With live water, mature trees, and beautiful improvements that have been impeccably maintained the Beaverhead Rock Sanctuary will check all the boxes for buyers. The Sanctuary includes 64.8± deeded acres with nicely designed improvements that have been perfectly maintained and elevate the spectacular Beaverhead River setting, creating a truly special opportunity. The natural environment that surrounds the house vibrantly couples with the iconic backdrop of Beaverhead Rock, distant views of the Tobacco Root Mountains to the east, the Pioneer Mountains to the west, and the Ruby Range to the south. The resplendent live water of the Beaverhead River and a mature stand of cottonwood trees around the home create a comforting sense of privacy and an abundance of welcoming filtered light. The native landscape is beautifully accompanied by spectacular gardens that create a colorful and artistic palate that transitions with the Montana seasons.
Beaverhead Rock Sanctuary is the ideal size and location for a small ranch operation supporting livestock with an irrigated hay base to support annual feed requirements. The agricultural productivity combines nicely with seasonal fishing in the Beaverhead River, just a few steps from the house, and excellent year-round wildlife watching. The property attracts a wide selection of wildlife and big game including whitetail deer, moose, upland birds, waterfowl, turkeys, and sandhill cranes.
The Beaverhead River is a notable fishery in the state of Montana, particularly in the upper reaches about 30 miles to the south below the Clark Canyon Dam. The improvements and landscape have all been taken care of beautifully by the owners and are in immaculate condition and ready for immediate occupancy by the next fortunate owners.
Beaverhead Rock Sanctuary offers tremendous recreational opportunities. It is bordered to the west by Beaverhead Rock State Park and Bureau of Land Management ground which typically receive very little public use. Highway 41 forms the eastern boundary. It is located nicely between the small but vibrant Montana community of Twin Bridges and the larger university city of Dillon. Twin, as the locals call it, provides all the basic services including groceries, restaurants, banking, bars, basic mechanical services, and a couple of top-notch fishing shops. Dillon is a larger city of about 4,500 people and is home to the University of Montana Western, giving the city the vibrant life of a small university town that is still very much connected to its agricultural roots. The university is a cornerstone in the area and provides both cultural and educational opportunities for the people of southwestern Montana. Beaverhead County is the largest physical county in Montana, where ranching remains the economic backbone and cattle far outnumber people.
Dillon and Twin Bridges are the likely locations for the regular grocery trip, with larger shopping days reserved for either Butte or Bozeman. Bozeman Health, St. James Community Hospital in Butte, Barrett Memorial Hospital in Dillon, and the new Ruby Valley Medical Center in Sheridan are all top-notch medical care facilities and provide a good array of specialists and general practitioners. The city of Bozeman offers a very diverse and active local calendar that includes music, symphony, theatre, and a full slate of NCAA Division I Intercollegiate athletic events that are available at Montana State University. There are many avid fans that actively follow the MSU Bobcats, creating lively and welcoming sporting events.
The closest commercial airport, Bert Mooney Airport (BTM), located just south of Butte is about an hour from the property. Bozeman Yellowstone International Airport at Gallatin Field in Belgrade (BZN) is about 90 minutes away and offers several full-service FBOs, including the Yellowstone Jet Center, and excellent commercial services through Alaska, Allegiant, American, Delta, Frontier, Southwest, JetBlue, Sun Country, and United Airlines. One of the busiest passenger airports in the Pacific Northwest, and the busiest in the state of Montana, BZN offers direct flights to 25 major airports around the nation including direct flights to the West Coast, East Coast, Texas, the Southeast, and Florida.
The closest private aircraft services are provided at the Twin Bridges and Dillon airports, which are both about a 15-minute drive from the property. The main runway at Twin Bridges is paved and 4,800 feet in length with an elevation of approximately 4,719 feet above sea level. Dillon also has an FBO with FAA Identifier KDLN at elevation 5,244’ and an asphalt runway of over 6,500’ that is suitable for most small jets.
Approximate distances to other area cities and towns from the main home of Beaverhead Rock Sanctuary are as follows:
Bozeman Yellowstone Int’l Airport
Yellowstone National Park
The ranch-style open floor plan of the home seamlessly transitions from the kitchen to the dining area to a comfortable living room and a sunroom. The spaces are perfectly sized for a couple or can handle a crowd very comfortably and any size in between.
The home was built in 2002 and has been impeccably maintained over the years, and still looks like its original showroom quality. The 3-bedroom, 2.5-bathroom, 2,427± square-foot floor plan is very comfortable and elegant, yet still easily balances with the special natural river bottom setting. There are expansive windows that face the river on the west side, and the spacious and private deck is shaded by mature cottonwood trees and surrounded by a beautifully manicured lawn and vibrant patches of perennial flowers.
The home is very efficient and heated with a geothermal system that utilizes warm underground water for the hydronic boiler and heat pump, which can also be utilized to cool the home in the summer.
The home also includes a large three-car garage, that is nicely supported with another oversized and detached three-car garage that can comfortably handle all of the yard equipment, toys, boats, and additional machines the recreation-driven lifestyle of southwest Montana commands. There is an extended area of clean gravel around the garage that is perfectly sized for RV parking in the protected alcove between the garage and mature cottonwood trees.
A rustic square-cut timber guest cabin and matching gazebo sit along the river in the shade of the cottonwood trees to complement the main home and garage. The cabin has a sleeper sofa, bathroom, loft, and a small kitchen space that provides a perfect respite for visiting travelers, both young and old alike. Gardening enthusiasts will appreciate the greenhouse, which extends the growing season considerably for starting annual flowers and vegetables.
* The sellers will be making some personal property and equipment available to be purchased by a Bill of Sale to a buyer, should they be interested.
Kitchen & Dining Area
Master Bedroom & Bath
According to the Montana Department of Natural Resources and Conservation’s Water Rights Division, the property owns the following water rights:
# 41B 88734 00 Beaverhead River .49 CFS Annual cost: $900
#41B 30002706 Domestic and landscape irrigation use
Typically, one CFS (cubic foot-per-second = 448.8 gallons per minute) is required to irrigate 40 acres of land.
Clark Canyon water assessments are made on an annual basis and imposed on each member based on their ownership percentage. The annual assessment covers the manager’s compensation, ditch, and canal maintenance costs, and other reasonable expenses. The 2022 assessment for the property was about $900.
All water rights in Montana are subject to 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. 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 topography of the property can generally be described as a lush riparian river bottom with sub-irrigated grass meadows that are filled with wildlife. The meadows transition into the rocky foothills and bluffs of the Beaverhead Rock State Park that is directly across the river, providing an excellent and secure backdrop for the sublime and private river setting.
The wedge-shaped parcel is bisected by the Beaverhead River, with about 15 acres and all the improvements on one side and sub-irrigated pasture on the other. There are 13± acres surrounding the improvements of alfalfa and grass hay that are irrigated with a Big Gun system utilizing the substantial water rights on the property.
The land across the river is grazed seasonally by about 50 cows in late fall to manage the vegetation on the lush sub-irrigated pasture.
Beaverhead Rock Sanctuary is approximately 64.8 deeded acres.
The deeded land is generally classified as follows:
49.8± Acres of Irrigated/Sub Pasture
13.0± Acres of Irrigated Grass/Alfalfa Hay
2.0± Acres of Landscape and Improvements
64.8± Total Estimated Deeded Acres
With about a quarter mile of the Beaverhead River braiding through the property, fishing is available both on the property and nearby. Trout fishing in the area is legendary and anglers come from all over the world to experience the fly fishing available in southwestern Montana and Yellowstone National Park. The list of famous rivers within an easy day trip from the Sanctuary read like a destination-fishing guidebook with the Beaverhead, Big Hole, Ruby, Madison, and Jefferson all within less than an hour’s drive. Expanding the scope just a little includes additional notable Montana rivers such as the Yellowstone, Gallatin, and Missouri Rivers. The Sanctuary would be an outstanding home base providing the devoted angler miles of rivers and streams to relish for a lifetime on a comfortable day-trip basis.
An indication of this area’s world-renowned trout fishing reputation is the headquarters of the internationally acclaimed Simms Fishing Products in Bozeman and Winston Fly Rods nearby in Twin Bridges.
For the avid equestrian, the property offers the opportunity to create an exceptional equestrian facility and there are many available rides in the nearby State, BLM, and National Forest. There are also many opportunities throughout the state of Montana for competing in all facets of the sport – western or English.
Nordic skiing is available at Maverick Mountain, the mom-and-pop style area in the Pioneer Mountains near Polaris about an hour away. There are three additional ski areas that are all about a two-hour drive from the property. Bridger Bowl features the famous ‘Cold Smoke’ snow on over 2,000 skiable acres and a 2,700-foot vertical rise. Bridger Bowl provides a wide variety of terrain including long slopes, glades, chutes, and gullies. For the Nordic ski enthusiast, Crosscut Mountain Sports Center offers over 35 kilometers of groomed Nordic skiing trails that are well suited to all ability levels. Discovery Ski Area, near Philipsburg, is a great ski mountain with a small-town feel, that flies under the radar compared to Big Sky Resort and Lone Mountain Ranch which are a little over 2.5 hours away and offer world-renowned alpine and Nordic skiing. There is also exceptional snowmobiling available in the surrounding mountain ranges.
Golf enthusiasts will appreciate the proximity to Beaverhead Golf Club, which is located only 15 miles to the south in Dillon. The Gallatin Valley is also home to a number of other public and private golf courses, including Black Bull, Valley View, Riverside Country Club, Cottonwood Hills, and Bridger Creek. These golf courses offer a range of amenities and activities such as racquet sports, swimming, and dining.
The next owner of the property will be able to live in any number of different worlds with fishing, hunting, skiing, golf, tennis, and the cultural conveniences of southwest Montana so easily accessible.
The Corps of Discovery “opened” Montana and arrived at the confluence of the Big Hole, Beaverhead, and Ruby Rivers, now present-day Twin Bridges, on August 6, 1805. Meriwether Lewis and William Clark must have possessed either a great sense of history or understood very well the controversial patronage which President Thomas Jefferson, Treasury Secretary Albert Gallatin, and James Madison were granting to them. They discovered, explored, and sampled some of the nation’s most beautiful and exciting rivers – and wisely paid homage by naming three of Montana’s finest rivers after their greatest supporters.
Beaverhead Rock was always a significant location with Native Americans, and certainly proved to be fortuitous to the Corps of Discovery, as the location where they met Sacajawea’s brother, who was a chief of the Shoshone tribe that provided horses for their overland voyage into Idaho and on to the West Coast.
The Alder Gulch Discovery on May 26, 1862, was, at the time, one of the world’s richest placer gold deposits and spread excitement through the nation. Within a year 10,000 miners had rushed to the area to seek their fortunes.
Madison County was created in 1864 and the property that has become Beaverhead Rock Sanctuary was homesteaded in 1873, by Englishman John Mailey Sr. and was also home to the Point of Rocks Stage Station. Years later, Montana was admitted to the Union and later achieved statehood in 1889. The enormously rich placer mines, large livestock, and agricultural operations made Madison County an important part of Montana, and the heritage to continues today.
The seller will convey with the ranch 100% of whatever mineral, oil, gas, geo-thermal, hydrocarbon, solar, wind, and gravel rights it owns, subject to reservations by previous owners. The seller makes no representation as to the quantity or quality of any mineral or other subsurface rights appurtenant to the property.
Electricity is provided by Vigilante Electric Cooperative of Dillion and there is a buried 1,000-gallon propane tank, which is owned and can be filled with one of several local vendors.
Fiber optic internet and telephone services are currently provided by 3 Rivers Cooperative. Television service is available via satellite.
The seller hereby makes known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on the property. The seller makes no warranties regarding the location of the fence lines in relationship to the deeded property lines, nor does the seller make any warranties or representations regarding specific acreage within the fenced property lines.
The seller is selling the property 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 property sits at an elevation of approximately 4,870 feet above sea level.
The average annual precipitation is about 11 inches with the majority in May and June. About 23 inches of snow falls annually and it is in the USDA Hardiness Zone 4.
Average high temperatures in June, July, and August range from 75° to 84° Fahrenheit. Summer average minimum temperatures range from 43° to 48°. In December, January and February average high temperatures are between 34° and 40°. Winter average minimum temperatures are typically around 13° Fahrenheit. There is plenty of sunshine in this part of the state throughout the year.
The taxes on real estate for 2022 were approximately $3,800.
Properties like Beaverhead Rock Sanctuary check all the boxes for buyers looking for an exclusive, private, natural, and refined living experience in close proximity to excellent fishing and notable communities in a very desirable southwest Montana location. The 64.8± deeded acres include well-designed and exceptionally maintained improvements, on both sides of the Beaverhead River, and incredible wildlife watching. The improvements are beautiful and will be well received by the fortunate next owner, but the land is truly special with mature trees, live water, and a beautiful landscape. This property is in pristine condition and can be enjoyed immediately by the next fortunate owners. The Sanctuary creates an experience that lives a world away, but when needed, reality and expanded recreation are available in every direction within a short drive.
OFFERING PRICE AND CONDITIONS OF SALE
Beaverhead Rock Sanctuary, as previously described herein, is offered at US $2,650,000.00 Cash or Terms acceptable solely at the discretion of the Seller. Conventional financing and 1031 exchanges are acceptable to the seller. As of July 2023, the conditions of sale are as follows:
- All offers to purchase, or letters of intent must be in writing and accompanied by earnest money made payable to the escrow account of Flying S Title & Escrow in Ennis, MT.
- Earnest money deposits will be placed in escrow with Flying S Title & Escrow in Ennis, MT.
- All Prospective Buyers must demonstrate to the satisfaction of the Listing Agent the financial capability to purchase the Sanctuary prior to scheduling a personal tour of the property.
- The Sellers will provide and pay for a standard owner’s title insurance policy. Title to the real property will be conveyed by a limited warranty deed.
- All the appurtenant water rights controlled by the property will be transferred to the Buyer at Closing.
- The Sellers will convey to the buyer all mineral rights they own, subject to reservations by previous owners.
- Buyers’ Brokers are welcome and invited to contact Tim Anderson with Swan Land Company for additional information and to set up a private tour of the property.
- Any additional documentation provided to Prospective Buyers and their Agents related to and expanding upon the information contained in this offering brochure will be subject to terms of a Confidentiality Agreement to be signed by the Prospective Buyer and their Agents prior to the delivery of such documentation.
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 Seller 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 Beaverhead Rock Sanctuary.
Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Beaverhead Rock Sanctuary. 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.