The Summit

Property Map

The Summit

  • The Summit

The Summit - Price Reduced

Seeley Lake, Montana

Montana’s Seeley-Swan Valley consists of two watersheds, the Clearwater River flowing south and the Swan River flowing north off a glacial moraine divide that separates the two. “The Summit” includes 70± acres of timber, meadow and a pond perched atop this divide with an 8,000± square foot masterpiece home sited to showcase some of the most striking views found in the northern Rocky Mountains. The granite walls of the Mission Mountains to the west and the Swan Range to the east rise nearly vertically from the valley, and are topped with snow most of the year. Located between these majesties, The Summit’s gentle topography and easy access make ownership here enchanting yet uncomplicated. Extended family and friends can enjoy a two-bedroom guest house with an additional bunk room for a total sleeping capacity of eight. There is direct access from the property into a large block of U.S. Forest Service lands. All of this geography teems with wildlife including elk, wolves and grizzly bears.


The Seeley-Swan Valley is one of Montana’s unique jewels. Nestled between two massive mountain ranges, the Swan Range and the Mission Range, this valley is a patchwork of dense timber, lush meadows and hundreds of lakes — a landscape that is unique to this part of Montana. It consists of two watersheds, the Clearwater River flowing south and the Swan River flowing north from a small divide. Part of the significant Crown of the Continent Ecosystem, the valley sits at the western edge of the Bob Marshall Wilderness complex and the eastern edge of the Mission Mountains Tribal Wilderness Area, giving backcountry enthusiasts access to millions of acres of designated wilderness. The vast majority of land here is owned by the U.S. Forest Service, the State of Montana or The Nature Conservancy, with sparse residential ownership and minimal commercial use. 

The Summit is located in Missoula County, Montana, near the top of the divide between the Clearwater and the Swan Rivers. The property is accessed directly off MT Highway 83, and is 67 miles northeast of Missoula (population over 68,000) and 75 miles southeast of Kalispell (population over 20,000).  The Summit is about 1 ½ hours from Glacier National Park.

Missoula is home to the University of Montana, with an undergraduate student body of over 10,000 students. Missoula’s rich assortment of restaurants, museums, galleries, festivals and live theater earn it the reputation of being the cultural center of Montana. It also has some of the best medical facilities in the region, including the world renowned International Heart Institute. Home to a vibrant art community and a lively and historic downtown, Missoula is also known for weekend Farmers Markets and an historic theater / music venue.  Snowbowl Ski area, located about 15 minutes north of Missoula, offers great skiing without overbearing crowds and is about to undergo a significant expansion, doubling it’s size.  Kayaking and river surfing is also possible from Missoula’s world famous Brennan’s wave located directly downtown on the Clark Fork River. Delta, United, Frontier and Allegiant Air service the Missoula airport with numerous arrivals and departures each day. Missoula is also serviced by Alaska Airlines, providing both in-state service and additional non-stop service to the West Coast. 

Kalispell offers a full array of services including excellent medical facilities, world-class Whitefish Mountain Ski Resort in nearby Whitefish, as well as Glacier International Airport. This airport is serviced by Alaska Airlines, Allegiant, Delta and United. 

The town of Seeley Lake, population 2500, is located 15 miles south of the property.  It is a friendly and vibrant town with deep roots in the timber industry. In recent years the community has worked with state and national groups to help preserve and improve the recreational opportunities and outdoor culture in the area.

Bigfork, a charming lakeside village on the north shore of Flathead Lake, is just 58 scenic miles from the Summit. Bigfork offers a choice of unique shops and restaurants, a 27-hole golf course, a summer arts festival and live theater. 

General Description: 

The property is accessed from two separate gated driveways along Highway 83, less than 15 minutes north of the town of Seeley Lake. Each driveway enters the forest before arriving at the home site, adding to the privacy of these residences. The east driveway leads to the guest home while the west driveway terminates at the main residence. An ATV trail connects the two homes, allowing owners and their guests to freely move between the main and guest houses. 

The topography is a gentle slope from north to south, where the heavily forested landscape is broken by small meadows. There is also a permanent pond in front of the main residence that complements the stunning view provided by the wall of mountains to the east. The entire north boundary is shared with U. S. Forest Service, providing direct access to huge blocks of public lands. The property is dotted with numerous seasonal ponds, as one would expect in a valley of glacial origin. These ponds are frequented by the many species of wildlife resident to this part of the Rockies. 


70± acres


Main Home

This magnificent, 8,000± square foot home is constructed with high quality, polished logs and fine stonework. It was originally built in 1994, with a major remodel in 2002 that added unique features and meticulous detail. There are three bedrooms and a loft with custom-made bunk beds, along with five full baths and two half baths. The chef’s kitchen features a large, granite-topped island, wood-burning oven, professional appliances and custom cabinetry. The open interior design is graced with exposed log beams. Hand-planed hardwood or stone floors are throughout. This Summit also offers these features:

A central fireplace with artistic stonework and single-stone lintel

An oversized exercise/multipurpose room

A loft office

Significant storage capacity on the finished second floor

A large outdoor rock patio with firepit

Massive stone entryways

An airy, screened porch with stone floor and built-in gas grill

A wood-paneled foyer with lighted coffered ceiling

An outdoor, covered hot tub mounted in a stone base

A 2,000± sq. ft. covered patio with stone floor and large outdoor fireplace

A sauna

Garage on lower level

A detached two-car garage/shop with oversized finished second-floor storage space

The main house is landscaped with boulders and extensive rockwork. Nearby is a permanent pond, and there are also several seasonal ponds on the property.

Guest House

This two-story plus loft residence has the look and feel of a traditional log home, with thoroughly modern qualities. With a full basement, it has two bedrooms, a bunk room that sleeps four, and three full baths. High ceilings with exposed beams and polished wood floors add to the comfort and beauty. This home is surrounded by wide decks with pole railings, and has a separate two-car garage and also a snowmobile shed.


At an elevation of 4,200 feet, this area has mild summer temperatures that only occasionally reach into the 90s. The Seeley-Swan valley typically has 158 sunny days per year, and the average high temperatures in July and August are just over 80 degrees, with lows dipping into the 40s. Spring is variable with rains providing needed moisture for the native range. As the western larch, quaking aspens and cottonwoods turn red and gold in the fall, nighttime temperatures drop into the 20s and 30s. This may be the most beautiful time of year, with clear days in September and October warming to the 50s and 60s. January is the coldest month, with an average low of 10 degrees. Temperatures occasionally fall below zero in winter, and packed snow depths average 36-60 inches. Average annual snowfall is approximately 180-340 inches, making for a true winter wonderland. 

Recreational Considerations: 

Whether you’re looking for challenging adventure or a quiet nature walk, you’ll find it in every direction from The Summit — and much of it right out your back door. The Seeley-Swan valley has more streams, lakes and ponds than other regions in Montana, and excellent fishing opportunities are just minutes away. Canoeists, kayakers and others can float the Swan or the Clearwater rivers, including the unique Clearwater Canoe Trail, three-and-one-half miles of meandering stream that empties into Seeley Lake.

The area has hundreds of miles of trails for hiking, mountain biking and horseback riding. There are multiple easy access points to enter the Bob Marshall and Mission Mountain Wilderness areas.

In the winter, snowmobilers will find 350 miles of groomed trails. Nearby, the Seeley Creek Nordic Ski Trail System has 18 miles of groomed cross-country ski trails. For competitors, look to the Seeley Lake Challenge Biathlon, and the Over Seeley’s Creeks and Ridges (OSCR) cross-country ski race. Montana’s “Race to the Sky,” a grueling 350-mile sled dog race is also held in the valley. Excellent snowshoeing is right outside your door. 

Downhill skiers can find uncrowded runs at Snowbowl Ski Area near Missoula, about one-and-one-half hours away. For a more varied terrain, head to world-class Whitefish Mountain Resort north of Kalispell, about two hours away. In the summer, Whitefish Mountain offers biking trails and competitions, zip-line tours and more.

Wildlife in the Seeley-Swan valley includes big-game species such as elk, white-tail deer and mule deer, along with moose, bighorn sheep, black bear and mountain goats. This diverse habitat also supports lynx, mountain lion, gray wolves, grizzly bear and many smaller animals. Over 160 migratory and other bird species occur here, including many ducks, Canada geese, bald eagles, osprey and peregrine falcons. This watershed is one of the only places in the western U.S. that supports breeding pairs of common loons.

Golfers can drive 58 miles to Big Fork, home to the 27-hole, semi-private Eagle Bend Golf Club, or drive about 15 miles to the 18-hole course at Double Arrow Resort, just south of Seeley Lake. The Double Arrow also offers excellent dining with a world-class wine list.

Nearby Holland Lake Lodge (15 minutes to the north) is an historic lodge in a beautiful lakeside setting. It offers many lake activities, beautiful hikes to Holland Falls, lodging and gourmet dining.


Taxes are approximately $13,852 based upon previous years.

Additional Information: 


The owners will be making certain items of personal property available for purchase by buyer outside of the purchase and sale agreement for the real property. This personal property inventory will include a number of furnishings, art and other items. 


There is a Conservation Easement covering the property which is held by The Nature Conservancy. This easement’s stated purpose is to protect the diverse forest and wetland vegetation communities, and the wildlife inhabiting these areas, and contribute to the ecological integrity of the Crown of the Continent and the Clearwater River Watershed. It allows for new non-residential construction within certain limits, and prohibits commercial use of the property, subdivision, and other activities that would compromise its integrity.

Broker Comments: 

The Summit takes log and stone construction to a whole new level. There is nothing cookie cutter about this place and it takes a first-person visit to truly appreciate that fact. The drama of the landscape is in your face at every turn, and there is room for a large family and guests to enjoy. 

The Facts: 
  • 70± acres
  • 8,000± square foot home with chef’s kitchen (including a wood-burning pizza oven), 3 bedrooms and a sleeping loft, 5 full baths and 2 half baths
  • Guest house that sleeps eight with three full baths
  • Extensive patio areas designed by landscape architect
  • Seasonal creek
  • U.S. Forest Service boundary with two large wilderness areas nearby
  • 70 miles from Missoula airport
  • “Crown of the Continent” location
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


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.