ELK MEADOWS  
Townsend, Montana  
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LOCATION
The property is located 26 miles Southeast of Townsend, off a county road. The property butts up against the Helena National Forest, so you can walk or horseback right into Forest Service land. It is 80 miles Northwest of Bozeman, and 50 miles Southeast of Helena, Montana’s State Capitol. All in Broadwater County.

Townsend is the County Seat of Broadwater County. Canyon Ferry Lake is a fishing, boating & water skiing Mecca, and is just 2 miles North of Townsend. The lake is about 36 miles long and holds 2,050,900± acre feet of water storage. There are many access areas located all around the lake.
 
AIRPORT
The Helena Regional Airport is 43 miles away and is served by Alaska, Delta, & United Airlines.

Bozeman Yellowstone International Airport at Gallatin Field just East of Belgrade is approximately 73 miles away, and is currently served by Alaska, Allegiant, American, Delta, Frontier, and United Airlines. There are also 2 full service Fixed Base Operators: Arlin's Aircraft Service Inc. and Yellowstone Jet Center; as well as private charter services, including Summit Aviation, Sunbird Aviation Inc., Montana Aircraft Inc., Central Copters, and Rocky Mountain Rotors.

Visit AIR NAV for more information on Public or Private airports.
 
ACCESS
The road goes from a gravel county road to a dirt USFS Road that can be impassable during the mud & snow months.
 
ACREAGE
The property consists of 320± deeded acres of mature timber and grassy parks, with 172± acres of grazing and 148± acres of timber. Most of the sagebrush has been burned, which really improved the grass.Watch the following video of Elk Meadows: **Refresh page to watch again**
 
LEASE
The seller or his son is willing to lease back the grazing rights.
 
WILDLIFE
Elk calve & graze on the property, plus there are Moose, Bear, a few Mule Deer and Antelope. Excellent Archery & Rifle hunting. The seller owns 2,068± acres that adjoin this piece, as well as other land which is available to hunt via the Block Management program in Area #109 (see Map & Info on the MAPS page). It is all in Hunting District #391.
 
ELEVATION
Ranges from 5,800 to 6,000 feet above sea level.
 
FREEZE-FREE PERIOD
Mean length of freeze-free season is 90-100 days; Average date of first freeze is September 2-7; Average date of last freeze is May 30-June 4.**
 
TEMPERATURE
Mean Minimum Temperature (ºF) **
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
10º 12º 21º 31º 38º 42º 41º 33º 25º 16º 10º
 
 
Mean Miaxmum Temperature (ºF) **
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
27º 34º 38º 47º 59º 67º 77º 75º 66º 54º 38º 30º
 
PRECIPITATION
Mean annual precipitation is 14"-16". **
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
1.3" .9" 1.7" 2.6" 4.1" 4.2" 1.3" 1.8" 2.3" 2.0" 1.4" 1.2"
 
SNOWFALL
Mean Annual Snowfall is 50" - 100". **
 
IMPROVEMENTS
There is a small, one-room hunting cabin measuring 12'x18' (216 sq. ft.) with a wood stove; and a storage shed measuring 12'x14' (168 sq. ft.). The land is perimeter fenced on the East, West and North sides, but not on the South side. However, the seller would split the cost 50/50 if the buyer wants it fenced.
 
UTILITIES
Currently, there is no power, no phone, no well & no sewer on the property. These services are the responsibility of the buyer.

An alternative source of energy that a buyer could install is “off the grid” solar power. Visit INDEPENDENT POWER SYSTEMS for more information.
 
WATER
The North Fork of Spring Creek crosses the property, and runs into Sixteen Mile Creek. There is also a pond that supports Brook Trout. Canyon Ferry Lake is just about a half hour’s drive North of the property and has a good Walleye population.
 
MINERALS
All mineral rights owned by the seller and appurtenant to the property will convey to buyer at closing.
 
CONSERVATION EASEMENT
The land would make a good Conservation Easement to protect wildlife and prevent subdivision; plus, give the owner a substantial tax deduction off his ordinary income.
 
SCHOOLS
Public schools in Broadwater County are provided by the Townsend K-12 Schools. In 2015-2016, the Cecelia Hazelton School (PK-6) had 346 students; Townsend 7-8 had 105 students; and the Broadwater High School had 203 students. Home of the “Bulldogs”.

Schools can be further researched here:TOWNSEND K-12
 
TAXES
2016 ~ $761.00 (this is an estimate; taxes will be calculated at time of closing)
 
PRICE
$1,120,000
 
TERMS
Cash or terms over 3 years. Seller reserves the right to execute an IRC 1031 Tax Deferred Exchange of his choosing.
 
SHOWINGS
An appointment must be made with Don Vaniman, Ranch Broker prior to all showings and he must accompany all buyers on all showings.
 
CONTACTS
DON VANIMAN, RANCH BROKER
214 South Willson Avenue
Bozeman, MT 59715

Office: 406-587-4250
Home: 406-586-6700
FAX: 406-587-3611
 
NOTE
All information is from sources deemed reliable, but is not guaranteed by Don Vaniman, Ranch Broker, Seller, or Agent. Offering is subject to error, omissions, prior sale, change or withdrawal without notice, and approval of the purchase by Owner. I urge independent verification of each and every item submitted, to the satisfaction of any prospective Purchaser.

** Information is collected from the MSU Extension Service, MAPS Atlas Program, 1994.
 

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