North Fork Of The Smith River 80

Welcome to a rare opportunity to own a pristine 80-acre irrigated farm and ranch nestled along the tranquil North Fork of the Smith River. This property offers an ideal blend of productive agricultural land, natural beauty, and comfortable country living—perfect for ranching, recreation, or simply enjoying the peace and privacy of Montana’s wide-open spaces. With over half a mile on both sides of the North Fork of the Smith River, there is excellent private small stream fishing for feisty rainbow and brown trout. Located a little over two miles from the community and services of White Sulphur Springs, within 30 minutes of Showdown Ski Area, and just over an hour from the vibrant communities of Bozeman and Livingston, the gateways to Yellowstone National Park.

At the heart of it all lies White Sulphur Springs, a historic town known for its natural mineral hot springs, pioneer charm, and mountain surroundings. White Sulphur Springs offers a perfect balance of small-town friendliness and outdoor access, with a growing reputation as a destination for four-season recreation with excellent hunting, hiking, hot springs soaking, and fly fishing.

White Sulphur Springs features the ‘Red Ants Pants Music Festival’, which has grown into one of the largest summer music festivals in the state. Many base their summer calendars around it. Vendors and musicians come from far and near to perform and sell their goods. The non-profit foundation is dedicated to women’s leadership, working family farms and ranches, and rural communities. Revenues are used to fund community grants and other local programs.

White Sulphur Springs offers all the necessary amenities like restaurants, groceries, banking, health care, ranch supplies, and fuel for residents and travelers. White Sulphur Springs is named after the famed natural hot springs that originate in town and were the source of several entrepreneurial ventures in the late 1800s that helped found the town. The larger communities of Livingston, Helena, and Bozeman are just over an hour away and have expanded business offerings and services. Recreational opportunities are abundant in summer and winter, with downhill skiing, snowmobiling, fishing, hiking, and hunting being readily accessible.

The ranch is easily accessed via several main highway routes and is less than two hours from three nearby commercial airports in Helena, Bozeman, and Billings. There is also a small private airfield in White Sulphur Springs (FAA 7S6) with a 6,100’ paved runway, A-1 jet fuel, and other FBO services.

Recently upgraded, Bozeman Yellowstone International Airport at Gallatin Field in Belgrade (BZN) 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 nationwide, including direct flights to the West Coast, the East Coast, Texas, the Southeast, and Florida.

Approximate distances to other cities and attractions are as follows:

A comfortable and inviting residence with rustic charm and panoramic views of the surrounding mature landscape. The home, built in 1990, features an open kitchen and dining room floor plan, with three bedrooms and two bathrooms. The addition of a lovely sunroom to the home in 2005 provides a peaceful sitting area filled with natural light.

A detached 24′ x 50′ two-car garage includes an attached 20′ x 24′ room that has been utilized for crafts and quilting but offers numerous possibilities moving forward.

A 20′ x 40′ Stratford Steel shop building with a concrete floor has ample space for equipment, tools, and vehicles—the perfect complement to a working farm, ranch, or active lifestyle.

Several additional outbuildings complete the ranch compound, including a covered pole barn and fully enclosed storage for firewood, small equipment, and ranch tools.

According to the Montana Department of Natural Resources and Conservation’s Water Rights Division (DNRC), North Fork Of The Smith River 80 has four water rights including two surface irrigation rights out of the North Fork of the Smith, one stock right direct from the source, and a well with domestic and landscape use. Lake Sutherlin is a man-made reservoir at the headwaters of the North Fork and maintains consistent irrigation flows.

A complete packet of water rights is available from the listing broker.

This productive flood-irrigated pasture has been well-maintained throughout its history. Initially used for hay production, it has more recently been leased to a neighbor for seasonal grazing. The property offers excellent potential for various agricultural uses.

The land is mostly level, but the water flows from east to west in the irrigation ditches and flood-irrigated fields. The well-established grass base produces strong yields and could easily return to active hay production under new ownership. Reliable water rights and well-managed irrigation ditches provide a consistent water supply for maintaining high productivity.

The property offers multiple income opportunities. You can use it for your own livestock, continue leasing the grazing rights, or harvest and sell hay crops. With the addition of corrals or working pens, it would work well for a small cattle or horse operation with on-site feed production.

The local demand for leased pasture is strong, making it easy to generate income while letting tenants handle the day-to-day agricultural work. If desired, this setup would provide the benefits of the land’s productivity without managing the operation.

Private Water ~ Prime Fishing

Step out the back door and cast a line into one of Montana’s best-kept secrets, the North Fork of the Smith River. The ranch controls over half a mile on both sides of the river in a stretch that offers quality angling for both rainbow and brown trout, making it a true sportsman’s paradise right in your backyard. Whether you’re a seasoned fly angler or introducing the next generation to the sport, this private water offers memorable days on the river—without ever leaving your land.

Exceptional Hunting Right Out The Door

This property is a haven for hunters and wildlife enthusiasts alike. The diverse mix of riparian habitat and flood-irrigated pasture creates an ideal environment for a wide variety of wildlife viewing and hunting pursuits. Whitetail Deer are constant companions, with daily sightings and strong local populations, making for excellent fall deer hunting.

Native upland game like sharptailed grouse and Hungarian partridge call the area home, and the addition of some small grains to the existing brushy riparian cover would undoubtedly increase the upland game population. The North Fork of the Smith River and nearby wetlands attract ducks and geese during their fall migration in the Central Waterfowl Flyway.

Recreational options are abundant around White Sulphur Springs. Located in the heart of the Lewis and Clark National Forest, the area is characterized by flat glaciated plains, expansive river valleys, and mountain peaks brimming with forests. Whether you want to be active, relaxing, or somewhere in between, access to many forms of outdoor recreational opportunities is practically unlimited.

Montana winters bring a fresh kind of magic—and this property puts you right in the center of it all. The family-friendly, uncrowded Showdown Ski Resort in the Little Belt Mountains offers 2,000 vertical feet of downhill skiing, with terrain for all levels and some of the most reliable snowfall in the state. The renowned ‘Cold Smoke’ of Bridger Bowl is about an hour away from the property. Bridger has grown from one rope tow and a Quonset hut to a major ski area with 2,000 acres of terrain, eight chair lifts, 2,600 vertical feet, and several modern ski lodges. The Kings Hill/Little Belt Snowmobile Trails network near Neihart provides multiple groomed trails and the ability to carve your own tracks through nearby National Forests.

After a day in the snow, unwind in the historic hot springs of White Sulphur Springs, located on Main Street just minutes from your front door. The hot springs boast three hot springs as well as a motel for guests traveling from out of town. The facility is open daily year-round and offers a 30-foot by 35-foot outdoor pool, a 10-foot by 15-foot indoor hot pool, and a new outdoor pool that maintains a temperature of approximately 103 degrees.

The Smith River, which originates in the Castle Mountains, flows southwest past White Sulphur Springs and ends as a tributary of the Missouri River. Known for its spectacular float trips and fishing, the Smith River State Park is only accessible via a permit due to its popularity. The float begins at nearby Camp Baker and continues for 59 miles through canyons and beautiful scenery to the takeout at Camp Eden, near the confluence with the Missouri River.

Newlan Creek Reservoir is located just down the road from the ranch, providing a larger recreational experience. The 265-acre reservoir attracts anglers with rainbow and brook trout, while boating enthusiasts use it for waterskiing and sailing.

The local area has many hiking and biking trails for various abilities, as well as campgrounds. A forest service office in White Sulphur Springs is equipped with maps of locations and current information.

Founded in 1867, Meagher County is steeped in the heritage of the American West. Named after Thomas Francis Meagher, a Civil War general and acting governor of the Montana Territory, the region played a key role in the settlement and cattle boom of the 19th century.

In the pre-European settlement era, the location known today as White Sulphur Springs was well-used by Native American Indians and referred to as the Valley of Peace. Crow Chief Plenty Coups recalled pilgrimages by warriors to the medicinal mud baths. The area was sought after as a place of peace, rest, and healing. It is said that the nearby Smith River was used as a passage route or travel corridor by early settlers.

The name went from Trinity Springs to Brewers Springs. James Scott Brewer laid claim to the thermal springs while passing through on the Carroll Trail in stagecoaches when he realized it was a perfect place to rest, calling the name of the stop Brewers Springs. When Major R.C. Walkers purchased half of the interest, the location became a business endeavor. After the pool was developed, a bathhouse, cabins, and a stable followed. The destination was frequented by adventurous travelers and the men stationed at Camp Baker, a U.S. Army outpost. Later, the name was changed to White Sulphur Springs to describe the white deposits left by the hot water that bubbles in the area.

The beautiful location of White Sulphur Springs, nestled between the Little Belt Mountains, Big Belt Mountains, and the Castle Mountains, was a vibrant place for agriculture, ranching, farming, and mining. Prospectors found the surrounding mountains rich in lead, copper, silver, gold, and other valuable minerals. It was not long before the area became a central trading spot. As mining took center stage, the financial progression resulted in the county seat being moved from Diamond City to White Sulphur Springs by a general election.

The city of White Sulphur Springs remains a focal point of the county, continuing with its agricultural roots to this day.

The elevation on the ranch near the improvements is about 3,280 feet. The terrain is generally level, with a modest slope from east to west that is capable of moving irrigation water.

The average annual precipitation is approximately 13 inches, with the majority falling in May and June. Located in the USDA Hardiness Zone 4a, the average growing season of the area is approximately 86 days. The last frost of the year is typically early to mid-June, and the first frost tends to be in early September.

Average high temperatures in June, July, and August range from 71° to 81° Fahrenheit. In December, January, and February, average high temperatures are between 33° and 37°.
Summer average minimum temperatures range from 43° to 48°. Winter average minimum temperatures are typically between 12° and 15°. There is plenty of sunshine with an average of 185 sunny days throughout the year.

Real Estate Taxes

The taxes on real estate for 2024 were approximately $2,060.

Mineral Rights

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.

Utilities & Services

• Northwestern Energy supplies power via overhead lines.
• Cellular coverage through Verizon is available throughout the ranch.
• Triangle Communications provides landline phone and fiber internet. The buyer may want to investigate satellite providers for additional internet and television options.
• The propane tank is owned and filled by Mountain View Cooperative.

Fences & 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 property. The seller makes no warranties regarding the location of the fence lines in relation 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 or warranted.

North Fork Of The Smith River 80 offers an ideal blend of productive agricultural land, natural beauty, and comfortable country living—perfect for a small ranch operation, superb small stream fishing, or simply enjoying the peace and privacy of Montana’s wide-open spaces. It is a rare opportunity to own a pristine 80-acre irrigated farm and ranch nestled along the tranquil North Fork of the Smith River. Whether you’re looking to embrace the rural lifestyle or secure a peaceful Montana getaway, North Fork Of The Smith River 80 delivers it all.

OFFERING PRICE & CONDITIONS OF SALE

North Fork Of The Smith River 80, as described herein, is now offered at US $2,400,000.00 Cash or at Terms acceptable solely at the discretion of the Seller.

The conditions of sale are as follows:

1. All offers to purchase or letters of intent must be in writing.
2. Within five (5) business days of acceptance of an offer, earnest money deposits shall be made payable to Flying S Title Company in Great Falls, MT, and will be placed in escrow with Flying S Title.
3. All Prospective Buyers must demonstrate to the satisfaction of the Listing Agent the financial capability to purchase the estate prior to scheduling a personal tour of the property.
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 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 Tim Anderson with Swan Land Company for additional information and to set up a private tour of the property.

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.

TERMS OF INSPECTION

A 48-hour notice is requested to make proper arrangements for an inspection of North Fork Of The Smith River 80.

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of North Fork Of The Smith River 80. 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, 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.