OFF THE MARKET: Smith River Farm | Fay Ranches

SMITH RIVER FARM

Cascade, Montana

$3,490,000

331± acres

INTRODUCTION

Smith River Farm is comprised of 331± deeded acres located about 30 minutes south of Great Falls. Improvements include a 4,394± SF, five-bedroom, 3.5-bathroom main home, 3,326± SF, three-bedroom, three-bathroom guest home, and a 48’x80’ shop with 600± SF, two-bedroom, one-bathroom living quarters. The homes and shop with guest quarters overlook the entire ranch with gorgeous views of the Smith River and the Big Belt Mountains to the southwest and Little Belt Mountains to the southeast. The diverse terrain includes hayfields that roll down through the wooded banks of the Smith River. The Smith River flows through the east side of the property, providing blue ribbon trout fishing within a short walk or ride from the improvements. This is a rare opportunity to own Smith River frontage in a breathtakingly beautiful area of Montana where the land is very tightly held and highly sought after.

1 Smith River Farm | Cascade, Montana

QUICK FACTS

• 331± deeded acres in 4 parcels

• About a third of a mile of the Smith River for excellent fishing

• 4,394± SF, five bed, 3.5 bath main home

• 3,326± SF, three bed, three bath guest home

• 48’x80’ shop with 600± SF, two bed, one bath living quarters

• 80± acres of farmland, including one pivot

• In Hunt Districts 413 and 445

• Hunting for white-tailed deer, mule deer, pheasants, Hungarian partridge, turkeys, and waterfowl

• Incredible views of the Big Belt and Little Belt Mountains

• 20± minutes from Cascade, Montana, and the Missouri River

• 30± minutes from Great Falls, Montana

ACREAGE & AGRICULTURE

The ranch is made up of 331± deeded acres in 4 parcels. Much of the property sits on the west side of the Smith River, with a small amount of acreage to the east of the river. Elevation ranges from 3,420± feet by the river to 3,760± feet as you head west. The terrain is diverse with open meadows, farmland, rangeland, and scattered timber with 80± acres of irrigated hay ground, including one pivot. The farmland has consistently produced three cuttings per year. Smith River Farm is secluded and surrounded by private property. The two homes are about two miles off 10 Mile Rd. Extensive roads, perfect for ATVS or horseback riding, crisscross the farm, providing access to the river and the rest of the acreage.

3 Smith River Farm | Cascade, Montana

IMPROVEMENTS MAIN HOME

The three-level, 4,394± SF, five-bedroom, 3.5-bathroom main home includes an attached two-car garage. On the main level, you will find a living area with tall windows and a wood-burning floor-to-ceiling stone fireplace, an open kitchen, and a large primary bedroom/bathroom. On the third level, you will find a loft/office, and in the basement, there are four more bedrooms and two full bathrooms.

GUEST HOME

The 3,326± SF, three-bedroom, three-bathroom guest home sits just down the road from the main home, yet feels very private. The two-level home includes a two-car attached garage with lots of storage and a shop area. The main level features vaulted ceilings, a kitchen, a living area with large windows, a primary bedroom and bathroom, and a balcony overlooking farmland and the Smith River. The walkout basement has a large second living area, two bedrooms, two bathrooms, and lots of storage. A patio with a porch swing can be accessed via the living area. A large greenhouse sits up the hill.

SHOP WITH GUEST QUARTERS

A 48’x80’ shop with a 600± SF, two-bedroom, one-bathroom living quarters sits just behind the main home. The shop includes a regular garage door and an oversized garage door. The modest living quarters include a kitchenette with a cooktop, range, and sink, a living area, two bedrooms, and a bathroom.

RECREATION

FISHING

The Smith River is one of the country’s most well-known streams, noted for its spectacular scenery and renowned trout fishery. The Smith River is unique because it has only one public put-in and one public take-out for its 59± miles. Boat camps located along the remote river canyon help preserve the exceptional quality of this area. The Smith River between Camp Baker (put-in) and Eden Bridge (take-out) is the only river corridor managed by Montana Fish, Wildlife & Parks as a permitted river. Permits for private floats on the Smith River are allocated to the public via a lottery system before spring, making fishing pressure much lighter than on other Montana rivers.

Owning river frontage on the Smith allows the landowner to forgo the draw and access this highly sought-after fishery from their private shores. The stretch of river frontage that borders Smith River Farm is 4.35± miles from the Eden Bridge take-out. The Smith River is recognized for its large brown and rainbow trout populations. The flows in this part of the river vary from slow to moderate, and it is shallow enough to allow a wade angler to wander up or down river for several miles.

HUNTING | WILDLIFE

The Little Belt Mountains are known for their abundant populations of all kinds of wildlife, from elk and deer to various bird species. Hunting on Smith River Farm is excellent for trophy white-tailed deer, upland birds, and waterfowl. The combination of pasture, hay fields, and dense timber along the river makes for very good habitat for many species of wildlife. The ranch is in Hunt Districts 413 and 445, which is a general area for elk and deer hunting.

Elk; not taken on property

White-tailed deer; not taken on property

Smith River Farm | Cascade, Montana

LOCATION

About 20± minutes from the property and along the Upper Missouri River, Cascade (population 590±), Montana, includes amenities such as a grocery store, bank, fire station, fly shop, restaurants, and bars. The town has a charming small-town feel and friendly people who are always willing to lend a helping hand.

Smith River Farm is about a half-hour south of Great Falls, and it is accessible via gravel roads. Great Falls (population 60,000±) is nestled between four mountain ranges, three rivers, two wilderness areas, and one wildlife refuge, making adventure easily accessible in every direction. With the Missouri River running through town, Great Falls boasts 11 museums, medical facilities, and other amenities. Convenient commercial air service is found at Great Falls International Airport, with connections through Delta, Alaska, United, and Allegiant.

WATER RIGHTS

Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.

Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any Buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a Buyer might deem prudent. All Buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property.

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.

SUMMARY

Smith River Farm is a unique opportunity to own an exceptional piece of property on one of the most renowned fisheries in Montana. Much pride has been taken in the care and preservation of this property through the years. The property offers a variety of open meadows, farmland, rangeland, and scattered timber, as well as immaculately maintained improvements, including a main home, guest home, and shop with guest quarters, all with breathtaking views of surrounding mountain ranges. Great Falls is a convenient half-hour away, making it easy to enjoy the privacy of being in a rural setting while still having access to a commercial airport, shopping, restaurants, and other amenities nearby. Whether it’s fishing, hunting, horseback riding, ATV riding, or just some fresh Montana air, this remarkable property will provide years of peaceful enjoyment and some of the finest recreational opportunities Montana offers.

Smith River Farm | Cascade, Montana

Please contact Vinny Delgado at (406) 253-0507 | vdelgado@fayranches.com

to schedule a showing. An agent from Fay Ranches, Inc. must be present at all showings, unless otherwise noted or other arrangements are made. To view other sporting ranches we have listed, please visit our web page at www.fayranches.com.

$3,490,000 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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