ASHBY CREEK RANCH
Potomac, Missoula County, Montana
$9,750,000 | 1,739± Acres
Ashby Creek Ranch | Potomac, Montana
INTRODUCTION
In the heart of Montana’s Blackfoot Valley, Ashby Creek Ranch encompasses 1,739± acres and represents the most extensive available land offering proximate to the Missoula area today. The ranch is rich with agricultural history and features a distinctive blend of agricultural production, wildlife habitat, and recreation opportunities, all of which are supported by an abundance of water and the diversity of ecosystems found throughout its acreage.
The ranch plays an important role in the Potomac area of the Blackfoot by contributing to the scenic beauty of the valley while providing, due to its contiguous nature, connectivity for wildlife species between Morrison Peak to the north and the Garnett Range to the south. Additionally, the streams provide rearing ground for native cutthroat trout and cold-water sources for the Blackfoot River and its famed fishery.
The makeup of acreage includes 775± acres of cropland, of which 340± acres are irrigated by three pivots and six wheel lines. Numerous riparian corridors feed water to sub-irrigated areas. Four small streams wind throughout the agriculture, eventually joining each other near the northern boundary, before exiting the ranch as the water drains toward the Blackfoot River. Over a square mile of elevated timber flanks the lush bottoms of the center of the ranch. These timbered areas provide bedding cover for deer and elk and amplify the magnificent views of the winding streams below and distant snow-capped peaks. The ranch borders over 40,000± acres of State Land to the south, creating additional recreational opportunities.
There are many exemplary features to this classic ranch, which lies within thirty minutes of Montana’s most vibrant city, making Ashby Creek Ranch stand out in today’s land market.
QUICK FACTS
• Largest land offering within a half hour of Montana’s second-largest city, Missoula
• A well-balanced blend of production and recreation supported by rich soils and diverse ecosystems
• Long-standing agricultural legacy; only held by two families since 1888
• Four creeks ensure an abundance of water. Historic and extensive water rights
• Irrigation systems include three pivots, one replaced in 2021 and another replaced in 2022, six wheel lines, and a gravity-fed water delivery system
• A network of gravel roads and two tracks provide vehicle accessibility throughout
• The ranch is home to extensive wildlife including deer, elk, bear, and countless bird species
• The ranch streams are important for native cutthroat trout and a water source for the Blackfoot River and its famed fishery
• Public land border and access to unlimited recreation
• Today, the property serves as the hay base for a large mountain ranch. Opportunity for a variety of management strategies moving forward
Ashby Creek Ranch | Potomac, Montana
LOCATION
Ashby Creek Ranch is located in Potomac, a fertile basin in otherwise mountainous surroundings, in the heart of the Blackfoot Valley. The ranch is well positioned, less than a half-hour’s drive to Montana’s second-largest city. Missoula is a cultural hub with limitless opportunities to experience music, arts, dining, and recreational amenities.
AIRPORT SERVICES
Missoula Montana Airport (MSO) is serviced by Alaska, Allegiant, Delta, and United Airlines and offers nonstop flights to 14 major U.S. markets. Free Base Operator (FBO) services are available 24 hours a day.
Missoula, Montana
Ashby Creek Ranch | Potomac, Montana
CLIMATE
Climate data for nearby Missoula, Montana courtesy of http://www.city-data.com/city/Missoula-Montana.html
Missoula and the surrounding area’s BestPlaces Comfort Index is 6.6 on a scale of 1-10. This is about average when compared to the rest of Montana. The most comfortable months are June, July, and August, where average temperatures are in the mid-80s. The coldest month is typically January, and the area receives an average of just over 40” of snow annually.
ACREAGE
• 1,739± deeded acres
• Bordering | access to 41,242± acres of public land (State Land)
8 Ashby Creek Ranch | Potomac, Montana
Ashby Creek Ranch | Potomac, Montana
SCENIC VISTAS
Several elevated build sites throughout the ranch provide solitude with unobstructed views of distant mountain ranges and the creeks and agriculture below.
IMPROVEMENTS
The ranch headquarters includes a two-bedroom farmhouse, historic barn, horse barn, shop, and spacious 12,000 square foot arena with stalls and tack room. While there is room for expansion at the headquarters, the ranch also features several ideal build sites in scenic and private locations.
Other improvements include:
• Three pivots – one replaced in 2021 and another in 2022
• Numerous wheel lines and hand lines
• An underground pipeline system provides gravity-fed water to portions of the ranch
• Three grain bins, multiple covered machine sheds, and hay storage areas
• Gravel road and two-track access throughout the ranch
• Perimeter and extensive cross-fencing for rotation of stock
Ashby Creek Ranch | Potomac, Montana
Ashby Creek Ranch | Potomac, Montana
RECREATION
There are few parts of the West that offer the year-round recreational choices found throughout the Blackfoot Valley. Renowned by angling circles, the storied Blackfoot River runs through the heart of the valley. Hikers, hunters, and backcountry enthusiasts enjoy close proximity to the Rocky Mountain Front and Bob Marshall Wilderness Area. Excellent big-game hunting, snowmobiling, cross-country skiing, and ice fishing make up the bulk of recreation here during the winter months.
Ashby Creek Ranch
H
unting & W ildlife
The ranch is home to a diversity of wildlife. Whitetail deer thrive in the mix of habitats found throughout the ranch. Elk trade back and forth between feeding the irrigated cropland to the bedding cover of riparian areas and stands of adjacent timber. Sandhill cranes are seen and heard frequently, as well as countless other birds, including several species of raptors. The ranch abuts State Lands for additional hunting and recreational opportunities.
The streams on the ranch support populations of smaller trout and provide important spawning and rearing ground for native trout species. In 2006 the ranch was part of a major restoration project which successfully reconnected Ashby Creek to its historic channel within the ranch, a channel once ditched for agricultural purposes many years ago. Restoration engineers made improvements to increase habitat diversity while designating a natural fish barrier to protect the genetically pure native strains of cutthroat trout populations living in the creek.
Ashby Creek Ranch
WATER SOURCES | WATER RIGHTS
Ashby Creek Ranch has seventeen appurtenant water rights with varied purposes dating back as far back as 1883. Sources for irrigation and stock include Ashby Creek, Camas Creek, Arkansas Creek, and Union Creek. For more information on water rights, please contact listing agent Daniel Mahoney.
Ashby Creek Ranch | Potomac, Montana
MINERAL RIGHTS
All mineral rights appurtenant to the property and owned by the Seller will convey to the Buyer at closing. Mineral rights are not guaranteed. It is suggested that the Buyer conduct a mineral search with a title company.
CONSERVATION | STEWARDSHIP
A portion of Ashby Creek Ranch is protected by conservation easements that safeguard the ranch’s landscapes and rich wildlife resources while protecting its agricultural legacy. Approximately 620± acres of the ranch remain unencumbered, providing investment value and creating opportunity for the new owner in the form of additional conservation easement opportunities.
Each of us at Fay Ranches loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.
SUMMARY
Ashby Creek Ranch is rich with agricultural history and has been held by only two families since 1888. The ranch checks all of the boxes with a blend of extensive water resources, great production, scenic beauty, and excellent recreation. Positioning in a historic valley with proximity to Missoula completes this quintessential Montana ranch.
22 Ashby Creek Ranch | Potomac, Montana
$9,750,000
Cash, Conventional Financing, 1031 Tax Exchange
Please contact Daniel Mahoney at (406) 360-7373 | dmahoney@fayranches.com or Mike DeShore at (406) 543-8888 or mdeshore@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties, fly fishing properties, and sporting ranches that we have listed, please visit our web page at www.fayranches.com .
PRICE TERMS CONTACT NOTICE
Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.
RELATIONSHIPS IN REAL ESTATE
As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:
1. SELLER AGENT
A “Seller Agent” is obligated to the Seller to:
Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations.
Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.
A “Seller Agent” is obligated to the Buyer to:
Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.
2. BUYER AGENT
(cont)
A “Buyer Agent” is obligated to the Seller to:
Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.
3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.
A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer agent, except
a dual agent:
Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.
4. STATUTORY BROKER
A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:
Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.
5. IN-HOUSE SELLER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.
6. IN-HOUSE BUYER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.
BUYER AGENT
A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations. Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.
