Valley View Ranch

Property Map

Valley View Ranch

$2,950,000
Polson, Montana

The Valley View Ranch consists of 2,339± acres located in Lake County, Montana, in the northern Mission Valley just south of Flathead Lake. With an estimated 550-acres of irrigated land, the property is estimated to support around 300 animal units on a seasonal basis. At the heart of the ranch are the Valley View Hills. With its 3,766-foot highpoint located within the ranch’s boundaries, the property is visible from many miles away and offers panoramic views of the Mission Mountains and Flathead Lake beyond. The upper slopes of these hills holds a unique Palouse grassland that is protected by a conservation easement, but allows agricultural use. The property also features two homes.  A nice three-bedroom, two-bath home was built around 2001, while the ranch’s older home provides an excellent choice for overflow housing. A variety of outbuildings, shipping corrals and other general ranch amenities are concentrated in and around the two homes. Irrigation water is provided by the Mission Valley Irrigation District.

Location: 

The Valley View Ranch is located in Lake County in the heart of the Mission Valley approximately 70 miles northwest of Missoula via Highway 93. Delta, United, Alaska and Allegiant airlines serve the Missoula airport from a variety of different hubs with numerous arrivals and departures every day. Delta and United provide service to Salt Lake City, Minneapolis, Atlanta and Denver. Horizon Airlines, an Alaska Airlines subsidiary, flies direct to Portland and Seattle. Allegiant connects directly to Las Vegas, Phoenix, Oakland and Los Angeles on a seasonal basis. Frontier Airlines also provides service to Denver.

Locale: 

The Valley View Ranch is located on the Flathead Indian Reservation in the Mission Valley, where one can have the quintessential Montana western experience. This is an area rich in natural resources and cultural heritage, agriculture and cattle ranching. One of the more notable resources is Flathead Lake, the largest naturally formed freshwater lake west of the Mississippi River, clearly visible from the upper elevations of the Valley View Hills, just a few short miles away. Renowned for its fishing and other water-based recreational pursuits, Flathead Lake draws visitors and locals alike from a wide surrounding area. 

Other significant destinations in the neighborhood include the National Bison Range and the Ninepipes National Wildlife Refuge. Other attractions are the historic mission at St. Ignatius, the Jocko River, known locally for its outstanding fly fishing, the Ninepipes Reservoir, and the Flathead River with its accessible floating and excellent fishing. The Flathead Reservation’s Native American Indian (Salish and Kootenai tribes) heritage runs deep and can be enjoyed by all at various times of the year, including the local summer powwows. The summer months also host a variety of rodeo events. 

General Description: 

The ranch is reached directly from the south end of Apple Road in the north central portion of the Mission Valley. At the southern terminus of Apple Road, one enters the ranch with the old ranch headquarters located directly ahead and a variety of outbuildings and corrals spread to the east and west. Tall shade trees loom over the original home and provide dense shade in summer and an established, verdant feel to the location. Across the corrals and beyond several outbuildings is the ranch’s second home, built in 2000.

The majority of the ranch stretches above and to the south of the building compound entirely encompassing the Valley View Hills that rise approximately 800 feet from the valley floor and provide one of the more distinctive topographical features in the otherwise broad, flat Mission Valley. Native range and a globally unique Palouse grassland populate the upper levels of the ranch and are protected through a conservation easement that allows largely unrestricted agricultural use, but limits any subdivision or direct destruction of the grassland. 

Perimeter roads provide access to all but the most remote corners of the property, weather permitting. 

Irrigation is all flood-based and covers around 550 acres. Significant opportunity exists for a new owner to improve production through more intensive management practices, including adding wheel lines and possibly a pivot or two, particularly on the north end of the ranch. Additional improvements can be made by developing ground-water resources for stock use and increasing the effective utilization of the grass resource. 

Acreage: 

2,339± acres

Improvements: 

The Valley View Ranch contains two homes and a variety of outbuildings and structures of general ranch utility, including corrals, sorting pens, grain bins, a cold-frame greenhouse and miscellaneous equipment storage sheds. Both homes were built with the needs of working families in mind. The older home is in need of some basic repairs, while the newer home is in good condition and ready for immediate move-in. 

Improvements include the following:

  • Four-bed/two-bath home built in 1947
  • Three-bed/two-bath home built in 1997
  • One-bed/one-bath guest cabin, construction time unknown
  • Two 2,500-bushel grain bins
  • Barn
  • Corrals
  • Miscellaneous equipment and supply storage
Climate: 
  • Elevation range: 2,937 feet to 3,746 feet above sea level
  • Annual average precipitation: 15 inches
  • Average annual snowfall: 40 inches
  • Growing season: 125 days
General Operations: 

Over the past three-plus decades of ownership, the ranch has been managed for cattle production. During the bulk of that time the owners pursued Holistic Resource Management on the property, developing up to 40 individual pastures and practicing an intensive rest-rotation regime that reduced management costs and more closely mimicked the historic passage of large herds of free-ranging herbivores. More recently many of those pastures have been combined. The property is fully perimeter fenced. 

Current grazing practices are administered under a lease agreement and host around 250 cow/calf pairs on a seasonal basis, usually from the middle of May until the middle of November. Shipping of calves has historically occurred in mid-October. Semi-trailer cattle hauling rigs can easily pull directly into the loading chutes.

Recreational Considerations: 

The Valley View Ranch is an excellent location for a wide variety of recreational pursuits including horseback riding, hiking and mountain biking. With over 2,300 contiguous acres, there is plenty of room to roam for the person interested in covering some ground. Nearby outdoor resources provide endless fishing and hunting opportunities, while the closest wilderness area, the Mission Mountain Tribal Wilderness, is administered by the Salish Kootenai Confederated Tribes and is open to all users with a tribal-issued permit. 

Glacier National Park is located approximately 90 minutes to the northeast. In addition to the park, its bordering flanks hold hundreds of thousands of acres of national forest, federally administered wilderness and other public lands. The Flathead River also flows within a few miles of the ranch, providing whitewater enthusiasts and fisherman endless challenges. Whether your interest is backcountry equestrian use, four wheeling, hunting or fishing, the vast public expanses of western Montana can provide a lifetime of adventure.

Taxes: 

Taxes are approximately $22,088 based upon previous years. This figure includes all charges for water from the Flathead Irrigation District. 

Water Rights: 

The ranch is irrigated with shares from the Flathead Irrigation District via the Pablo Reservoir. The Confederated Salish and Kootenai Tribes took over management of the irrigation district a few years ago as a part of the Water Compact negotiation. Delivery of water has been uninterrupted during the history of the current ownership. 

Additional Information: 

Conservation Easement

Approximately 1,851 acres of the ranch’s total of 2,338± acres is under a conservation easement with the Montana Land Reliance, leaving approximately 487 acres outside of the easement. The primary purpose of this easement is to insure the continued existence of the high-quality Palouse grassland that exists on the ranch. Permitted uses under this conservation easement include the following:

  • Agricultural uses
  • The construction of three additional homes
  • The replacement and maintenance of any existing homes or structures
  • General recreational uses
  • Operation of a bed-and-breakfast or similar guest facilities

Copies of the full document that lists all permitted and prohibited uses are available upon request. 

Broker Comments: 

The Valley View Ranch is a quality production ranch with considerable value-added proposition for a new owner. Good water resources and high ratio of irrigated to non-irrigated ground create an excellent potential for creating an entry-level balanced operation for a family or investor putting together their first ranch or longtime operators looking to diversify their operation. Excellent proximity to Flathead Lake and Glacier National Park combine to offer accessible recreational pursuits, while the open nature of the country lends itself wonderfully to equestrian pursuits. 

The Facts: 
  • Located in Valley View Hills west of Pablo
  • 2,339± acres of which approximately 550 are irrigated
  • Contains the summit of the Valley View range with panoramicviews of Mission Mountains and Flathead Lake
  • Operates approximately 300 pair on a seasonal basis
  • Newer home built in 2000 with three bedrooms and two bathrooms
  • Older home with four bedrooms and two bathrooms
  • Multiple outbuildings, corrals and other general ranch improvements
  • Conservation easement in place on majority of ranch with latitude for additional homes/agricultural improvements
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 - Since 1946 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.