SW A N SON’S AP PLE OR C HAR D Corvallis, Ravalli County, Montana $5,900,000 | 426± Acres
Swanson’s Apple Orchard | Corvallis, Montana
INTRODUCTION Fay Ranches proudly presents Swanson’s Apple Orchard, located in the foothills of the Saphire Mountain Range. The ranch spans approximately 426± acres of hay ground, pastures, and a productive apple orchard. The Swanson’s have called this ranch home for over four generations, where they taught their kids the value of hard work and the rewards of “land stewardship.” Their children learned if you take care of the land, it will provide a bountiful harvest. The apple orchard covers approximately 30± acres, and the Swanson’s brand is well-known in Western Montana. There is plenty of room to expand the orchard and increase production. The orchard produces several varieties of apples: Macintosh, Empire, Spartan, Snow-Sweet, and Golden Delicious. The business has built a reputation for producing high-quality apples that are sweet and crisp. The 7,500± square foot warehouse provides ample space to store fruit, meet customers, package fruit for shipment, and load commercial trucks. There are two refrigerated cold storage rooms in the warehouse, and the 1,440± square foot area provides enough room to keep the fruit cool and crisp. Historically, the ranch provided enough grass to sustain 125± cow/calf pairs. The Bitterroot Irrigation District provides approximately 70 miners inches of water, which is enough to irrigate approximately 180± acres. The water is supplied from the “big ditch,” situated to the east above the ranch. The elevation drop provides enough pressure to operate wheel lines without the cost of running an irrigation pump. Out of the 180± irrigated acres, there are approximately 120± acres dedicated to hay production, 30± acres of apple orchard, and the remaining 30± acres is pasture. Currently, the ranch produces approximately 350± tons of grass/alfalfa hay annually. There are three residences on the orchard/ranch, which are in good condition and provide revenue or employee housing. Take a step back into yesteryear when the morning light touches two vintage barns and imagine a time when the west was young and wild. Multiple other out-buildings provide ample space to store tractors and farming equipment.
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QUICK FACTS • • • • • • • • • • • •
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Approximately 426± acres working cattle ranch 180± acres of irrigated ground (120± grass | 30± orchard | 30± pasture) 30± acres productive apple orchard: Macintosh, Empire, Spartan, Snow-Sweet, Golden Delicious Packing house and equipment: 7,500± sqft, including two cold storage rooms 45’ x 32’ x 16’, stainless steel packing line, cider equipment, office, retail greeting area, loading dock, and plenty of storage 120± acres of hay production approximately 350± tons annually Historically can sustain approximately 125± cow/calf pairs Gravity feed irrigation system- No irrigation pumps 70 miners inches of water, delivered by BRID Three Residences School house built in 1907 1,800 square foot warehouse with additional cold storage Two vintage barns, loafing sheds, equipment sheds, granary, shop, and machine sheds
Swanson’s Apple Orchard | Corvallis, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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LOCATION Just minutes from the orchard/ranch is the quaint town of Corvallis, founded in 1879 as an agricultural community. As you drive through Corvallis, you recognize the genuine antiquity and charm. The community sits along the banks of the Bitterroot River and offers a couple of eateries, groceries, bar and grills, irrigation supplies, ranch supplies, and a small-town ambiance. On an everyday basis, however, Corvallis still maintains a low traffic volume, allowing residents to enjoy its conveniences while experiencing a country atmosphere. Its unique shops and friendly people make this town one of the valley’s best places to frequent. Hamilton, the Ravalli County seat, is about 15± minutes from this orchard/ranch. The town has a variety of services available, from shopping, galleries, and fine dining to a quality medical hospital and an airport that supports private aircraft. Old-town Hamilton is situated at the mouth of Blodgett Canyon, which offers spectacular views of the large rock formations along the canyon walls. Farmers markets are frequent events during the summer months and attract people from all of the surrounding communities. Residents pride themselves on putting on a great annual rodeo with a friendly atmosphere. This vibrant, self-sufficient little city is bordered by mountains to the east and west, with the Bitterroot River running through downtown. Missoula is only a 50-minute drive from the orchard/ranch and is the heart of western Montana, known for its cultural, recreational, and shopping opportunities. Missoula is a Salish Indian word, 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 the University of Montana 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 the entire state of Montana.
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Swanson’s Apple Orchard | Corvallis, Montana
Photo courtesy of wikimedia.com
Ravalli County Court House
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Swanson’s Apple Orchard | Corvallis, Montana
GETTING THERE From Missoula, take Highway 93 south to the Woodside Cutoff, then head east on the Woodside Cutoff to the town of Corvallis. At the 4-way traffic stop, head north on the Eastside Highway to Bailey Lane, then head east to the junction with Sutherland Lane, then head south to the junction with Thousand Acre Road, then head east to the junction with Mountain View Orchards Road, head south for approximately one mile to the ranch.
AIRPORT SERVICES In Hamilton, Ravalli County Airport can accommodate single-wheel or double-wheel private aircraft on its 4,200’ x 75’ runway. Missoula International Airport (MSO) is only 90± minutes from the ranch. MSO offers direct flights to nine major US markets and connects flights to thousands of cities worldwide. Direct flights include Chicago, Denver, Minneapolis, Salt Lake City, Seattle, Los Angeles, Phoenix, San Francisco, and Las Vegas.
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AREA HISTORY The Salish people lived in the Bitterroot Valley for hundreds of years prior to European colonization. In the 1830s, the Salish tribe sent several emissaries to Saint Louis, seeking the help of the Catholic Church. Their goal was to get the Catholic Church to set up a mission in the Bitterroot Valley in hopes that the priests would teach them how to cultivate crops and raise livestock. The Salish tribe sent three separate groups of braves over that period, only to be turned down every time. Their luck changed when they met Father Pierre Jean De Smit, a trained apothecary. In 1841, Father Pierre Jean De Smit established the Saint Mary’s Mission in present-day Stevensville, located approximately 15 miles north of the orchard/ ranch. Corvallis was founded in 1879 as an agricultural community. During this time period, the United States Government assessed the different areas of the western states, trying to categorize the regions and their natural resources. Parts of the Bitterroot Valley were found to be good for growing apples, and the orchard tracts were laid out and plotted in 10-acre parcels.
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Swanson’s Apple Orchard | Corvallis, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Swanson’s Apple Orchard | Corvallis, Montana
ACREAGE 426± deeded acres The Swanson’s Apple Orchard encompasses approximately 426± acres of hay production, apple orchard, pastures, meadows, and areas suited for grazing. The Bitterroot Irrigation District supplies approximately 70± miners inches of water at the upper end of the ranch. The water is then piped down to the irrigation system, building enough pressure via gravity to power several wheel lines, etc. Currently, there is enough water delivered to irrigate 180± acres of orchard/ranch. There are approximately 120± acres of productive hay ground, which produces approximately 350± tons of hay annually. The orchard spans 30± acres, and the remaining 30± acres is irrigated for cattle grazing. The pasture is on the upper bench and is flood irrigated.
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SCENIC VISTAS This property is slightly elevated, affording views of the beautiful Bitterroot Valley and its crowning glory, the Bitterroot Rocky Mountains, which stand sentinel over Highway 93, punctuating the western horizon with grandeur that is almost beyond description. Magnificent in their presence, the mountains offer so many breathtaking views that a first-time visitor can’t take it all in with one visual scan. Beautiful in all seasons, the Rockies hold court over the entire valley.
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Swanson’s Apple Orchard | Corvallis, Montana
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CLIMATE The Bitterroot Valley is known for its temperate climate, breathtaking scenery, and its reputation for being one of the most diverse and desirable areas in the Rocky Mountain West. The valley itself is nestled between two dramatic mountain ranges: the Sapphires and the Bitterroots. It is split down the middle by the meandering, cold-water fishery of the renowned Bitterroot River. The valley is known for its warm summers, crisp and colorful autumns, and mild winters relative to Montana. Courtesy of city-data.com/city/corvallis-montana.html
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Swanson’s Apple Orchard | Corvallis, Montana
Old School House
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IMPROVEMENTS There are three well-built residences on the orchard/ranch. All three homes are accessed via Mountain View Orchard Lane and are perfect for vacation rentals, employee housing, or long-term rentals. The first home is identified as the Farmhouse. This home offers 1,250 ± square feet, two bedrooms, and one bath. The second residence is identified as “Dad’s House” and was built in the 1960s. This splitlevel home offers three bedrooms, two bathrooms and is approximately 2,000 ± square feet. The third home is referred to as the “Original Farmhouse” and is approximately 1,850 ± square feet, with three bedrooms and two bathrooms. In 1907, the community constructed a small schoolhouse on the orchard/ranch. This structure is currently being used to store orchard supplies, but the walk-through coat closet takes you back to yesteryear when this small community was fragile and at the mercy of the wild. The ranch boasts several useful structures. There are two vintage, two-story barns, an old warehouse with cold storage, an additional building for wood storage, four machine sheds (two enclosed and two open on one side for easy access), a grain processing center with two Columbia 1,500 ± bushel grain bins, three loafing sheds for cattle, scale house (functional), and a 1,000 ± square foot shop. The orchard has a newer warehouse with approximately 7,500 ± square feet and has two refrigerated, cold-storage rooms that are 45’ x 32’ x 16’. The concrete loading dock is used to load large quantities of apples onto trucks. The stainless-steel packing line is included, and so is the cider equipment.
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Swanson’s Apple Orchard | Corvallis, Montana
Dad’s House
Old Homestead
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RECREATION Lost Trail Ski Resort is situated at the southern end of the valley and provides dry powder and short liftlines. Locals covet this ski hill due to the variety of terrain, accessibility, and snow composition.
H unting & W ildlife Swanson’s Apple Orchard is nestled between the Sapphire and Bitterroot Mountain Ranges. These two areas alone yield seemingly endless big game hunting for mule deer, whitetail, elk, black bear, mountain lion, and Shiras moose. The vast and rugged Selway-Bitterroot Wilderness Area spans the MontanaIdaho border. It is a nationally renowned backcountry hunting destination, supporting one of the largest elk herds in the U.S. The ranch is populated with various numbers of game species throughout the year. Whitetail and Mule Deer can be found year-round. Swanson’s Apple Orchard lies in hunting district 262 for the following species: mule deer, whitetail deer, elk, moose, black bear, and mountain lion are in district 262. There are general seasons for both upland birds and turkey. Waterfowl are prominent within the Pacific Flyway. Information on hunting districts is subject to change; 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. 18
Swanson’s Apple Orchard | Corvallis, Montana
Photo not taken on property
F ishing The Bitterroot Valley holds enough trout streams to keep a fisherman busy for a lifetime. From countless cold, boulder-strewn mountain creeks to the big water and trophy trout opportunities in the valley bottom, the Bitterroot drainage has every brand of trout fishing available. The 84± mile Bitterroot River itself is one of the top fly-fishing destinations in the United States. Its combination of cold water, deep pools, undercut banks, seams, and other quality features, as well as consistent insect hatches, create large populations of trophy-size rainbows, browns, and cutthroats that feed on the surface and underwater nearly all year long. The first dry-fly fishing of the year brings large numbers of fishermen to the Bitterroot for the annual Skwala Stonefly hatch, followed by numerous hatches of a wide variety of bugs throughout the spring, summer, and fall months. Anglers of all skill levels flock to the Bitterroot every year, but the size and variety of the river distribute pressure so well that you will often feel as if you have the entire fishery to yourself. For the ultimate freshwater fishing experience, head south of the Ranch, and in 90± minutes, season on the Salmon River. These migratory fish are hatched in the river, eventually make their way to the Pacific Ocean, and return to the same river after spending 1-3 years at sea. During the season, fish in the range of 6-18 lbs. are common. Early fall trips feature the most active steelhead. The larger “B” run” fish begin to arrive once the water temperature cools toward the end of October.
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O ther R ecreation Lake Como offers 913 acres to swim, boat, fish, camp, hike, or simply enjoy a relaxing picnic with friends. Located just 23 miles from the orchard/ranch, Lake Como offers so many diverse trails that a hiker could spend an entire summer trying to explore them all. Boating may be the most popular activity on the lake. The boat launch at Lake Como has parking for 40 boats and eight vehicles. The water depth is adequate for boats starting in mid-June and lasting well through August. The campground is a single loop through a mixture of pine and fir trees located just below the lake. Lake Como Lower Campground is paved and features a host site and ten pull-through recreation sites. Whether you’re on the water or relaxing on the beautiful sand beach, Lake Como is a favorite spot in the Bitterroot Valley. The grounds are kept immaculate with picnic tables, grills, and restrooms. The lake is so popular over the 4th of July holiday that visitors reserve their spots weeks in advance. 20
Swanson’s Apple Orchard | Corvallis, Montana
NEARBY ATTRACTIONS & ACTIVITIES The Swanson’s Apple Orchard and the nearby town of Corvallis are located in one of Montana’s recreational mecca areas. An adventurous soul will never be bored in this area. Somewhere along Highway 93, there’s a billboard that says, “If you’re bored, you’re doing it wrong.” And no truer words have ever been on a billboard. The Bitterroot Mountains are home to the 1.3± million-acre Selway-Bitterroot Wilderness Area, which is part of a contiguous five-million-acre wilderness complex spanning two states and populated by one of the largest elk herds in the United States as well as healthy numbers of mule deer, whitetail, bighorn sheep, and other large game animals. As you travel along Highway 93, you will notice that the towns in the Bitterroot Valley are spaced about 20± miles apart. This is because the first municipalities were founded back in an era when transportation as we now know it didn’t exist. People rode horses or pulled wagons with oxen or mules. Back then, a reasonable distance to travel in a day was 20± miles. Today the short distance between towns is a huge convenience. If one lives in Lolo or Florence and there’s a rodeo in the southern reaches of the valley, it’s an easy drive to enjoy the event. The same holds true for shopping, socializing, attending community festivals, or seeking recreational adventures. Residents enjoy the livability of the valley and can easily take pleasure in all that it has to offer. Another asset of valley living is the friendliness and welcoming manner of its people.
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INCOME | RETURN OPPORTUNITY Swanson’s Apple Orchard offers a significant income from the orchard, hay production, and cattle grazing. There is ample room to expand the orchard and be in full production in a five-year span. Financials available upon request.
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Swanson’s Apple Orchard | Corvallis, Montana
WATER RIGHTS The orchard/ranch is supplied with 70 miners inches of irrigation water from the “Big Ditch,” which is operated by the Bitterroot Irrigation District. All water rights transfer upon the sale.
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. All mineral rights owned by the seller shall transfer to the new owner.
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. The ranch is not encumbered by any Conservation Easements. 23 www.fayranches.com | (800) 238.8616 | info@fayranches.com
SUMMARY The Swanson’s Apple Orchard offers a buyer the opportunity to own a large slice of Montana with gorgeous views and countless recreational opportunities. In addition to the fabulous lifestyle available, this property earns an income and has the potential to earn even more. It is a great place to live and own an apple orchard. The nearby town of Corvallis offers a small-town and historical feeling, giving residents a sense of days gone by while also offering all the city conveniences of Hamilton, plus state-ofthe-art medical care. A short drive north takes you to Missoula, this area’s cultural hub and home to the University of Montana, two highly rated hospitals, an International Airport, an outdoor amphitheater, and multiple gateways to Montana recreation in other areas.
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Swanson’s Apple Orchard | Corvallis, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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PRICE $5,900,000
TERMS Cash, Conventional Financing, 1031 Tax Exchange
CONTACT Please contact John Anderson at (406) 750-0820 | janderson@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 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.
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Swanson’s Apple Orchard | Corvallis, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Swanson’s Apple Orchard | Corvallis, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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Swanson’s Apple Orchard | Corvallis, Montana
www.fayranches.com | (800) 238.8616 | info@fayranches.com
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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 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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JOHN ANDERSON Broker Associate Licensed in: MT, ID c. 406-750-0820 janderson@fayranches.com
FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com