Helena, Montana
$2,500,000
161± Acres
HELENA VALLEY HAY FARM
INTRODUCTION
Helena Valley Hay Farm is a highly coveted irrigated property in the heart of Montana’s Helena Valley—an area long celebrated for its deep agricultural heritage, consistent productivity, and exceptional natural beauty. Backed by reliable water rights through the Helena Valley Irrigation District (HVID), the farm features a brand-new full-circle pivot system.
Though the region is often associated with alfalfa, this operation is currently seeded to sainfoin, a non-bloating, nutrientrich legume prized for its forage quality, soil-enhancing properties, and pollinator benefits. The current owners have built a successful sainfoin hay business with established regional demand, making this a turnkey opportunity for agricultural producers and investors.
The property offers easy, year-round access via a well-maintained county gravel road and showcases sweeping views across the scenic Helena Valley. Surrounded by other working farms and ranches and expansive rural acreages, the setting supports a diverse and thriving wildlife population. This area is known for abundant whitetail and mule deer and migratory birds, including geese and ducks, which enjoy the proximity to the lakes region. An avid sportsman will enjoy the excellent big game hunting opportunities on the farm and in the region, as many wildlife species enjoy calling the Helena Valley home. Wildlife is drawn to the area by the rich habitat, including abundant water resources and an open landscape with high-quality grasses providing excellent forage.
In addition to its agricultural value, the farm offers incredible recreational access. Hauser Lake and Lake Helena are just minutes away for boating and fishing, while nearby trails provide year-round hiking, horseback riding, snowmobiling, and off-road vehicle use. The Great Divide Ski Area is also within easy reach. The Missouri River—renowned for its float trips and world-class fly fishing—is only a short drive away. Despite its quiet rural location, the property is just 15± minutes from downtown Helena, offering convenient access to shopping, dining, medical services, and commercial air travel.
Whether seeking a well-managed income-producing farm or a recreational retreat with investment potential, Helena Valley Hay Farm presents a rare and valuable opportunity.
1 Helena Valley Hay Farm | Helena, Montana
QUICK FACTS
• Approximately 130± acres of pivot-irrigated hay meadow currently seeded to sainfoin
• Beautiful Helena Valley views and property in a scenic and picturesque location
• Easy access from a well-maintained gravel county road
• Brand new full-circle pivot providing sprinkler irrigation from Helena Valley Irrigation District (HVID)
• Excellent production for sanfoin hay marketed for sale locally and regionally
• Excellent big game hunting for deer on the ranch and in the region
• Nearby trails for endless hiking, horseback riding, four wheeling and snowmobiling adventures
• Abundant recreation close, including the Great Divide Ski Area
• Minutes to Hauser Lake and Lake Helena
• Close to the Missouri River for float and fly fishing opportunities within minutes of the ranch
• Approximately 15 minutes to Helena for dining, shopping, and major services, including medical and commercial air
• Abundant wildlife calls the region home, including elk, deer, moose, bobcats, mountain lions, and more
Helena Valley Hay Farm | Helena, Montana
ACREAGE
• 161± deeded acres
The farm features a newly installed full-circle pivot for easy and efficient irrigation and is seeded to sainfoin. The crop is marketed both locally and regionally and has an excellent customer base. A small portion of the property is fenced for grazing and features a natural spring offering stock water capability. The property also includes a homesite location with a separate driveway access and an ideal location for a full-time residence or getaway home.
Helena Valley Hay Farm | Helena, Montana
SCENIC VISTAS
The farm is nestled in the foothills adjacent to ag properties, near Hauser Lake, and features picturesque mountain views.
Helena Valley Hay Farm | Helena, Montana
IMPROVEMENTS
The farm features minimal improvements, including grain bins utilized previously for on-site grain storage and a fenced stack yard. The property is fully fenced to allow for seasonal grazing if desired. The farm also includes a lovely homesite location where a new owner may choose to construct a full-time residence to enjoy the farm and region in a more permanent fashion.
Helena Valley Hay Farm | Helena, Montana
The beautiful waters of Hauser Lake are close to the property, offering an opportunity for swimming, fishing, boating, tubing, and more within minutes of the farm.
HUNTING | WILDLIFE
The region surrounding the Helena Valley Hay Farm is known for its excellent big-game hunting and endless outdoor recreational opportunities. The Helena Valley is surrounded by various public lands, including National Forest, Bureau of Land Management (BLM), State Land, and Wilderness Designated Land. It supports a variety of outdoor activities, including hunting, hiking, horseback riding, mountain biking, and more!
Photo not taken on property
Photo not taken on property
Photo not taken on property
Photo not taken on property
FISHING
Montana anglers are drawn to the Missouri River, and Hauser Lake—one of three reservoirs in the Helena Valley—offers a unique lake fishing experience. The location of the farm and property provides easy access to top spots on Hauser Lake, including the causeway to Lake Helena, known for year-round perch and walleye fishing, and the cliffs near Lakeside Marina, where Kokanee salmon school—one of which set the U.S. record in 2001. Hauser also holds rainbow and brown trout ranging from 1 to 7 pounds, with browns reaching up to 15. A short drive away, the renowned Missouri River float stretch from Holter Dam to Craig offers exceptional fly fishing. Other fly fishing destinations, including the Blackfoot, Dearborn, and Little Blackfoot Rivers, are all within an hour.
SKIING
Great Divide Ski Area is a hidden gem spread across over 1,500± acres of varied terrain, providing excellent opportunities for beginners through expert skiers. The summit is 7,330± feet above sea level, sporting a 1,500± foot vertical drop. Skiers enjoy dry powder, amazing views, and short lift lines.
Photo not taken on property
The Missouri River - Photo not taken on property
Helena Valley Hay Farm | Helena, Montana
INCOME OPPORTUNITY
The current owners raise sainfoin and have developed a loyal clientele throughout the region who purchase the sainfoin to feed cattle, horses, and other livestock species. Sainfoin is considered a type of hay, and some prefer it as it is a non-bloat-causing legume that is palatable, making it a wonderful forage option.
The southwest corner of the farm features a small subirrigated and separately fenced area that could provide some summertime grazing for a few heads of horses or cattle. Alternatively, with the brush and trees in that portion of the farm and a warm water spring in place for livestock watering, this can support wintertime grazing with shelter and water resources.
www.fayranches.com | 800.238.8616 | info@fayranches.com
Helena Valley Hay Farm | Helena, Montana
AREA HISTORY
Helena, Montana’s capital, blends rich history with modern living. Founded during the 1864 gold rush, it’s known for its striking architecture, including the Montana State Capitol and Cathedral of Saint Helena. With a population of over 31,000, Helena offers excellent schools, healthcare, and direct air travel. The city boasts a lively arts scene, seasonal events, and year-round outdoor recreation—just minutes from the Helena Valley Hay Farm.
NEARBY ATTRACTIONS & ACTIVITIES
The Gates of the Mountains is a striking natural landmark located on the Missouri River near Helena, Montana, holds a special place in American history due to its association with the Lewis and Clark Expedition. Discovered by Meriwether Lewis and William Clark during their historic journey in July 1805, this dramatic gorge features towering limestone cliffs that rise abruptly from the river, creating a breathtaking passage that they described as resembling “gates.” The area, which was later named the Gates of the Mountains, provided a significant navigational reference and a moment of awe for the explorers as they traversed the rugged terrain. Today, the Gates of the Mountains remains a popular attraction, offering visitors scenic boat tours and hiking opportunities to experience the stunning geological formations and rich history that captivated the famous expedition team.
Gates of the Mountains - Photo not taken on property
Hauser Lake - Photo not taken on property
Helena Valley Hay Farm | Helena, Montana
CLIMATE
Helena, Montana, has a relatively mild climate, with July highs around 85 degrees and winter lows dipping to 14 degrees. The Helena Valley typically receives, on average, 12 inches of rain and 37 inches of snow per year. Close to the nationwide average, Helena typically receives 189 sunny days per year.
Climate charts courtesy of https://www.city-data.com/city/Helena-Montana.html
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 Helena Valley Hay Farm is an excellent candidate for conservation if a new owner chooses to pursue a conservation easement to preserve and protect the property heading into the future. Fay Ranches, Inc. has extensive experience working with conservation easements, recognizing them as valuable tools for preserving family farms and ranches while preventing subdivision development that can diminish the beauty of rivers and the value of surrounding land.
The purpose of a conservation easement varies for each landowner. For some, it may serve to pass down a farm or ranch to future generations. For others, it may help protect the watershed of a beloved trout stream or provide winter habitat for elk. Every conservation easement has its own unique story, but the common thread is the landowner’s commitment to preserving a cherished piece of land for future generations.
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 landuse practices have significantly enhanced our work landscape.
17 Helena Valley Hay Farm | Helena, Montana
LOCATION
Helena, Montana’s state capital, is located just minutes from the property and combines an active beat of students, politics, and outdoor activities. Local events occur often and create an ambiance of community—theater and symphony, a jazz festival, concerts, rodeos, race in the Governor’s Cup, and enjoy the largest sled dog race in the lower 48 states. Helena was founded on July 14, 1864, with the discovery of gold in Last Chance Gulch by four men known as “The Four Georgians.” By 1888, about 50 millionaires lived in Helena, more per capita than any city worldwide. The State Capital Building (with its distinctive gold rotunda), the Civic Center, and the Saint Helena Cathedral are among Helena’s many unique historic buildings.
Today, Helena serves as a robust home to over 31,000 full-time residents, features quality higher education opportunities at both Carroll College and Helena College, and is the county seat of Lewis and Clark County. The valley includes excellent medical facilities, a regional airport with flights to major hubs for connections to almost anywhere, Montana state offices, Fort Harrison, and a Veterans Hospital, and a variety of shopping, restaurants, and performing arts, including the wildly popular summertime “Symphony Under the Stars” event with music, dancing, and fireworks held at Carroll College each July and other amenities. The Helena community features a vibrant and active business atmosphere. It offers a wonderful quality of life to the full-time and part-time residents in the Helena Valley and region.
GETTING THERE
The Helena Valley Hay Farm is close to Lake Helena and about 15 minutes from the airport and shopping. From I-15, follow East Custer Avenue for just under one mile. Take a left on York Road and follow for approximately 5+ miles to Lake Helena Drive on the left. Follow for approximately 4.5 miles to take a right on Cedar Valley Road. Follow for about 1 mile to the left on Dana Point Drive and one mile to the property on the right.
AIRPORT SERVICES
Helena Regional Airport is minutes from the ranch. It accommodates direct flights to Salt Lake, Seattle, Denver, and Minneapolis via Alaska, Delta, and United Airlines. Exec Air, located in Helena, caters to private aircraft.
19 Helena Valley Hay Farm | Helena, Montana
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.
Helena Valley Hay Farm | Helena, Montana
SUMMARY
Helena Valley Hay Farm offers an attractive opportunity for agricultural producers and investors seeking irrigated land near Montana’s capital. With reliable water from the Helena Valley Irrigation District and established sainfoin production—a nutrient-rich, non-bloating legume prized for forage and soil health—the farm supports a successful hay operation with strong buyer relationships. Just minutes from Helena’s airport, colleges, and medical facilities, the property combines agricultural productivity with long-term growth potential, infrastructure access, and recreational opportunities nearby. It’s wellpositioned for continued use or crop diversification.
Helena Valley Hay Farm | Helena, Montana
Please contact Kimberly Lowry at (406) 490-4323 | klowry@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.
$2,500,000 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.
Scan the QR code to learn more.