$25,000,000
42629 Eli Gap Road
Polson, MT 59860
MLS# 22212549
3 beds  |  3 baths  |  1980 sqft


42629 Eli Gap Road, Polson, MT 59860
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Property Description
Thoughtfully assembled over nearly four decades, Valley View Ranch may be the largest contiguous block of irrigated ground ever to be offered in this part of Western Montana. Situated in a small, bucolic valley adjacent to the Flathead Lake resort community of Polson, the complex consists of +/-5864 well-blocked acres spanning nearly 7.5 miles from east to west. Water allotments totaling over 4,0000 acre-feet are delivered through a network of canals via the Flathead Irrigation Project to 15 pivots covering +/- 1850 acres. 39 wheel lines and some handlines make up the balance of +/-4100 acres under irrigation.In the unlikely event that the allotments are insufficient, the ranch has access to additional water from the Pablo Reservoir, a mere 1 mile to the north of the ranch's easter

Details
Maps
Documents
Contract Data
Current Price: $25,000,000
Property Sub-Type: Single Family Residence
Listing Date: 2022-08-20
List Price: $25,000,000
Selling Office Comm.: 2.02
Sellers Preferred Title Company: FATCO
Agent Owned: No
List Price/SqFt: 12626.26
REO/Bank Owned: No
Sold Data
Status: Active
Potential Short Sale: No
General Property Description
Fin. Sq. Ft. Est.: 1750 - 2000
Total Sq. Ft.: 1980
Total Sq Ft Basement (B): 783
Sq Ft Main Level (M): 1703
Sq Ft Main Dwelling: 2486
Sq. Ft. Source: Public Records
Year Built: 1983
Remodel/Updates: Partial Remodel
Style: Ranch
Lot Size Estimate: 100+
Lot Acres: 5864
Lot SqFt: 255435840
Total Bedrooms: 3
Total Bathrooms: 3
Total Full Baths: 2
Total Half Baths: 1
Garage Type: Attached
Garage Stall: 2
Waterfront: None
HOA: None
HOA Transfer Fee: None
Short Term Vacation Rental: Yes
Legal and Taxes
Covenant: No
Zoning: Rural
Taxes: 171056
Tax Year: 2021
Tax Remarks: Includes Water
Legal: Lengthy, call L/A
Location
House Number: 42629
Street Name: Eli Gap
Street Suffix: Road
State: MT
Zip Code: 59860
County: Lake
Country: United States
City Limits: No
Directions: Call L/A
Geo Lat: 47.620483
Geo Lon: -114.265882
Terms Of Sale
Other: Ag Loan
Surface Water
Water Description: Irrigation Ditches
Adjacent Owners
Other: Tribal
Property Features
Basement: Partial
Terms Of Sale: Cash
Possession: Closing
Utilities: Cable TV Available; Electric; Internet; Septic System
Road Surface: Asphalt; Gravel
Road Frontage: County Road
Views: Meadow(s); Mountains; Residential; River/Stream/Creek; Valley
Surface Water: Pond(s); Seasonal
Terrain: Mix
Construction: Site Built; Wood/Frame
Fuel Source: Natural Gas
Heating Type: Forced Air
Roof: Wood Shakes
Foundation: Unknown
App./Equip. Included: Auto Gar. Door Opener; Dishwasher; Range; Refrigerator
Irrigation: Ditch; Gravity; Sprinkler; Other
Interior Features: Master Bedroom Main Floor
Exterior Features: Deck; Fence; Paved Drive; Porch
Outbuildings: Arena; Barn; Cabin(s); Corrals; Guest Quarters; Shed(s); Shop; Silo(s)
Fencing: Barbed Wire; Cross; Perimeter; Wood
Adjacent Owners: Private
Supplements
boundary. Water is moved from the canals via +/- 21 pump stations through miles of buried and surface mainline. Operationally, much of the irrigated ground is in alfalfa production averaging 4.1 tons per acre in two cuttings with the balance in improved pasture with a small portion leased out for row crops. To compliment the farming and irrigation infrastructure improvements, the current owner runs 250 mother cows year-round, along with yearlings and bulls. They also bring in an additional 1000-1250 pairs that they custom graze and feed depending on the season. This number of livestock is well under historical and calculated carrying capacity. The ranch is fully fenced and cross fenced with cattle moved between improved irrigated pasture and vast swaths of native range along the complex's periphery. The ranch is modestly improved with appropriate operational facilities including working corrals, calving sheds, arenas, scales and housing for employees. The owner's residence, constructed in 1987, is conveniently located along Eli Gap Road offering three bedrooms, three bathrooms, double car garage and partial basement. There are three additional single family homes spread across the ranch currently used as income generating rentals. Valley View Ranch is nearly adjacent to Polson, a lake resort community of roughly 5000 people. The community offers all amenities associated with communities of this size including lodging, shopping, medical facilities and a 4,2000 paved municipal landing strip and facilities for float planes. For amenities associated with larger communities like commercial air service, Missoula and Kalispell are 1:15 and 1:00 respectively. Valley View Ranch with its substantial irrigation infrastructure, rich soils and abundant water combine to make this offering unique in its operational potential in a locale that rarely sees production ranches of this size and quality come to market.

Listing Office: Hall and Hall Partners, LLP

Listing Agent: Deke Tidwell

Last Updated: August - 25 - 2022

42629 Eli Gap Road, Polson, MT 59860 - MLS# 22212549
The listing broker's offer of compensation is made only to participants of the MLS where the listing is filed.

IDX information provided courtesy of the Montana Regional MLS, LLC. IDX information is provided exclusively for consumers' personal, non-commercial use, and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. The data is deemed reliable but is not guaranteed accurate by the MLS.