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Swan Land Properties
Productive Farm near Bozeman
Gallatin County


  • Churchhill, Montana

  • 717 Deeded

  • $1,625,000

Overlooking rolling fields and pastures and punctuated with stunning vistas of the Gallatin and Madison mountain ranges, Hill Farm represents a prime opportunity to own productive farm ground in the desirable Gallatin Valley.  This 717± deeded acre farm is conveniently located outside the small, agricultural-based community of Churchill, Montana, and within a comfortable 20-minute drive of the dynamic city of Bozeman.

With good water rights from the High Line Canal, this private well-maintained Farm will provide the next owner with productive ground to run either as a small farm and livestock operation or as a supplement to a larger agricultural operation.

Centrally located near the farm operations, the owner’s house is comfortable and well-kept.  The views across the countryside are unparalleled from the five-bedroom, three-bath home allowing for a true appreciation of the endless open vistas.  Located near the home is a well-designed greenhouse that adds options for growing seasonal fresh produce.

Hill Farm utilizes well-maintained facilities to run a successful operation with a functional shop, equipment storage, grain storage, and livestock-handling facilities.  A set of well-designed corrals provides the ability to run a small cattle herd in addition to the farming operation.  With six wheel lines providing irrigation water, the Farm currently produces a diverse mix of spring wheat, barley, and hay.

Rarely does a well-priced acreage of consistently productive farm ground become available this close to Bozeman.  Hill Farm represents a prime opportunity to own a diverse farm in one of Montana’s most desirable locales.

Hill Farm, in Gallatin County, is located approximately 2.5 miles from the small town of Churchill, Montana, and just 20 minutes from the amenities and services of the dynamic city of Bozeman.

From Bozeman drive west on Huffine Lane to Four Corners.  Proceed west on Norris Road 3.8 miles to the Churchill Road junction.  Turn right and continue 6 miles north towards Churchill.  Turn left onto Canal Road and proceed west .86 miles to Prairie Road. Turn left and proceed .5 miles on Prairie Road to the Farm Headquarters on the right. Bozeman Yellowstone International Airport (BZN) at Gallatin Field in Belgrade is about a 25-minute drive from the Farm. Recently expanded, Gallatin Field offers several full-service FBOs and excellent commercial services through Alaska Airlines, Allegiant, Delta, Frontier Airlines, United Airlines, and US Air. One of the busiest passenger airports in the Pacific Northwest, Bozeman offers direct flights to over a dozen major airports 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 Montana State University, the Museum of the Rockies, the Bozeman Symphony, and the Montana Ballet. The fourth-largest city in the state, Bozeman offers abundant opportunities for fine dining, lodging, entertainment venues, and shopping opportunities.  It is a scenic hour-and-a-half drive to either the north or west entrance of Yellowstone National Park.

Approximate distances to other Montana cities and points of interest are as follows:
Manhattan, MT
Belgrade, MT
Bozeman, MT
Big Sky, MT
Helena, MT
Billings, MT
   12 miles
12 miles
17 miles
55 miles
90 miles
158 miles

Hill Farm is situated on 717± acres with magnificent views overlooking the Gallatin and Madison mountain ranges.  The topography of Hill Farm can generally be described as rolling hillsides, pastures, and tilled farm ground with interspersed gullies and ravines.

The deeded land is generally classified as follows:

717± Total Deeded Acres

Native Pasture
Dry Land Crop
Irrigated Crop Land
Under Improvements

 175± Acres
344± Acres
178± Acres
20± Acres

The irrigated cropland is served by six well-maintained wheel lines which will convey with the Farm.  The irrigation is achieved by gravity flow via a plastic line starting at 18″ and tapering to 8″ in diameter according to the blueprints.  Gravity is sufficient to generate 50 pounds of pressure on the line.

The value and productivity of this Montana farmland are tied directly to its associated water rights.  Hill Farm has dependable contract water rights out of the High Line Canal with the quantity of water to ensure a solid irrigating season and quality crops.  Irrigation water is typically available until approximately July 9th.  Typical yields on the hay ground consist of two and sometimes three cuttings of alfalfa yielding about four tons per acre for the first two combined cuttings and an additional .5 to .75 tons per acre for the third cutting.  The crop ground typically produces 60± bushels per acre of spring wheat and 60± bushels per acre of barley annually.

In addition to the productive farm ground, Hill Farm is also highly suitable for a small cattle operation.  Historically, the owner has been running about 35 to 40 cow/calf pairs on summer and fall pastures.  The owner estimates that with more intensive managed grazing and cross fencing, the Farm could accommodate between 75 and 80 cow/calf pairs on summer and fall pasture.

A fresh cover crop of grass seed is being planted in the spring of 2017 on the main grazing pasture to the southwest of the headquarters.

Hill Farm has two water rights.  All water rights actually owned by the Seller will transfer at closing.


Source Priority Date
Contract Water – High Line Canal Co. May 9, 1890 126 minor inches



Groundwater–Domestic Well
July 20, 2004
300’ Deep, Static Water Level 208’ @ 20 gpm


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.  The Sellers have made all of the filings currently required and will transfer the water rights as they currently stand with no warranty of future viability.


The Seller will convey the Property without reservation of whatever mineral, oil, gas, geo-thermal, hydro-carbon, and gravel rights which they actually own, 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.  It is the buyer’s responsibility to conduct a mineral search if they deem appropriate.

The Farm elevation ranges between 4,606 and 4,869 feet above sea level with the improvements located around 4,775 feet.

The average annual precipitation is around 12.9 inches.  The growing season is approximately 117 days with frost-free days that typically start in May.

Summer daytime temperatures range from 65 to 85 degrees Fahrenheit from June through September, dropping to about 47 degrees in the evening.  Winter daytime temperatures average around 20 to 26 degrees with evening temperatures dipping from 10 to 15 degrees.

Main House

The well-maintained main house, built in 1986, consists of two stories with a finished basement.  Originally a manufactured home, the 30′ x 60′ main residence is now on a permanent foundation and consists of approximately 3,360 square feet of living space including five bedrooms and three bathrooms.  The daylight basement has recently been remodeled with the addition of a large picture window perfectly situated to capture the natural light and the views.   The main house is a comfortable and functional residence from which to direct the farm operations.

The metal roof appears to be in good repair.  The house is heated via a propane-forced air furnace and a wood stove – with electrical bills averaging only $110 per month.  In the unlikely event of a power loss, the residence is also wired for a 9,000-watt generator on a transfer switch.  The home is on an individual well and septic system.

Greenhouse & Root Cellar

The custom-built greenhouse is 16′ x 20′ and is located to the south of the main residence.  The structure is situated to maximize the warmth of the sun during the early growing season.  The attached root cellar remains a cool temperature and provides added year-long provision storage.

Garden Storage Shed

This 10′ x 12′ outbuilding is located south of the main residence and is currently utilized for additional lawn and garden storage.

Shop & Equipment Storage

This 40′ x 56′ storage facility is accessed via a large sliding door that is large enough to accommodate most pieces of farm equipment and tractors.  This steel-sided building has a concrete floor, limited power and appears to be in good repair.

Second Storage Shed

A second Quonset structure is located near the Headquarters is also used for additional storage.  This 16′ x 36′ structure has a concrete floor and appears to be in good repair.

Grain Facilities

Three metal storage bins provide grain storage and appear to be in good repair.  Storage capacity is as follows: the east bin holds 6,000 bushels; the middle bin holds 2,800 bushels; and the west bin holds 5,000 bushels.

Corrals & Livestock Facilities

The livestock corrals appear to be in good condition and operational.  The livestock panels and squeeze chute could be purchased as personal property separate from the real estate transaction.


The real estate taxes for 2016 were approximately $5,439.


Electricity is provided by NorthWestern Energy.  Cellular and telephone service is provided by Verizon.  Cellular service is available through various carriers.  Propane for the 500 gallon above-ground storage tank is currently filled by Montana Agri Chemicals (MAC).  Buyer would need to investigate the availability of satellite television or internet service.

Hill Farm does not have a conservation easement in place. It is the buyer’s responsibility to determine if a conservation easement is beneficial for their situation.

The Seller is making known to all potential purchasers 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 with regard to the location of the fence lines in relationship to the deeded property lines, nor does the Seller make any warranties or representations with regard to the specific acreage within the fenced property lines.

The Seller is selling Hill Farm 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 visual aid only.  The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.

Located in the heart of southwest Montana, the Farm is close to many exceptional outdoor recreation opportunities.  The surrounding mountains and National Forest lands provide almost limitless opportunities for alpine recreation including hiking, horseback riding, fishing, mountain biking, camping and overall enjoyment.  Some areas are also open for the motorized-recreational user as well.

Trout fishing in this part of Montana is some of the best the Rocky Mountain region has to offer.  With several of Montana’s premier trout rivers only 30 to 75 minutes away, the Farm 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 headquartering of the internationally-known Simms fishing products based in Bozeman.

Exceptional skiing is a comfortable one-hour drive from the Farm with the “cold smoke” of Bridger Bowl, and Big Sky Resort offering numerous trails from novice to expert with “The Biggest Skiing in America”.  Ranked as one of the World’s 25 Best Ski Towns by National Geographic in 2014, Bozeman offers a comfortable, small-town feeling with big-city amenities.

The next owner of the Farm will literally live in a number of different worlds with fishing, hunting, rafting, skiing, and the cultural amenities of Bozeman so easily accessible.


The Amsterdam and Churchill areas were established in 1911 was a result of booming business in the nearby town of Manhattan, Montana.  In this region of productive agricultural ground, the Manhattan Malting Company had become the largest malt-barley facility from St. Paul to Seattle.  By 1893 the Company had recruited a large number of Dutch farmers to settle in the Manhattan area to sustain the industry.  As the Company established an industrial base they purchased large swaths of land for growing malt barley and used the state of the art Jacob Price Field Locomotive steam plows to assist in production.  When the Northern Pacific Railroad arrived, due to efforts by the Manhattan Malting Company, the towns of Amsterdam and Churchill were established as a result of the prime farmland south of Manhattan.  The two settlements also absorbed the over flow of Dutch settlers from Manhattan.

The two locations, just one mile between each other, are surrounded by farm land.  The name Amsterdam was a symbol of the origins of the surrounding farmers and ranchers.  Church Hill, later shortened to Churchill, is located on a predominate hill on which the local congregation built its Gothic-style landmark church.  It is now the location of a park with a monument to the “Holland Settlement” for those that settled the area over 100 years ago.
In 1950 seed potato farming began and within years it had grown to be one of the area’s predominant agricultural products.  As a result, this region has become the potato capital of Montana.

Still today, many of the residents of the tight-knit communities of Churchill and Amsterdam are descendants of the originally formed settlements.  Despite its growth, the quiet, rural communities of Churchill and Amsterdam have never been incorporated and receive mail in Manhattan.


Hill Farm offers the unique opportunity to own productive irrigated farm ground in the sought-after Gallatin Valley.  Situated on 717± acres, the Farm offers diverse agricultural production including spring wheat, barley, and hay.  Additionally, the Farm is ideally suited for several saddle horses and a small herd of cattle.

The improvements are well maintained and perfectly suited for the farming operation.  The main residence is comfortable and well-positioned on the Farm without being overbuilt.  The views from the Farm are spectacular with stunning vistas across the rolling countryside to the surrounding mountain ranges.  The Property affords privacy and tranquility, yet still has access to the many nearby amenities and services of the greater Bozeman area.

With privacy, views, solid production, and good water rights, Hill Farm is an easy-to-operate, attractive opportunity for a buyer looking to get into a low-overhead productive farm operation in the Bozeman area.  Additionally, the lack of an existing conservation easement affords that opportunity for the next owner.


Offering Price and Conditions of Sale

Hill Farm, as previously described herein, is offered at US $1,625,000.00 Cash or Terms acceptable solely at the Seller’s discretion.  The conditions of sale are as follows:

  1. All offers to purchase must be in writing and accompanied by an earnest money deposit of 5.00% of the Purchase Price;
  2. Earnest money deposits will be placed in escrow with Security Title Company of Bozeman, Montana, which will then place the funds with local banks at nominal rates of interest accruing to the benefit of the Buyer until Closing;
  3. 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 Property;
  4. The Seller 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;
  5. All of the water right claims controlled by the Property will be transferred to the Buyer at Closing, and the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing;
  6. Buyers’ Brokers are welcomed and invited to contact either Mike Swan or Stephen Leibinger with Swan Land Company, for information regarding Cooperation Policies.


The Seller reserves 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.

The foregoing may not be construed as an offer to sell and is subject to errors, omissions, prior sale, change, or withdrawal without notice and approval of purchase by the Seller.  Information regarding land classifications, acreages, 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 Seller or Swan Land Company.  Prospective Buyers should verify all information to their sole and complete satisfaction.

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Stephen Leibinger
With deep family roots in Montana’s ranching history, I inherited a natural affinity for the state’s exceptional lifestyle and unparalleled outdoor recreation opportunities. After graduating with honors from the University of Wyoming, I pursued my love of fly-fishing and ultimately settled in Bozeman where I founded a successful fly-fishing guiding and outfitting business. My extensive ...
Meet the Broker
Swan Agent, Stephen Leibinger

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