IRISH SLOUGH RANCH
Three Forks, Montana
$5,500,000
250± Acres
INTRODUCTION
Set in the heart of Montana’s coveted Gallatin Valley, Irish Slough Ranch spans approximately 250± acres and offers a rare opportunity to own one of the most versatile and well-appointed properties along the Jefferson River. With approximately 3,168± feet—more than half a mile—of river frontage, this ranch offers unmatched access to blue-ribbon trout fishing, abundant wildlife, and a recreational lifestyle rooted in both privacy and convenience. Located less than 30 minutes from Bozeman Yellowstone International Airport and just 10± minutes from the historic town of Three Forks, this property provides a secluded yet easily accessible retreat with close proximity to both local amenities and the cultural offerings of Bozeman.
The land is thoughtfully improved with 115± acres of productive river bottom, 45± acres under pivot irrigation, 18± acres serviced by wheel line, and an additional 9± acres dedicated to an irrigated food plot—making it equally well-suited for agricultural use, wildlife enhancement, and recreational enjoyment. The ranch is free of conservation easements, offering a rare level of flexibility for future development or preservation.
A spacious 3,056± square foot main residence is already in place, making the offer a “turnkey” property. A septic permit has been secured for an additional premier home site—positioning the property for multi-generational use or future expansion. A stocked trout pond, spring-fed water features, and three waterfowl ponds further enrich the landscape, drawing in a wide array of bird and wildlife species. A private trail system weaves through the bottomland, offering varied access for vehicles, hiking, or OHVs. Irish Slough Ranch combines production, recreation, and exceptional location, making it a standout investment in Montana land.
Slough Ranch | Three Forks, Montana
QUICK FACTS
• 250± deeded acres
• 3,168± feet (0.6± miles) of Jefferson River frontage
• 115± acres of river bottom, 45± acres of pivot irrigation, 18± acres of wheel line irrigation, 9± acres of irrigated food plot
• Existing 3,056± square foot main home, equipment barn, and shop
• A septic permit in hand for an additional premier home site
• One stocked trout pond and spring-fed ponds throughout
• Three waterfowl ponds
• Outstanding habitat for a range of species, including pheasants, ducks (mallards, blue winged teal, widgeon, etc.), geese, turkey, sandhill cranes, eagles, whitetail deer, moose, and occasional elk
• Expansive, private trail system throughout the ranch’s bottomland (meaningful portions accessible in cares while others are better suited for hiking or OHVs)
• Under 30 minutes to Bozeman Yellowstone International Airport and approximately 40± minutes to Bozeman
• Under 10± minutes from the town of Three Forks, Montana, and the headwaters of the famous Missouri River
Irish Slough Ranch | Three Forks, Montana
AGRICULTURE
Irish Slough Ranch encompasses approximately 250± deeded acres, featuring a diverse and productive landscape, including 115± acres of lush, spring-fed cottonwood river bottom and 45± acres of pivot-irrigated farmland. An additional 18± acres are irrigated via wheel line, further supporting the ranch’s agricultural potential. Three dedicated waterfowl ponds are thoughtfully placed throughout the river bottom, enhancing habitat for ducks, geese, and other native species. The balance of the property includes a well-situated primary residence, several acres of non-irrigated pasture, a trout-stocked pond, and ample space ideally suited for developing non-irrigated food plots. This combination of water, wildlife habitat, and productive ground offers a versatile foundation for both agricultural use and recreational pursuits.
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Irish Slough Ranch | Three Forks, Montana
ACREAGE
Approximately 45± acres are irrigated by a pivot system, with an additional 18± acres supported by wheel lines. Another 9± acres are managed as flood-irrigated food plots, offering prime habitat and forage for waterfowl and other wildlife. The current owners have strategically planted wildlife-specific seed mixes and thoughtfully aligned the ranch’s agricultural operations to support and attract a variety of game and bird species, maximizing its value as a recreational and wildlife-focused property. There is currently a lessee on the ranch who runs a small cattle herd.
Irish Slough Ranch | Three Forks, Montana
IMPROVEMENTS
Irish Slough Ranch features an original 1920 farmhouse remodeled in 2010. It offers 3,056± square feet of living space, including five bedrooms, three bathrooms, and two living rooms. The home is ideal for relaxing after a day of recreational activities or hosting a family retreat.
In addition to the existing farmhouse, the current owner has identified and acquired a septic permit for an additional five-bedroom home on the ranch’s premiere homesite, alongside several of the property’s wetland complexes, providing unrivaled privacy and proximity to wildlife.
Irish Slough Ranch | Three Forks, Montana
RECREATION FISHING
The lower Jefferson River is considered a seasonal fishery that produces well in the fall, spring, and early summer. The Jefferson River is known for big browns, and the rainbow trout population has been increasing for years due to efforts by Trout Unlimited and Montana Fish Wildlife and Parks. Not generally known as a river with prolific hatches, the Jefferson River does fish very well with streamers and will have some good blue-wing olive hatches in the spring and fall. Float fishing launched from or landing at the ranch is the perfect way to spend the day – the ranch has a gravel bar that acts as a private boat ramp – while walk-wading along the ranch’s boundary is perfect for early morning and evening casting in tranquil solitude. The spring-influenced sloughs on the ranch can surprise with seasonal recruitment of fish as they meander through the ranch and confluence with the river on the northwestern boundary of the property.
The ranch is also in a prime location to take advantage of several other classic Montana rivers, including the Madison, Gallatin, Yellowstone, Beaverhead, Ruby, Missouri, and Big Hole Rivers.
HUNTING | WILDLIFE
Irish Slough Ranch is the epitome of a classic Montana riverbottom sporting property. The Jefferson River corridor is well known for its quality white-tailed bucks, and the ranch holds them in generous numbers. Moose, turkey, and, on occasion, elk also call the property home.
The property’s timbered sloughs and old river swales provide exciting hunting for waterfowl. The six spring-fed ponds are phenomenal habitat for a variety of ducks and geese. Pheasants abound on the ranch in large numbers. Irish Slough Ranch is home to two shooting preserves, a State of Montana program that allows the owner to stock and hunt pheasants and Hungarian partridge from September 1 through March 31. Several surrounding properties have enlisted in the program and manage for birds, dramatically improving the already excellent wing-shooting in this part of the valley.
OTHER
In addition to hunting, the ranch features a robust trail system, which includes a drivable loop through the ranch’s bottomland and several miles of hiking trails. The next owner can also enjoy shed hunting, foraging for wild mushrooms, birdwatching, and year-round trail riding. The Jefferson River is ideal for floating, tubing, or paddleboarding.
11 Irish Slough Ranch | Three Forks, Montana
WATER AMENITIES
0.6± miles of the Jefferson River make up the west and northwest boundary of the ranch, while several springinfluenced sloughs meander through the property. Multiple wetland complexes throughout the ranch’s bottomland provide outstanding migratory bird habitat. Towards the ranch’s eastern boundary, one stocked trout pond complements the Jefferson River and provides the owner with nearly year-round fishing opportunities. Three waterfowl ponds are located throughout the western portion of the ranch, nestled within the lush, productive river bottom.
Along with the Madison and Gallatin Rivers, the Jefferson River is one of the three headwater rivers, creating the Missouri River, the longest river in the United States. The Jefferson River, comprised of the Ruby, Beaverhead, and Big Hole Rivers, was a major route for Native Americans, fur trappers, and the Lewis and Clark Expedition. Today, the Jefferson River is ideal for floating, camping, and fishing.
Irish Slough Ranch | Three Forks, Montana
LOCATION
Irish Slough Ranch is conveniently located just 40 minutes from Bozeman and 10 minutes from Three Forks. Three Forks is home to boutique hotels, grocery stores, coffee shops, and more. The town got its name by being home to the confluence of the Madison, Jefferson, and Gallatin Rivers, which together created the Missouri River. The historic Sacajawea Hotel offers fine dining and overnight accommodations, and Bridger Brewery recently constructed a second location to host concerts and quench thirsty anglers, mountain bikers, and locals.
Nearby Bozeman has one of the strongest economies in Montana. Downtown Bozeman features rows of turn-of-thecentury buildings with over 100 shops and restaurants lining a beautiful, historic retail corridor. Big Sky Ski Resort and Bridger Bowl Ski Area lie approximately 80 and 60 minutes from the property, respectively.
AIRPORT SERVICES
Montana’s busiest airport, Bozeman Yellowstone International, is just 30± minutes east of Irish Slough Ranch. The airport has a 9,000± foot runway and is serviced by numerous daily flights from Delta, United, American Airlines, Alaska Airlines, Allegiant, Frontier, Jet Blue, Avelo, Southwest, and Sun Country. The airport has many non-stop flights and caters to corporate and private aircraft. The Bozeman Yellowstone International Airport also offers private aircraft and hangar facilities, enhancing the region’s already convenient access.
Irish Slough Ranch | Three Forks, Montana
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
Irish Slough Ranch is currently unencumbered. Due to the rapid growth of nearby Bozeman and the greater Gallatin Valley, Irish Slough Ranch would make a great candidate for a conservation easement.
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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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.
Irish Slough Ranch is a remarkable property in Montana’s Gallatin Valley, offering extensive Jefferson River frontage and a blend of agricultural ground, wildlife habitat, and recreational features. The land includes irrigated fields, productive river bottom, and designated food plots tailored for both forage and waterfowl. A trout-stocked pond, spring-fed ponds, and three waterfowl ponds further enhance its appeal for outdoor enthusiasts. Improvements include a well-appointed main residence and septic permits for two additional homesites, providing room for future expansion. Conveniently located near Three Forks and less than 30 minutes from Bozeman’s airport, this ranch combines privacy, versatility, and strong investment potential.
Irish Slough Ranch | Three Forks, Montana
Irish Slough Ranch | Three Forks, Montana
Please contact James Esperti at (406) 581-4795 | jesperti@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.
$5,500,000 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.
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