SOLD: Browns Meadow Ranch | Fay Ranches

B R OW NS MEADOW R ANC H Kila, Flathead County, Montana $8,500,000 | 590± Acres

Browns Meadow Ranch | Kila, Montana

INTRODUCTION Tucked away in a pristine valley just outside of Kalispell, you’ll find Browns Meadow Ranch – a classic high-meadow mountain ranch consisting of 590± acres of productive flood-irrigated farmland and timbered mountainsides.

The ranch is exceedingly private, with an end-of-the-road feel and location in a secluded valley, yet remains accessible and proximate to both Kalispell and the rich recreational resources found throughout the Flathead Valley. Productive and well-watered, the ranch includes over a mile of year-round Mount Creek, a pond, and numerous spring seeps within the forested draws. With water rights dating back to 1864 and excellent soil quality, the ranch produces over 400± tons of natural grass hay without the use of fertilizer.

The ranch features a charming updated home in a private location. The wrap-around covered deck provides a perfect view of the fields and allows you to watch over the wildlife and take in the majestic views of the surrounding mountains. Additional structures include two shops, a detached garage, and several historic hay and storage buildings. There is room for expansion with numerous building sites throughout the forested areas that amplify the mountain and meadow beauty while providing big views of the distant snow-capped peaks of Glacier National Park.

The property is clean and well-fenced and includes an excellent road system, granting easy enjoyment for hiking, hunting, horseback, or ATV riding. The ranch is contiguous on the southern and eastern boundaries for two miles to hundreds of acres of state lands for additional recreation.

A natural wildlife corridor within a diverse ecosystem, the ranch is rich with animal life and supports nearly all wildlife species found in western Montana. Resident and visiting wildlife include moose, deer, elk, black bear, bobcat, mountain lion, badgers, and foxes. Enjoy daily sightings of bluebirds, owls, eagles, hawks, sandhill cranes, and egrets. The ranch is an excellent candidate for a conservation easement considering its strong agricultural and wildlife values and contribution of significant scenic beauty and open spaces to the surrounding area.

Browns Meadow Ranch checks all the boxes and includes the exemplary features sophisticated ranch buyers are looking for; stable and consistent agricultural production, exceptional privacy and scenic viewscapes, spectacular wildlife diversity, public land boundaries, and a lack of conservation easement encumbrances. With a location in a dramatic high mountain meadow setting, yet convenient to Kalispell and Flathead Valley amenities, this classic ranch is truly investment-grade in nature.

QUICK FACTS • • • • • • • • • • • •

590 ± acre high meadow mountain ranch with year-round creek and productive soils Location in a scenic and private valley 22 miles from Kalispell, 35 miles from Whitefish, 39 miles from Bigfork Has historically produced 400± tons of grass hay without the use of fertilizer Beautifully built 3-bedroom, 2-bathroom home with log accents in a private location Water sources include Mount Creek, several spring seeps, and a pond The ranch is in excellent condition, fenced on three sides, with cross-fencing for cattle rotation Improved road system throughout timber grants easy enjoyment of acreage Excellent hunting, hiking, wildlife viewing, horseback, and ATV riding Adjacent to Montana State Land for additional recreation Potential conservation easement opportunity Close to Flathead Lake, Whitefish Mountain, Glacier National Park

Historic Hay Barn

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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ACREAGE Browns Meadow Ranch is a private and scenic 590± acre property consisting of three parcels, with 270± acres of farmland and 320± acres of timber. The ranch contributes significant beauty and open space to the surrounding area. Due to the topography and land makeup in this region of Montana, larger farm and ranch offerings are rare in nature and become available less frequently.

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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SCENIC VISTAS Browns Meadow Ranch boasts an array of mountain views and picturesque vistas. On sunny days, guests can even catch a glimpse of Glacier National Park from the ridges of the ranch. Whether you’re exploring the mountains or strolling through the meadows, you’ll be treated to stunning views at every turn.

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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IMPROVEMENTS R anch H ome The beautifully built ranch home was completed in 2008 and recently updated, featuring log rail siding and charming wood accents. The home spans 3,000 square feet with three bedrooms, two bathrooms, and a walk-out basement. The wrap-around porch is the perfect place to relax, look over the wildlife, and take in the stunning views of the hay fields and the majestic mountains that surround the property.

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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A dditional I mprovements The ranch includes plenty of storage for all of your toys and equipment, with a brand new in 2023, detached, oversized 2-car garage, two large shops, and historic hay and storage buildings. Fenced on three sides with cross fencing in place, the rotation of stock is easily done. Power is brought into the property underground with capacity for expansion. Creek crossings and culverts are in place throughout the hay meadows, and an improved road system has been expanded throughout the timber for excellent access and recreation throughout the ranch.

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Browns Meadow Ranch | Kila, Montana

INCOME OPPORTUNITY Brown’s Meadow Ranch is known for its weed-free grass hay grown without the use of herbicides or fertilizer. Future owners could continue this tradition or choose to focus more on cattle grazing. There is considerable interest from neighboring ranchers should an absentee owner prefer to lease out the grass.

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RECREATION Few places in the world offer the vast recreational opportunities of the Flathead Valley. There may be no better place for those who want an active outdoor lifestyle. Browns Meadow Ranch is proximate to many of the area’s most desirable attractions, including Flathead Lake, Glacier National Park, Whitefish Mountain, Blacktail Mountain Ski Area, and the Wild Bill Off-Road Trail. In addition to Flathead Lake, many other large natural recreational lakes are abundant and close by, including Bitterroot, Ashley, Echo, and Whitefish Lake.

This region offers the best of both worlds for the angler, with abundant blue-ribbon trout streams and countless stillwater fisheries, where cold and warm water species can be targeted.

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Browns Meadow Ranch | Kila, Montana

H unting & W ildlife Browns Meadow Ranch is rich with wildlife and has excellent big game hunting and wildlife viewing opportunities. The following species are regularly seen on the ranch: • • • • • • • •

Moose Elk Whitetail and Mule Deer Black Bear Mountain Lion Wolf Coyote Fox

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Ducks and Geese Bald and Golden Eagles Owls (nesting with young) Sandhill Cranes Hawks, Eagles, and Falcon Songbirds Grouse Turkey

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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NEARBY ATTRACTIONS & ACTIVITIES •

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Flathead Lake - Browns Meadow Ranch is less than 45 minutes from the largest natural freshwater lake west of the Mississippi. Flathead Lake boasts a surface area of nearly 200± miles with over 125± miles of shoreline. The lake’s pristine water provides endless opportunities for water skiing, sailing, boating, and fishing.

Glacier National Park - Just over an hour from the ranch, Glacier spans over 1± million acres and includes two mountain ranges with stunning glacier-carved peaks, 130± named lakes, over 700± miles of trail systems, and endless hiking, backpacking, cycling, and camping.

Whitefish Mountain - Less than an hour from the ranch, Whitefish Mountain boasts over 3,000 skiable acres, making it one of the largest ski resorts in North America. Both local and visiting skiers alike enjoy over 300 inches of snowfall annually and a friendly, fun-loving environment.

Browns Meadow Ranch | Kila, Montana

Smit h Lake

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Wild Bill Off-Road Trail - Ride your off-road vehicle directly from the ranch to this fun mountain trail system. Well known by off-road enthusiasts, this vast mountain trail system features varied technical terrain within a beautiful mountain setting. With an easy way around all obstacles, the trail system is perfect for beginner and expert off-roaders alike.

Fishing - From pristine rivers to small streams and high mountain lakes, the area around Browns Meadow Ranch has something to offer every angler. There are endless fisheries and hundreds of miles of trout water within striking distance of the ranch, ready to be explored with a rod in hand.

Blacktail Mountain Ski Area - This family-friendly “locals mountain” overlooks Flathead Lake and features three chair lifts, 24 runs, and 200 skiable acres. It’s a nice alternative to the Big Mountain and proximate to the ranch. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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CLIMATE Kila, Montana, has an average high temperature in the mid-70s during summer months, while winter temperatures average in the mid-30s. This region of Montana receives around 18 inches of rain per year and approximately 56 inches of snowfall annually.

Climate data for nearby Kalispell, Montana, courtesy of http://www.city-data.com/city/Kalispell-Montana.html

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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WATER SOURCES | WATER RIGHTS Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people.

A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.

Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed.

Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a buyer might deem prudent. All buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property.

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Browns Meadow Ranch | Kila, 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 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.

At this time, there is not a conservation easement in place on Browns Meadow Ranch.

The ranch has strong agricultural and wildlife values and contributes significantly to the scenic beauty and open spaces to the surrounding area, making it an excellent candidate for a conservation easement. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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LOCATION Browns Meadow Ranch is located near the town of Kila, only 22 miles southwest of Kalispell, 35 miles from Whitefish, and 39 miles from the charming lake-front village of Bigfork. Kalispell was listed as the fasted growing town in Montana in 2022 and offers unlimited cultural and recreational amenities, and excellent health care, with Montana’s top-ranking hospital system. From French bistros to big box store shopping, Kalispell has it all. Despite an end-of-road feel, the ranch isn’t far from amenities and is easily accessible via a private, mostly paved, well-maintained road off Browns Meadow Road.

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Browns Meadow Ranch | Kila, Montana

AIRPORT SERVICES Browns Meadow Ranch is approximately 30 miles from Glacier Park International Airport. Six major airlines serve the Flathead Valley – Alaska, Allegiant, American, Delta, Sun Country, and United. Private Jet Services are also available.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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SUMMARY Seldom do we see ranches in a high mountain meadow setting with all of the desirables found at Browns Meadow Ranch. A location in a pristine valley with unmatched privacy and scenic beauty, consistent agricultural production, strong wildlife values, and exceptional recreation. Browns Meadow Ranch possesses all of these attributes. These ingredients, along with public land boundaries, lack of conservation easement encumbrances, and a superior location in the Flathead Valley, make Brown’s Meadow Ranch a standalone in today’s land market.

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $8,500,000

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact Daniel Mahoney at (406) 360-7373 | dmahoney@fayranches.com or 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.

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.

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Browns Meadow Ranch | Kila, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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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

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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.

DANIEL MAHONEY Broker Associate Licensed in: MT c. 406-360-7373 dmahoney@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com

MIKE DESHORE Broker Associate Licensed in: MT c. 406-543-8888 mdeshore@fayranches.com