For Sale

Valley View Ranch

$25,000,000 Polson, MT 5,864± Deeded Acres

Executive Summary

Thoughtfully assembled over nearly four decades, Valley View Ranch may be the largest contiguous block of irrigated ground ever to be offered in this part of Western Montana. Situated in a small, bucolic valley adjacent to the Flathead Lake resort community of Polson, the complex consists of 5,864± well-blocked acres spanning nearly 7.5 miles from east to west.

Water allotments totaling over 4,000 acre-feet are delivered through a network of canals via the Flathead Irrigation Project to 15 pivots covering 2,018± acres. Some handlines and 39 wheel lines make up the balance of 4,100 acres under irrigation. In the unlikely event that the allotments are insufficient, the ranch has access to additional water from the Pablo Reservoir, a mere mile to the north of the ranch’s eastern boundary. Water is moved from the canals via 21± pump stations through miles of buried and surface mainline.

Operationally, much of the irrigated ground is in alfalfa production averaging 4.1 tons per acre in two cuttings, with the balance in improved pasture with a small portion leased out for row crops. To complement the farming and irrigation infrastructure improvements, the current owner runs 250 mother cows year-round, along with yearlings and bulls. They also bring in an additional 1,000-1,250 pairs that they custom graze and feed depending on the season. This number of livestock is well under historical and calculated carrying capacity. The ranch is fully fenced and cross fenced with cattle moved between improved irrigated pasture and vast swaths of native range along the complex’s periphery.

The ranch is modestly improved with appropriate operational facilities, including working corrals, calving sheds, arenas, scales and housing for employees. The owner’s residence, constructed in 1983, is conveniently located along Eli Gap Road, offering three bedrooms, three bathrooms, double car garage and partial basement. There are three additional single family homes spread across the ranch currently used as income generating rentals.

Valley View Ranch is nearly adjacent to Polson, a lake resort community of roughly 5,000 people. The community offers all amenities associated with communities of this size, including lodging, shopping, medical facilities and a 4,2000-foot paved municipal landing strip and facilities for float planes. For amenities associated with larger communities like commercial air service, Missoula and Kalispell are one hour and fifteen minutes and one hour respectively.

Valley View Ranch, with its substantial irrigation infrastructure, rich soils, and abundant water, combine to make this offering unique in its operational potential in a locale that rarely sees production ranches of this size and quality come to market.

Just the Facts

  • 5,864± acres
  • 2,018± acres under 15 pivots; 2,209± under 39 wheel lines and handlines
  • Productive and fertile ground currently utilized for alfalfa, irrigated pasture, potatoes and native range
  • Average 4.1 tons alfalfa per acre in two cuttings
  • 1,300 cow/calf and yearling operation, well below carrying capacity
  • Functional operational and residential improvements, including owner’s residence, employee housing, calving facilities, scales, corrals, shops and arenas
  • Extraordinary views of the Mission Mountains
  • Minutes from Polson, Montana, and Flathead Lake, 1 hr. 15 min. to Missoula; 1 hr. to Kalispell
  • No conservation easement offering flexibility for a new owner
  • Taxes based on previous years of $171,056, which includes shares in Flathead Irrigation Project with allotments of over 4,000 acre-feet of water 

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