SOLD: Horseshoe Hills | Fay Ranches

HORSESHOE HILLS

Seeley Lake, Montana

$2,800,000 | 40± Acres

Horseshoe Hills | Seeley Lake, Montana

INTRODUCTION

Nestled in the breathtaking beauty of Seeley Lake, Montana, this 40± acre property lies in the foreground of the famous Bob Marshall and Scapegoat wilderness areas. Lush pasture and mature timber combine to create privacy around the main home yet allow for expansive views of the surrounding mountains and this secluded valley. This land is part of an intact Rocky Mountain ecosystem, one of few remaining in North America. This land is wild, scenic, and breathtaking.

Cottonwood Creek runs through the northeast corner of the property and is a spawning tributary to the renowned Blackfoot River. The ranch borders public lands to the north and provides connectivity to endless recreation out the back door. From the ranch, you can ride to trailheads that lead into the Bob Marshall Wilderness.

The driveway to the ranch is directly across from the northern boundary of the Blackfoot-Clearwater Wildlife Management Area, which encompasses over 43,000± acres of vital winter range for elk and deer. This vast expanse of public land is within walking distance from the home, making this property a fantastic opportunity for any fisherman, hunting enthusiast, and horse lover.

Quality improvements on the ranch include a remodeled owner’s home, a heated indoor riding arena with 18 stalls, a manager’s apartment, a shop, numerous outbuildings, and machine sheds.

Horseshoe Hills offers a unique and special setting tucked away in a lesser known area. Despite its secluded location, this ranch is conveniently just one hour from Missoula, making it easily accessible. With its picturesque surroundings and direct access to public lands, this property is in one of the most sought-after areas west of the Continental Divide.

QUICK FACTS

• 40± acres on two separate tax lots

• Cottonwood Creek runs through the property

• Public lands to the north that extend into the Bob Marshall Wilderness

• Conservation easement lands border on two sides

• 20 minutes to Seeley Lake and 60 minutes to Missoula, Montana

• Within 10 miles of the renowned Blackfoot River and Monture Creek

• Large entertainment deck on the west side of the home

• Great equestrian, hunting, or fly-fishing property

• Remodeled four bedroom, five bath home

• Indoor riding arena with 18 stalls, outdoor arena with additional stalls

• Ranch manager apartment, shop, numerous outbuildings

• Multiple RV hookups

2 Horseshoe Hills | Seeley Lake, Montana

ACREAGE

• 40± deeded acres

The property consists of two tracts, one measuring approximately 10 acres and the second roughly 30± acres. Together, they create a total of 40± acres of stunning fenced pasture and mature timberland. Situated at an elevation of approximately 4,300 feet, the land offers a mostly flat topography. The riparian corridor located east of the home is shaded by trees creating an inviting habitat for wildlife.

4 Horseshoe Hills | Seeley Lake, Montana

Horseshoe Hills | Seeley Lake, Montana

The 8,113 feet high Morrell Mountain serves as the scenic backdrop for the Horseshoe Hills Ranch. The northerly views from the ranch are beautiful, and the westerly views grab big sunsets over the vast grasslands of this sequestered valley.

IMPROVEMENTS

The main home was built in 1989, with an extensive remodel completed in 2018. The kitchen, dining room, family room, and bedroom are on the main floor. A beautiful staircase provides access to the upper level with a spacious master bedroom suite and sitting area. Downstairs there are additional bedrooms, bathrooms, a laundry room, a garage, and storage.

The entertainment deck overlooks the timbered portion of the property and Cottonwood Creek. The wrap-around porch offers spectacular sunset views to the west.

The shop/garage, indoor arena, hay barn, pole barn, corals, and equipment bays are located just a short distance from the home.

8 Horseshoe Hills | Seeley Lake, Montana

Main Residence : Built in 1989, this three-level, 3,872± square feet log home features four bedrooms, five bathrooms, a custom kitchen with a Sub-Zero refrigerator, and a Wolf range. The living area has a river rock woodburning fireplace and there is a gas fireplace in master suite. Exposed beams add to the ambiance.

Shop : The shop measures 30’ x 30’ and is insulated, heated, fully enclosed, built on a solid concrete

Horse Barn : The horse barn measures 59’ x 180’ and has 18 stalls. The barn is heated, double insulated, has a tack room, indoor arena, vet room, warm water wash area, and a one-bedroom, one-bathroom manager’s apartment with a full kitchen and living room. There are five Modine propane heaters, three automatic bay doors, second-floor storage, and tack feed rooms.

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

Outdoor Arena : The arena is 150’ x 250’ and has power and an elevated viewing room with 17 outdoor Priefert stalls.

Small Barn/Shop : The secondary barn/shop has reinforced corrals and a small tack room.

Hay Barn/Equipment Storage : Measuring 30’ x 180’, it provides extensive storage for hay, ranch equipment, firewood, and vehicles.

RV Sites : There are four outdoor RV sites with full hookups.

10 Horseshoe Hills | Seeley Lake, Montana

Horseshoe Hills | Seeley Lake, Montana

Horseshoe Hills | Seeley Lake, Montana

RECREATION

Horseshoe Hills provides excellent opportunities for the equestrian lover, ATV rider, trail runner, or mountain biker. The winter months offer exceptional nordic-skiing and snowmobiling right from the property boundary. The surrounding area offers a continuous range of other recreational pursuits, including backpacking, bird-watching, skiing, boating, and golfing.

H unting & W ildlife

There is excellent elk and deer hunting on-site and surrounding the property. Unlimited access to public lands makes this location attractive to the hunting enthusiast.

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.

The primary fishery associated with the ranch is the Blackfoot River. Still, some of its tributaries, such as Monture Creek, the Clearwater River, and the North Fork of the Blackfoot, are all close by and offer more intimate encounters with wild trout.

The Blackfoot River Valley has been the happy recipient of a great deal of rehabilitation and conservation work to protect and improve the fishery. Much of this work has included repairs to tributaries of the Blackfoot to enhance spawning habitat primarily for cutthroat and bull trout as well as rainbows and browns. Thanks to the collaborative efforts of groups like Trout Unlimited, the Nature Conservancy, Five Valleys Land Trust, and Montana Fish Wildlife and Parks, what had become an average and overused fishery has been transformed over the past 15 years into one of the legendary fisheries in the state.

16 Horseshoe Hills | Seeley Lake, Montana

AREA HISTORY

The area around Seeley Lake has a long history of human habitation by Native American tribes. They utilized the land for hunting, fishing, and gathering resources to survive.

European explorers and fur trappers arrived in the region at the beginning of the 19th century. In 1806, the Lewis and Clark Expedition passed through the area, but it wasn’t until the 1860s that the permanent settlement began to take place.

Seeley Lake was named after Frank Seeley, an early settler who arrived in the late 19th century. He established a homestead and operated a small store. The name stuck and became associated with the lake and the surrounding community.

In the early 20th century, logging became a significant industry in the region, attracting logging operations that provided employment and drove economic growth.

NEARBY ATTRACTIONS

A scenic 20-minute drive will get you to the resort town of Seeley Lake, Montana, a year-round adventure lovers paradise. The summers in and around Seeley Lake are special. There are numerous lakes to recreate, such as Seeley, Placid, Lindbergh, Salmon, and Holland Lake. There are seemingly endless trailheads providing access to the adjacent Bob Marshall Wilderness. Whether you’re a golfer, a camper, a mountain biker, a paddle-boarder, or a fishing enthusiast, there is no shortage of things to do in Seeley Lake.

During winter months, the area becomes a major destination for snowmobilers because the area has over 350 miles of groomed trails. The cross-country skier is treated to a premier Nordic trail system that accommodates both skate and classic skiers on 18 kilometers of maintained trails. The ski area also adjoins forest service roads perfect for ski touring, skijoring, or dog mushing. Ice fishing is also popular winter activity on the frozen lakes.

The surrounding area offers diverse activities, including hiking, backpacking, mountain biking, fishing, and wildlife observation. Whether you seek thrilling adventures or serene moments in nature, the mountains surrounding Seeley Lake provide the perfect backdrop for exploration and relaxation.

Outdoor enthusiasts have access to over 1,240,000± acres of untamed wilderness to explore. Wild animals roam the surrounding mountains, valleys, meadows, and rivers with little or no human interaction.

Horseshoe Hills | Seeley Lake, Montana

Bob Marshall Wilderness and Scapegoat Area

The Bob Marshall Wilderness, one of the most preserved mountain ecosystems in the world, is right out the back door. Encompassing well over 1,000,000 acres, it’s the kind of wilderness most people can only imagine: rugged peaks, alpine lakes, cascading waterfalls, grassy meadows embellished with shimmering streams, a towering coniferous forest, and big river valleys.

Rivers include the North and South Forks of the Sun River and the South Fork of the Flathead River. Elevations range from 4,000± feet to more than 9,000± feet. A huge escarpment called the Chinese Wall, a part of the Continental Divide, highlights the Bob’s vast, untrammeled beauty, with an average height of more than 1,000± feet and a length of 22± miles, and extends into Scapegoat Wilderness to the south. You’ll find more than 1,000± miles of trails, from well-maintained trails to primitive footpaths as you travel deeper into Montana’s largest wilderness.

CLIMATE

http://www.city-data.com/city/Seeley-Lake-Montana.html

The Seeley Lake region receives an average of 20 inches of rain per year, with the wettest months being May and June. July and August are the warmest months, with an average high of 83 and a low of 43 degrees. January and February are the coolest months, with an average high of 32 and a low of 12 degrees. Residents can expect up to 114 inches of snowfall during any given winter.

The property has water rights, including flood irrigation from Spring Creek, a tributary of Cottonwood Creek. Stock rights and lawn and garden use from groundwater are also included.

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.

The Blackfoot Valley is blanketed with conservation easements. One look at a map and you can see how protected this area truly is.

22 Horseshoe Hills | Seeley Lake, Montana

The ranch is located just 20 minutes from the town of Seeley Lake. This quiet town offers popular outdoor recreation year-round as well as a variety of shops, stores restaurants.

Missoula is only an hour’s drive from the ranch. Missoula is the heart of western Montana, known for its cultural, recreational, and shopping opportunities. Missoula is a Salish Indi, meaning “near the cold, chilling waters.” Missoula 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 also home to the University of Montana, hailed by Rolling Stone Magazine as the “most scenic campus in America.” Outside Magazine ranked U of M as “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 Montana.

GETTING THERE

From Clearwater Junction, head east on MT-200 to Woodworth Road, and continue north and west around the Blackfoot Clearwater Wildlife Management Area for eight miles to the ranch’s entrance.

AIRPORT SERVICES

https://www.pawsup.com/location/flights

Missoula International Airport(MOS) is a little over an hour from the homestead. MSO offers direct flights to nine major US hubs and connecting flights to thousands of cities worldwide. Direct flights include Chicago, Denver, Minneapolis, Salt Lake City, Seattle, Los Angeles, Phoenix, San Francisco, and Las Vegas.

24 Horseshoe Hills | Seeley Lake, Montana

Nestled within a true Montana landscape, abutting thousands of acres of public lands, Horseshoe Hills is a unique property that embodies the essence of the West. Whether you indulge in an afternoon hike, embark on an exhilarating horseback ride, immerse yourself in an evening of hunting, or start your day on one of the numerous trout streams nearby, this property will transport you to a time gone by.

The property has a multitude of features that set it apart, from its well-constructed infrastructure to its panoramic views, Cottonwood Creek frontage, proximity to renowned rivers, adjacency to public lands, and convenient accessibility from Missoula, Montana; this property has it all. Whether you’re seeking a year-round, permanent residence, a mountain getaway, or a vacation home, this property will have you covered.

No matter how you choose to enjoy your time at Horseshoe Hills, it won’t take long for you to recognize that you’ve found a very special property.

$2,800,000

Cash, Conventional Financing, 1031 Tax Exchange

Please contact Mike DeShore at (406) 543-8888 | mdeshore@fayranches.com or Dan Mahoney at (406) 360-7373 | dmahoney@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.