Montana Little Valley Ranch

Avon, Powell County, Montana

$21,500,000 | 11,100± Acres

Montana Little Valley Ranch | Avon, Montana

INTRODUCTION

Introducing the extraordinary Montana Little Valley Ranch, an expansive property stretching over an impressive 11,100± deeded acres, accompanied by 9,956± leased acres in the captivating Avon Valley of western Montana. This timeless mountain ranch harmoniously blends vast natural resources with an unparalleled range of habitats, granting exclusive access to some of the region’s most untamed landscapes.

The land encompasses a diverse terrain, rising from fertile irrigated hay fields on the valley floor to elevated alpine meadows and densely forested mountain slopes. A well-established network of private roads facilitates effortless exploration of the ranch and entry into the most remote corners of the backcountry.

The ranch is a sanctuary for thriving elk populations and an array of wildlife species, including deer, bears, wolves, antelope, moose, eagles, and grouse. Two mountain reservoirs teem with wild cutthroat trout, and the ranch adjoins Bureau of Land Management (BLM) lands and the Hoodoo Mountain Wilderness Study Area, expanding recreational possibilities even further.

From an operational perspective, the ranch is ideally suited for a cow-calf operation or summer grazing, having historically operated in both. With a capacity of 600-800 pairs and supplementary hay production, the ranch currently emphasizes wildlife habitat while maintaining a year-round cow-calf operation and incorporating additional yearlings during Montana’s summer season.

With 400-500± acres of flood-irrigated land dedicated to hay production, the ranch offers ample grazing areas, abundant forage for cows, and resident deer and elk populations. The ranch benefits from various water sources, including several creeks, two reservoirs, and numerous springs and wallows.

Montana’s Little Valley Ranch is a premier recreational cattle ranch boasting a scale and natural resources reminiscent of a private national park. This exceptional offering presents an exceedingly rare opportunity in today’s ranch market.

QUICK FACTS

• Historic Mountain Ranch in the Avon Valley and Garnett Mountain range

• Expansive 11,100 ± deeded acres, and 9,956 ± leased acres, translating to over 32 miles of land for work and play

• Deeded and leased acreage is arranged in a checkerboard fashion allowing seamless use for grazing and recreation

• Extensive road system provides easy access into remote country and adjacent public lands

• Wide range of habitats rich with wildlife

• Excellent big game hunting with resident elk populations

• Supports an estimated 600-800 mother cows year-round with supplemental hay or makes great summer range

• Water resources include several creeks, two reservoirs, and numerous springs and wallows

• Primary residence and management residence in place with a full set of barns and working facilities

• Conservation easement with the USFWS to protect the extensive wildlife resources and working lands throughout the ranch

• 50 miles to Helena, 80 miles to Missoula, and basic amenities closer in charming small towns of Avon, Lincoln, and Ovando

• Ashby Creek Ranch, situated in the Blackfoot Valley can be purchased along with Montana Little Valley Ranch, and serves as the primary source for hay

ACREAGE

• 11,100± deeded acres

• 9,956± leased acres

• 26,796± public land BLM and State Land acres

From the grasslands of the valley floor to mountainsides high up in the Garnet Range, the acreage throughout Little Valley Ranch spans multiple ecosystems.

Deeded acreage is intertwined with sections of State and BLM lands. Recorded access easements through otherwise gated BLM lands allow multiple ranch access points and seamless enjoyment throughout both deeded and leased acreage and the adjoining public lands.

SCENIC VISTAS

Dramatic mountain and valley views can be found throughout Montana’s Little Valley Ranch.

6 Montana Little Valley Ranch | Avon, Montana

IMPROVEMENTS

Structural improvements to the ranch include a ranch residence, a manager’s residence, and a bunkhouse and it is complete with all necessary working facilities.

The primary residence is located on a pine-covered hillside overlooking the ranch headquarters and features over 5,000 square feet of living space across the main floor and basement levels. It is well suited as a hunting lodge because of its spacious living areas and six bedrooms.

A second residence, currently serving as the manager’s home, was recently built in 2021 and features an attached large shop and bunkhouse/apartment.

Ranch working facilities include an older horse barn, concrete granary, log storage shed, hay storage shed, calving shed, machine storage, shop with concrete floor, feeding pen, bunkhouse, corrals, loading chute, and roping arena.

Montana Little Valley Ranch | Avon, Montana

RECREATION

H unting & W ildlife

Hunting has been a favorite pastime at Montana Little Valley Ranch for generations. The elk and the hunters that chase them here have plenty of room to roam. The ranch’s expansive nature and habitat resources ensure that big game populations and other wildlife thrive throughout the ranch.

During Montana’s archery season, large herds of cow elk gather in meadows and timbered draws at lower elevations, attracting bulls from all over the valley to compete for breeding. During rifle season, bulls find sanctuary in the complexity of the terrain throughout the ranch.

In addition to the elk, whitetail deer, mule deer, and antelope can be found, as well as wild turkeys, several species of grouse, bears, wolves, coyotes, and foxes.

Two reservoirs on the ranch hold populations of cutthroat trout, and the ranch is located in the heart of some of the West’s most storied fisheries, including the Big Blackfoot, Little Blackfoot, Rock Creek, and Clark Fork River, all of which are located within striking distance of the ranch.

CLIMATE

Avon, Montana, receives some form of precipitation on average 91 days per year. Average rainfall totals 16 inches, and the area gets around 60 inches of snow annually. The warmest month is July, with average daily temperatures reaching 80 degrees. During winter months, the average low is near 20 degrees.

WATER SOURCES | WATER RIGHTS

All appurtenant water rights will transfer in this sale. Strickland and Davis Creek supply the ranch’s irrigation water, and two reservoirs help trap and store water, replenishing the springs that charge the irrigated hay meadows below. Numerous springs and wallows serve the livestock and wildlife throughout the ranch. Water rights are available for review upon request.

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

The U.S. Fish & Wildlife Service holds a Conservation Easement on the ranch, which protects its rural character and significant natural resources while allowing for agricultural and ranching activities to continue. Multiple building envelopes allow a new owner to re-build or remodel homes and outbuildings without any square footage limitations.

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

Montana’s Little Valley Ranch is well-positioned and accessible between the cities of Helena and Missoula, with each city providing air service and unlimited cultural and recreational amenities. The state capital of Helena is located approximately 50 miles from the ranch, while Missoula, Montana’s second-largest city, is about 80 miles away. Basic amenities can be found closer in the rural towns of Avon, Lincoln, and Ovando. Each is complete with small-town values, cafes, fuel, and several welcoming watering holes.

AIRPORT SERVICES

Less than 50 miles away, Helena Regional Airport (HLN) offers service from several major airlines. Approximately 95 miles from the ranch, Missoula International Airport (MSO) features direct flights to at least nine major markets and connecting flights worldwide. Both airports have fixed base operator (FBO) options catering to private aircraft.

SUMMARY

Montana’s Little Valley Ranch is a premier recreational cattle ranch offering the size and natural resources reminiscent of a National Park. A classic mountain ranch with unparalleled access to wild country, Montana’s Little Valley Ranch presents a rare and extraordinary opportunity in today’s ranch market.

Montana Little Valley Ranch | Avon, Montana

$21,500,000

Cash, Conventional Financing, 1031 Tax Exchange

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 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.