Big Flat River Ranch | Fay Ranches

BIG FLAT RIVER RANCH

Missoula, Montana $2,000,000 64.69± Acres

INTRODUCTION Comprising approximately 64± acres along the banks of the Clark Fork River, the Big Flat River Ranch offers a home with an exceptional blend of agricultural land, recreation, and proximity to Missoula. The property features around 1,800 feet of river frontage, where you can enjoy fishing, floating, and the sights and sounds of the running water—right out your back door.

Located on the outskirts of Missoula, just minutes from downtown, the property strikes a rare balance of convenience alongside all the qualities of a farm and ranch property.

The 2,496± square-foot home features three bedrooms and two bathrooms and has been partially remodeled. An openconcept layout with exposed beams and rustic finishes creates a warm, inviting living space that blends comfort with Montana character. It’s move-in ready, with room for further updates or personal touches.

The land is level, productive, and well-equipped for horses and continued agricultural use. The property benefits from extensive water rights for irrigation and stock. Multiple wheel lines irrigate approximately 26 acres of hay ground.

In addition to the deeded acreage, the property is adjacent to a landlocked strip of Forest Service land, which increases river access and recreation opportunities.

This property presents a rare opportunity to own productive acreage with river frontage, established agricultural infrastructure, and direct access to everything Missoula has to offer.

Whether you want to work the land, enjoy access to prime fishing waters, or simply establish a home base with extra space, privacy, and long-term investment value, the Big Flat River Ranch offers a compelling foundation for a range of uses and represents a standout offering in the Missoula Valley.

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QUICK FACTS • • • • • • • • • • • •

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64.69± acres along the Clark Fork River offering a blend of agricultural and recreational opportunities 1,800± feet of private river frontage with direct access to fishing, floating, and river leisure 2,496± square foot home and established infrastructure, including a workshop and multiple outbuildings Located in the desirable Big Flat neighborhood on the outskirts of Missoula Convenient access to town amenities and services Extensive water rights. Three wheel lines irrigate approximately 26 acres Well-suited for horses and continued farming or ranching Excellent onsite hunting and fishing: archery whitetail deer, waterfowl, wild trout Adjacency to a strip of National Forest increases river access, hunting, fishing, and recreation Diverse riparian habitats along the Clark Fork River provide scenic beauty and serve as a wildlife corridor Versatile land use potential, ideal for agriculture, recreation, and a private retreat near Missoula Just 10± miles from downtown Missoula and 9± miles from Missoula International Airport

www.fayranches.com | 800.238.8616 | info@fayranches.com

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ACREAGE •

64.69± deeded acres

The Big Flat River Ranch encompasses approximately 64.69± deeded acres. The property includes the homesite, outbuildings, and about 26 acres of irrigated land. The remaining acreage features the adjacent cottonwood-filled river bottom and Clark Fork River frontage.

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SCENIC VISTAS

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RECREATION Few parts of the West, let alone the country, offer the rich recreational choices of the Missoula area. A scenic hike overlooking the town, an afternoon of dry fly fishing on the Clark Fork River, followed by an exquisite meal at one of many fine bistros—this is just an example of a way to relish a day in western Montana. Downhill skiing, endless access to wilderness, and world-class golf courses also complement the list.

HUNTING | WILDLIFE If you live in Missoula, wildlife becomes an everyday part of life. The river corridor hosts a rich and diverse ecology. From the property, you can enjoy frequent sightings of golden and bald eagles, osprey, the occasional falcon, and numerous species of waterfowl. The river is home to healthy populations of wild and native trout, while whitetail deer thrive in the cottonwood bottoms and hay fields. A springinfluenced channel enters the Clark Fork adjacent to the property, ensuring open water for late-season waterfowl. Just down the road, you can access hundreds of thousands of acres of National Forest lands for unlimited hiking, hunting, riding, and mountain biking.

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FISHING Big Flat River Ranch offers excellent river recreation. The stretch of the Clark Fork that passes through the property is home to healthy populations of all local trout species, including some of the area’s hardest-fighting rainbow trout. This section of the river features wide riffles, runs, and flats, providing dry fly-fishing opportunities for much of the year. Raft and driftboat fishing are effective, and several runs offer wade fishing opportunities within walking distance. Small boats can be launched directly from the property, and this portion of the river is excellent for inner tubing, kayaking, and stand-up paddleboarding. The Kona Bridge boat ramp is only two miles upstream, allowing easy floating down to the property.

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CLIMATE The Missoula area is often referred to as Montana’s “banana belt” due to its warmer climate relative to the rest of the state. On average, Missoula receives about 15 inches of rainfall and 40 inches of snow yearly. Summer high temperatures average 85 degrees, and winter low temperatures average roughly 18 degrees.

Climate charts courtesy of https://www.city-data.com/city/Missoula-Montana.html

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WATER RIGHTS The ranch has senior water rights for irrigation, stock water, and domestic use, with some dating back to 1906. All appurtenant water rights will transfer in the sale.

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LOCATION Missoula, Montana, is a vibrant hub at the confluence of the Clark Fork, Bitterroot, and Blackfoot Rivers, with the stunning Northern Rocky Mountains as its backdrop.

This dynamic city offers a rich cultural scene, a strong connection to its natural surroundings, and ample opportunities for outdoor recreation. Home to the University of Montana, Missoula also benefits from a lively academic and athletic community that adds energy and depth to the local culture. The city features a thriving music and arts scene, highlighted by venues like the KettleHouse Amphitheater, which draws major touring acts to its scenic riverside stage. As an entry point to vast wilderness areas, it provides exceptional fly fishing, hiking, skiing, and hunting. Nearby, the charming town of Stevensville holds significant historical importance in Montana’s early development, while the scenic Bitterroot Valley is known for its agricultural heritage and breathtaking beauty. The region balances a lively urban atmosphere with immediate access to rugged landscapes, making it an appealing destination for art enthusiasts, outdoor adventurers, and those seeking a unique Montana experience.

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AIRPORT SERVICES The ranch is approximately 9 miles from the Missoula International Airport (MSO), which offers direct flights to nine major US markets and 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. MSO accommodates United, Delta, Horizon, and Allegiant Airlines.

Minutemen Aviation caters to private aircraft.

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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.

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SUMMARY Located on approximately 64 acres along the Clark Fork River, this property combines agricultural productivity, private recreation, and close proximity to Missoula. With 1,800± feet of river frontage and public land borders, it offers excellent dry fly fishing, hiking, and wildlife access. The setting feels private and remote while still offering convenient access to town and amenities. Level ground, ample water rights, and existing infrastructure support a range of agricultural uses. This is a rare opportunity to own significant acreage in a highly desirable and accessible river corridor near Missoula.

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CONTACT PRICE $2,000,000 TAXES $4,067.71 TERMS Cash Conventional Financing 1031 Exchange

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Please contact Daniel Mahoney at (406) 360-7373 | dmahoney@fayranches.com or Mike Deshore at (406) 543-8888 | mdeshore@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties 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.

www.fayranches.com | 800.238.8616 | info@fayranches.com

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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