TEN SPOON WINERY
Missoula, Montana
$5,500,000
21.51± Acres
INTRODUCTION
The Ten Spoon Winery is situated in the scenic Rattlesnake Valley on the north end of Missoula proper. This 21.51± acre property presents an exceptional opportunity to own a boutique winery, a beautiful home, and expansive agricultural land—all within a peaceful, semi-rural setting just ten minutes from downtown amenities.
The property includes a 4,000± square-foot commercial winery building, complete with state-of-the-art facilities, including a wine bar, bottling room, and tank room. The 7.5± acre cultivated vineyard is supported by an advanced irrigation system and a water right, ensuring sustainability and high-quality production. The owner’s home is a 2,634± square-foot single-family residence that was custom crafted with superior materials and features an open layout, modern finishes, and energy-efficient systems, including radiant floor heating powered by a high-efficiency boiler. With three bedrooms, two bathrooms, and a chef-friendly kitchen, the home offers both comfort and style.
With direct access to the Rattlesnake Wilderness, this property is a haven for outdoor enthusiasts, offering opportunities for hiking, skiing, fishing, and more. The neighborhood is family-friendly, with several nearby schools, parks, and recreational areas.
Ten Spoon Winery is protected by a conservation easement that allows for future development while preserving open space and wildlife habitat and minimizing the impact on the Rattlesnake watershed. The easement permits additional residential and commercial structures, expansion of existing buildings, and the addition of septic systems.
The Ten Spoon Winery combines commercial potential, agricultural capacity, a stunning home, and a commitment to sustainability in one of Missoula’s most coveted locations, making it a truly unique offering for those seeking a blend of business, lifestyle, and environmental stewardship.
1 Ten Spoon Winery | Missoula, Montana
QUICK FACTS
• 21.51± deeded acre agricultural property located in Missoula
• Convenient location close to downtown Missoula and the University area, offering easy access to shops, restaurants, and cultural attractions
• Incredible wildlife and open space attributes within Missoula’s premier Rattlesnake neighborhood
• Established award-winning winery and vineyard renowned by locals as a gathering place for the community
• Continue the winery operation, expand agricultural and commercial ventures, or create a family estate
• Custom Mediterranean-style home and modern commercial facility with solar power is a testament to quality and energy efficiency
• Dramatic views of Mount Jumbo and the Rattlesnake Wilderness Mountains
• Conservation easement lends itself to business with additional flexibility for mixed-use development while protecting the property’s vital contribution of natural beauty and wildlife habitat to the area
• A plentiful water right will support additional structures, additional crops, and stock watering
• Minutes away from Rattlesnake Creek at the gate of the Rattlesnake Wilderness area
Ten Spoon Winery | Missoula, Montana
ACREAGE
The property consists of 21.5± acres in the heart of the upper Rattlesnake Valley, one of Missoula’s most beautiful areas. The 7.5± acre vineyard is wildlife fenced. Rows of metal trellises support more than 3,700 cold climate, French American hybrid vines, watered by a substantial drip system fed by deep-water wells. Extensive landscaping and more than 100 trees have been planted. Prior to 2000, the land was horse pasture. Lawns, gardens, and the vineyard area have an underground sprinkler system for easy upkeep.
The property has two entrances, making a horseshoe road. The paved drive to the winery and a 1.5± acre parking area join a two-track farm road to the house and out to Rattlesnake Drive. Silver and Norway maples and a stone wall created with rocks cleared from the vineyard run the length of the property along Rattlesnake Drive.
Ten Spoon Winery | Missoula, Montana
SCENIC VISTAS
Panoramic views of protected landscapes surround the property: to the south, Mount Jumbo and the Bitterroot Mountains; to the east, the Mount Jumbo saddle hills where elk herds graze; to the north, the mountainous, ponderosastudded Rattlesnake Wilderness and Recreation Area; and to the west, Charlie Russell-worthy sunsets, and the North Hills where elk can be seen grazing in winter.
Ten Spoon Winery | Missoula, Montana
Ten Spoon Winery | Missoula, Montana
IMPROVEMENTS HOMESTEAD
The beautifully crafted 2,634± square foot single-family home perfectly blends modern comfort and timeless design. The home is built with special wood frame construction sitting atop an insulated foundation wall and a heated slab. The exterior is a proper stucco finish, complemented by a metal roof, gutters, downspouts, and soffits, offering both aesthetic appeal and low-maintenance durability.
The interior of this home exudes exceptional quality, with polished and sealed concrete floors throughout, adding a sleek and modern touch to the living space. The open and airy layout includes a spacious sunken living room with a 12-foothigh ceiling and gas fireplace. The dining area is adjacent to the living room, creating an ideal flow for family meals or gatherings. A mudroom with washer and dryer hookups offers practicality and convenience.
The home has three well-appointed bedrooms, one of which is currently used as an office with double doors that open onto a private patio. The primary bedroom suite is a true retreat, with an en-suite bathroom that includes a soaking tub and a separate walk-in shower. Two full bathrooms ensure comfort and privacy for all residents.
Throughout the home, you’ll find solid-core wood doors, and cabinets crafted from locally sourced small diameter larch, adding an element of craftsmanship and warmth to the interior. The residence is heated by a highly efficient 95% modular boiler, providing radiant floor heating throughout the home and supplying domestic hot water. This highefficiency floor heat system, 9.5-inch skip wall continuous insulation, and a rust-colored steel roof keep the house warm in winter and cool in summer. Six glass doors and many windows fill this Spanish-style home with light.
The eat-in kitchen is a standout space, featuring a 17-foot ceiling equipped with skylights. High-end stainless-steel appliances, including a custom-built 5-burner gas range with a ceramic tile backsplash and custom wooden cabinets, complete this chef-friendly space.
The lovely, north-facing roofed patio is spacious, with room for an ample dining area, a sofa, and more furniture. The sunny, south-facing patio overlooking the vineyard and Mount Jumbo has room for a smaller dining area and a barbeque.
Ten Spoon Winery | Missoula, Montana
Ten Spoon Winery | Missoula, Montana
WINERY
Positioned in the northwest section of the property is a large 4,000± square foot commercial building currently used as a winery, with the capacity to produce 6,000 cases of wine. The building also hosts a serving room, tasting room, and event center. The 29’ tall building featuring a windowed cupola has 12-inch stress skin walls, extra roof insulation, and heated concrete floors. The wood frame and metal construction are topped with a durable asphalt roof. Stucco-finished Hardie Board clads the exterior. The building was constructed to meet high energy-efficient standards. A new boiler was installed in 2020.
Inside, you’ll find a versatile great room used as a tasting room and storage for wine cases. A wine bar with a wine cooler and a fully equipped kitchen with a double porcelain sink, four-burner electric range, microwave, and a ventilation hood make serving easy. Also on the main floor are two bathrooms, a bottling room, a lab, a tank room, and a shop with industrial-grade electrical service. The upper mezzanine includes a cozy office loft with more room for an office and storage and a bathroom with a sink piped for a compost toilet. There is outdoor seating and a concrete patio with southern exposure offering beautiful views of the vineyard and surrounding landscape, all set amidst a hospitable atmosphere.
Two 2-kilowatt solar trackers installed in 2013 provide electricity for half the house and the well pump, which supplies water to the house, winery, and irrigation.
The entire property was organically certified from 1999 through 2023 by the Montana State Organic Program through the Montana Department of Agriculture. The certification was not renewed in 2024 because the new owner is required to recertify. The current owners will sign an affidavit stating that the property has been maintained with organic certification standards after 2023.
Business assets are negotiable.
Ten Spoon Winery | Missoula, Montana
Ten Spoon Winery | Missoula, Montana
RECREATION
Ten Spoon Winery is located at the gate of the Rattlesnake Recreation and Wilderness area, which has over 60,000 acres and approximately 75 miles of trails open to horseback riders, hikers, trail runners, cross-country skiers, hunters, anglers, and backcountry enthusiasts. The property is a short walk and within earshot of Rattlesnake Creek, which originates in the wilderness and flows south through alpine meadows and timber before reaching the outskirts of Missoula on its way to its confluence with the Clark Fork River.
HUNTING | WILDLIFE
Various wildlife reside and migrate through the Rattlesnake and its surrounding hillsides. At the Ten Spoon Winery, you can see them all. Wildflowers, chokecherries, and an array of grasses appeal to meadowlarks, nighthawks, Hungarian partridges, killdeer, and juncos among the ground-nesting birds. Many other songbirds, including bluebirds, arrive in the spring. Magpies, flickers, chickadees, and sparrows are yearround residents. Foxes, eagles, greathorned owls, and many hawk species control the vole population. Whitetail deer, coyotes, black bears, and the occasional wolf travel through the property.
FISHING
Few parts of the West offer Missoula’s year-round recreational resources. Fishing is a blue-ribbon attraction; Missoula boasts over 300 miles of floatable water between the Clark Fork, Bitterroot, and Blackfoot rivers, accessible just a few minutes from Ten Spoon. To the north, an angler can hike or bike six miles into the Rattlesnake Wilderness Area to fish Rattlesnake Creek, a critical recovery stream for endangered bull trout and west slope cutthroat.
OTHER RECREATION
Missoula offers a variety of recreational opportunities, such as nature hikes, golfing, equestrian activities, swimming, rafting, canoeing, biking, backpacking, snowshoeing, sledding, cross-country and downhill skiing.
Skiing and snowboarding enthusiasts will appreciate the proximity to Snowbowl, Discovery, and Lost Trail ski areas. For those who prefer the wild side, the Rattlesnake Mountains offer access to backcountry routes on Stuart Peak and Wisherd Ridge.
The Rattlesnake trail system connects Mount Jumbo, Marshall Mountain, the North Hills, and the Rattlesnake Recreation and Wilderness Area. Groomed cross-country trails are maintained in the winter months in the Rattlesnake Recreation Area, a mile north of Ten Spoon. Popular for hiking, horseback riding, and hunting, 70± miles of trails run through the Rattlesnake Wilderness Area. You can hike from Ten Spoon north to Glacier National Park, crossing paved roads only twice.
Flathead Lake is just over an hour north of the property. At over 27 miles long, with 187± miles of shoreline, Flathead Lake is the largest natural freshwater lake west of the Mississippi River and one of the cleanest lakes in the world. Charming small towns like Polson, Bigfork, Somers, and Lakeside nestle along its shores. Montanans enjoy sailing, paddleboarding, powerboating, and kayaking. Fishing tournaments for Montana lake trout or mackinaw bring in monster-sized fish. Macks outcompete native bull trout and cutthroats so fishing macks is highly encouraged.
Photo not taken on property
Photo not taken on property
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Ten Spoon Winery | Missoula, Montana
Financials for the winery are available upon request, and management may stay on to assist buyers with the transition.
Ten Spoon Winery | Missoula, Montana
AREA HISTORY
Missoula, known as the Garden City, lies at the convergence of five fertile valleys. Surrounded by breathtaking mountains, it is a paradise for outdoor enthusiasts. As the home of the University of Montana, the city offers a vibrant cultural scene and top-notch educational opportunities. A wide range of amenities can be found, including world-class healthcare, diverse dining options, fine art galleries, unique shopping, and endless opportunities to enjoy outstanding skiing, hiking, fishing, and other outdoor activities. Missoula is the perfect place to live, work, and play.
www.fayranches.com | 800.238.8616 | info@fayranches.com
Missoula, Montana
CLIMATE
On average, Missoula receives about 15 inches of rainfall and 40 inches of snow and has approximately 159 sunny days per year. Summer high temperatures average 85 degrees in July, with winter low temperatures averaging about 18 degrees in January.
Climate charts courtesy of https://www.city-data.com/city/Missoula-Montana.html
Spoon Winery | Missoula, Montana
LOCATION
Missoula, Montana, is a dynamic city in the heart of the Rocky Mountains, where rugged landscapes meet a thriving cultural community. Situated at the meeting point of the Clark Fork, Bitterroot, and Blackfoot Rivers, it’s a hub for outdoor adventure, offering world-class fly fishing, hiking, skiing, and unparalleled access to nearby wilderness areas. Known for its vibrant arts scene, Missoula also hosts a diverse range of events, from music festivals to local farmer’s markets. The University of Montana adds an intellectual energy to the city, making it an inviting place for both nature lovers and those seeking a lively, eclectic atmosphere.
GETTING THERE
From downtown Missoula, head east on Broadway Street to Van Buren Street. Turn left and continue north on Van Buren Street which becomes Rattlesnake Drive. Follow Rattlesnake Drive to the winery.
AIRPORT SERVICES
Missoula International Airport (MSO) 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.
25 Ten Spoon Winery | Missoula, Montana
Ten Spoon Winery | Missoula, Montana
WATER RIGHTS
A water right provides commercial, domestic, irrigation, and stock water. Two daisy-chained wells provide abundant water. The main well is 96± feet deep with 40± feet of standing water. A perfected water right for 28± acre-feet of groundwater is in place. Irrigation includes 1,100± feet of 4-inch mainline with risers every 110± feet and 800± feet of handline. A three horsepower 50± gpm pump, 0.75 hp ten gpm pump, and large pressure tank provide and store water. The irrigation system is on a computerized, adjustable timer providing 7.5± acres of vineyard drip watering and full landscape irrigation. A mainline extends the length of the property for additional irrigation.
www.fayranches.com | 800.238.8616 | info@fayranches.com
CONSERVATION | STEWARDSHIP
The current owner worked with the City of Missoula to place a conservation easement on the property that lends itself to business and residential use while protecting the open space, preserving wildlife habitat, and minimizing the impact on the Rattlesnake watershed. An additional home and a combination barn/living quarters can be added within the five-acre envelope. An apartment can also be added to the winery. Existing buildings can be expanded, and septic can be added to the two existing large septic tanks and drain fields for any additional buildings that are constructed.
The easement guarantees the preservation of the property’s natural beauty while allowing for future business and vineyard operations. A low-impact public trail running through the edge of the property further enhances its connection to the community while ensuring the land’s long-term environmental integrity and protecting open spaces for all. For a copy of the easement, please contact the listing agent.
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.
29 Ten Spoon Winery | Missoula, Montana
SUMMARY
The Ten Spoon Winery is a rarity, a spacious oasis within an urban environment. Located in the sought-after Rattlesnake Valley of Missoula, it offers a perfect blend of rural character and urban convenience, just a ten-minute drive from a vibrant downtown. The property is accessible to all public utilities and fronts and has a paved, publicly maintained street, ensuring easy access and convenience.
This unique property combines commercial potential, agricultural capability, and serene living in one of Missoula’s most desirable locations. It is an ideal opportunity for those seeking both business and lifestyle in an exceptionally stunning setting.
Ten Spoon Winery | Missoula, Montana
Please contact Mike DeShore at (406) 543-8888 | mdeshore@fayranches.com or Daniel Mahoney at (406) 360-7373 | dmahoney@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay 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.
$8,714.24
$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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