Flathead Overlook

Polson, Lake County, Montana

$1,750,000

147.8± Acres

INTRODUCTION

The Flathead Overlook is a versatile property spanning approximately 148± acres, ideal for a private estate, agricultural use, or potential development. It offers panoramic views of Polson, Montana, Flathead Lake, and the Mission Mountains. Located just minutes from downtown Polson and adjacent to the Stonehorse subdivision, the property provides both convenience and seclusion. Divided into five parcels, the owner is provided with the flexibility to maintain it as a single estate or explore various development opportunities.

Currently, the land is leased to a tenant farming winter and spring wheat, contributing to the property’s potential for ongoing income generation. The landscape rises to a knoll behind the Stonehorse subdivision, offering a stunning vantage point. With several elegant homes already established on the nearby ridge, it is a desirable choice for those seeking privacy and a sense of community.

Whether for agriculture, self-sustained living, development, or a private retreat, Flathead Overlook supports a range of possibilities. A drive through the property is highly recommended to fully appreciate its potential from a developer’s perspective or as a private retreat.

The ranch is ideally positioned midway between Missoula International Airport and Glacier Park International Airport in Kalispell and just minutes from downtown Polson, offering easy access to local amenities. Flathead Overlook is a prime property that provides both the potential for income generation and a convenient location near Flathead Lake and its recreational attributes.

1 Flathead Overlook | Polson, Montana

QUICK FACTS

• 147.8± deeded acres encompassing five parcels

• Conveniently located two miles northwest of Polson, Montana, offering easy access to local amenities

• This property is unzoned, allowing for potential commercial development, residential, agricultural, and mixed-use opportunities

• Incredible views of the Mission Mountains, Flathead Lake, and Polson, Montana

• Productive spring wheat and canola acreage

• One of the larger acreage offerings available in the area

• Adjacent to approximately 76± acres of Tribal lands

• Two access points into the property

• Varying topography provides privacy and elevated build sites

• Located just minutes from the Polson Airport and approximately 75-minute drive from both Glacier International Airport in Kalispell and the Missoula International Airport

Flathead Overlook | Polson, Montana

ACREAGE

The ranch elevation ranges from approximately 2,900’ to 3,200’ and has varying terrain that provides privacy and elevated building sites. There are a couple of shops and three grain silos on the property. The land is currently planted with winter wheat. It includes small water rights.

The property has been farmed for many years, and the seller states that production varies year to year, as one might expect. The neighboring farmer usually plants winter/spring wheat or a combination and then rotates it with canola. The farmable acres total approximately 137± acres with roughly 90± acres as good loam with the other 47± acres more hilly and rocky. With good moisture, you will average around 60 bushels (50 – 70) per acre on the 90± acres and around 40 bushels on the 47± acres. If it is a dry year, it could be about half that amount. High production for canola is around 40 to 50 per acre, with the low about 10 per acre.

Flathead Overlook | Polson, Montana

SCENIC VISTAS

Numerous locations throughout the property allow for stunning views of Flathead Lake and the majestic Mission Mountains.

Flathead Overlook | Polson, Montana

Outbuildings include a 70’ x 36’ pole frame building, a 70’ x 35’ shed, and three grain bins.

Flathead Overlook | Polson, Montana

RECREATION

The Flathead Valley offers a variety of recreational opportunities throughout the year, making it a haven for outdoor enthusiasts. Summer in the Flathead Valley offers boating, fishing, and swimming in Flathead Lake or exploring the Swan and Mission Mountains and nearby state parks. In winter, the valley is popular for skiing, snowboarding, snowshoeing, and cross-country skiing at Whitefish Mountain Resort and Blacktail Mountain Ski Area.

FISHING

Flathead Lake is a diverse ecosystem that is home to over 25 fish species, including the following:

• Bull Trout

• Cutthroat Trout

• Lake Trout

• Yellow Perch

• Whitefish

• Pike

• Rainbow Trout

• Westslope Cutthroat Trout

The nearby Flathead River just below Kerr Dam provides some great floating and wade fishing opportunities. Although the fish per mile isn’t as high as other famous trout streams in Western Montana, this stretch of river from Kerr Dam down to Dixon holds some very large brown trout, quality rainbow trout, largemouth bass, and northern pike. As the river flows to the west, it warms and turns into more of a smallmouth bass fishery.

OTHER

The charming lakeside town of Polson is situated on Flathead Lake, the largest freshwater lake in the western United States. Known for its cherry orchards and annual Cherry Festival, the area offers diverse attractions. Polson’s quaint downtown features local shops and historic buildings. Visitors can explore Flathead Lake, encounter wildlife at the National Bison Range, or explore local history at the Polson Flathead Museum or the Miracle of America Museum.

Flathead Overlook | Polson, Montana

NEARBY ATTRACTIONS & ACTIVITIES

FLATHEAD LAKE

Just minutes away, Flathead Lake is the largest natural freshwater lake west of the Mississippi. It boasts a surface area of nearly 200 miles and over 125 miles of shoreline. The lake’s pristine water provides endless opportunities for water skiing, sailing, boating, and fishing. There is public lake access right in Polson.

GLACIER NATIONAL PARK

Just under two hours 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 opportunities.

WHITEFISH MOUNTAIN

Whitefish Mountain is only 75± minutes away and 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 ski town.

Glacier National Park - photo not taken on property

Flathead Lake- photo taken on property

CLIMATE

Polson receives around 18 inches of rain and 37 inches of snowfall annually, with precipitation occurring on approximately 108 days each year. Residents enjoy about 153 sunny days per year on average. The weather peaks in July, with average highs around 82°F, while January lows dip to about 23°F.

Climate charts courtesy of https://www.city-data.com/city/Polson-Montana.html

Flathead Overlook | Polson, Montana

LOCATION

Flathead Overlook is situated in the stunning Flathead Valley, less than two miles northwest of Polson, Montana.

The Flathead Valley in Montana is celebrated for its stunning natural beauty, anchored by the expansive Flathead Lake and its proximity to Glacier National Park. The region offers abundant outdoor recreation, including boating, fishing, hiking, mountain biking, and skiing at Whitefish Mountain Resort, making it a year-round playground for nature lovers. The valley is also home to charming towns like Whitefish, Bigfork, and Lakeside, each known for their vibrant arts scenes and welcoming communities. Agriculture, particularly cherry orchards, thrives in the fertile land, and the area is rich in wildlife, scenic landscapes, and cultural attractions, making it a beloved destination for both residents and visitors.

GETTING THERE

Take US-93 North out of Polson for approximately two miles, turn left into the Stonehorse subdivision, left on Kylie Drive, and left on Michael Drive to the property.

AIRPORT SERVICES

Glacier Park International Airport (FCA) is a regional airport in Kalispell, Montana, approximately 60 miles north of Polson. It is a gateway to the Flathead Valley and the surrounding areas, including Glacier National Park. The airport offers year-round flights to major hubs such as Seattle, Denver, Minneapolis, Salt Lake City, Chicago, Dallas, and Los Angeles, with seasonal flights to additional destinations.

Glacier Park International Airport accommodates Delta, United, Alaska, American, and Allegiant Airlines.

Polson Airport (8S1) is approximately two miles from the property and offers full services for general aviation and the commercial needs of private pilots.

Flathead Overlook | Polson, 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 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 has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay 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.

www.fayranches.com | 800.238.8616 | info@fayranches.com

WATER RIGHTS

There is one actively registered water right on this property:

76LJ 142012-00

The seller states that an additional well was drilled but never completed; it is advised that a buyer do their own due diligence on the second well.

A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to use the water 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.

Flathead Overlook | Polson, Montana

The Flathead Overlook represents a unique and highly desirable opportunity for buyers seeking an expansive piece of land high above the majestic Flathead Lake. This exceptional property has exclusive access via the prestigious Stonehorse subdivision, ensuring both privacy and convenience. Additionally, it offers easy connectivity to the nearby community of Polson and the larger cities of Kalispell and Missoula. The land is unzoned, giving the owner a diverse range of future possibilities. Whether you envision transforming it into a commercial and residential development, maintaining its current agricultural use, or creating a private estate, the choice is entirely up to you.

Flathead Overlook | Polson, Montana

Please contact Mike DeShore at (406) 543-8888 | mdeshore@fayranches.com or Daniel Mahoney at (406) 360-7373 | dmahoney@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay 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.

$790.32

$1,750,000 Cash

Conventional Financing 1031 Exchange

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.

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