For Sale

Upper Greyson Creek Ranch

$2,100,000 Townsend, MT 1,305± Deeded Acres

Executive Summary

Located one and a half hours north of Bozeman, near the community of Townsend, Montana, Upper Greyson Creek Ranch provides the perfect retreat, deep within the foothills of the Big Belt Mountains. Rising from the waters of Greyson Creek, the steep hills give way to rolling meadows and forested ridges offering expansive views of the Bridgers to the south and Crazies to the east. Currently, this 1,945± acre ranch (,1305± deeded, 640± state lease) is utilized as a summer grazing operation and supports 250 pair from July to October. The property is well watered by a modern network of developed springs and productive wells. When the cattle migrate off the mountain in the fall, the ranch becomes a hunter's paradise supporting healthy populations of elk, deer, and upland game birds. If over 1,300 acres wasn't enough, the ranch shares three-quarters of a mile boundary with Helena National Forest providing near endless recreational opportunities for hundreds of square miles. The ranch comes with a brand new, well-appointed, one bedroom, three bath log home that was completed in the fall of 2020. The homesite is located adjacent to Greyson Creek, providing waterfront ambiance and rumored to produce small trout.

Just the Facts

  • 1,945± acres (1,305± deeded, 640± state lease)
  • 25 minutes to Townsend; 1.5 hours to Bozeman; 1 hour to Helena
  • Hunting District 391 over-the-counter deer and elk tags
  • Elk and mule deer
  • Four deeded parcels
  • New 1,729± square foot one bedroom, three bath log home on Greyson Creek
  • 2,400± feet of Greyson Creek frontage
  • 250 pair summer grazing operation
  • Wells and developed springs
  • Conservation easement covering 1,280± acres

General Description

Upper Greyson Creek Ranch provides varied topography from its willowed creek bottom riparian zone to elevated ridges with views of the surrounding landscape. Accessible, yet protected and private, the homesite sits adjacent to Greyson Creek along a seldom-used private road. The upper ranch is accessed through a narrow coulee which opens up to a mixture of verdant meadows, aspen stands, and evergreen tree stands. 

Broker's Comments

Upper Greyson Creek Ranch provides a rare opportunity to own a turn-key income producing summer grazing operation and private hunting retreat, all in one. With a brand new, modern, creekside cabin, this is property epitomizes the classic Montana getaway. 

Learn about the locale

Location

Upper Greyson Creek Ranch is located approximately 16 miles east of the small farming community of Townsend in the foothills of the Big Belt Mountain Range. Accessible via Highway 12, the route is paved except the last four miles of county, then private road. Ninety minutes from Bozeman or one hour from Helena and their regional airports make this property an ideal and accessible year-round private retreat or add-on to an existing cattle operation. 

Locale

Hemmed in by the Big Belts to the east and the low lying agricultural lands to the west, the ranch occupies a rich band of rolling hills and forested ridges that give way to the vast public lands to the east. Adjacent lands consist primarily of larger agricultural holdings, smaller rural homesteads, and Helena National Forest. With a small subdivision to the south, the ranch is ideal for those wanting space and privacy but not complete isolation. 

Climate

Townsend and the surrounding foothills could be considered arid to semi-arid with cold winters and mild to moderate summers. Townsend receives, on average, 11 inches of rain and 29 inches of snow per year with the most rainfall occurring in May and June. The average low in January is 14°F with the average high in July being 84°F. Townsend averages 188 sunny days a year. The ranch itself is somewhat higher, translating into cooler temperatures and higher average snowfall overall. 

Learn more about the property

Acreage (Deeded & Leased)

  • 1,305± deeded acres
  • 640± acre state lease

Deeded Acres: 1,305±
State Leased Acres: 640±
Total Leased Acres: 640±
Total Acres: 1,945±

Additional Information

A conservation easement held by Montana Land Reliance covers 1,280 acres of the upper ranch. The easement and baseline document can be provided upon request.

Improvements

Perfectly situated next to meandering Greyson Creek is a brand new, 1,800± square foot, one-bedroom rustic yet modern mountain hideaway. Constructed with 12 inch logs, extra courses were added to increase ceiling height and a feeling of openness. The kitchen has been well-appointed with granite countertops, high-end stainless appliances, custom cherry cabinetry, and under-cabinet lighting. In addition to the high-quality Kohler fixtures, the copper farm style sink highlights quality and attention to detail. The main level master bedroom opens to a wrap-around deck, which fronts burbling Greyson Creek. The master bath is equipped with tile shower, double vanity, and spacious walk-in closet. While technically a one-bedroom home, the upper level loft is a blank slate where one or two additional sleeping spaces could be added to compliment the full bathroom. An additional half-bath and laundry area round out the main level. 

High-quality appointments don’t stop in the interior. The home was built with outside living in mind and includes a wrap-around deck, lit for those three season evenings by the creek. The corrugated metal roof, custom solid fir doors, and Pella Architecture windows complete this stunning ensemble. The home is heated by electric radiant floor heat and a high-quality wood burning stove. Hot water is provided by an on-demand propane hot water heater via a buried 1,000 gallon propane tank. 

Water Resources

Aside from Greyson Creek, which flows through the lower portion of the property, there is one developed spring and five wells. Three wells service the homesite and potential agricultural improvement area near the corrals, and two wells on the upper ranch provide stock water during the grazing season. The current owners have greatly improved the carrying capacity of the ranch by dispersing water to areas not previously served. Water is provided not only a the well site, but transferred up mountain via pumps to holding tanks and troughs. With additional improvements to the water resource, the ranch may be able to carry an additional 50 AUs or 20 percent increase. Water right abstracts and well logs are on file and will be provided on request. 

Mineral Rights

Any mineral rights owned by the seller, if any, will convey. 

Taxes

Annual property taxes are estimated at approximately $1,599 based upon past years.

Learn about the recreational amenities

Recreational Considerations

Upper Greyson Creek Ranch surpasses 6,000 feet in elevation at its upper reaches, making it prime elk and mule deer habitat. Located in hunting district 391, elk and deer tags are over the counter. The well-timbered state lands to the south, and vast swaths of forest service ground to the east provide cover, with the ranch providing a food source and water. While game is frequently seen on the property, for hunters wishing to expand their range, the ranch provides extremely convenient access into thousands of acres of Helena National Forest. In addition to deer and elk, the ranch is home to black bear, fox, grouse, wild turkey, and a variety of non-game bird and mammal species. Additionally, for anglers, small trout can be caught in Greyson Creek. 

Learn about the general operations

General Operations

Because of its lush native grasses, which cover much of the mountain, the ranch is an integral part of a larger cattle operation providing summer grazing for 250 cow/calf pair. Currently, the owners run cattle from July through September, pulling them off in early October to winter at their nearby winter range. A developed system of springs and wells provide stock water to much of the mountain, but additional improvements could increase the carrying capacity by as much as 50 AUMs. A well-maintained system of roads provides access to the upper ranch, water improvements, and US Forest Service access. In addition to the 1,305± acres of deeded ground, there is a 640± acre state lease providing for 99 additional grazing units and big game habitat. There are corrals near the private road with additional infrastructure in place should the new owners wish to construct a barn, additional corrals, or other agricultural type structures. Should the new owners wish to lease out the ranch for grazing, the current owners would prefer to stay and would maintain the fencing, water system, and other infrastructure. This arrangement would provide turn-key income, and the opportunity to learn the ropes from a local ranching family. 

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