophy architecture, proximity to urban amenities, exceptional privacy and excellent fishing. As Missoula grows, the privacy and seclusion of this property will continue to occupy the highest echelon of value and will become evermore desirable. Whether used as a year-round residence or a seasonal retreat, one simply cannot find a more readily accessible property that still contains all of what makes Montana a unique and special place. 

The Facts: 
  • Architecturally significant home on the banks of the Bitterroot River
  • First-class fishing property
  • Fifteen minutes from downtown Missoula and excellent privacy
  • Fifteen minutes to commercial air service
  • 270± deeded acres
  • Private access to McCauley Butte
  • Outstanding riparian and wildlife habitat
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, Jerome Chvilicek, Dan Berstrom or Brant Marsh at (406) 656-7500 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, Dan Bergstrom or Brant Marsh at (406) 656-7500 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
Tina Hamm or Scott Moran • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884


Following is a Montana law required disclosure.


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.