SOLD: Eder Meadows | Fay Ranches

EDER MEADOWS

Helmville, Powell County, Montana

$1,100,000 | 160± Acres

INTRODUCTION

At a private end-of-road location in the upper Blackfoot Valley, Eder Meadows represents an opportunity to own 160± acres of excellent recreational land featuring a number of private and scenic building locations. The acreage includes diverse topography, blending meadows and sloping hills of pine, cottonwood, and aspen forest. Build sites throughout the acreage amplify stunning mountain views. The property shares a border with over 312± acres of land-locked state lands, granting the owner a buffer from neighboring landowners and additional acreage for recreation and extra room to roam.

The northern boundary abuts a wetland area protected by a conservation easement, and the southern boundary connects to additional conservation easement grounds. Extensive wildlife, including elk, deer, and countless other species of mammals and birds, lives on the property and throughout the surrounding area. The property is easily accessible yet private and located only a short distance off MT-141 and only minutes from the Blackfoot River and gateways into the Bob Marshall Wilderness.

Eder Meadows could be ideal if you’re looking for a beautiful property with reasonable access to Missoula, Helena, Lincoln, or Great Falls. Some homesite locations will offer sweeping valley views and rugged mountain peaks in the distance. Spectacular sunsets in Big Sky country are guaranteed.

The location of the ranch is ideally suited for someone wanting to build a custom home for a yearround residence, yet the ranch can work equally as well for a getaway cabin or a recreational retreat.

Only a few properties become available in the coveted Blackfoot watershed each year; Eder Meadows allows someone to acquire ownership in this special part of western Montana.

QUICK FACTS

• 160± acres in the upper Blackfoot Valley

• Elk and deer hunting on site

• Borders over 312± acres of state lands and conservation grounds north and south

• Protected wetland habitat along northern boundary

• Private build site locations with multiple mountain ranges views

• Located in a valley with exceptional access to wilderness and storied fisheries

• Unimproved and unspoiled with elevated build sites above valley floor

• Excellent hiking and ATV opportunities on site

• Easy access from Highway MT-141

• 15 minutes for services in Lincoln, Montana

• 70 miles to Helena, 80 miles to Missoula, and 15 miles to private air service

ACREAGE

• 160± deeded acres

• 312± acres of adjacent public land acres for additional recreation

The ranch has a varied topography that consists of grassy meadows on the valley floor and a tree-lined wetland area along the north boundary. This prime wildlife habitat transitions into pine and sagecovered foothills that extend into upper elevations and privately accessed state lands.

SCENIC VISTAS

From the ridgelines in the timber, you have incredible westerly views that capture the Blackfoot Valley, the Scapegoat and Bob Marshall wilderness areas, Mission Mountains, Garnet Mountains, and the Hoodoo Mountains.

IMPROVEMENTS

The property is unimproved and offers some amazing build sites.

NEARBY ATTRACTIONS & ACTIVITIES

The ranch is located just minutes from Lincoln, Helmville, and Ovando, which are quaint small ranch towns with cafes, bars, and restaurants. Rock Creek Cattle Company is only 40 minutes away and offers private membership to world-class dining and golfing.

RECREATION

The Blackfoot Valley offers year-round recreational choices that are as good as anything in the Western United States. Running through the heart of the valley is the Blackfoot River, renowned by anglers for its productive waters and large trout. Numerous public access points make the Blackfoot and its tributaries accessible to recreational fishermen. Hikers, hunters, and backcountry enthusiasts enjoy close proximity to the Rocky Mountain Front and both the Bob Marshall and Scapegoat Wilderness areas. As the summer season passes, the changing seasons offer excellent big-game hunting. Once the snow arrives, snowmobiling, cross-country skiing, and ice fishing are a few of the recreational opportunities found during the winter months.

H unting & W ildlife

Eder Meadows currently lies in Hunting District 298 for mule deer, whitetail deer, and elk. Moose are found under District 293, while mountain lions with black bears fall under Hunting District 280. There are general seasons for both upland birds and turkeys. Finally, waterfowl are within the Pacific Flyway.

Generally speaking, elk tag availability is significantly better in western Montana than in the eastern half of the state, where a special permit is required. Residents may purchase a general elk license; nonresident licenses are available in the General Big Game Drawing. 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 | (800) 238.8616

The ranch is positioned in the heart of some of the best fly fishing in the country. Many nearby streams have renowned reputations, including the Big Blackfoot, Little Blackfoot River, the Clark Fork River, and Rock Creek.

This corner of Montana is world famous for flyfishing, and some of the best big trout waters are nearby. Most of these streams hold large populations of cutthroats, rainbows, browns, brookies, and the increasingly rare bull trout. The dry fly fishing opportunities, particularly on the Blackfoot and Rock Creek, bring eager fishermen to these waters throughout the spring, summer, and fall months.

Photo not taken on property

Photo not taken on property

Other recreational opportunities on the ranch include riding ATVs, duck, deer, turkey, and elk hunting, hiking, and horseback riding. Snowmobiling, cross country skiing can be great during the winter months.

Photo not taken on property

CLIMATE

On average, Helmville receives about 14 inches of rain, 59 inches of snow, and approximately 176 sunny days per year. Summer high temperature is around 82 degrees in July, and winter low temperature is about 10 degrees in January.

Climate data courtesy of http://www.city-data.com/city/Helmville-Montana.html

CONSERVATION | STEWARDSHIP

The coveted Blackfoot Valley has benefited from a plethora of conservation easements over the years. Many ranch owners in the area have elected to protect this corridor in perpetuity. The adjacent properties along the northern and southern boundaries of Eder Meadows are protected, but the ranch itself does not have a conservation easement in place, and a new owner could take advantage of this in the future.

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.

LOCATION

Situated in the upper Blackfoot Valley, the ranch is accessed from MT-141, just south of the intersection with MT-200. The small towns of Lincoln, Helmville, and Ovando are just a few miles down the road with basic amenities, including bars, cafes, fuel, and a fly shop. Less than an hour’s drive, approximately 60 miles away, is the state capital of Helena, population 33,000. Montana’s second-largest city, Missoula, is located 80 minutes away. Both cities conveniently provide all necessary services, including commercial and private air services.

From Missoula take I-90 to MT-200 in Bonner. Go easterly until you come to the junction of MT-141 and turn south. Left on McDonald Lane to property.

GETTING THERE AIRPORT SERVICES

Less than 70 miles away, the Helena Regional Airport offers service from Delta, Horizon (Alaska Air), and United Express to Salt Lake, Minneapolis, Seattle, and Denver. There are a number of private options, as well, that can be found at http://www.airnav.com/airports.

Approximately 65 miles away, Missoula International Airport offers direct flights to nine major US markets, with connecting flights to thousands of cities around the world. Direct flights include Chicago, Denver, Minneapolis, Salt Lake City, Seattle, Los Angeles, Phoenix, San Francisco, and Las Vegas. Minutemen Aviation caters to private aircraft, while Missoula International Airport accommodates United, Delta, Horizon, and Allegiant Airlines.

The nearest private airstrip to the ranch is located in Lincoln, Montana. Lincoln is about 15 minutes away, and it has a public airport with a 4,200-foot landing strip that can accommodate single-wheeled aircraft.

SUMMARY

At a private end-of-road location in the upper Blackfoot Valley, Eder Meadows represents an opportunity to own 160± acres of excellent recreational land featuring a number of private and scenic building locations. The property is easily accessible yet private and located only a short distance off MT-141 and only minutes from the Blackfoot River and gateways into the Bob Marshall Wilderness. There are many desirable features to this investment-quality land, including its location in a tightly held valley, making Eder Meadows stand out in today’s land market.

$1,100,000

Cash, Conventional Financing, 1031 Tax Exchange

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

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.