Kootenai Rocks Ranch

Property Map

Kootenai Rocks Ranch - Recently Sold

$6,500,000
Stevensville, Montana

This 867± acre unimproved ranch near Stevensville south of Missoula is adjacent to National Forest. An attractive hay meadow nestled below a gorgeous mix of conifers and deciduous trees offers many very private building sites with amazing views. Contiguous to other large holdings, this easily accessible large property is a rare find in the sought-after Bitterroot Valley. Excellent potential for equestrian facility.

Location: 

Kootenai Rocks Ranch is located in western Montana’s Bitterroot Valley approximately two miles south of the community of Stevensville. Delta, Skywest, Northwest, United and Big Sky Airlines service the Missoula airport approximately 40 minutes to the north with numerous arrivals and departures each day. Missoula is also serviced by Horizon Air, a subsidiary of Alaska Airlines, providing both in-state service and additional nonstop service to the west coast.

Locale: 

The Bitterroot Valley is arguably the most beautiful valley in Montana, if not the Northern Rockies. 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 south of the ranch. 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 Powder Mountain Ski Area offers an excellent local ski area without the crowds found elsewhere.

General Description: 

Kootenai Rocks Ranch gently slopes up to the west from Salish Trail, a well maintained county road that forms the eastern boundary of the property. Generally speaking, the property ranges from about one and one-half to two miles from east to west and one-half to one mile from north to south. There is an entrance to the ranch directly from Salish Trail. This “two-track” access road winds its way up to the west through an attractive, irrigated hay meadow and into the forest gradually gaining elevation until it meets a steep hill approximately one-quarter mile from the western boundary. This west boundary shares a property line with Forest Service lands for over one mile giving the owner direct access into the near 4,000 square mile wilderness area to the west. There are three drainages through the ranch that flow directly out of this wilderness: Silverthorn Creek, Kennedy Gulch and Million Gulch. The ranch is well watered with springs providing good growing conditions for beautiful patches of aspens and other deciduous tree and shrub growth among the more plentiful conifer trees. There are ample choices of building sites to choose from all over the ranch’s gentle topography. Unlike most properties in the Bitterroot Valley, this ranch mostly borders larger holdings providing extra “insulation” for privacy.

Acreage: 

867±

Improvements: 

There are no structural improvements on the ranch.

Climate: 

The Bitterroot Valley is one of the lowest intermountain valleys in the Rocky Mountains. The base elevation at Kootenai Rocks Ranch is just under 3,400 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°F 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: 

Kootenai Rocks Ranch is part of a larger holding owned by the Baldwin family. The Baldwins currently operate a cow/calf operation with a strong sense of healthy stewardship.

Future operations of the ranch would be well suited to a "gentleman's ranch" with some light grazing for horses or cattle.

Recreational Considerations: 

The wildlife habitat on the ranch supports a variety of wildlife including black bear, whitetail deer, elk, bobcat, mountain lion, occasional moose, bald eagles and more. The forested land is a combination of deciduous and coniferous trees dominated by ponderosa pine.

Fishing is one of the major recreational resources of the Bitterroot Valley. The Bitterroot River, a few minutes drive from the ranch, is a well-respected world class fly-fishing river flowing south to north through the valley until its confluence with the Clark's Fork of the Columbia River in Missoula. It has an exceptionally long season with fishable hatches from early March through early November. Rainbow and brown trout up to 28 inches are occasionally landed here as well as cutthroat trout up to about 20 inches or more.

Taxes: 

Taxes are estimated at $1,840 annually.

Water Rights: 

There are water rights filed on a well for domestic use and stock water. The priority date is 1910. Further details are available upon request.

Broker Comments: 

Kootenai Rocks Ranch is an exceptionally large holding for the Bitterroot Valley. This property has excellent potential for an equestrian facility. The surrounding community is a lively one yet the ranch itself offers all the privacy and solitude one could wish for. The ranch is also easily accessible within 30 minutes of a landing strip suitable for most private aircraft and Missoula’s airport, 45 minutes away, offers commercial airline service.

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.