MOUNTAIN LIVING WITH QUALITY LAND
The topography of the Homestead River Ranch is mostly level with portions of the property featuring cottonwood tree –covered river parks, portions in improved irrigated hay pastures, and the remainder in manicured green areas around the ranch headquarters. The ranch buildings are located near the middle of the property providing stunning mountain views and privacy from the roads on the east and south side of the ranch.
There are very mature trees on the ranch including large willow trees, stately pines, and fir trees which shade the patios and walkways around the ranch. The land has water ditches and fresh waterways flowing through it with attractive bridges. ATV paths make it fun and easy to travel around the ranch.
The elevation of the ranch is 4,020 feet. There is a 1,200 foot grass airstrip running through the middle of the north pasture. There is a ditch on the east side of the ranch and a waterway running east to west near the ranch house. The river frontage is on the west side of the ranch and is easily accessed from the land neat the south gateway to the ranch.
The Homestead River Ranch is legally described as Tract 1,2,3 of Certificate of Survey #5478434-R The acreage is 85.3 acres. All parcels are located in Section 7, Township 2 North, Range 20 West. There is no conservation easement on the property. The multiple tax parcel descriptions will allow for the incremental sale of the property upon review of regulations pertaining to the same. There are three septic systems on the ranch which serve the main home, the apartment, and the hangar. Ground water monitoring would be required for any additional systems. Portions of the land are included in flood plain designated areas and are subject to additional regulations.
Utilities on The Ranch
Propane gas is delivered to the ranch for heating into three buried propane tanks. Electric services are provided by Ravalli Electrical Coop. Bitter Root Disposal Service provides garbage collection once per week. Land telephone is in place by Century Link. Cell phones work well at the ranch. Television and internet services are provided by several companies throughout the Valley. There are no water conditioner systems. A vendors list will be provided to the buyer for review.
There are three septic systems on the ranch. The hangar septic system drain field is located on neighboring land to the north of the hay barn. All documentation on these systems is available upon request.
The ranch has approximately 50 acres of irrigated hay fields under pivot sprinkler irrigation. The balance of the acreage is river bottom pasture, improved horse pasture, and the ranch head quarter’s lawns with buildings.
The ranch will support cattle or horses in numbers which depend upon the pasture rotation and additional feed. The property is fenced and cross fenced for horses and cattle with both wood post and rail fencing suitable for horses and barbed wire fencing for cattle. There is also a substantial amount of wire mesh fencing which is suitable for sheep. The ranch is cross fenced into pastures for horse separation and hay field management. The land is mostly level with good sun exposure and shelter. There is a small horse barn with stalls and tack room as well as a large hay barn on the northeast side of the ranch.
Access to the property is from the US Hwy 93 - 22 miles south of Hamilton and about 6 miles south of Darby, MT. Highway 93 is a two lane roadway which crosses over Lost Trail Pass to the south at Lost Trail Powder Mountain Ski Area into Idaho. The roadway is not used heavily by Interstate traffic due to the design of the road and its location in southwest Montana. A second roadway is located on the south side of the ranch and is known as the Conner Cut-Off Road. Access to the ranch and all interior roadways on the ranch are asphalt paved.
AGRICULTURAL TAX BENEFITS
The taxes on the property total $7,524.55 for all three parcels. Boundaries could be altered within the ranch from the current configuration to another configuration as long as there remain 3 parcels or less. This makes this a perfect choice as a family legacy ranch.
Personal Property Bill of Sale
The Homestead River Ranch offering includes the irrigation equipment, appliances in the structures, and items offered in the Multiple Listing Service list. Buyers are welcome to inquire about any items which are of interest and not clearly defined to determine if they can be purchased separately on a Bill of Sale.
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