Executive Summary
The Bitterroot Mountain Retreat is a 4,506± acre private property located on the east flank of the valley, one hour from Missoula, Montana. Nestled in the Sapphire Range foothills, it features a mix of native rangeland, forested ridges, and gullies, with a five-mile boundary along the Bitterroot National Forest, providing significant recreational opportunities.
Lightly improved, the property includes a lodge and two remote cabins. It lies within Hunting District 261, known for trophy mule deer, along with elk, whitetail deer, black bear, mountain lion, and various bird species.
Beyond hunting, activities include horseback riding, hiking, four-wheeling, mountain biking, cross-country skiing, and bird watching. The scenic landscape features mountain ranges, meadows, valleys, and trails, making it a prime outdoor destination.
Location
Bitterroot Mountain Retreat is located in western Montana’s Bitterroot Valley, several miles east of Corvallis and 20 miles north of Hamilton, the valley’s largest community with a population of around 5,000. Commercial air service is provided at Missoula by Delta, United, Allegiant, Frontier, and Alaska, while the nearby Ravalli County Airport is a private, jet-capable airstrip with a 5,200-foot runway and FBO services.
Locale
The Bitterroot Valley in Montana is renowned for its stunning scenery and convenient amenities. Bordered by the jagged peaks of the Bitterroot Range to the west and the gentle slopes of the Sapphire Range to the east, it serves as the gateway to the largest wilderness complex in the lower 48 states. Despite its natural beauty, the valley is also home to populous communities like Hamilton and offers recreational opportunities such as legendary dry fly fishing on the Bitterroot River and skiing at the nearby Lost Trail Ski Area.
Missoula, just an hour away, adds to the valley's appeal with its medical facilities, university, arts scene, and technology sector, making it a vibrant and accessible destination.
General Description
The Bitterroot Mountain Retreat features a picturesque landscape transitioning from open native range to forested hillsides, offering expansive views of foothill prairies and diverse topography. With open lower areas providing habitat for wildlife and grazing for livestock, ascending through meadows reveals forested ridges and canyons, offering essential cover for elk and deer.
Hidden meadows and seasonal streams add to the allure of the property, while its location in the west-facing foothills of the Sapphire Mountain Range provides stunning views of the jagged Bitterroot Mountains.
Improvements
The Bitterroot Mountain Retreat is lightly yet thoughtfully improved, allowing a new owner to finish the build-out to suit their needs.
Lodge
The centerpiece of this recreation-oriented ranch is its world-class hunting lodge situated near the northern boundary.
The lodge’s kitchen intended to host larger groups, is efficiently designed with commercial-grade appliances and a long banquet-style dining table.
The great room, with its vaulted ceilings, offers cozy seating around the flagstone fireplace, game tables, and wet bar. The mud room provides individual cubbies for gear storage for up to twelve hunters, while a shipping container has been cleverly converted to provide processing space and cold storage for harvested game.
Offering two bunk rooms and a master bedroom, the lodge offers comfortable sleeping and bathroom accommodation for 12 people.
Cabins
Situated near the southern boundary of the ranch at roughly 5,200 feet are two comfortable and richly appointed off-grid cabins, suitable to accommodate several guests each.
Both cabins have full kitchens with professional-style appliances, three-quarter bathrooms, wood heat, and generator power.
The cabin compound offers many creature comforts, including wrap-around decks with outdoor seating and fire pits.
The location on the southern portion of the ranch, separated from the main lodge, allows hunters to spread out for more efficient utilization of the big game resource.
Climate
The Bitterroot Valley is one of the lowest intermountain valleys in the Rocky Mountains. The base elevation at Bitterroot Mountain Retreat is just under 4,200 feet above sea level. This location west of the Continental Divide results in a stronger Pacific Northwest influence that is found east of the Divide.
Consequently, the climate is mild, and the Bitterroot is often referred to as the “Banana Belt” of Montana. High readings greater than 90F occur less than 20 days a year, and daytime highs in winter are typically in the mid-30s. High winds are uncommon in the Bitterroot Valley.
General Operation
Grazing
In years past, Bitterroot Mountain Retreat has typically leased out its summer range, accommodating up to 150 pairs from late spring until early fall, often with a break in September to take advantage of archery season. The ranch is fully fenced and cross-fenced, allowing for rotational and/or intensive grazing. Working corrals with water are conveniently located near the off-grid cabins to assist in moving animals.
Montana State Grazing Lease
The ranch benefits from one 194 AUM state of Montana grazing lease, located on a landlocked, 640-acre section near the geographic center of the deeded ground. The lease runs through February of 2026.
Timber
While the current owners have completed limited selective logging for fire mitigation and forest health, significant timber value remains with vast stands of accessible Ponderosa pine, Douglas fir, and Western larch. Those interested in more information on this natural resource should consult a forestry expert.
Water Resources
A well-designed network of tanks has been developed from natural springs and solar wells providing stock water throughout the ranch. Additionally, two domestic wells are in place serving the main lodge and cabin complex. Information on water rights and well logs is available upon request.
Development Considerations
The southern portion of the ranch has already been divided into 22 lots, most with sweeping views of the valley and Bitterroot Mountains beyond. Further development is possible and could provide a significant offset in acquisition costs.
Buyers who see development as an option are encouraged to contact the Ravalli County Planning Department in Hamilton, Montana for more information on the development process.
Recreational Considerations
The Bitterroot Mountain Retreat provides exceptional habitat for various game species, including trophy mule deer and elk, in Hunting District 261. Additionally, the property offers opportunities for hunting whitetail deer, black bear, mountain lion, and mountain grouse. With a comprehensive road system and access to public land in the Bitterroot National Forest, the retreat is an ideal destination for hiking, horseback riding, cross-country skiing, and biking, providing access to diverse terrain and expansive recreational opportunities.
Taxes
Annual property taxes are estimated at $12,484 based upon past years.
Additional Information
Conservation Easement
Bitterroot Mountain Retreat is unencumbered by a conservation easement. However, because of the continuing development pressure on the Bitterroot Valley, the property is a prime candidate for protection. Protecting wildlife habitat, migration corridors, and scenic viewsheds from the valley floor are highly sought-after conservation values. Should a conservation easement be of interest to a new owner, information on local and state land trusts are available upon request.
Personal Property
The lodge and cabins are offered furnished but the owners reserve the right to exclude items of sentimental or personal nature at their sole discretion. A list of exclusions will be provided during the due diligence period.
Video
Broker's Comments
The Bitterroot Mountain Retreat offers a beautiful, diverse landscape with enticing long views complemented by top-shelf recreational improvements and diverse wildlife in a desirable western Montana locale.
$14,250,000
Contact One of the Listing Broker's
DEKE TIDWELL - dtidwell@hallandhall.com (406) 544-7191
RYAN FLAIR - rflair@hallandhall.com (406) 581-7207