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Swan Land Properties
Rare Opportunity in the Madison Valley near Ennis
Madison County

284 SOUTH MEADOW CREEK

Sold
  • McAllister, Montana

  • 38 Deeded

  • $3,175,000

Every so often a property comes along that perfectly encapsulates the dreams and images that dance through peoples’ minds when they think of a home in Montana.  284 South Meadow Creek is exactly that property.  Truly a place that checks all the boxes for buyers in today’s market: a beautiful home on 38 acres, horse barn, shop with RV parking, mature trees, live water, privacy, mountain views and historic buildings to complete it.
If you are looking for an opportunity to regain some control in today’s chaotic world, then this is the opportunity to change your life experience.  This beautiful, private and nature-filled environment will regenerate your soul and reawaken your senses.  No matter where you were born or where you live, this is your chance to come home to Montana.
284 South Meadow Creek Road is about 4.3 miles west of the small community of McAllister, and about 11 miles northwest of Ennis.  McAllister also provides primary access to the recreational hub of Ennis Lake, where conditions for various motorized water sports are excellent.  McAllister is home to the McAllister Inn which is adorned with a neon sign outside and western flair inside.  This steakhouse, bar, and lodging is the perfect stop for lunch or dinner after a day on the river or lake.  Ennis is a classic small Montana city that still has agricultural roots, yet is appealing to tourists fishing the Madison River and visiting Yellowstone National Park.  Ennis has ample services including restaurants, bars, shopping, groceries, and banking.  The recently updated Madison Valley Medical Center is a proud addition to the valley.  The local area consists primarily of large agricultural and ranching operations, many under permanent conservation easements, interspersed with full-time residents and recreational landowners.
Families can expect their children to receive a high-quality kindergarten through high-school education in the Ennis Public Schools.  Students from the surrounding communities experience the unique educational environment of small-sized classrooms.  The high school is classified as a Class C school (under 160 students) by the Montana High School Association and provides a great learning environment and competitive interscholastic-athletic programs competing as the ‘Mustangs’.  School bus service provides round-trip transportation for elementary and high-school students in the area.  The Ennis community has traditionally been very supportive of the school system and has regularly backed school bonds for capital improvements and upgrades.
Madison Valley-Ennis Fixed-Base Operator, KEKS, is located about 20 miles from the Ranch and offers a 6,601’ x 75’ paved runway with jet fuel and limited maintenance services.  Also equipped with a PAPI system, the night lighting can be activated on radio frequency 122.9.
Bozeman Yellowstone International Airport (BZN) at Gallatin Field in Belgrade is about an hour’s drive from the Property. Recently upgraded, Bozeman Yellowstone International Airport at Gallatin Field in Belgrade (BZN) offers several full-service FBOs and excellent commercial services. One of the busiest passenger airports in the Pacific Northwest, and the busiest in the state of Montana, BZN offers direct flights to approximately 21 cities around the nation.  Bozeman is a vibrant and active university-oriented city steeped in culture and art. Bozeman is proud to maintain its small-town feeling with big-city amenities.  It is home to the ‘Bobcats’ of Montana State University, the Museum of the Rockies, the Bozeman Symphony, and the Montana Ballet Company.  The fourth-largest city in the state, Bozeman offers abundant opportunities for fine dining, lodging, entertainment venues, and shopping.
The scenic drive to the west entrance of Yellowstone National Park in West Yellowstone is about an hour away.
Approximate distances to other towns and cities are as follows:
McAllister
Ennis
Bozeman
Big Sky
West Yellowstone

4.3 miles
11 miles
50 miles
79 miles
82 miles

 

The 284 South Meadow Creek property is comprised of two parcels that are divided on a north-south basis in general terms.  The western parcel, which contains about 23 acres, is part of the Elk Hills Subdivision and includes the home, greenhouse, barn, and historic storefronts.  The eastern parcel, which is about 15 acres, is part of Wey’s View Subdivision and includes the shop and the outdoor riding arena.  The Property is only offered with both parcels sold together.
The Property is beautifully set up for equestrian enthusiasts with a very well-maintained historic barn that has five stalls equipped with elegantly styled European gates and new wood flooring.  There is a corral around the barn with a soft sand base, a pole barn, loafing shed with gated stalls, and all-season stock water.  The Property has been broken into several pastures, each with an exceptional grass feed base and stock water for year-round livestock use.  There are two improved pastures that have been seeded with a mix of grass and alfalfa and have been used historically for hay production providing additional winter feed base.  There are also water rights out of South Meadow Creek that allow for flood irrigation on a portion of the pastures.
A nicely fenced garden space supports a custom greenhouse to get an early start on the flowers and vegetables that do so well with a few extra weeks of growing in the short Montana summers.  The shop has two bays, both with concrete floors, and is set up for a woodshop on one side and RV storage on the other with oversized roll-up doors.
South Meadow Creek, which traverses the property from west to east, is a small mountain stream with mature stands of cottonwood and aspen trees that create an active and vibrant riparian corridor that is a magnet for area wildlife including deer, bears, mountain lions, and a wide variety of bird species.

 

House

The residence has been beautifully updated by the Sellers utilizing the services of architect Jim Travis and builder Terry Pietz from Montana Construction Consultants.  The extensive use of the highest-quality construction materials including natural stone, recycled timbers, and siding allows the home to nestle into the sublime setting and appear as if it has been there for much, much longer.  It creates a perfectly matched aesthetic between old, new, and natural surroundings.

The home can be entered either through the lower level two-car garage or off the flagstone path leading from the three-car gravel parking area.  The flagstone continues into the mud room, which pairs perfectly with the dry-stack ledger rock accent walls that continue throughout the home.  The home has an open floor plan that includes well-positioned art walls that were designed with accent lighting that will allow the new owner’s art collection to shine. The wide-plank Douglas fir flooring throughout the main level blends well with the timbers and dry-stack masonry, showcasing the use of high-quality design elements in the home.

Behind the entry art wall is access to the great room, kitchen, or dining room area.  The great room features a stunning dry-stack stone fireplace with custom-forged iron doors and a massive stone hearth and mantle. The vaulted ceiling, which features timber-frame elements using recycled timbers, allows for expansive windows that open up to the views to the east that include Ennis Lake, and Fan, Lone, and Sphinx Mountains in the Madison Range.  There are also built-in bookshelves that include a rolling ladder for access to the upper levels.  The well-thought-out floor plan includes sliding doors that allow smooth traffic flow onto the deck for ease of use.  The dining area nicely fits a round table that seats eight. This space is built for entertaining and includes a built-in wine rack and art cubbyhole with accent lighting. The gourmet kitchen with soapstone counters features an island with a six-burner gas cooktop and a custom-forged copper vent hood.  Two sinks on either side of the kitchen help disperse the prep work.  There is a Subzero fridge/freezer, double Capital ovens, and a built-in Sharp microwave. The kitchen houses a Ranch Eyes video system that has four cameras that provide video surveillance of the naturally secure and safe property. And the Generic whole-house generator provides peace of mind.

A ranch-style table off the kitchen provides the perfect location for breakfast and casual dining.  This flows seamlessly both onto the covered deck through triple sliding doors or into a sitting room that has a wood-burning fireplace, television, and comfortable seating that is perfect for catching up on the news, a good book, or the latest show.

There are two office spaces that overlook the private patio off the home, both offering inspiring views to the west of the timbered foothills of the Tobacco Root Mountains.  These spaces are sure to inspire creativity and productivity while providing the flexibility to include a Murphy-style bed or couch to accommodate overflow guests.  Both office spaces have doors that provide access to the stunning private patio.

The flagstone patio, which is beautifully landscaped with boulders, perennial flowers, and flowering trees, flows naturally onto the lawn leading to a small pond.  The patio transitions onto the covered porch that provides an exceptional three-season environment and has a ranch-style table for eight with additional seating areas to host larger crowds comfortably.  The covered deck includes a wood-burning fireplace with a stone hearth to take the edge off the temperate Montana evenings that couple with Meadow Creek tumbling below to create an outdoor ambiance and setting that is unrivaled.

The master bedroom is located perfectly in a quiet corner of the house so that the large east-facing windows can gather the morning light rising over the Madison Range and Ennis Lake. The master bathroom includes double sinks, a  soaking tub, and a fully-tiled steam shower with a glass euro door.  The master closet has built-in shelves and hanging rails for his-and-her clothing and storage.

The main level of the home is completed with a laundry room and a nice-sized workout room in the hallway that is both easily accessible, but out of the main traffic flow, and is complemented with a sliding barn door for additional privacy and to keep the workout gear behind closed doors when entertaining.

The upper level of the home is accessed via a beautiful hardwood staircase with custom handrails.  There are two lovely bedrooms upstairs with all of the quality finishes found throughout the home.  Both can accommodate king-size beds and offer expansive views of the natural beauty that surrounds the home.  The shared full bathroom upstairs includes a fully-tiled shower with a glass euro door.


Shop

The shop building is all under one roof and has three bays – two fully enclosed and one covered pole-barn bay.  The exterior, constructed with recycled wood and corrugated tin siding, blends into the natural riparian setting created by the big aspens and cottonwood trees that line the fork of South Meadow Creek that rushes past to create a hidden and private environment.  The two enclosed bays have concrete floors.  One side measures approximately 19.5′ x 45′ and has been used as a woodshop with multiple 220v electrical drops that are well positioned for woodworking equipment and there is nice ambient light from the wall of north-facing windows.  The middle ‘RV Bay measures approximately 18′ x 52.5′ with a full concrete floor and two roll-up doors that measure 10′ x 12′ on the west and 12′ x 12′ on the east.  The shop building is completed with additional pole-barn storage that runs the entire length of the RV bay offering covered, but open dry storage.  The shop includes an alarm system for peace of mind with valuable equipment, tools, and vehicles.


Historic Barn

The property is beautifully set up for equestrian enthusiasts with a 42′ x 32′ historic barn that has been very well maintained with new Douglas Fir wood flooring and joists, and a French drain system around the barn.  There are four stalls equipped with elegantly-styled European gates from Saratoga Stalls, as well as another interior bay that could be enclosed for an additional stall.  There is a corral around the barn with a soft sand base, a pole barn, loafing shed with gated stalls, and all-season stock water.


Riding Arena

There is a rectangular outdoor riding arena that measures approximately 150′ long by 100′ wide.  The arena has an improved sand-mix riding surface for excellent horse footing and additional rider safety.


Greenhouse

There is a nicely fenced garden space that is supported by a custom greenhouse to get an early start on the flowers and vegetables that do so well with a few extra weeks of growing in the short Montana summers.


Dog Kennel

The dog kennel sits adjacent to the greenhouse and is constructed of recycled materials with an asphalt roof and three wire stalls sitting on a concrete pad.


Historic Buildings

A historic set of storefronts date back to the covered-wagon era of Territorial Montana.  This was a stopover for people traveling the Bozeman Trail from the Gallatin Valley over Norris Pass to the territorial hub of Virginia City.  These historic buildings provided travelers with a meal and supplies, and their horse teams a much-needed break after the day spent climbing Norris Hill.  These historic buildings have power and have been utilized primarily as additional dry storage and as a tack room.

 

The outdoor amenities of Southwest Montana are abundant and fulfill the prerequisites of any outdoor recreation enthusiast.  Fishing, hiking, mountain biking, horseback riding, and exploring during the summer months are second to none.  During the winter months, snowmobiling, snowshoeing, and cross-country skiing are boundless. Yellowstone National Park and all of its wildlife and geothermal wonders are an hour south. The Madison Valley is part of the Beaverhead-Deerlodge National Forest, which covers 3.35 million acres and lies in eight counties, is the largest national forest in Montana. Located about five miles east of the property, near the small town of McAllister, lies Ennis Lake.  Ennis Lake is created by a hydroelectric dam on the Madison River and offers motorized boating, water skiing, seasonal waterfowl hunting, fishing, and wildlife viewing for snow geese and swans on their spring migration from the Gulf States.Ennis offers public golfing at the Madison Meadows Golf Course with a beautiful backdrop of several mountain ranges including the Madison, Gravelly, and Tobacco Root Mountain Ranges.  Each year on the 4th of July weekend, the Ennis rodeo takes place.  For over 75 years, the community has hosted the oldest and one of the largest rodeos in Montana, which draws the top rodeo cowboys and cowgirls from around the nation.  This annual event features a classic parade down the main street of Ennis and exciting rodeo action for the whole family.The resort communities of Big Sky, Moonlight Basin, and Yellowstone Club are located about an hour and a half away via paved roads, and about half that if you are able to secure access via the private Jack Creek Roadway, which is gravel. This year-round destination resort community offers both summer and winter recreation, shopping, restaurants, and numerous other services.  Several golf courses including the Moonlight Club – a Jack Nicklaus signature mountain course, offer the most scenic settings imaginable.  Majestic Lone Mountain provides over 5,800 acres of skiable terrain suitable for skiers of all abilities and ages, as well as mountain biking, zip lines, and scenic gondola rides offering 300-mile vistas from its peak at 11,166 feet. The public 18-hole, par-72 Arnold Palmer-designed course in the Big Sky Meadow Village is also a favorite for golf enthusiasts. With a permanent population of over 3,000 locals, the Big Sky and Ennis areas draw over 1,000,000 visitors annually to its growing resort amenities and tourist offerings including abundant recreation, lodging, and conference facilities.Virginia City offers a worthwhile day trip and a stroll back in time complete with historic boardwalks, an old-fashioned candy store, and seasonal live performances at the ‘Brewery Follies’ and the ‘Virginia City Players’.  Another notable day trip from South Meadow Creek is to the Lewis and Clark Caverns which features one of the largest-known limestone-cavern systems in the Northwest.
Devoted anglers will appreciate that the famed Madison River is less than a ten-minute drive from the Property, and there is easy access to a lifetime of fishing in Yellowstone National Park and the highly regarded Gallatin, Beaverhead, Ruby, Big Hole, and Jefferson Rivers are about an hour’s drive.  Still-water fishermen will appreciate the proximity to Ennis, Quake, and Hebgen Lakes, which are some of the finest spring and summer dry-fly fisheries in the state.  The nearby Tobacco Root Range, Lee Metcalf Wilderness, and the Spanish Peaks Range are home to a multitude of secluded trout-filled mountain lakes that are available by hiking, biking, and horseback.
For many decades, boaters and fishermen have challenged the white-water and wilderness fishing adventures in the Bear Trap section on the Madison River below Ennis Lake.  For those that have not experienced this scenic and adrenaline-filled adventure, it is a ‘bucket list’ trip that every angler or outdoor enthusiast needs to experience.  Spend a day throwing streamers, nymphs, and dry flies to the large brown and rainbow trout in the Bear Trap, while navigating sections of class IV whitewater through a beautiful stretch of wilderness.  It will quickly become an indelible memory and a regular calendar event.  An indication of this area’s world-renowned trout fishing reputation is the headquarters of the internationally-known Simms Fishing Company in Bozeman and Winston Fly Rods in Twin Bridges.
The Madison Valley is well known to big-game hunters – a tribute to its healthy populations of trophy elk and deer. The area is home to some of the finest mountain-elk habitats in Montana, and the hunting during archery and the general rifle season is exceptional.  It is not uncommon to see bulls over 350” although much larger bulls are seen and harvested annually. There are excellent hunting opportunities for mule deer, whitetail deer, and black bears.  Bighorn sheep and mountain goat hunting are available for those with good boots, physical stamina, and special tags.
284 South Meadow Creek is located in Montana FWP Hunting District 320, which is available for resident and non-resident hunters with a general tag.  Specific information regarding hunting regulations, resident and non-resident license applications, and permits is available through the Montana Fish and Game web page at http://fwp.mt.gov/.

Electricity is provided by NorthWestern Energy.  Propane tanks are owned and filling service is available from several vendors.  Television service is provided via satellite, and telephone and internet service are available through Three Rivers Communications.

 

The Sellers hereby make known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on 284 South Meadow Creek.  The Sellers make no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor do the Sellers make any warranties or representations with regard to the specific acreage within the fenced property lines.
The Sellers are selling 284 South Meadow Creek in its “as is-where is” condition which includes the location of the fences as they now exist.  Boundaries shown on any accompanying maps are approximate.  The maps are not to scale and are for visual aid only.  The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.

The real estate taxes for 2019 were approximately $3,360.

 

The Sellers will convey with 284 South Meadow Creek 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon and gravel rights they actually own, subject to reservations by previous owners.  The Sellers make no representation as to the quantity or quality of any mineral or other sub-surface rights appurtenant to the Property.

According to the Montana Department of Natural Resources and Conservation’s Water Rights Division, the Property owns the following water rights:
Water Right Priority Date Acres Vol  Uses  Means Of Diversion Source
41F 30016867
41F 36690 00
41F 36691 00
41F 36692 00
41F 36693 00
41F 36694 00
41F 36695 00
41F 36697 00
41F 36698 00
2005.09.19
1878.04.01
1886.05.01
1909.06.01
1973.06.25
1902.06.01
1973.06.25
1973.06.25
1897.07.09
0
17
7
55
0
0
0
0
0
0
68
28
220
0
0
0
0
0
Domestic
Irrigation
Irrigation
Irrigation
Stock
Stock
Stock
Stock
Stock
Well
Headgate
Headgate
Headgate
Headgate
Flowing
Ditch, Livestock Direct from Source
Livestock, Direct from Source
Groundwater
South Meadow Creek
South Meadow Creek
South Meadow Creek
Spring, Unnamed Trib of  S Meadow Creek
South Meadow Creek
Spring, Unnamed Trib of S Meadow Creek
Spring, Unnamed Trib of S Meadow Creek
South Meadow Creek
All water rights in Montana are subject to eventual re-adjudication by the Montana Water Court and, as a result of that process, may be changed as to the validity, amount, priority date, place of use, and other such changes as the Court determines.  This water district is currently under the Preliminary-Temporary Decree as classified by the Department of Natural Resources and Conservation (DNRC).  The Seller has made all of the filings currently required and will transfer the water rights as they currently stand with no warranty of future viability.
All water rights appurtenant to and for the benefit of the Property will be conveyed to the Buyer at the closing of a sale.

 

The Property sits just above 5,600 feet above sea level on the timbered northwest corner and drops about 200 feet to just over 5,400 feet above sea level on the southeast corner of the property where South Meadow Creek exits the property.

July and August are quite comfortable with average highs of 84 degrees Fahrenheit and evening lows of around 55 degrees. Indian summer can linger until mid-October. December and January bring highs of approximately 37 degrees with lows around 22 degrees. The average annual rainfall is 17.9” with April, May, and June being the wettest months and typical annual snowfall of about 55 inches.

 

Many notable locations in the West were founded during the exploration and gold rush era of the late 1800s.  Virginia City was the territorial capital of Montana in the 1860s and boasted a population of over 10,000 people after news of the gold strike in Alder Gulch spread through the nation.  The town of Ennis was founded on the banks of the Madison River in 1863 by William Ennis, who was drawn to the area by the opportunities surrounding the Virginia City mines.  Yellowstone National Park was founded in 1872 and the Madison Valley began to develop support and transportation networks to support this new wave of business and tourism.
The area once known as Meadow Creek, located between Norris and Ennis, was settled in the 1860s.  A post office and the first school building were both built in the 1870s, and the Methodist Church was completed in 1887.  In 1871, the McAllister family relocated from Idaho to the Meadow Creek area in Madison County.  The family located a ranch, and the son James Alexander (Alex) McAllister established his home in 1889 on land that he purchased from the Northern Pacific Railroad.  Alex McAllister, whom the town was eventually renamed after, was a jack of all trades – stock man, rancher, mercantile dealer and race-horse owner.
Located just east of McAllister, is the Madison Dam, a hydroelectric dam on the Madison River located just above Bear Trap Canyon creating Ennis Lake.  Originally built in 1901 and re-constructed in 1906, the timber-crib dam, 39 feet high and 257 feet long, is one of eight PPL Montana hydro projects.  The dam, which has changed ownership many times since it was built, has been under the ownership of Montana Power Company, which acquired it in 1912, PPL Corporation purchased it in 1997 and NorthWestern Energy Corporation bought it in 2014.

With a lifetime spent in Southwest Montana, I  have had the opportunity to spend a lot of time in the Madison Valley over the years through family, friends and recreational pursuits.  The Madison Valley has retained much of the history and expansive beauty through dedicated and conservation-minded land owners.  It really is an exceptional part of the world.  However, even in the Madison Valley truly special locations like 284 South Meadow Creek are very rare.  With all of the challenges in today’s world, Montana still offers opportunities to regain some control and continue to have cherished-life experiences.   The truly special locations like 284 South Meadow Creek always end up being worth it in the long run as the living- and lifestyle experience become the most valuable use of time.

 

OFFERING PRICE and CONDITIONS OF SALE

284 South Meadow Creek, as previously described herein, is offered at US $3,175,000.00 Cash or Terms acceptable solely at the discretion of the Seller. The conditions of sale are as follows:

  1. All Prospective Buyers must demonstrate to the satisfaction of the Seller absolute financial capability to purchase the Property prior to scheduling an inspection of the Estate;
  2. Earnest money deposits will be placed in escrow with First American Title Company, which may place the funds with local banks at nominal rates of interest accruing to the benefit of the Buyer until Closing;
  3. The Seller will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at Buyer’s expense. Title to the real property will be conveyed by a deed;
  4. All of the water right claims controlled by the Estate will be transferred to the Buyer at Closing, and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing;

Buyers’ Brokers are welcomed and invited to contact Listing Brokers Tim Anderson or Mike Swan in our Bozeman Office for information regarding Cooperation Policies.

The Sellers reserve the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Sellers may acquire.

This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Sellers. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Swan Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.

TERMS OF INSPECTION
A 48-hour notice is requested to make proper arrangements for an inspection of 284 South Meadow Creek.
Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of 284 South Meadow Creek.  Since 2002, we have focused on the brokerage of significant ranches, farms and recreational properties throughout the Rocky Mountain West.
This Offering is based on information believed to be correct; however, it is subject to errors, omissions, prior sale and change or withdrawal without notice.  Information contained herein has been provided by the Sellers or obtained from other sources deemed reliable.  The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent investigation.
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Michael S. Swan
It was growing up in Southwest Montana where that deep sense of love for the land was first instilled in me. Our family ranch was on the banks of the Jefferson River near Twin Bridges. Being raised on a sizable commercial cow-calf operation, my brothers and I learned the importance of being good stewards of ...
Meet the Broker
Owner/Broker of Swan Land, Mike Swan
Timothy Anderson
With over two decades of experience in real estate and a background in science and technology, I’ve been honored to serve and represent some of Montana’s finest farm, ranch, and recreational properties. Before my time with Swan, I co-founded Montana Real Estate Co. with my wife, where we guided the successful sales effort for Moonlight ...
Meet the Broker
Swan Land Broker, Tim Anderson

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