Ninemile Valley Ranch | Fay Ranches

NINEMILE VALLEY RANCH

Huson, Montana $10,995,000 457± Acres

INTRODUCTION Nestled in the highly sought-after Ninemile Valley between the Ninemile Divide and Reservation Divide Ranges, this ranch is a secluded haven just 45± minutes to Missoula, home to the University of Montana and an airport. This property is part of a crucial undeveloped wildlife passage between the Rattlesnake Wilderness Area and Mission Range to the northeast and the Selway-Bitterroot Wilderness to the southwest. The 457± deeded acres, contiguous to Lolo National Forest for about a mile, boast breathtaking views, unparalleled privacy, and almost two miles of fishable Ninemile Creek frontage, creating a quintessential Montana retreat. Acreage ranges from 170± acres of timbered slopes to creek bottom, irrigated lawns, and about 130 acres of irrigated hay meadows. Wildlife traipsing through includes whitetail deer, elk, turkeys, grouse, sandhill cranes, and the occasional wolf. The stunning landscape is only bested by the improvements, including a 2,970± SF main home, 902± SF log guest cabin, a barn/recreation center that sleeps 22, a rustic cabin with an outhouse, two pole-frame storage buildings, and a sporting clays course.

Ninemile Valley Ranch | Huson, Montana

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QUICK FACTS • • • • • • • • • • • • • •

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457± deeded acres Contiguous to Lolo National Forest for about a mile Almost two miles of fishable Ninemile Creek frontage 2,970± SF main home 902± SF guest cabin Barn/recreation center, rustic cabin, and other outbuildings Brand new, six-stand sporting clay course with 12 throwers A variety of wildlife, including whitetail deer, elk, turkeys, grouse, and Hungarian partridge Extensive water rights that feed mechanized irrigation equipment Hiking trail 45± minutes to Missoula and it’s airport An hour 45± minutes to Flathead Lake 3± hours to Glacier National Park Under conservation easement

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ACREAGE The 457± deeded acres range from about 170 acres of timbered slopes to creek bottom to irrigated lawns to about 130 acres of irrigated hay meadows that produce roughly 5,000 hay bales yearly. The diverse forested area on the west side of the property includes a mix of ponderosa pine, western larch, and Douglas fir, providing a vital bedding cover for numerous species of wildlife that pass through. Elevation ranges from 3,600± feet by the creek to 4,000± feet by Lolo National Forest, bordering the ranch for about a mile. Lolo National Forest is over two million acres, making this property feel much larger.

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IMPROVEMENTS A 2,970± SF charming main home sleeps seven and boasts a gourmet kitchen, multiple fireplaces, and a fire pit next to the home. The 902± SF rustic log guest cabin includes a lofted bedroom, bathroom, living area, and kitchenette.

A barn/recreation center sleeps 22 and includes 2.5 bathrooms, a kitchenette, a large living area with a fireplace, a large bunkroom, and a deck on the upper level. Downstairs, you will find a sauna, laundry room, separate shower, half bathroom, outdoor hot tub, basketball/racquetball court, and four oversized garage doors opening to a heated shop and ample storage spaces. Other structures include a remote and rustic log cabin with an outhouse and two pole-frame storage buildings. A six-stand sporting clay course with 12 throwers was recently built, providing an exciting variety of target presentations in a wooded setting.

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Ninemile Valley Ranch | Huson, Montana

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HOME

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Ninemile Valley Ranch | Huson, Montana

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BARN/RECREATION CENTER

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Ninemile Valley Ranch | Huson, Montana

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GUEST CABIN

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RUSTIC CABIN

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RECREATION HUNTING | WILDLIFE The current owners have managed the ranch, located in Hunt District 201, in an elk-friendly manner. In addition to elk, the ranch supports populations of whitetail deer, bears, mountain lions, gray wolf, turkey, grouse, Hungarian partridge, and a host of other animals and birds, including bald and golden eagles, amphibians, reptiles, fish, wetland and shorebird species, and waterfowl. These animals pass through the ranch to and from the millions of acres of contiguous Lolo National Forest.

Elk; not taken on property

Whitetail deer; not taken on property

Turkey; not taken on property

Grouse; not taken on property

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FISHING Almost two miles of fishable Ninemile Creek make up the property’s eastern boundary. Ninemile Creek is a major tributary of the Clark Fork, Montana’s largest river and one of the longest rivers in the state. The creek is an important spawning tributary for rainbow and cutthroat trout. Western Montana is home to some of the finest trout water in the west, including the Clark Fork, Blackfoot, and Bitterroot Rivers. Wade anglers will also appreciate the proximity to countless smaller bodies of water, including Fish Creek and Rock Creek. These storied waterways hold wild cutthroats, rainbows, browns, and brookies.

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LOCATION About 45± minutes southeast of the property, and home to the University of Montana, is Missoula and its airport.

Missoula is a vibrant Rocky Mountains city known for its stunning natural beauty and lively cultural scene. Visitors can enjoy hiking, biking, and kayaking along the Clark Fork River or explore nearby destinations like Glacier National Park and Lolo National Forest. The city boasts a thriving arts community with galleries, theaters, and events. Downtown Missoula features eclectic shops, craft breweries, and farm-to-table dining.

An hour 45± minutes north, Flathead Lake is the largest natural freshwater lake west of the Mississippi River. Surrounded by the Mission and Swan Mountain ranges, the lake offers crystal-clear waters perfect for swimming, boating, and fishing.

Flathead Lake is also home to Wild Horse Island, a state park accessible only by boat.

Glacier National Park, about three hours north, is a breathtaking haven for nature lovers. Known as the “Crown of the Continent,” the park spans over a million acres. Its famed Going-to-the-Sun Road offers jaw-dropping views and access to iconic landmarks like Lake McDonald and Logan Pass. Visitors can enjoy various activities, from hiking over 700 miles of trails to spotting wildlife like grizzly bears, mountain goats, and elk.

About a half-hour south, the historic Remount Depot at Ninemile Ranger Station was established in 1930 when the Forest Service purchased the old Allen Ranch. The Remount Depot bred mules for 32 years to assist with fire suppression. In the heyday, there were over 1500 animals at the station, with 35 animal packers. Today, 200 head come from Montana, northern Idaho, and Wyoming to spend their winters here. The visitor center is open from Memorial Day to Labor Day, and a self-guided tour is available any time of the year.

GETTING THERE Less than an hour away, Missoula Montana Airport hosts flights by Allegiant, Alaska, American, Delta, Frontier, Sun Country, and United Airlines. Minutemen Jet Center, Neptune Aviation, and NorthStar Jet offer services for private jets.

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Glacier National Park

Glacier National Park Ninemile Valley Ranch | Huson, Montana

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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 This property is under a conservation easement with the Montana Land Reliance. Reach out to the listing agent for more information.

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.

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SUMMARY Located a short distance from Missoula, Ninemile Valley Ranch is reminiscent of old Montana. It lies in the middle of three of the country’s largest forest ecosystems, the Missions and Bob Marshall Wilderness to the east, the Bitterroot Range to the south, and Cabinet-Yaak ranges to the north and west.

Lolo National Forest borders the ranch to the west for about a mile, while Ninemile Creek forms the eastern boundary.

This quiet, lesser-known valley provides a rural feel yet remains proximate to amenities in Missoula.

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Ninemile Valley Ranch | Huson, Montana

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CONTACT PRICE $10,995,000 TERMS Cash Conventional Financing 1031 Exchange

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Please contact Branif Scott at (406) 579-9799 | bscott@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 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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