The Land - Two Feathers Ranch

The Land

AT THE HEART OF NATURE

The ranch has approximately 200 acres of irrigated pasture, 80 acres in improved forest land, and the balance in native pasture, wild grasses, riparian land along the creek. There are 9 pastures which are fenced with smooth hi-tensile fencing. This type of fencing is made of smooth wire, and the 4 strands design is perfect for cattle. Hi-tensile fencing is being used in place of barbed wire; in fact, it's generally more economical than other fences and has a longer life expectancy. And, it's easier on livestock. It's preferred by some because it doesn't lose elasticity despite livestock that lean into it and temperature changes. The fences are better looking and offer a cleaner appearance as well as lasting longer – up to 50 years without rusting. Recently, welded pipe fencing has been added to the ranch for years of satisfactory performance in those areas.
Currently stock capacity and grazing includes approximately 91 mother cows, 60 calves and 13 replacement heifers. Bulls and shares in bulls apply. There are 7 horses currently on the ranch. The stock belonging to Two Feathers ranch is a high quality registered Black Angus herd and is available for purchase outside the closing of the real estate on a separate Bill of Sale.

ATV trails offer access to every part of the ranch, including U.S. Forest Service boundary areas leading to trails that extend into the Bitterroot National Forest, Como Lake, and the Selway-Bitterroot Wilderness.

There is no conservation easement on this ranch, and the land is not subject to any restrictive covenants. There are two septic systems to serve the current structures and documentation is provided in the due diligence package to buyers.

The ranch is described by 2 Certificate of Surveys – the original survey of two parcels of 178+ acres each and the later survey of 4 parcels on the west side of the ranch for estate planning purposes. The multiple survey configuration is a benefit to the buyers for the additions of future homes, the incremental sale of the parcels, or the protection “take down” benefits common in a conservation easement plan. The Bitter Root Land Trust is an active organization that will assist conservation minded buyers in the understanding of the financial benefits of placing an easement on this land. Ask the agent for assistance.
The location of the property in the foothills of the Bitterroot Mountains makes it a part of what is called “the westside of the Valley” ecosystem. The Bitterroot Valley narrows in the Darby area creating enhanced habitat for wildlife. There are fewer roadways and private land ownerships also due to the topography and the historic large ranches in the region.

Boundaries & Topography

The ranch borders U.S. Forest Service land, ensuring privacy and easy access to extensive recreational trails leading into Bitterroot National Forest. Other shared boundaries included private land ownerships on the south, west, and east sides, and the Common Area to Chief Joseph Acres on the north as well as Tin Cup Creek frontage.

Agricultural Overview - Bitterroot Valley

The history of agriculture in the Bitterroot Valley dates back to the mid to late 1800’s where the production of apples was a budding industry. After the completion of the Big Ditch in 1910 using water stored in Lake Como south of Hamilton, thousands of acres were planted with apple trees to be harvested and sold by the boxcar loads. Killing frosts three years in a row in 1922, 1923, & 1924 ended the Apple Boom forever.

Many orchards still exist today, but the primary crop in the Bitterroot Valley is grass and alfalfa hay. Land owners still benefit from the ambitious and marvelously engineered Bitter Root Irrigation District project providing affordable water through valuable shares in the BRID.

Other sources of irrigation water include the many creeks in the Valley. Snow pack and the hierarchy of historical use determine the quality and quantity of water availability. Generally speaking, the Bitterroot Valley remains green and lush even in the driest of agricultural seasons as the land is not solely dependent upon rainfall.

Access

Access to the ranch is over a gated roadway known as Chief Joseph Trail. This is a wide improved gravel road with coded access for the ranch as well as other owners in the area. There is an obligation to pay for the nominal road maintenance expenses due each year as well as gate maintenance. Total in 2024 was under $2,500 which includes winter snow removal and summer grading. There are no other HOA requirements or covenants associated with the Two Feathers Ranch ownership.

Additionally, there is an access at the west side of the ranch on Moose Meadows Road which is gated as desired by the ranch owner.

Taxes, Transfer of Ranch, and Broker Notes

AGRICULTURAL TAX BENEFITS

The Two Features Ranch is described in 5 parcels, therefore, there are 5 tax bills with a total tax for 2024 at $29,757.94. The taxes include Tin Cup Water Shares fees of approximately $8.000.00. Taxes and propane onsite will be prorated by the closing agent at the time of settlement. The Chief Joseph Trail maintenance fee will also be prorated which is annually at approximately $2,500.00 plus any gate maintenance fee as needed.

1031 Exchange potential exists for all or part of the ranch due to the flexibility of the land legal descriptions and use as an investment property.

The manager of the ranch and his family would like to stay in place. A detailed description of his duties and responsibilities as well as the salary and benefits can be made available to buyers who have looked at the ranch in person and are considering a purchase. If the ranch manager is not going to be retained by the new buyer, his family will require some period of time to relocate and thus possession of the manager’s quarters will follow closing in a separate agreement.

The cattle herd is available for purchase as well as vehicles belonging to the ranch owners, and other ranch equipment. The horses can be purchased as well and a more detailed list can be provided including their ages, health, and riding skill requirements.

Inclusions in Sale

The price of the Two Feathers Ranch includes the conveyance of most of the furnishings, art, décor, bronzes, and housewares. Some of the artwork will be retained by the sellers as it depicts their time on the ranch. Ask the listing agent for a short list of exclusions. The ranch sale will include all irrigation equipment needed for the maintenance of the ranch. Items and personal property belonging to the ranch manager and his family are excluded from the sale. If there is an interest in any vehicles or ATV’s or UTV’s, please ask the listing agent for more details. The cattle herd and horses will be sold separately on a Bill of Sale.