Victor Cattle & Equestrian Center Victor, Montana 1
LOCATION This immaculately maintained cattle and equestrian center is located approximately 40 miles south of Missoula, Montana. To get to the property you drive south out of Missoula on Highway 93, approximately 39 miles pass Victor. Turn right on Bear Creek Road and left on Meridian to property address. Missoula International Airport has several major airlines to get you to the ranch: Allegiant, Big Sky, Horizon Air, Northwest, Sky West and United all service the airport. There is also a small airport in Hamilton for private aircraft. http://www.airnav.com/airport/6s5 LOCALE Missoula is located in an old, glacial lakebed, which is now cut by Clark Fork River. The Bitterroot River feeds into the Clark Fork on the Southwest edge of town; the famed Big Blackfoot River meets the Clark Fork just east of town. The University of Montana is here, as is the Northern Region headquarters for the U.S. Forest Service. Retail trade is way up, extractive industries like logging are waning. Just as the university students leave each year, the tourists arrive. Missoula is 3 hours south of Glacier National Park and 3-and-a-half hours west of Yellowstone National Park. It is surrounded by National forests and a handful of wilderness areas. Missoula is dubbed the Garden City for its mild winters relative to the rest of Montana. It's no wonder we're suffering some growing pains: Missoula is a pretty good place to live. Depending on the season, we hike, ski, fish, run rivers and ride mountain bikes. We talk politics and shoot pool. We're also a literate town; it's commonplace to chat with a local author about his or her latest book. (John Updike dubbed Missoula the "Paris of the 90's," a flattering but somewhat gross exaggeration.) Hamilton, Montana is located south of Missoula in the beautiful Bitterroot Valley. This is a wide open valley traversed by US Highway 93 and the Bitterroot River. Hamilton is both a very popular traveler's destination and great place to live. This is a paradise for people who love the outdoors, nature, gardening and community. Hamilton has both the small-town feel of rural Montana, and quick access to city services in nearby Missoula. The Hamilton area is a great recreation area for fishing, hunting, boating and hiking. Vast areas of wilderness abound just to the west of the Bitterroot valley with miles of pristine forest, wildlife and views. The Bitterroot River runs through the valley, close to town, creating favorite hiking trails and picnic areas for residents. The 2
town of Hamilton boasts numerous hunting, fishing and outfitting businesses who can show travelers the best local spots. The Bitterroot Selway wilderness areas are near the property comprising over 2.5 million acres of public lands. Lake Como located southwest of Hamilton, Montana at an elevation of 4,500 feet. It is a large irrigation reservoir, which lies in a beautiful canyon. Swimming, fishing, boating and water skiing are popular sports at the lake. The swimming area has beach access and is roped off from the rest of the lake. There is a hikers' trail, which leads along the north side to an unimproved campground above some falls at the head of the lake. Lake Como dam was constructed in 1905 to provide late season irrigation for the Bitterroot Valley. The lake is typically at full pool from early spring through mid-july. The Stock Farm Club, a beautiful, private, golf-based community is in Hamilton, Montana, in the heart of the Bitterroot Valley. Stock Farm is an extraordinary place that has grown into a mature retreat over the past 10 years. Visit once and you'll understand the lure of this special place. You can experience firsthand the endless Bitterroot Mountain Range views, the wonderful climate, the Tom Fazio Championship Golf Course and the incredible history of this grand place. Stock Farm began as a dream that sprang from Copper King- Marcus Daly s vision more than a century ago. Over the years, that legacy has grown under the guidance of visionaries who created and nurtured this place. www.stockfarm.com Canyons Athletic Club, the premier fitness center, is also nearby in Hamilton promoting health and wellness to members and the community. www.thecanyonsathleticclub.com 3
GENERAL DESCRIPTION OF THE PROPERTY Excellent cattle or horse facility on 62.23 acres including irrigated pastures, round pen, outdoor riding arena, 2 barns, hay shed, numerous pens/paddocks, horse walker, roping chutes, shop, bunkhouse and 2 ponds. The home includes 2 master suites, 2.5 baths, 2 full kitchens, 2 living areas, 2 dining areas, fireplace, 2 covered decks, 2 covered patio areas, hot tub and sauna. ACREAGE The property has approximately 50 lush, irrigated acres under wheel lines and pivots and is perimeter fenced and crossed fenced. A smaller pond is used for irrigation and the larger pond is perfect for swimming or fishing. Enjoy the scenic mountain views of the Sapphire Mountains to the East and the Bitterroot Mountains to the west. 4
IMPROVEMENTS OVERVIEW This unique facility was custom designed and completed in 2008 with great attention to detail and function. Enter the property through the steel gate enhanced with stone pillars on the paved driveway. The entire building is 6,576 sq. ft. combining a 2 story, 3,672 sq. ft. home with an attached garage/shop and barn. The north wing of the building is the shop/garage with automatic overhead doors. The south wing is a 3 stall barn with automatic overhead door. The two story central area of the building has a master suite, kitchen, living area and dining area on each level. There is a covered entrance to the home and a lovely covered patio area on the east side of the home and decks on the east and west side of the second level of the home with a hot tub and sauna. The grounds are immaculate with a gated, paved entrance and parking area. The property is perimeter and crossed fenced and includes a bunk house, hay shed, small barn, 3 stall barn, pens/paddocks, horse walker, roping chutes, round pen, outside riding arena and lush irrigated pastures. 5
SPECIFICS OF THE PROPERTY! 2 story home with attached garage/shop and attached barn completed in 2008! Home has metal roof and steel siding! Decks and exterior stairs constructed of maintenance free decking! Fenced and landscaped yard! 3,672 sq. ft. home- 1,752 lower level, 1,920 upper level! Central heat/air, water treatment system, knotty alder doors and trim throughout, wired throughout for cable/internet,! Downstairs- propane fireplace, ceramic tile floors, carpet in bedroom, ceramic counter tops in kitchen, bath and utility room! Upstairs- knotty hickory flooring, bathroom cabinets and kitchen cabinets with carpet in master bedroom and slate in master bath, granite counter tops in kitchen, slate master shower with bench and dual shower heads! Covered front deck is 20 x20, covered rear deck is 18 x24 is wired for cable TV with a hot tub and custom cedar wet/dry sauna! Heated, drive through garage/shop is 48 x28, 1,368 sq. ft. with an entry into the home has epoxy floors, twin infra-red propane heaters, 2 floor drains for snowmelt, 2-10 overhead doors with electric openers! Attached barn is 28 x48, 1,368 sq. ft. with 3-12 x16 foaling stalls, 3-16 x40 steel/sand paddocks, livestock vet chute, 12 x14 tack room, 2-10 overhead doors, 1 with electric opener! Older 26 x40 3 stall barn with large stalls with extra large paddocks off each stall, rubber mats, water, and electricity- can also hold 10-15 tons hay! Small 12 x24 newer 1 stall barn, 8 x12 tack room and 12 x16 stall, water, electricity and extra large grazing paddock! Concrete horse wash rack with rubber mats! 14 x16 Bunk house with air conditioning and wood stove heat! Approximately 29,000 sq. ft. asphalt! Secondary gravel access road for livestock, equipment, etc.! Hwy access road! 5 wheel lines! 2 large ponds! Fenced, cross fenced- 6 separate pastures for cattle rotation! 110 x220 Arena with 100 amp electrical service, return alley, roping chute, head catch chute and 2 water cannons for dust control! 50 round pen! 4 horse electric walker! 4 additional passing perc tests near Hwy. 3 standard, 1 raised 6
TOPOGRAPHY You can easily access and utilize every inch of ground on this level 62.23 acres with 2 ponds. 7
CLIMATE Month Avg. High Avg. Low Mean Avg. Precip Record High Record Low Jan 34 F 17 F 26 F 1.11 in. 63 F (1989) -36 F (1937) Feb 41 F 20 F 31 F 0.86 in. 71 F (1995) -39 F (1899) Mar 50 F 26 F 38 F 0.91 in. 82 F (1941) -14 F (1955) Apr 58 F 32 F 45 F 1.05 in. 90 F (1936) 1 F (1936) May 66 F 39 F 53 F 1.75 in. 102 F (1936) 0 F (1901) Jun 74 F 45 F 60 F 1.62 in. 100 F (1933) 24 F (1924) Jul 83 F 49 F 66 F 1.00 in. 105 F (1895) 31 F (1971) Aug 82 F 48 F 65 F 1.14 in. 103 F (1969) 19 F (1895) Sep 71 F 40 F 56 F 1.07 in. 98 F (1998) 10 F (1895) Oct 59 F 31 F 45 F 0.78 in. 90 F (1901) -1 F (1935) Nov 42 F 23 F 33 F 1.11 in. 76 F (1999) -24 F (1955) Dec 34 F 17 F 25 F 1.14 in. 66 F (1957) -31 F (1972) Hamilton, MT Weather Facts On average, the warmest month is July. The highest recorded temperature was 105 F in 1895. December is the average coolest month. The lowest recorded temperature was -39 F in 1899. The most precipitation on average occurs in May. 8
GENERAL OPERATION The current owner is leasing out the pasture to run about 60 head of cattle. The property can handle 80 head with plenty of pasture to rotate and hay. This facility could also handle special horse events with the outdoor arena, chutes, paddocks and is easily accessed from the highway. There is also potential to sub divide the 63 acres into smaller parcels for additional dwellings. There are 4 additional passing perc tests on east side of the property near the highway. 9
WILDLIFE AND FISHERY Located in Southwestern Montana, The Bitterroot is an excellent river consisting of diverse water and quality hatches. Cutthroat, brown, rainbow, and brook trout can all be found in its waters. The Bitterroot is approximately 75 miles long from the junction of the East and West Fork just below Conner to where it meets the Clark Fork near Missoula. The Bitterroot is well known as one of the finest dry fly fishing rivers in the state. The dry fly fishing season begins sometime in March, depending on the weather, and ends in late November. Spring is always blessed with high water that lasts for two to three weeks in late May and early June. This time of year is always good for the trout because of the abundance of food available when rocks are washed along and nymphs uprooted. Once this is over the river returns to its meandering nature and settles in for the summer fun. The first major hatch is the Skwala (stonefly) in March. If the conditions are right the fish will key on the imitation pattern for a full 6 weeks. One pattern to use for the Skwala is a bullet head fly tied with a black egg sack and dark body. The underwing is dark brown or black and the overwing is tied in bullet head style with dark brown premo-deer hair. The fish seem to look for this hatch to begin their yearly feeding habits and with the size of this stonefly they can build bulk fast. The late fishing which continues into November includes patterns such as the October Caddis and Midges. The October Caddis are large and can be fished with an imitator that is size #8 or #10. The Midges on the other hand are from #20 - #24. In between the major hatches include Pale Morning Dun, Blue Winged Olive, Green Drake, Salmon Fly, Golden Stone and several varieties of Caddis. The mayflies are typically sizes 14-18 with the exception of the Green Drake. 10
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TAXES $1,785.35 IN 2008 12
WATER RIGHTS PLAT MAPS 13
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AERIAL MAP 15
COVENANTS 16
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BROKER COMMENTS There are numerous possibilities with this excellently priced property. The new owner could maximize its equestrian center or cattle operation capabilities or subdivide to add additional dwellings. PRICE Offered At $995,000. For More information contact: Cy Richard at 406-531-5064 or email at Cy@TheRanchBrokers.com 19