At the end of the day,
our reputation stands.
–John D. Pearson, Broker

We are what we repeatedly do.
Excellence, then,
is not an act, but a habit.
– Aristotle

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DESCRIPTION

Prime recreational property offering outstanding attributes including numerous building sites, river frontage, mountain views and good access.

LOCATION:  IMMEDIATELY NORTHWEST OF ABSAROKEE, MONTANA
134.42 ACRES DEEDED
STILLWATER RIVER FRONTAGE | SCENIC |HOME SITES
FISHING | DEER HUNTING
*ALSO OFFERED IN SMALLER PARCELS*

THE LOCATION

The Garton-Stillwater River Property is located just northwest of the small town of Absarokee in Stillwater County, Montana.  Absarokee (population 500±) is about 14 miles south of Columbus (population 2000±). There is an elementary school in Absarokee and a K-12 school in Columbus.  Absarokee has several grocery and clothing stores, banks, gas stations, etc.

Billings, the largest city in Montana (population 100,000±), is just 45 miles northeast of the ranch and offers commercial air service, as well as a wide variety of retail stores, restaurants, farm and ranch equipment and auto dealerships, building contractors, and banks as well as many recreational activities and events.  The following websites have complete details about the city and its amenities: www.billingschamber.com  and www.visitbillings.com
 
Access to Absarokee from all major Montana cities is via Interstate 90 to Columbus, thence southwest along Highway 78 a distance of 10 miles.  State Highway 420 (also known as the Stillwater River Road) forms the southern boundary of the property with the farmstead accessed via Fellows Lane, a graveled road north of Highway 420, about 0.8 mile from Absarokee.  Graveled Johnson Lane (a county road) runs along a portion of the western boundary of the property.

ABOUT THE PROPERTY

The Garton-Stillwater River Property consists of 56± acres irrigated hay land and bottom pasture lying along the southern bank of the Stillwater River with approximately 568 feet of river frontage.  There are numerous cottonwood trees and a thick cover of riparian species and brush immediately adjacent to the river.

The 56 acres of irrigated crop land, which is currently in hay, normally produces two cuttings each year.  Irrigation water is supplied by the Mendenhall Ditch that runs along the highway at the southern boundary.  There are no water rights of record with the Department of National Resources and Conservation (DNRC).

The property has minimal improvements including an old farmstead located near the river, which includes an abandoned home, garage, brick storage shed and open shelter.  Although a new metal roof is on the dwelling, the balance of the structure is in poor condition, as are the rest of the buildings.

The topography is mostly level, sloping gently from 3,980 feet at the river to 4,065 feet along Highway 420 on the southern boundary.  The property is surrounded by private lands.  There is a State of Montana fishing access site adjacent to the northwest end of the property and a subdivision development just to the east along the river.  A portion of the northern boundary along the river was parceled off many years ago and since that time eight small homes have been built on this 2.725-acre exception, which is located in the middle of the subject’s river frontage.  This exception is platted as the Petrie Cabin Sites.  Some of the homes are seasonal cabins and some are year-round residences.  The access road to these properties, known as Fellows Lane East, runs through the Garton-Stillwater River Property.

WILDLIFE AND NATURAL RESOURCES

The Stillwater River originates in the Absaroka-Beartooth Wilderness of the National Forest at an elevation of over 9,000 feet near Lake Abundance.  The Stillwater River Valley is quite scenic.  The river, as well as its major tributaries, are highly rated trout fisheries.

The natural protection found along the river bottom and the irrigated meadows attract both white-tailed deer and mule deer.

RECREATION AND RURAL SUBDIVISION

In recent years, interest in recreational and rural subdivisions has been increasing in the area because of its convenient location near Absarokee, Columbus and Billings.  The Garton-Stillwater River property is extremely attractive for recreational and rural residential use and lies in the immediate path of increasing developments of these types. The property offers outstanding attributes such as utilities, river frontage, mountain views, good access, and close proximity to small town services as well as the amenities of larger cities.

There are numerous building sites on the property.  The river frontage, while not totally private, does add recreational appeal.  The highest and best use of this property is probably recreation and investment with some subdivision potential.  Agricultural use would be considered a complementary use.

ADDITIONAL INFORMATION

The Garton-Stillwater River Property is being offered as follows: 

• The entire 134.42 acres deeded that is contiguous from Highway 420 all the way to the Stillwater River is being offered for $1,213,006 (One Million Two Hundred Thirteen Six Dollars).

• 100 acres deeded including 56 acres irrigated, one-half mile of highway frontage, and one-quarter mile of county road frontage located in the immediate path of increasing recreational home site development with excellent proximity and access to services at Absarokee and Columbus with super potential for recreational rural residential use is being offered for $800,000 (Eight Hundred Thousand Dollars).

• 34.42 acres deeded with approximately 568 feet of Stillwater River frontage, numerous building sites, good access and tree cover immediately adjacent to the river is being offered for $464,670 (Four Hundred Sixty-four Thousand Six Hundred Seventy Dollars).

Seller-financing may be provided to a qualified buyer under the following terms and conditions:

• A minimum down payment in the amount of 35% (thirty-five percent) of the purchase price.

• The remaining balance of the purchase price carried back by the Seller on negotiated terms and conditions.

The Seller reserves the right to effectuate a 1031 tax deferred exchange according to IRS Regulations.  This exchange will not incur any expense or liability on the part of the Buyer.