Rocking Four A

Property Map

Rocking Four A - Price Reduced

$7,250,000
Stevensville, Montana

The Rocking Four A Ranch consists of 1,027± acres bordering the Bitterroot National Forest, located on the coveted west side of the Bitterroot Valley. Offering a scenic redoubt among some the strongest wildlife populations in the west, the property provides immediate access to a full array of goods and services while providing privacy and seclusion. Located five minutes from historic Stevensville and 35 minutes from Missoula and its commercial air service, the Rocking Four A offers the best of both worlds – world-class western scenery and lifestyle in a location where modern conveniences and strong school districts are readily available. The property has outstanding hunting for elk, whitetail and turkey and supports a herd of around 150 head of cattle on a seasonal basis. 

Location: 

The Rocking Four A Ranch is located in western Montana’s Bitterroot Valley, approximately two miles south of the community of Stevensville, Montana’s oldest incorporated community, and 18 miles north of Hamilton, the valley’s largest community with a population just under 5,000. Commercial air service is provided at Missoula by Delta, United, Allegiant, Frontier and Horizon, a subsidiary of Alaska Airlines, while the nearby Ravalli County Airport is a private, jet-capable airstrip with a 4,200 foot runway and 24-hour FBO services. 

Locale: 

The Bitterroot Valley is arguably the most beautiful valley in Montana, if not the Northern Rockies. When combined with its immediate accessibility to modern goods and services, it is hard to find a more desirable setting. The towering, jagged peaks of the Bitterroot Mountain Range meet the western edge of the valley, while the eastern edge of the valley is graced with the gentler horizon of the Sapphire Range. The Bitterroot Range is also the eastern edge of the largest wilderness complex in the lower 48 states. The Selway, Frank Church and River of No Return Wilderness Areas total nearly 3 million acres of wild and scenic terrain serviced by an extensive network of trails that originate along the valley’s western flank.


The Bitterroot Valley is one of the more populous valleys in Montana and therefore offers an array of services that is often lacking in more remote locations. The valley is dotted with pastoral Montana towns, the largest of which is Hamilton located approximately 20 minutes south of the ranch. Finally, the literal and figurative heart of the valley is the Bitterroot River itself. Running over 75 miles in a northerly direction, it provides legendary dry-fly fishing from March through October, an unusually long season that owes its existence to the Bitterroot’s mild climate. The nearby Lost Trail Powder Mountain Ski Area, located about 50 minutes to the south, provides reliable, high-quality alpine and cross-country skiing in a family-oriented setting.

General Description: 

The Rocking Four A rises to the west from Salish Trail, a well-maintained county road that serves as the eastern boundary to the property. A custom metal security gate with a large artistic depiction of bull elk greets one’s arrival on the property. From the gate, a good gravel road leads to the west and into the heart of the property, traversing the northern edge of a quality irrigated pasture that has been used for hay production in the past.


The majority of the property occupies the valley floor, marking the western edge of the Bitterroot Valley and the transition zone between meadows and the forested hillsides that lead up the western ramparts of the Bitterroot Mountains. From the eastern gate to the western boundary and United States Forest Service border, the property stretches two miles as the crow flies. The bottom - or eastern - third consists of open irrigated meadows. As one rises in elevation, the middle portion of the ranch is characterized by a mix of mature ponderosa, Douglas fir and western aspen, while the western most quarter-mile transitions into steeper, forested ground where the valley bottom gives way to steeper slopes. This mix of habitat types makes for one of the most diverse holdings in the area and is favored by a wide range of wildlife. A variety of springs and seeps makes for a lush landscape as well as providing water for livestock and wildlife. Improvements currently occupy an elevated position near the transition from meadow to timber, and provide sweeping views to the east. Watching the seasons change across this beautiful vista is one of the great surprises the property offers.


The flowing water on the property is considerable as well. Four drainages bisect the property: Sharroott Creek, Silverthorn Creek, Kennedy Gulch and Million Gulch. A new pond, recently stocked with fish, is in the middle portion of the ranch and acts as an additional wildlife attractant.


Approximately one-and-three-quarters mile of forest service border allows access to many additional acres for recreational use. At the extreme western edge of the property, a forest service road (gated and locked from autumn through spring) winds back-and-forth across the boundary and leads deeper into the Bitterroot on an extensive network of old logging roads.

Acreage: 

1,027±

Improvements: 

The improvements on the ranch were designed to provide maximum utility to the current and future owners. A 36’ x 78’ combined shop and living quarters blends beautifully with the landscape and offers a spacious three-bedroom, two-bath apartment that occupies the entire second floor and consists of approximately 2,200 square feet. Quarter-sawn floors and custom woodwork provide a rustic feel while preserving all the amenities of a modern home. 

The master bedroom, with walk-in closets, takes advantage of its location on the east end of the building and has a spacious walk-out deck from which to enjoy morning sun. On the opposite end of the building, the open floor plan kitchen/living area has a deck with exterior stairs that leads to a separate outside entrance. On the first floor, a fully set up shop environment boasts multiple side rooms for storage to support whatever activities takes the owner’s fancy.


The hunting enthusiast will be thrilled with a full 8’x 8’ walk-in cooler and processing kitchen adjacent. This building is supported with two 1,000-gallon buried propane tanks, a wood boiler and back-up generator. An audio-enabled picnic pavilion was added recently on the south side of the main building.


Secondary features of this building include extra insulation, a heat pump system, forced-air heat and laundry facilities. The entire structure is wired for sound and the driveways are fully curbed.


Additional outbuildings include a 36’ x 48’ shop and a 50’ x 120’ open-sided hay and equipment storage. All structures were built new in 2011 and 2012.

General Operations: 

The current owners of the Rocking Four A run about 100 head of yearlings on their irrigated pastures and lush uplands, with plans to increase their numbers in the year ahead. Between the naturally occurring springs and seeps that dot the mid-elevations of the ranch, and the water rights that flood irrigate the lower meadows, there is ample forage for a small cattle operation as well as the abundant wildlife. 

Wildlife Resources: 

The wildlife habitat on the ranch is as rich and varied as any in Montana. A host of native species call the Rocking Four A home, including a nice resident herd of elk, large whitetail, moose, black bear, mountain lion, Merriam’s turkey, bald eagles and more. The forested land is a combination of diverse deciduous understory, Douglas fir, ponderosa pine and aspen.


The sportsman and sportswoman will easily be able to fill their quota of big game licenses within the property’s confines on an annual basis. If that should not prove an adequate challenge, the three million acres of public wilderness that borders the ranch will. Backing on national forest for 1.75 miles, the Rocking Four A is the gateway to the largest publicly-designated wilderness in the lower 48 states. The Selway/Frank Church/River of No Return wilderness areas comprise a vast stretch of uninterrupted wild country running from Highway 12 just north of the ranch to central Idaho.

 

Fishery Resources: 

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 for over 70 miles until its confluence with the Clark Fork of the Columbia River in Missoula. It has an exceptionally long dry-fly season with the legendary Skwala hatch beginning in mid-March, and October caddis lasting late into the autumn. Rainbow and brown trout up to 28 inches in length are occasionally landed here as well cutthroat trout up to 21 inches or more. 

Recreational Considerations: 


Trailheads accessing this wild country begin less than five minutes from the ranch and, indeed, one need not even begin there with immediate access to national forest available directly from the ranch’s western boundary.

Taxes: 

Taxes for the Rocking Four A Ranch are approximately $4,637.

Water Rights: 

Water rights dating to 1910 irrigate the lower portions of the ranch, while additional rights are established for a domestic well and stock water. Details are available upon request.

Broker Comments: 

The Rocking Four A is an exceptionally large holding for the Bitterroot Valley. With its desirable westside location minutes from downtown Stevensville, close proximity to the Missoula Airport and national forest borders, there are few comparable properties in western Montana available today. Combined with outstanding wildlife values and quality improvements, the hobby rancher, sportsman or sportswoman will find abundant reasons to linger. 

The Facts: 
  • 1,027± acre on west side of Bitterroot Valley
  • National forest borders
  • Excellent hunting for elk, whitetail, turkey and bear
  • Improved wildlife habitat with pond, springs and enhanced forage areas
  • Elevated position on west side provides panoramic views
  • Five minutes from Stevensville and supermarkets, cafes and general services
  • Well-established water rights provide excellent irrigated pasture
  • Runs over 100 yearlings
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.