BLACKWATER RANCH
Great Falls, Montana $2,750,000 90.79± Acres
INTRODUCTION Just ten minutes south of Great Falls, Montana, lies the Blackwater Ranch, a unique offering that encompasses 90.79± acres with frontage along Montana’s famous Missouri River. Combining productive agricultural ground and high-quality improvements, with outstanding recreational components, this ranch offers a special opportunity to own one of the larger riverfront properties in a desirable area on the fringe of Great Falls. While the setting is rural and grand, shopping, dining, healthcare, and other conveniences are just minutes away. The ranch has quality improvements, including a custom main residence built in 2018, a remodeled guest home, and multiple outbuildings that support a variety of agricultural and recreational uses. Productive hay fields, valuable Missouri River water rights, and a nearby State grazing lease provide the resources to support livestock or hay production while maintaining the property’s recreational appeal for hunting, fishing, or horseback riding. The Missouri River is at the heart of the ranch. The river is known for excellent fishing, boating, and abundant wildlife. This stretch of river offers opportunities to catch walleyes, northern pike, smallmouth bass, channel catfish, and brown trout. The cottonwood-lined banks and nearby Buckshot Island provide great cover and habitat for waterfowl, raptors, whitetail deer, and many other species. Craig, Montana, is just a short drive upriver and is known for its blue-ribbon tailwater fishery. The Blackwater Ranch is ideally positioned for a person to take advantage of the world-class fishing and hunting found in western and central Montana. Whether you’re looking for a productive ranch, an equestrian property, or simply a place to enjoy Montana’s outdoor lifestyle, Blackwater Ranch offers the rare combination of river frontage, agricultural productivity, and the convenience of close proximity to the urban amenities found in Great Falls.
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QUICK FACTS •
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90.79± deeded acres comprised of four parcels, located just 10± minutes south of Great Falls in one of the area’s most desirable rural settings Extensive frontage with direct access to the Missouri River, one of Montana’s premier recreational waterways Assumable State grazing lease for 314± grazing acres, effective through 2034 with a carrying capacity of 93 AUMs Two residences, including a 2018 custom home and a remodeled guest home, offering flexibility for family, guests, a ranch manager, or an income property Outbuildings supporting agricultural and recreational uses One of the larger privately held properties along this stretch of the “Mighty Mo” Excellent water resources, including Missouri River irrigation water rights for 72± acres and a high-capacity domestic well Productive hay fields that can be irrigated, with a history of producing anywhere from 70 to 140 large bales per year A separate unimproved parcel offers potential for an additional homesite Exceptional fishing, wildlife habitat, boating, and year-round outdoor recreation right out your back door www.fayranches.com | 800.238.8616 | info@fayranches.com
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ACREAGE • •
90.80± deeded acres 320± state leased acres
The property comprises four tax parcels, three of which are accessed via Flood Road, and the fourth encompasses the lower grasslands and riparian areas. The majority of the agricultural lands are set within the floodway, and some of the property lies in the 100-year and 500-year floodplain designations. • • • •
Parcel 02-2892-04-2-03-01-0000 (393 Flood Road) is approximately 2 acres in size and includes a guest home, an attached garage, and an outbuilding. Parcel 02-2892-04-2-04-06-0000 (391 Flood Road) is approximately 10 acres in size and has the main home, barn, and shop. Parcel 02-2892-04-2-04-08-0000 is approximately 4.78 acres in size and is unimproved. Parcel 02-2892-04-2-01-05-0000 totals approximately 74 acres and comprises the agricultural river bottom.
There is a State of Montana grazing lease #8010247 for 320± acres in Section 36, Township 20N, Range 2E, with 314± grazable acres and six that are unsuitable for grazing. The lease has a carrying capacity of 93 AUMs. It was renewed on December 16, 2024, and expires on February 28, 2034. It was granted through competitive bidding, and the rental rate is $33 per AUM. 4
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SCENIC VISTAS The home is perfectly positioned to capture the beautiful Big Sky views.
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IMPROVEMENTS The ranch features a custom home that was built in 2018. The main floor offers 2,250± square feet of finished living space with two bedrooms and two bathrooms. It includes a master bedroom, a second bedroom, a kitchen, a dining area, and a family room, with access to an elevated deck overlooking the river bottom. The 2,250± square foot basement is partially finished and is mostly open, with some framing in place, a concrete floor, and all of the home’s mechanical systems. A toilet has been installed, and the lower level has a walk-out patio area, with plenty of room for expansion. The fully finished two-car garage has a concrete floor and encompasses 1,190± square feet. The home also has a covered front porch, a large patio out back, and an upper-level deck. The owner’s residence is connected to natural gas and has central forced-air heating, air conditioning, a backup generator, and its own septic system. Domestic water is supplied by a private well and delivered through cistern tanks to the main home. The guest home was built in 1945 but was remodeled in 1991. It offers 1,672± square feet with two bedrooms, two bathrooms, a kitchen, a fenced dog run with access doors into the guest house, and its own water spigot. The guest home is also connected to natural gas and has air conditioning. A twocar garage with two bay doors and metal siding measures 768± square feet. The ranch was originally a dairy farm and has a red Hutterite-built barn that measures approximately 34’ x 76’. The barn includes 12 calf stalls that could be converted to horse stalls, with water and power run to the barn. The gray steel building measures 50’ x 72’ and has power, water, a concrete floor, and numerous stalls. A 16’ x 23’ building has a wood stove and is mostly unfinished. 8
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RECREATION HUNTING | WILDLIFE Located in Hunting District 413 for deer and elk, the ranch offers productive big game hunting, consistently holding both resident and transient deer. The property sits in the Pacific Flyway corridor for migratory birds. As for upland birds, it’s common to see pheasant and turkey on the ranch, offering excellent upland wing shooting.
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FISHING The Missouri River is one of the best fly-fishing rivers in the world, boasting an intriguing combination of prolific hatches, premier dry-fly fishing, and abundant populations of large rainbow and brown trout. This tailwater section below Holter Dam is often referred to as the world’s largest spring creek for its dynamic, clear flows and gravel bottom. The stretch of the Missouri river from Holter Dam to Cascade, Montana, holds an estimated 3,000 to 5,000 wild rainbow and brown trout per mile, offering outstanding year-round fishing opportunities. The river is friendly to both wade and boat anglers and is well-suited for anglers of all skill levels. This stretch of the Blackwater River on the Blackwater Ranch sees low fishing pressure, and the owner has landed plenty of brown trout right from the riverbank
OTHER RECREATION Beyond fishing, the river provides exceptional boating, paddling, wildlife viewing, camping, and year-round recreation amid scenic cottonwood-lined banks and islands. With direct access right outside your back door, Blackwater Ranch offers a rare opportunity to experience Montana riverfront living every day in the heart of Big Sky Country.
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LOCATION Great Falls, Montana, is the state’s third-largest city, with a population of approximately 60,000 residents. Known as the “Electric City” for its historic hydroelectric dams, it sits along the Missouri River and combines Western heritage, rich cultural attractions, and outdoor recreation. The city is home to the C.M. Russell Museum, the Paris Gibson Square Museum of Art, and the Lewis and Clark Interpretive Center, while downtown Great Falls offers local shops, restaurants, and the iconic Sip ‘n Dip Lounge. Outdoor enthusiasts enjoy over 50 miles of paths along the River’s Edge Trail, Giant Springs State Park, world-class fly fishing on the Missouri River, and convenient access to skiing at Showdown Montana in the nearby Little Belt Mountains.
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GET TING THERE From I-15 Southbound, take Exit 278 toward 10th Avenue S/Fox Farm Road. Turn right onto Fox Farm Road, turn right onto 14th Street SW, then turn left onto Flood Road to reach the Blackwater Ranch.
AIRPORT SERVICES Great Falls International Airport (GTF), located just 6.6± miles from the property, offers Fixed Base Operator (FBO) service and is served by four major airlines Alaska, Allegiant, Delta, and United Airlines. Helena Regional Airport (HLN) is approximately 90 miles away and is serviced by three major airlines and also offers FBO service.
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MINER AL RIGHTS All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.
CON SERVATION | STEWARDSHIP The Blackwater Ranch is not encumbered by a conservation easement. Each of us at Fay Ranches loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.
WATER RIGHTS The following water rights on file with the Montana DNRC will transfer at closing: 41QJ 6826-00: Sprinkler irrigation via pump from Missouri River surface water, serving up to 60 acres with a maximum flow rate of 1.50 CFS. Period of use is May 1st to September 30th. 41QJ 30067602: Groundwater well (333 ft depth) servicing lawn, garden, and domestic use from April 1st to October 31st. Maximum flow rate is 35 GPM, with volumes capped at 0.73 AC-FT for lawn/garden and 1.0 AC-FT for domestic use.
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WATER RIGHTS CONT. Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes. Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a buyer might deem prudent. All buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property. Blackwater Ranch | Great Falls, Montana
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SUMMARY Blackwater Ranch presents a rare opportunity to own a Missouri River property just minutes from Great Falls. With 90.79± deeded acres, quality improvements, productive agricultural ground, and direct river access, the ranch offers an exceptional blend of convenience, recreation, and Montana lifestyle. From fishing and boating along the river to hay production, wildlife viewing, and enjoying the privacy of a well-appointed ranch setting, Blackwater Ranch captures the essence of picturesque, year-round riverfront living in central Montana. This property is truly unique.
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Blackwater Ranch | Great Falls, Montana
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CONTACT PRICE $2,750,000
TA XES $7,280 (2025)
TERMS Cash Conventional Financing 1031 Exchange
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Please contact Mike DeShore at (406) 543-8888 | mdeshore@ fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www. fayranches.com.
NOTICE Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.
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REL ATION SHIPS IN REAL ESTATE As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows: 1. SELLER AGENT A “Seller Agent” is obligated to the Seller to: Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations. Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller. A “Seller Agent” is obligated to the Buyer to: Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations. 2. BUYER AGENT (cont) A “Buyer Agent” is obligated to the Seller to: Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations. 3. DUAL AGENCY
If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property,
then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer. A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer
agent, except a dual agent: Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom t h e information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential. 4. STATUTORY BROKER A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to: Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations. 5. IN-HOUSE SELLER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a
buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction. 6. IN-HOUSE BUYER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a
buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction. BUYER AGENT A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship
on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and
diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations. Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.
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