L E A PI NG HOR S E FAR M Saint Ignatius, Montana $2,450,000 | 80± Acres
Leaping Horse Farm | Saint Ignatius, Montana
INTRODUCTION Leaping Horse Farm offers a special setting at the base of the majestic Mission Mountains. The 80± acre farm’s perimeter is surrounded by mature, diverse timber that frames its irrigated pastures. A custom log home was built with an exceptional level of craftsmanship in 2009 and the vintage farm home has been completely updated. The two homes overlook the lush valley, the National Bison Range and the rugged peaks to the east. Adjacent Tribal lands offer direct access to the Mission Dam or a hike into the Mission Mountains.
ACREAGE This property is comprised of 80± deeded acres. Approximately 35 acres are under flood irrigation and the surrounding perimeter has a variety of foliage that insures seclusion and privacy. The land varies from slightly sloped pasturelands that transition into thick conifers and deciduous trees blanketing the surrounding hillsides. The beautifully managed forest and contoured land provides spectacular views and several riding trails. Leaping Horse Farm has all newly fenced and cross-fenced pastures allowing horses seemingly unlimited grazing and a dry paddock area. The property backs up to Tribal wilderness area on the north and east offering unrestricted horseback riding and hiking trails. The Mission Dam is just a 5-minute walk to the north where you can fish or swim.
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LOCALE St. Ignatius, Montana is a small community with general services and approximately 1,000 residents. Known in the valley as “Mission” it is a diverse and friendly community comprised of Amish, artists, outdoor & wildlife enthusiasts, Salish & Kootenai tribal members, ranchers, farmers and retirees. Missoula, Montana, the cultural, educational, and recreational epicenter of Western Montana, is only 45± minutes from the property. Dubbed ‘Missoula’ from the Salish Indian word meaning “near the cold, chilling waters,” Missoula lies in a mountain valley setting where five large valleys converge. Known as the Garden City, due to its lush landscape in the heart of a fertile valley, Missoula is the home to the University of Montana, hailed by Rolling Stone magazine as the “Most scenic campus in America” and noted by Outside Magazine as “among the top 10 colleges nationally for combining academic quality and outdoor recreation.” Missoula has been honored as “one of the best mountain towns in the nation” by National Geographic Adventure magazine, and Forbes magazine named Missoula one of America’s “best small places for business.” The closest commercial airport and medical facilities, as well as the best shopping, dining, and entertainment options are all located in Missoula 90± minutes to the north, Kalispell, Montana rests in the heart of the magnificent Rocky Mountains. It’s a progressive, thriving community; the very essence of Big Sky Country - with the best backyard in the country.
A irports Missoula International Airport is only 40 minutes from the Leaping Horse Farm. MSO offers direct flights to nine major US markets and offers 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
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Leaping Horse Farm | Saint Ignatius, Montana
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Leaping Horse Farm | Saint Ignatius, Montana
CLIMATE St. Ignatius, Montana sits at 2,940± feet above sea level and gets 16± inches of rain per year with an approximate annual snowfall of 45 inches. The number of days with measurable precipitation is 106±. On average there are 153 sunny days per year in St. Ignatius. The July high is around 84 degrees with a January low of 17. St. Ignatius’ comfort index, based on humidity during the hot months, is a 67 out of 100. The higher the index number the more comfortable it is. The US comfort index average is 44. The Mission Valley enjoys a relatively mild climate: glorious summers with warm days and cool nights with little humidity; golden autumn days turn crisp by late October; winters made for skiing, snowboarding, snow machining and ice fishing; and springs with daffodils dusting the valley while fresh snow dusts surrounding peaks - an extraordinary season when you can ski and golf - in the same day. The valley’s many lakes and streams tend to moderate temperatures in both winter and summer. While the Mission Valley floor averages about 3,000 feet, the highest mountain peaks to the east rise to more than 10,000 feet above sea level. As the elevation increases, so does precipitation: from 16 inches on the valley floor to 100 inches on the peaks. While ferocious storms can buffet the mountaintops, winds are usually gentle in the valley. Microclimates across the valley permit crops here that are not commonly grown elsewhere along the Rocky Mountains. The growing season ranges from 104 to 129 days, depending on location.
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Leaping Horse Farm | Saint Ignatius, Montana
AGRICULTURE • 35± acres of hassle-free hay production • 60 to 85 tons of good quality grass hay in 2 cuttings • Agricultural status for property tax relief • Italian prune plum trees yield excellent fruits used to make jam The horses have the run of all 3 pastures from mid September until the end of April. Then they are restricted to the two smaller pastures to allow the hay to grow. The first cutting takes place around July 7th, bales (both round and square). After the first cutting, flood irrigation begins until the second cutting around September 15th.
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IMPROVEMENTS T he C abin H ome The custom home was built in 2009 and was constructed with a exceptional level of craftsmanship. • Custom built in 2009 • Single level with 2,367± sq. ft. • 2 bedrooms, 2.5 baths plus office/library • Radiant heating system • Stone (local “Perma” slate) & wood (circular sawn fir) floors • Viking range, Miele dishwasher, Thermador refrigerator • Dovetailed “square cut” logs • Corten steel encased in bituthene roofing • 1000 gallon buried propane tank • Septic tank new in 2009 • Underground utilities • Excellent Verizon cell coverage throughout the property and surrounding area 8
Leaping Horse Farm | Saint Ignatius, Montana
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Leaping Horse Farm | Saint Ignatius, Montana
www.fayranches.com www.fayranches.com | (800) | (800) 238.8616 238.8616 | info@fayranches.com | info@fayranches.com
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F armhouse • • • • • • • • • • • •
Built in 1937 1,600± sq. ft. 2 bedrooms and 1 bath Completely remodeled in 2009 New electrical, insulation & plumbing New roof, siding, windows & doors New flooring New appliances Three floors Woodstove and baseboard electric heat Wine cave Sleeps 5-9 people
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OUTBUILDINGS • An atmospheric 1890’s barn has a small tack room and hay storage with metal roof • A 40’ x 100’ large storage shop for equipment. Concrete floor, water, power and metal roof. • Newly fenced 80’ x 148’ outdoor riding arena • Loafing shed.
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Leaping Horse Farm | Saint Ignatius, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Leaping Horse www.fayranches.com Farm | Saint Ignatius, | (800) Montana 238.8616 | info@fayranches.com
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WATER The Mission Dam creates a great lake that is contiguous to the Leaping Horse Farm. A ten minute walk through large timber takes you to the shores where you can fish and boat. A tributary of Mike’s Creek (irrigation ditch) runs through the property providing irrigation water as well as stock water.
WILDLIFE The Mission Valley is home to a variety of ungulates that roam the river bottom to the craggy peaks including elk, bighorn sheep, moose and mountain goats. Black and grizzly bears, fox, coyote, mountain lion and deer have all been seen in the area. Numerous birds including pheasant, turkeys, western tanager’s chickadees, nuthatches, woodpeckers, bald and golden eagles, hawks, jays, magpies, ducks, geese, cranes and owls spend time on the farm. No skunk, raccoons, poisonous reptiles or plants are found on the property.
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Leaping Horse Farm | Saint Ignatius, Montana
AREA INTERESTS F lathead L ake Flathead Lake, 30± minutes north of Leaping Horse Farm, is one of the most dramatically framed bodies of water imaginable. Its basin carved by glaciers over 10,000 years ago, Flathead Lake is over 28 miles long and fifteen miles wide and holds the title of the largest natural freshwater lake west of the Mississippi River. The Flathead and Swan Rivers feed the lake from the north. Flathead Lake is cupped on both sides by mountain ranges; to the east the lush Swan Range and the Bob Marshall Wilderness Complex, to the west the dry, rolling Salish Mountains with views extending to the south of the impressive Mission Mountains and north through the Flathead Valley to Glacier National Park. Flathead Lake is well known for its multitude of water sport options, and the shoreline towns cater to visitors looking to experience any of the following activities: fishing, sailing, motor-boating, sea-kayaking, jet-skiing, para-sailing, water-skiing & wake-boarding. A great number of state parks and beaches dot the shores of the lake and are prime areas for summer picnics and lazy afternoons by the water. Well-established cherry orchards, the bounties of which lucky visitors can savor starting in early July, blanket the east side of the lake. Visitors will find the west side has more shopping options, a small ski resort and the only winery in northwest Montana.
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G lacier N ational P ark Glacier National Park preserves more than a million acres of rugged peaks and glacial-carved valleys in the Northern Rocky Mountains. The park is named for its prominent glacier-carved terrain and remnant glaciers descended from past ice ages. A few glaciers can still be seen in the Park, with their blue ice and crevasses distinguishing them from the hundreds of snowfields that lie above the timberline. Most people visit Glacier National Park because of its wild and majestic scenery that combines vertical, glacierscoured banded mountains, pristine turquoise lakes, dense ancient forests, and a diverse assemblage of plants and animals. Glacier Park’s varied climate influences and its location at the headwaters of the Pacific, Atlantic and Hudson Bay drainages have given rise to an incredible variety of plants and animals. The Park provides habitats to over 70 species of mammals including the grizzly bear, wolverine, gray wolf, lynx, cougars, bighorn sheep, mountain goats, elk, and moose. Additionally, more than 260 species of birds visit or reside in the park, including such varied species as harlequin ducks, dippers and golden eagles. Glacier National Park has over 700 miles of hiking trails, and taking a hike through the forests and up mountains is a very popular part of visiting the Park. There are also 13 campgrounds for visitors and backpacking camps for trips deep into Glacier’s wild interior. Visitors can also take boat tours or horseback trips inside the park.
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Leaping Horse Farm | Saint Ignatius, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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N ational B ison R ange The National Bison Range was established in 1908 and is one of the oldest wildlife refuges in the United States. It’s contains over 18,000 acres for the bison, antelope, deer, elk, bighorn sheep, bear and many others to roam. The herd ranges from 350-500 animals and these bison are direct decedents of the first bison in the Mission Valley owned by Michael Pablo and Charles Allard in the late 1800’s. The visitor center is very informative and the two-hour drive through the range is something everyone must do.
F lathead R eservation The Flathead Indian Reservation is home to the Confederated Salish and Kootenai tribes (CSKT), which are a combination of the Salish, Pend d’Oreille and the Kootenai. About 5,000 tribal members live on or near reservation lands that are comprised of over 1.2 million acres. The local economy is driven by its timber industry sales and revenues paid through the co-license for the Kerr Dam facility with Montana PPL. The tribes also operate a full service casino in Polson, Montana that is controlled by S&K Gaming. They also operate S&K Technologies, manufacturing computer components and S&K Holdings, which operates income-producing enterprises and offers business loans to the tribal members. It’s a diverse community that offers a slower pace of life. Sought after privacy and seclusion can be found on the reservation. 22
Leaping Horse Farm | Saint Ignatius, Montana
R ecreation The area offers a multitude of recreational pursuits including boating, golfing, sightseeing, whitewater rafting, horseback riding, camping, hiking, backpacking, bird watching and mountain biking. An annual Tribal Conservation Permit (approximately $20) is required for recreational activities on Tribal lands. Winter months provide the outdoor enthusiast with numerous recreational activities from cross country skiing and snowmobiling to family outings at Blacktail Mountain or the larger, more commercial, Whitefish Mountain Resort. Blacktail Mountain is located just above the town of Lakeside, Montana along the west shore of Flathead Lake. The small resort has 24 runs covering 200± skiable acres accessed from three chair lifts and a tow handle. The ski area has a vertical drop of over 1,400’ and receives approximately 250” of annual snowfall. Further north, Whitefish Mountain Resorts’ 3,000± acre terrain receives even more precipitation where its terrain is typically blanketed with over 300” of annual snowfall. The mountains vertical drop of 2,353’ will challenge even the best skiers and snowboarders. There are 11 chair lifts at the resort and two T-bars accessing over 105 trails.
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F ly F ishing The Flathead River system of northwestern Montana offers memorable fishing opportunities. From sites of easy access to those of remote wilderness, the Flathead waters can provide a diverse fishing experience. Fishing the river below Flathead lake can be quite good; large brown trout can be found, fiesty rainbows like to look up for dry flies in the evenings, smallmouth bass crush poppers during the summer months and pike can be a great challenge in the sloughs. Area waters also provide fishing opportunities for grayling, brook trout, lake trout, perch, northern pike, bass and whitefish. The Flathead system is one of the last strongholds for bull trout. The smaller Jocko River provides a more intimate setting but don’t let the size of this river fool you. Very respectable trout come out of these waters. Other famous rivers, including the Clark Fork and Big Blackfoot, are just over an hour away. 24
Leaping Horse Farm | Saint Ignatius, Montana
H unting Ninepipes Wildlife Management Area consists of approximately 3,800 acres surrounding Ninepipes National Wildlife Refuge. It’s rolling open grasslands with numerous prairie potholes or kettle ponds provide vital habitat to upland game and migratory waterfowl. The entire area from St. Ignatius to Ronan has numerous challenging opportunities for the pheasant and waterfowl hunter. Big game hunting on Tribal lands is prohibited to Non-Tribal members but less than an hour drive in nearly any direction will provide the hunter with excellent opportunities for a variety of species in western Montana; elk, moose, whitetail and mule deer, black bear, bighorn sheep, wolf and mountain lion.
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WATER RIGHTS All appurtenant water rights will transfer. The Tribal Water Rights Compact is an ongoing issue and the results have yet to be decided. It is advised that any buyer should conduct his or her own due diligence on this subject. Currently, the farm is holding the only 1914 water right to creek like irrigation water that comes from Mike’s Creek. The water runs right through the property and feeds all of the horse pastures. There is a developed spring and a 104’ well for domestic use. A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to the use of 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 has been completed.
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Leaping Horse Farm | Saint Ignatius, 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 has a love of the land and a desire to see it remain as productive agricultural ground as well as 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 habitat and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, the landscape on which we work has been significantly enhanced by the conservation ethic and land use practices of our clients.
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QUICK FACTS • 80± deeded acres • Exceptional custom 2,376± sq. ft. 2 bed, 2.5 bath log home built in 2009 • 1937 original farmhouse - remodeled in 2009 • 1890s sturdy, atmospheric barn for hay storage & tack room • 40’ x 100’ shop for equipment storage • Newly fenced 148’ x 80’ outdoor riding arena • Underground utilities • Holding the only (1914) water rights to creek like irrigation water • 35± acres of hassle-free hay production (60 to 85
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tons of good quality grass hay in 2 cuttings (July and September) provides agricultural status for property tax relief. Backs to the majestic Mission Mountains and Tribal wilderness lands Unrestricted horseback & hiking trails backing up to Mission Damn Lake for swimming and fishing (even with the horses) Privacy and seclusion with close proximity to all amenities: Door-to-door 38 1/2± miles to Missoula International Airport and only 30± minutes to Flathead Lake 6± miles into St. Ignatius, Montana: A diverse and friendly community comprised of Amish, artists, outdoor & wildlife enthusiasts, Salish & Kootenai tribal members, ranchers, farmers and retirees.
Leaping Horse Farm | Saint Ignatius, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Leaping Horse Farm | Saint Ignatius, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Leaping Horse Farm | Saint Ignatius, Montana
PRICE $2,450,000
TERMS Cash, Conventional Financing, 1031 Tax Exchange
CONTACT 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.
NOTICE Offer is subject to errors, omissions, prior sale, change or withdrawl 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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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 consider-
ations; 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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Invest & Enjoy
MIKE DESHORE Broker Licensed in: MT o. 406-586-4001 | c. 406-543-8888 mdeshore@fayranches.com
FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com