Golden Valley Ranch

Victor, Montana
$2,950,000- PRICE REDUCED!

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This ranch includes a very secluded 160± acres with almost 1.5 miles of frontage on Bear Creek. Three immaculate, super-insulated homes are located on the property and ready to use. This property is located near Victor, Montana and is subdivided into eight tracts giving the ranch excellent conservation easement potential. The property boasts timber and open meadows, abundant wildlife and dramatic views. It is near numerous trailheads into the nearby Wilderness areas, yet close to services.

Golden Valley Ranch is located in Western Montana's Bitterroot Valley approximately 7 miles southwest of the community of Victor. Delta, Skywest, Northwest, United and Big Sky Airlines service the Missoula airport approximately 45 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.

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 2 contiguous wilderness areas, accounts for the largest contiguous block of wilderness in the lower 48 states. Lost Trail Ski Area offers an excellent local ski area without the crowds found elsewhere.

The Bitterroot Valley is one of the lowest intermountain valleys in the Rocky Mountains. Elevations at the Golden Valley Ranch range from approximately 3,740 to 4,140 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 90ËšF 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.

The entrance to Golden Valley Ranch, located near the northwest corner, is pleasantly understated and highly secure. A remote-controlled gate on Gash Creek Road in the midst of a pine and fir forest serves as the approach. The driveway descends through the forest for approximately 2/3 of a mile until the forest gives way to a beautiful meadow where all improvements are located. This meadow is immaculate and is a major attractant to the turkeys and deer that are often seen feeding in this area. At the southern edge of this meadow one can walk down the gentle slope into the riparian zone of Bear Creek. From the southwest corner of the ranch, Bear Creek's gin-clear waters generally form the ranch's southern boundary as it travels eastward. At one point, Bear Creek splits and forms an island within the boundaries of the ranch. There is a sturdily engineered footbridge that provides access to the island and the southern fork. There are comfortable benches situated along the creek for relaxing between casts, reading or simply enjoying the serenity of the surroundings. The narrowest portion of the property is at its extreme east end where Bear Creek exits the property.

There are three homes (one of which is on the left above), a shop (on the right above) and barn located on the property all within an easy walk from one another. All 3 homes have identical floor plans consisting of over 3,000 square feet (2,016 on main floor and 1,008 in basement) of living space with 3 bedrooms and 2 baths. Each home also has a 672 square-foot garage. All improvements are "super insulated" and designed for maximum efficiency. The entire heating bill (fan-force zonal electric baseboard with wood/propane backup) for the most heavily-used home during the winter of 2005-2006 was all of $267. In fact, the total utility bill in the coldest winter months averaged $400 per month for all improvements. The shop and barn each have 4-inch slab foundations, water and include 1,344 square feet and 1,536 square feet respectively. Each home has its own septic system and well. There is ample room for the construction of additional residence(s) (executive home) and/or remodel of existing improvements.

This property has been used by the current owners as a full-time residence and family compound. A new owner will most likely find the property perfectly suited for a full or part-time residence and horses.

The ranch consists of 8 separately recorded contiguous tracts ranging in size from 9.7 to 25.7 acres. This renders excellent conservation easement potential.

The ranch is in the Victor Rural Fire District and the Victor K-12 School District. Victor school district phone number is 406-642-3221 begin_of_the_skype_highlighting              406-642-3221      end_of_the_skype_highlighting begin_of_the_skype_highlighting              406-642-3221      end_of_the_skype_highlighting begin_of_the_skype_highlighting              406-642-3221      end_of_the_skype_highlighting begin_of_the_skype_highlighting              406-642-3221      end_of_the_skype_highlighting begin_of_the_skype_highlighting              406-642-3221      end_of_the_skype_highlighting begin_of_the_skype_highlighting              406-642-3221      end_of_the_skype_highlighting.

160+/- Deeded

Golden Valley Ranch is private...very private. There are few spots on the property where one feels any sense of the outside world yet services are within minutes of the ranch. With almost 1.5 miles of a trout stream flowing by and the largest contiguous federally designated wilderness area in the lower 48 states nearby, this property has almost everything desirable in owning a Rocky Mountain Ranch.

Seller intends to perform an I.R.C. Section 1031 Tax-deferred exchange in conjunction with the sale of this property.

Fishing is probably the most important recreational attraction to the Bitterroot Valley. Golden Valley Ranch has almost 1½ miles of Bear Creek, which is, according to the Montana Department of Fish, Wildlife and Parks, one of the two most important "west side" tributaries to the Bitterroot River. Fish caught here average 10-12 inches - a light tackle fly-fisherman's dream. During spawning runs, it is possible to catch fish measuring 20+ inches in length. The nearby Bitterroot River is a well-respected world-class fly-fishing river. It has an exceptionally long season with fishable hatches from early March through early November. Rainbow and brown trout up to 27 inches are occasionally landed here as well as cutthroat trout up to about 20 inches or more. Golden Valley Ranch is conveniently located for easy fishing excursions to the river.

The ranch itself is a year-round home to plentiful whitetail deer and varying bird species including wild turkey. Occasional visitors would include elk, bear, mountain lion, moose as well as all manner of smaller animals including porcupine, fisher, beaver, rock chucks and more.

The Selway-Bitterroot Wilderness, the largest in the lower 48 states, lays a stone's throw from the ranch to the west. There are numerous trailheads into the wilderness from many locations throughout the valley, some of which are within minutes of the ranch.

Golden Valley Ranch has three domestic wells and one surface water right. The wells range in depth from 50 to 110 feet and have flow rates of 10, 15 and 25 gallons per minute. The fully-adjudicated surface water right has a priority date of 1860 out of Bear Creek for irrigation of 15 acres from April 15th through October 9th. Full details are available upon request.

Taxes were $5,748.74 for 2009.