58406 Moiese Valley Road, Lot#WP001, Charlo, MT 59824 - Lake County

MOTIVATED SELLERS. The Moiese Valley Ranch is a true working ranch featuring irrigated cropland, fenced pasture, housing, facilities, and equipment embedded within an unparalleled western Montana landscape. Approximately 141 acres are completely uneased - without any codes, covenants, conservation easements, restrictions - and freedom for the new owner to alter the land use. A large portion of the ranch is encompassed by a Five Valleys Land Trust Conservation Easement that is in place to protect this ranch from development and to promote ranching, farming, and agriculture within the beautiful Mission Valley. In addition to the two buildable parcels outside the easement, three designated residential dwelling/farmstead areas are located within the easement. With the snow-capped peaks of the Mission Mountains to the east, the ranch is located within the Flathead Indian Reservation in a small countryside community - a short distance from Polson and the iconic turquoise waters of Flathead Lake. Contact Joe Sangimino / Tanner Rauk or your real estate professional.A well-established balance of irrigated cropland, facilities, rangeland, and homesteading acreage speaks to the year-round utility of this ranch. Six center pivots and +/- 7 wheel lines irrigate approximately +/-1,250 acres of alfalfa, barley, triticale, corn, and grass hay mixes with significant water allotments. The water is delivered through a network of canals via the Flathead Irrigation Project. Historic yields range from approximately 10-20 tons per acre of corn silage, +/-20 tons per acre of triticale, +/-5-6 tons per acre for the established alfalfa and +/-3 tons per acre for the new alfalfa. The non-irrigated acreage is utilized as fenced rangeland with native grasses. This well-furnished ranch has two +/-30,000-bushel grain storage bins, two silage pits, equipment, and implements to complement its productive farmland. The lower elevation of the Mission Valley relative to other parts of the state results in favorable farming climates and longer growing seasons. It’s one of the contributing factors to the reputation of this area as having rich soil and high-quality hay.This ranch spans nearly 3 miles from north to south, with one large block of acreage and two smaller blocks a short distance down the road. Although it has a long history as an operational dairy, breeding Holsteins for year-round milk production, it is well-suited for beef production and other ranching/farming exploits. In 2023, it milked approximately 750 cows and supported an additional 92 dry cows + 654 heifers. With 600 more free stalls, it had an estimated carrying capacity of 1500 milking cows. The +/- 1,125 acres of fenced rangeland are estimated to support 280-340 AUMs alone. However, with the cropland-producing silage coupled with grain bins, silage pits, valley land, and cattle sheltering facilities, the wintering capacity is substantial. Existing dairy facilities include free-stall barns for 750 cows, 850 covered sheds for young stock, a loafing shed for 100+ cows, maternity pens, a double-15 parallel milking parlor fitted with no-slip platforms, automatic sprayers and drains, rapid-exit stalls, a 72,000-pound storage tank, etc. All equipment, vehicles, tools, silage, seed, and personal property owned by the ranch is negotiable.There are two parts of the ranch that are not contiguous, with the main portion totaling about 356 acres. Each section of the ranch is accessible via gravel roads, mostly featuring flat valley topography. Approximately +/-1,125 acres of fenced rangeland are accessible by ATVs, horses, or trucks in certain locations. The high point of the ranch is +/- 3,740’ in elevation, with a breathtaking view out over the south fork of the Flathead River. There is a cell tower lease near the high point of the ranch that produces additional income.The Five Valleys Conservation Easement was organized to preserve, protect, enhance, and restore, in perpetuity, the Conservation Values of the Protected Property including protecting agricultural use and related conservation values. Development for non-agricultural and ranching-related uses is not permitted within the easement, and there are designated use areas for residential dwelling units and farmsteads. The ranch has four homes, a +/-7300 square foot double barn built in 2006, and a central office. Two of the residential use areas currently have single-family homes that are used to house workers, while one has not been built yet. The third is undeveloped. The Dairy Facility Area encompasses 25 acres in size and houses most of the former dairy infrastructure. The easement also has a limited right to transfer a single tract or adjust the boundary.The location of this property is exceptional with easy access to all the amenities of the lake resort community of Polson. The community offers lodging, shopping, medical facilities, a municipal landing strip, restaurants, etc. Commercial air service is 55 minutes away at Missoula Montana Airport and 1 hour and 40 minutes at Glacier International Airport in Kalispell. Flathead Lake, less than 30 minutes away, is the largest natural freshwater lake west of the Mississippi River, with approximately 197 square miles of turquoise blue water and phenomenal fishing for lake trout, smallmouth bass, whitefish, perch, pike, and other species. To the east, the Mission Mountain Range features jagged, snow-capped peaks. On the other side of the Missions is the Bob Marshall Wilderness Complex, the 5th largest wilderness complex in the Lower 48. Less than 2 hours to the north is the entrance to one of the most pristine and epic landscapes in North America: Glacier National Park! Although the hunting opportunities are restrictive for non-tribal members within the private lands of the Flathead Reservation, there’s no shortage of places to hike and hunt within a short drive!The buyer is responsible for performing their own due diligence. Buyer and buyer's agent to verify all information. Showings by appointment only, and the listing agent and/or ranch manager must be present. All information is from sources deemed reliable but not guaranteed by Whitetail Properties Real Estate or its agents. Information is subject to change without notice. All prospective purchasers and agents should check for accuracy regarding all statements contained herein to their satisfaction. If the Buyer has any questions concerning this transaction, they should seek representation or counsel at their own expense. The listing agent/broker does not warrant or guarantee that the information provided is subject to change at any time. Call Joe Sangimino / Tanner Rauk or your real estate professional. The seller is a licensed real estate broker in Idaho.