LOLO PEAK SHADOWS
Lolo, Montana
$6,900,000
1,882.2± Acres
INTRODUCTION
Lolo Peak Shadows is a rare opportunity to own approximately 1,882.2± acres of deeded land, intertwined with seemingly endless US Forest Service (USFS) lands along the edge of the Lolo National Forest. Spanning five legal parcels, the property sits in the foothills under the silhouette of Lolo Peak. It consists of a diverse mix of forests, meadows, open parks, burn areas, and stream corridors. Both Tevis Creek and Mill Creek meander on and off the property through USFS and private lands. Additional drainages with small seasonal creeks support abundant wildlife and shape a landscape of ridgelines, meadows, and creek bottoms.
The property spans elevations from approximately 3,800 to over 6,100 feet, featuring a diverse landscape of timbered ridges, open meadows, and lush creek drainages. An established internal road network provides easy access across the land, linking several panoramic build sites that offer sweeping views of the surrounding mountains and forests. A solarpowered shipping container serves as a functional off-grid shelter, while a second, empty container provides additional storage.
In addition to its natural beauty, the property is ideal for outdoor recreation. On-site opportunities include hunting, hiking, biking, Nordic skiing, and wildlife viewing. With direct access to hundreds of thousands of acres of public land, you can also enjoy horseback riding, snowmobiling, backcountry skiing, ATV exploration, and more.
Located just 10± miles from Lolo and approximately 21± miles from Missoula, Lolo Peak Shadows offers seclusion without sacrificing convenience. With no conservation easement, zoning, or covenants, this unencumbered holding offers a rare opportunity for a private retreat, recreational basecamp, or long-term investment in one of western Montana’s most sought-after regions.
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Lolo Peak Shadows | Lolo, Montana
QUICK FACTS
• 1,882.2± deeded acres across five legal parcels
• Over 3,350 feet of Mill Creek and nearly 3,900 feet of Tevis Creek flow through the property
• Expansive views from multiple high points
• Exceptional recreation property with opportunities for hunting, hiking, wildlife viewing, horseback, motorcycle, and ATV adventures
• Adjacent to the Lolo National Forest, offering access to a vast amount of public land and connectivity into the Selway Bitterroot Wilderness.
• Elaborate road infrastructure throughout the property connecting multiple potential build sites with panoramic views
• Diverse topography with elevations ranging from 3,800 to 6,100 feet
• Located just 10± miles from Lolo and approximately 21± miles from Missoula
• No conservation easement, zoning, or covenants in place
• A solar-powered storage container provides offgrid shelter
Lolo Peak Shadows | Lolo, Montana
ACREAGE
• 1,882.2± deeded acres
Lolo Peak Shadows is a rare combination of expansive forested ridges, open foothills, and steep creek corridors. Some portions of the property were impacted by the 2017 Lolo Peak Fire, resulting in a unique post-fire landscape with a diverse mix of native regrowth.
TIMBERLAND
An array of native timber, including stands of Douglas fir, western larch, lodgepole pine, and ponderosa pine are found on the property.
5 Lolo Peak Shadows | Lolo, Montana
Lolo Peak Shadows | Lolo, Montana
Lolo Peak Shadows | Lolo, Montana
Lolo Peak Shadows | Lolo, Montana
RECREATION
Surrounded by vast stretches of public land, the area offers year-round access to a wide range of outdoor recreation. In the warmer months, miles of trails and backcountry routes support hiking, horseback riding, mountain biking, and motorized use. Alpine lakes, mountain streams, and clear-running creeks offer excellent fishing. In winter, the landscape transforms for snowmobiling, cross-country skiing, snowshoeing, and backcountry skiing, with terrain suited to both casual users and serious adventurers. The Mill Creek Trail runs through a portion of Section 9 and offers direct access to Lantern Ridge, Lolo Peak, and the northern border of the Selway Bitterroot Wilderness.
HUNTING | WILDLIFE
Located in Montana Hunt District 201, Lolo Peak Shadows provides access to some of the state’s most sought-after big-game hunting. The area is known for healthy populations of elk, mule deer, and whitetail deer, with both archery and rifle seasons stretching from early September to late November. Black bear and mountain lion hunting opportunities are also available in spring and fall. Upland bird and waterfowl hunters will also find excellent seasonal hunting for grouse, ducks, and pheasants.
FISHING
Stretching west from Lolo along Highway 12, Lolo Creek offers seasonal trout fishing for rainbows, browns, and cutthroats with easy roadside access at campgrounds. Upstream, the South Fork of Lolo Creek offers a more secluded experience with smaller but eager trout in a pristine mountain setting. Just over Lolo Pass, the Lochsa River offers exceptional fishing in Idaho.
Nearby rivers include the Bitterroot River –famous for its dry-fly hatches, and the Clark Fork River for float fishing. Whether wading or floating, this area delivers exceptional fishing opportunities.
Lolo Creek in the Lolo National Forest
Lochsa River Fishing
Lolo Peak Shadows | Lolo, Montana
Lolo Peak Shadows | Lolo, Montana
AREA HISTORY
Situated at the confluence of the Bitterroot and Missoula Valleys, Lolo occupies a unique place in the tapestry of western Montana. This area has long served as a crossroads—first for Indigenous peoples, including the Salish, Pend d’Oreille, and Nez Perce tribes, who used the Lolo Trail for trade and seasonal migration. Later, it became a key route for the Lewis and Clark Expedition as they traversed the Bitterroot Mountains in 1805, guided by local tribes through what is now known as Lolo Pass.
To the south, the Bitterroot Valley unfolds with rugged mountain peaks, fertile farmland, and communities steeped in pioneer history. Towns like Stevensville—the site of Montana’s first permanent settlement—and Hamilton preserve the region’s rich agricultural and logging heritage. The valley is also a haven for fly-fishing, wildlife viewing, and backcountry exploration.
To the north, the Missoula Valley serves as a cultural and economic heartbeat, anchored by the university town of Missoula. Here, the Clark Fork River winds through a lively community known for its art scene, music festivals, eclectic food, and access to miles of trails and riverfront recreation.
Lolo itself blends these worlds—quiet and close-knit, yet minutes from the amenities of Missoula. Its location offers direct access to historic Lolo Hot Springs, the National Forest, and the storied Lolo Trail, making it a gateway to both adventure and solitude.
Lewis & Clark Expedition
NEARBY ATTRACTIONS & ACTIVITIES
Elk Meadows Road not only provides access to the property but also offers amazing access to public lands. If you continue up the road into the USFS lands, you’ll find numerous backcountry roads, hiking opportunities, high mountain lakes, and connectivity to Lolo Pass and Lochsa Lodge. It’s a wonderful area that offers fishing, hiking, camping, snowmobiling, and exceptional wildlife viewing.
Snowmobiling in Lolo National Forest
Lolo Peak Shadows | Lolo, Montana
CLIMATE
Often called Montana’s Banana Belt, the Bitterroot Valley is one of the state’s most temperate areas. On average, Lolo receives about 25 inches of rainfall each year and 33 inches of snow. Summer high temperatures average in the upper 70s to low 80s, and winter low temperatures average in the 30s.
Climate charts courtesy of https://www.city-data.com/city/Lolo-Montana.html
Lolo Peak Shadows | Lolo, Montana
Lolo Peak Shadows | Lolo, Montana
LOCATION
Located in western Montana, Lolo offers a peaceful, small-town setting minutes from Missoula. Residents enjoy easy access to expansive national forests, riverfront recreation along Lolo Creek, and miles of hiking and biking trails, making it ideal for those who value outdoor adventure and natural beauty known for its proximity to natural hot springs and well-maintained trail systems. Just 20 minutes north, Missoula provides a vibrant downtown, a strong university community, and a thriving arts, music, and dining scene. Together, Lolo and Missoula offer a rare mix of seclusion, accessibility, and year-round adventure in the heart of the Northern Rockies.
GETTING THERE
From Missoula, take US-93 South to Lolo, then head west on Highway 12 for approximately 6.5± miles to Mill Creek Road. About half a mile up Mill Creek Road is a locked gate; access into Sections 2 and 11 is via an easement, and the property boundary lies roughly 2± miles beyond the gate.
Additionally, private gated access to Sections 5 and 9 is via Elk Meadows Road and the South Fork of Lolo Creek Road. Seasonal mountain roads wind through USFS lands and forested terrain southwest of Lolo. This road provides direct access to seemingly endless public lands near Lolo Peak and connects trailheads, old logging roads, and backcountry routes ideal for hiking, horseback riding, and hunting. In winter, the unplowed roads become a popular corridor for snowmobiling, backcountry skiing, and snowshoeing, offering quick access to high-elevation terrain just outside town.
AIRPORT SERVICES
The property is approximately 25 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.
Lolo Peak Shadows | Lolo, Montana
Lolo Peak Shadows | Lolo, 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
The property may be a good 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.
www.fayranches.com | 800.238.8616 | info@fayranches.com
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.
Lolo Peak Shadows | Lolo, Montana
Lolo Peak Shadows is a remarkable 1,882.2± acre recreational property bordering the Lolo National Forest, offering direct connectivity to hundreds of thousands of acres of public land. Tevis Creek and Mill Creek flow through the property, supporting abundant wildlife and contributing to its rich biodiversity. Set in an unspoiled corner of western Montana, the land offers varied topography, sweeping views, and a well-developed internal road system providing access to potential building sites. Just 10± miles from Lolo and 21± miles from Missoula, this rare holding combines privacy, access, and natural beauty in a truly wild setting.
29 Lolo Peak Shadows | Lolo, Montana
TAXES
$2,530.01
$6,900,000 Cash
Conventional Financing 1031 Exchange
This is an exclusive co-listing with Fay Ranches and PureWest Christie’s International Real Estate. Please contact Mike DeShore at (406) 543-8888 | mdeshore@fayranches.com, Daniel Mahoney at (406) 360-7373 | dmahoney@ fayranches.com or Rebecca Donnelly at (406) 546-0067 | rdonnellymt@gmail. com to schedule a showing. An agent from Fay Ranches or PureWest Christie’s International Real Estate 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.
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.
| 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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