Canyon Ferry Overlook

This stunning 902-deeded-acre recreational property sits 22 miles southeast of Helena and 11 miles northwest of Townsend, offering spectacular views of Canyon Ferry Reservoir. The property provides easy lake access through several short stretches of BLM and Bureau of Reclamation land, with portions of the land extending close to the water’s edge.

The property boasts panoramic views of the expansive reservoir framed by the Big Belt Mountains to the east and the Elkhorn Mountains to the west, creating an endless visual landscape.

The terrain consists of well-defined native grasslands dotted with junipers and sagebrush across gently rolling to moderately steep topography. Several ridgelines cut through the property, creating deep drainages filled with conifers, cottonwoods, and deciduous trees that provide natural shade and shelter. This diverse landscape has historically supported cattle grazing under lease agreements and serves as prime habitat for local wildlife, particularly antelope.

The property is bordered by Bureau of Reclamation land to the north and west along the lake, 80 acres of BLM land to the southwest, and large private ranches to the south and west. Access is provided via a one-mile, 60-foot easement on a two-track road that is primarily undeveloped for ingress/egress and utilities. There are provisions in the easement where an access roadway may be constructed outside the limits of the easement if necessary.

Historically, the property, which is partially perimeter fenced, has run about 100 cow/calf pairs plus bulls for the summer grazing season.  There is a well, which is used to fill two stock tanks and a stock water right that will convey with the property. There are no known covenants appurtenant to the property.

This property offers a new owner exceptional privacy, breathtaking scenery, and unlimited potential to create their own recreational retreat with direct access to Canyon Ferry Reservoir and countless outdoor activities.

Location and Community

Winston, Montana, sits due west of the property along Highway 12, nestled between Townsend and Helena at the base of the Elkhorn Mountains. This small community of approximately 83 residents offers exceptional outdoor recreation opportunities, including boating and fishing at nearby Canyon Ferry Lake, plus hiking, camping, and wildlife viewing in the surrounding mountains. Notable local businesses include the Big Bull Bar and Grill—continuing a burger joint tradition from the 1950s—and Stonehouse Distillery, known for its small-batch spirits.

Schools and Services

The Townsend K-12 School District serves about 667 students. For entertainment and cultural activities, residents typically travel to Townsend for events like the annual Fallfest celebration or wine tastings at Cook Mansion. Helena, located 30 minutes east, provides additional amenities, including the Grandstreet Theatre for plays, musicals, and community events.

Property Access

Galzagorry Road heads directly east off Highway 12 for just under two miles to where it meets the easement into the property. The property is accessed via an approximately one-mile recorded easement that runs north from Galzagorry Road along a two-track road,  making the total distance from Highway 12 to the property boundary approximately three miles.

The easement off of Galzagorry Road consists of a 60-foot-wide strip that remains mostly undeveloped. Currently, access is a seasonal two-track road, and no utilities serve the site. Access to utilities is on Galzagorry Road, approximately one mile from the property.

Airports

Helena Regional Airport (HLN) – The closest major commercial airport, located approximately 33.8 miles from Townsend. Delta, United, and Alaska Airlines provide air service with direct flights to three hubs, including Seattle, Salt Lake City, and Denver. Helena Regional Airport | Visit Montana.

Townsend City-County Airport – Located two miles east of Townsend, the airport is the closest option for private flights and serves as a small reliever airport for HLN.

Bozeman Yellowstone International Airport (BZN) – Located about an hour from the property, BZN is Montana’s busiest airport and offers about 25 direct flights to destinations around the country.

Approximate distances to other cities and attractions are as follows:

The property provides habitat for area wildlife, mainly consisting of antelope, deer, and some upland birds. Canyon Ferry Reservoir provides a host of boating, camping, and fishing opportunities.  Information regarding hunting regulations can be found at Montana Fish & Game .

Canyon Ferry Reservoir offers a wide range of year-round recreational opportunities. Water-related activities include everything from swimming and fishing to sailing and motorboating. Canoeists and kayakers explore the many quiet backwater bays or the lake itself. Jet skiers, windsurfers, and water skiers enjoy the size of the lake and summer/fall waves, while winter draws ice fishermen and ice skaters.

Beyond water activities, the area offers diverse recreational opportunities, including hiking and mountain biking trails in the nearby Helena National Forest, camping and ATV riding in the surrounding mountains and foothills, and excellent hunting for big game like deer and elk. Winter brings snowmobiling, cross-country skiing, and ice fishing, while year-round activities include wildlife viewing, photography of the scenic mountain and prairie landscapes, and rockhounding for garnets and sapphires. The area also features historic ghost towns from old mining operations, nearby natural hot springs, and horseback riding opportunities, making it a well-rounded destination for outdoor enthusiasts who enjoy the combination of prairie, foothills, and mountain terrain.

In 1865, John Oakes established a ferry to cross the Missouri River near the mouth of a deep canyon. The settlement came to be known as Canyon Ferry. Between 1896 and 1898, Samuel Hauser’s Missouri River Power Company initiated construction of a dam to generate hydroelectric power for Helena, resulting in the creation of Lake Sewell above the dam. By mid-century, demands for flood control, irrigation water, and recreation prompted the U.S. Bureau of Reclamation to construct a large concrete dam downstream from the original dam. Construction began on May 24, 1949, and when completed on June 23, 1954, Canyon Ferry Dam, measuring 173 feet at its base and rising 225 feet, allowed for a maximum generation of 50,000 kilowatts, making it possible to irrigate 155,600 acres of new land and supplementally irrigate 82,000 acres. The dam created Canyon Ferry Lake, a reservoir with a shoreline of 76 miles and a capacity of 2,050,900 acre-feet of storage. The construction of the new dam flooded the historic towns of Canyon Ferry and Canton, as well as the rich bottomland along the Missouri River, but provided nesting habitat for thousands of white pelicans and cormorants.

The elevation gain on the ranch is about 200 feet, with the highest point around 4,128 feet above sea level on the northern boundary of the property and the lowest sitting around 3,943 feet on the southwest portion near the reservoir.  The minimal improvements of the well and two stock tanks sit at about 4,000 feet.

The average annual precipitation is approximately 20″ with an average of 11” inches of rain and 34” of snow. The average growing season of the area is approximately 120 days.  On average, temperatures range between 85 to 90 degrees Fahrenheit in the summer months, while winter temperatures can range anywhere from -20 to 40 degrees. The last frost of the year is typically mid to late May, and the first frost tends to be around mid to late September.

The growing season in Winston, Montana, is relatively short, typically lasting from late spring to early fall, with the average last frost date in spring around late May and the first frost date in fall around late September, providing approximately 90 to 120 frost-free days for gardening.

UTILITIES & SERVICES

Northwestern Energy provides power and utilities to the area. There are no on-site utilities or power to the property.  Cellular coverage is provided by Verizon. Coverage is good throughout the property.  Stock water is provided by a well.

REAL ESTATE TAXES

The taxes on real estate for 2024 were approximately $452.00.

MINERAL RIGHTS

The seller will convey with the property 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon, and gravel rights it actually 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.

FENCE & BOUNDARY LINES

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 the ranch.  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 specific acreage within the fenced property lines.

The sellers are selling the ranch 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.

Canyon Ferry Overlook is an exceptional property offering direct access to Canyon Ferry Reservoir along its northern and eastern boundaries. The property borders Bureau of Reclamation and BLM lands on the southwest side, providing added privacy and open space. From this prime location, you’ll enjoy unparalleled panoramic views of the expansive reservoir, with the dramatic Big Belt Mountains rising to the east and the Elkhorn Mountains creating a stunning western backdrop. The lake views from this property are simply unmatched in the area. The location offers endless recreational possibilities, making it a true outdoor enthusiast’s paradise. It’s the perfect spot to build an off-grid cabin and take full advantage of everything Canyon Ferry Reservoir and the area have to offer, from water sports to fishing, hiking, and wildlife viewing.

Canyon Ferry Overlook, as Previously Described Herein, is offered at $2,300,000.00 Cash or on Terms acceptable solely at the discretion of the Sellers.  The Conditions of Sale Are as Follows:

1. All offers to purchase or letters of intent must be in writing.
2. All Prospective Buyers must demonstrate to the satisfaction of the Seller’s absolute financial capability to purchase the property prior to scheduling an inspection of the property.
3. Earnest money deposit will be due upon completion of a fully executed contract, and all earnest money deposits will be held in escrow by Security Title Company in Bozeman, MT.
4. The Sellers will provide and pay for a standard owner’s title insurance policy. Title to the real property will be conveyed by a Special Warranty Deed/Trustee’s Special Warranty Deed.
5. All the appurtenant water rights controlled by the property will be transferred to the Buyer at Closing.
6. The Sellers will convey to the Buyer all mineral rights they own, subject to reservations by previous owners.
7. Buyers’ Brokers are welcome and invited to contact listing brokers Mike Swan or David Lowry with Swan Land Company for additional information and to set up a private tour of the property.
8. Prospective buyers must be aware that the property is subject to a 30-day Right of First Refusal.

TERMS OF INSPECTION

A 48-hour notice is requested to make proper arrangements for an inspection of Canyon Ferry Overlook.

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Canyon Ferry Overlook.  Since 2002, we have focused on the brokerage of significant ranches, farms, and recreational properties throughout the Rocky Mountain West.

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, hunting districts and regulations, etc., is intended only as general guidelines and has 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.

The Seller is making known to all potential purchasers that there may be variations between the property lines and the location of the existing fence boundary lines on Canyon Ferry Overlook. The Seller makes no warranties with regard to the location of the fence lines in relationship to the property lines, nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.

The Seller is selling Canyon Ferry Overlook in an “as 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 orientation purposes only. The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.