BITTERROOT FISH ON Victor, Ravalli County, Montana $1,750,000 | 28.78± Acres
Bitterroot Fish On | Victor, Montana
SituatedINTRODUCTIONalongtheBitterrootRiver,thisideal
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retreat offers impressive river and mountain views with incredible fishing opportunities right out your back door. At approximately 28.78± acres, this property provides a refuge for the buyer looking to escape the fast-paced life, someone wanting their slice of western Montana with a property well suited for a recreational getaway or a year-round residence.
The grassy fields transition into a vibrant riparian corridor created by the Bitterroot River. Standing along its edge, overlooking the river below, you can see into the Sapphire mountains, which offer visual delights with thousands of acres of lush wildlife habitat that attract frequent visitors, namely moose, elk, deer, the occasional bear, and waterfowl. Westerly views of the majestic Bitterroot Mountains will never disappoint, and its wilderness designation calls to outdoor enthusiasts with endless trails, drainages, and mountains to explore. Whether you’re an artist, a writer, a photographer, an outdoor lover, or a fisherman, this place will inspire you to get outside and enjoy all of Montana’s splendor.
This stretch of the Bitterroot has braided channels. The ranch is located in the middle-bitterroot where walk and wade fishing is great. There is even a private island for kids to camp on.
For those who dream of building an estate-like home on the river, this is the perfect property to do so. The existing residence could eventually serve as guest quarters and would provide all the comforts during construction, eliminating the stress and financial hardships of finding temporary accommodations for adults, children, pets, or livestock until a primary dwelling can be completed. The building site sits on a bench out of the flood plain offering amazing views overlooking the river.
• 1,728 square feet garage space
• 2 bedrooms, 1.5 baths
• Mountain and river views
• 1,034 square feet living area above garage
• DSL Internet
• Underground sprinklers around home
• Easy step-in river access on the property Montana
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• Adjoins State of Montana public lands
• Exceptional fishing on site
QUICK FACTS
• Located in the middle-Bitterroot where walk and wade fishing is great
• Bitterroot river frontage
• Easy access to Missoula
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As you travel along Highway 93, you will notice that the towns in the Bitterroot Valley are spaced about 20± miles apart. This is because the first municipalities were founded in an era when transportation as we now know it didn’t exist. People rode horses or pulled wagons with oxen or mules. Back then, a reasonable distance to travel in a day was 20± miles. Today the short distance between towns is a convenience; shopping, socializing, attending community festivals, or seeking recreational adventures are not far away. Residents enjoy the livability of the valley and can easily take pleasure in all that it has
and breathtaking scenery, the Bitterroot Valley is one of the most diverse and desirable areas in the Rocky Mountain West. The valley is nestled between two dramatic mountain ranges, the Sapphires, and the Bitterroots, and split down the middle by the meandering, coldwater fishery of the renowned Bitterroot River.
KnownLOCATIONforitstemperateclimate
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The Bitterroot Mountains are home to the 1.3± million-acre Selway-Bitterroot Wilderness Area, which is part of a contiguous five-million-acre wilderness complex spanning two states. It’s populated by one of the largest elk herds in the United States, as well as healthy numbers of mule deer, whitetail, big horn sheep, and other big game animals.
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Hamilton, the Ravalli County seat, is about 20± minutes from this ranch. The town has a variety of services available, from shopping, galleries, and fine dining to a quality medical hospital and an airport that supports private aircraft. Old-town Hamilton is situated at the mouth of Blodgett Canyon, offering spectacular views of the large rock formations along the canyon walls. Farmers’ markets are frequent events during the summer months and attract people from all the surrounding communities. This vibrant, self-sufficient little city is bordered by mountains to the east and west, with the Bitterroot River running thru downtown.
Missoula is less than an hour’s drive from the property. Known for its cultural, recreational, and shopping opportunities, Missoula is considered the heart of western Montana. Missoula is a Salish Indian word, meaning “near the cold, chilling waters.” It lies in a setting where five large valleys converge and is known as the Garden City due to its lush landscape in the heart of a fertile valley. Missoula is home to the University of Montana, hailed by Rolling Stone Magazine as the “most scenic campus in America.” Outside Magazine ranked U of M “among the top 10 colleges nationally for combining academic quality and outdoor recreation.” Missoula is known for having a well-established commercial airport, excellent medical facilities, shopping, and some of the finest dining opportunities in the entire state of Montana.
to offer. Another asset of valley living is its people’s friendliness and welcoming manner.
AIRPORTMontana.
Missoula offer’s the nearest International Airport. Heading south from town, you will enter the famed Bitterroot Valley, where the property is easily accessed via Highway 93, just three miles south of Victor, Montana.6Bitterroot Victor, Montana
Fish On |
SERVICES
Missoula offer’s the nearest International Airport. Heading south from town, you will enter the famed Bitterroot Valley, where the property is easily accessed via Highway 93, just three miles south of Victor,
GETTING THERE
AREA HISTORY
Pacific Railway was established in 1890 and ran north/south to Missoula. The Big Ditch was created, and irrigation water was channeled throughout the valley. The three-mile-long Lake Como was constructed in 1905 to serve as a reservoir for a lateseason source of irrigation along a 75± mile stretch of the Bitterroot Valley.
Montana’s Bitterroot Valley is rich with history, most notably coming from the native Americans and then the Lewis & Clark Expedition of 1805-1806. Stevensville claims Montana’s oldest settlement was founded in 1841 by missionaries.
Farmers came, and soon after, apple orchards were thick throughout the valley. Once the copper mine in Anaconda shut down because of the lack of timber, the economy slowed, and many of the orchards failed or were abandoned, but you can find apple orchards on many of the ranches along the valley Hamiltonfloor.became
the county seat and was the main hub for the valley, and the town existed by harvesting timber and farming practices throughout the early half of the century. Today the valley is thriving with continued growth and insatiable interest in its fertile lands, mountains, and www.fayranches.comstreams.
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Marcus Daly established timber operations in the valley to support the Anaconda Copper Mine. He bought substantial acreage and founded the Bitterroot Stock Farm, where he bred and raced thoroughbred horses.TheNorthern
TheCLIMATEBitterrootValleyis
Climate data courtesy of http://www.city-data.com/city/Victor-Montana.html
known for its mild climate, stunning scenery, and limitless recreational opportunities. With a climate that seems to bring spring to the area a month earlier than other parts of Montana and the accessibility to activities for the entire family, this valley is one of the most attractive and beautiful areas to live in the western United States.
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The area around Victor receives approximately 12± inches of rain annually and about 34-inches of annual snowfall. The number of days with precipitation is on par with the national average of 106 days. On average, there are 158± sunny days per year in Victor, Montana. July’s high is around 85± degrees, and the January low is 18± degrees. Victor’s comfort index, which is based on humidity during the hot months, is 6.7± out of 10, where higher is more comfortable with the US average comfort index of 44± degrees.
ThereACREAGEareapproximately
9
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28.78± deed acres at 3,400± feet in elevation. The property is located in the middle portion of the Bitterroot river where the flow of water braids into numerous side channels that offer exceptional walk and wade fishing opportunities. Bitterroot Fish On has easy step-in river access from the south end of the property, yet the building site sits on a bench, out of the flood plain, and offers amzing views overlooking the river. These braids create islands, and this property has it’s own private island that offers great fishing or a place for kids to camp on. 238.8616 info@fayranches.com
10directions.Bitterroot Fish
SCENIC VISTAS
| Victor,
The rugged Bitterroots steal the show in this valley, but the easterly views of the Sapphires are beautiful as well. The Bitterroot valley’s irrigated floor is lush and productive. Its river bottom is lined with cottonwoods, aspen, ponderosa pine, and willow. As you climb into the transitioning foothills, the country varies from sagebrush, cottonwood, and aspens into Ponderosa pine, Douglas fir, and western larch before reaching the alpine areas’ rocky ridges, crags, and peaks. There are extensive views in all On Montana
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improvements that are perfectly set up for a vacation getaway or a permanent residence. The structure was designed to provide lower-level storage with the living quarters above.
TheIMPROVEMENTSBitterrootFishOnpropertyhasquality
The home has all the improvements you’d expect from this caliber of property. Wood with stone accents grace the home’s exterior, and the roof is made from architectural asphalt shingles. The kitchen has a nicely appointed design with plenty of storage, stainless steel appliances, granite countertops, and a center island that’s great for the chef.
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Custom built in 2015, the residence has a 1,728 square foot garage/shop for an indoor automobile, ATV, or boat storage. There is a 0.75 bathroom on the garage level. The upper floor offers approximately 1,034 square feet of living space with two bedrooms, 1.5 bathrooms, a kitchen, and a living room.
The bedrooms are located upstairs, off the main living area. Views from the living room absorb the Bitterroot Mountain Range to the west. Wood flooring makes housekeeping a breeze throughout the common areas, while the bedrooms have carpeted flooring.
Originally the design plan was to construct the home/shop first and then build the owner’s main residence. The septic system was upgraded to accommodate four bedrooms. In concept, the estate home would become the primary residence, and the home/shop would serve as a guest house. 238.8616
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Domestic water comes from a well completed in 2015 and is 58 feet deep. According to the Montana Ground Water Information Center (GWIC), the well produces 15 gallons per minute (GPM). The home has a water softener and underground sprinkler system for the grass around the house.
The heating system is from electric wall heaters, and the home does have air conditioning for the hot summer months. There is a tankless water heater as well. The outdoor porch area has a Bromic infrared electric heater.
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The Lake Como Recreation area is just north of Darby and is surrounded by stunning mountain scenery, making it an ideal place for camping, boating, fishing, jet-skiing, or swimming at the beach. Winter months allow for Nordic skiing on groomed trails that Como Trails Ski Club maintains.
This property is situated between several excellent ski areas, both Nordic and downhill; Chief Joseph ski area, Lost Trail, and Snowbowl are all nearby.
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TheRECREATIONareaoffersamultitudeof other recreational pursuits, including boating, sightseeing, birding, golfing, rafting, horseback riding, hiking, backpacking, mountain biking, and snowmobiling. In addition, two national parks and other outdoor recreational destinations are accessible within a day’s drive.
The property lies in hunting district 250 for the following species: mule deer, whitetail deer, elk, moose, black bear, and mountain lion. There are general seasons for both upland birds and turkey. Waterfowl are prominent within the Pacific Flyway.
H unting & W ildlife
The vast and rugged Selway-Bitterroot Wilderness Area spans the Montana-Idaho border and is a nationally renowned backcountry hunting destination, supporting one of the largest elk herds in the TheU.S. area is populated with various numbers of game species throughout the year. Whitetail deer and turkey can be found year-round, while black bear and wolves are known to migrate through the river bottom. Shiras moose utilize the marshy areas along the Bitterroot River. Rocky Mountain elk graze in numbers, and seasonal waterfowl frequent the riparian areas.
Information on hunting districts is subject to change; please check regulations for specific tags and hunting seasons. For more detailed hunting information or questions regarding non-resident hunting in Montana, visit www.fwp.mt.gov or contact Montana Fish Parks & Wildlife at 406-542-5500.www.fayranches.com
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The Bitterroot Fish On is nestled between the Sapphire and Bitterroot Mountain Ranges. These two areas yield seemingly endless big game hunting for mule deer, whitetail, elk, black bear, mountain lion, wolf, and Shiras moose.
The 84± mile Bitterroot River itself is one of the top flyfishing destinations in the United States. Its combination of cold water, deep pools, undercut banks, seams, and other quality features, as well as consistent insect hatches, create large populations of trophy-size rainbows, browns, and cutthroats that feed on the surface and underwater nearly all year long. The property is located in the middle-Bitterroot where walk and wade fishing is great. The first dry-fly fishing of the year brings large numbers of fishermen to the Bitterroot for the annual Skwala Stonefly hatch, followed by numerous hatches of a wide variety of bugs throughout the spring, summer, and fall months. Anglers of all skill levels flock to the Bitterroot every year, but the size and variety of the river distribute pressure so well that you will often feel as if you have the entire fishery to yourself.
In addition to the Bitterroot Valley, this property is close to other famous trout fisheries in the area, including Clark Fork River, Rock Creek, the Salmon River, and the popular Big Blackfoot.
For the small stream fisherman, there are limitless opportunities to be had in the Sapphire and Bitterroot Mountains. Well over 30± tributaries to the Bitterroot River flow out of the mountains and into the valley, and each one is filled with small to medium-sized wild trout. Typically, each of these tributaries begins at a high alpine lake, and nearly all these lakes boast nice hikes and great fishing.
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The West Fork and East Fork of the Bitterroot are 30 minutes south of the property and offer exceptional fishing. These two forks of the Bitterroot River are smaller, more intimate, and hold beautiful cutthroats willing to take a dry fly.
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This property has the potential to be an exceptional vacation rental unit if one desires.
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INCOME OPPORTUNITY
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WATER SOURCES | WATER RIGHTS
RIGHTS
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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
The south channel of Bear Creek is the source of water rights associated with the property. All appurtenant water rights will transfer. A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to use the water of and not ownership of the water itself. Water rights may not automatically transfer with land.
All water in Montana is property of the state of Montana for the use of the people of Montana. The actual ownership of water rights in Montana may not be known as many water rights are still the subject of a statewide adjudication process. The transfer of water rights is recorded with the State’s Department of Natural Resources and Conservation, and the transfer of any right may or may not warrant that right until the adjudication process is completed.
MINERALcompany.
CONSERVATIONlandscape.|STEWARDSHIPwww.fayranches.com|(800)238.8616|info@fayranches.com 23
Each of us at Fay Ranches loves the land and wants to see it remain as productive agricultural ground as well as a quality fish and wildlife habitat. Through promoting the use of 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 ethic and land-use practices have significantly enhanced our work
Situated above the banks of the Bitterroot River, this perfect retreat offers fantastic fishing and wildlife viewing and access to almost unlimited recreational activities year-round. Watch eagles, osprey, and hawks above while beavers and otters swim the river’s riffles and pools. Take an evening walk along the bench above the river, where it’s not uncommon to catch deer, elk, and occasional moose, working the river Enjoybottom.theeasy access to Missoula or any of the cute towns throughout the Bitterroot. Fish the Bitterroot River’s main, east, and west fork, or grab your bicycle and catch the trail in front of the property that runs all the way to Missoula.
The Selway-Bitterroot area offers endless opportunities to hike, camp, or ride horses into the backcountry. Hundreds of mountain lakes await your discovery, and the retreat is only minutes from numerous Theretrailheads.areonly so many river properties available for private ownership in Montana, specifically in the desirable Bitterroot River valley. If you’re looking for a getaway cabin, a vacation rental, or a permanent residence, it’s all in place. If you want to build an estate home, the property is ready for you and your
Victor, Montana
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Please contact Mike DeShore at (406) 543-8888 | 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 .
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.
Cash,$1,750,000NOTICECONTACTTERMSPRICEConventionalFinancing,
1031 Tax Exchange
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1. SELLER AGENT
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
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 “Seller Agent” is obligated to the Seller 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:
RELATIONSHIPS IN REAL ESTATE
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 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.
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:
4. STATUTORY BROKER
BUYER AGENT
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.
a dual agent:Has
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.
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.
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.
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.
6. IN-HOUSE BUYER AGENT DESIGNATE
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.
MIKE DESHORE Broker AssociAte Licensed in: MT c. mdeshore@fayranches.com406-543-8888 FAY RANCHES INC. (800) info@fayranches.com238.8616www.fayranches.com
