Sun River Estate

INTRODUCTION
Nestled in the heart of Big Sky
Country, Sun River Estate is a
remarkable property boasting nearly
a mile of Sun River frontage. This
outdoorsman’s paradise spans 66.8±
acres, with approximately 51 acres dedicated
to irrigated hay fields. The remaining acreage
showcases mature trees and river-bottom
riparian habitat, creating a diverse ecosystem
that supports abundant wildlife.
The property features two modern, comfortable
homes, complemented by an indoor arena,
eight horse paddocks, and several outbuildings
designed for storing hay, tack, and equipment.
This combination of natural beauty and wellplanned
facilities makes the estate versatile and
appealing for various purposes.
Conveniently located only a mile from Great
Falls, Montana, the estate offers quick access
to an international airport and a full range of
urban services.
For fishing enthusiasts, some of the world’s best
trout fishing can be found on the Missouri River
in Craig, just 40 minutes from the property.
Sun River Estate’s turnkey horse facilities are
modern, well-planned, and organized, requiring
minimal maintenance and upkeep. This makes it
an ideal choice for equestrian enthusiasts with
their own remuda, or for horse trainers looking
to establish a commercial training or boarding
operation. The property would also set up nicely
as a dog boarding and training facility.
Beyond its equestrian appeal, the property
serves as a premium getaway for professionals
seeking an out-of-town feel while remaining
close to urban amenities. Its picturesque setting
and diverse landscape also make it suitable as a
wedding or event venue.
For those interested in conservation, the
estate presents a promising opportunity for a
conservation easement, adding another layer
of potential to this multi-faceted property.
Or as an investment opportunity, this estate
offers flexibility for future development as it is
subdividable and not subject to any Homeowners
Association (HOA) restrictions, allowing the
owner considerable freedom in land use and
potential expansion.
Whether you’re drawn by the equestrian
facilities, the diverse recreational opportunities,
or the blend of natural beauty and modern
conveniences, Sun River Estate offers a unique
opportunity with nearly limitless possibilities
in the heart of Montana’s stunning landscape.
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TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 3
IMPROVEMENTS 5-10
RECREATION 11-12
AREA HISTORY 14
MINERAL RIGHTS 15
UTILITIES & SERVICES 15
REAL ESTATE TAXES 15
WATER RIGHTS 17
ELEVATION & CLIMATE 18
SUMMARY STATEMENT 19
OFFERING PRICE & CONDITIONS OF SALE 20
RANCH MAPS 21-23
CONTACT INFORMATION 24

S
un River Estate, in central Montana, is five minutes west of
Great Falls, the state’s third largest city. Great Falls is home
to an international airport, fine dining, shopping, and many
cultural activities. The town is a farming and shipping center.
It is also home to Malmstrom Air Force Base. This area offers
some of the nation’s best opportunities to experience authentic Western
music, culture, and cowboy art. The cowboy town of Augusta, known as the
gateway to the Bob Marshall Wilderness and the Rocky Mountain Front, is
about an hour to the west, and the state capital of Helena is an hour and
twenty-minute drive to the south. The authentic farm town of Choteau
and Freezout Lake Recreation Area are 20 minutes north.
The property lies in the shadow of Shaw and Square Buttes, two massive
plateaus that make for an incredible backdrop to the property. The beauty
of the Rocky Mountain Front, Square and Shaw Buttes, the Sun River Valley,
and the large expanses of rolling farms and pasture land attract visitors
LOCATION & ACCESS
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and residents to this area. This part of the state remains overlooked by
most tourists; it feels more like old-time Montana. After one visit, it will
become apparent how much this area offers. This estate is accessed from
Sun River Road, which is paved to the property, and is about a mile’s drive,
walk, or float (down the Sun River) to Great Falls and the Missouri River.
Approximate distances to other towns and cities are as follows:
Great Falls, MT | City Limits
1 mile
Great Falls International Airport
3.5 miles
Great Falls, MT | City Center
4.7 miles
Craig, MT
46 miles
Helena, MT
89 miles
Missoula, MT
168 miles
Bozeman, MT
180 miles

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PHYSICAL & OPERATIONAL DESCRIPTION
T
his 66.8± acre property boasts nearly a mile of Sun River
frontage, which makes up over three-quarters of the property
boundary. There are approximately 51 acres of irrigated hay
fields, the remainder being river frontage, riparian habitat,
horse paddocks, and homesteads. The wildlife habitat on the
property is in excellent condition and could be easily improved with food
plots and farming.
The sellers have historically used the property as a horse boarding,
training, and broodmare operation. Currently, they run 8 broodmares
plus several horses that board. If managed properly, the property could
handle significantly more. In addition, they sell horse hay from the irrigated
fields to several neighbors, profiting an average of about $24,000 per year
depending on the crop production. Typically, about 140 tons are harvested
yearly on the irrigated pastures. The seller would be willing to provide the
client list to the buyer if they are interested in continuing the hay business.
The property boasts a rich ecosystem, with the river and lush fields
providing ample food and shelter for diverse wildlife. Whitetail deer and
various upland bird species thrive in this environment, making it an excellent
location for bow hunting and shotgun hunting enthusiasts. Strategic food
plots could further enhance the natural habitat, potentially increasing the
wildlife population and improving hunting opportunities. This combination
of natural resources and potential for habitat management creates an ideal
setting for outdoor enthusiasts and hunters alike.
The acreage classifications for the estate are generally described as follows:
66.8± Deeded Acres
51± Acres of Irrigated Hay Fields
10± Acres of River Frontage & Riparian Habitat
5.8± Acres Under Improvements
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IMPROVEMENTS
Sun River Estate has multiple functional improvements that appear to be well-maintained. The main home is
ideal for the owner, while the second home is a logical choice for a ranch manager or to use as a rental home for
additional income as it is currently used. The horse facilities are nicely designed and function well for an English
or Western enthusiast for boarding, training, or as a broodmare operation. The improvements could also be easily
modified to use for alternative uses such as dog boarding and training, or as a wedding or event venue.
This charming 2,890± square-foot ranch-style home with
a walk-out basement, built in 1992, offers a perfect blend
of comfort and scenic beauty. The property features
4 bedrooms and 3 bathrooms, ideal for family living or
hosting guests.
The heart of the home is its open-concept kitchen and
living area, showcasing large windows that flood the
space with natural light and provide stunning views of
the property and the Sun River. The kitchen boasts oak
cabinetry and a convenient kitchen peninsula, perfect
for storage, additional counter space, and casual dining.
The living room is a cozy retreat with plush carpeting,
centered around a beautiful stone-faced fireplace. Large
windows and sliding glass doors lead to an expansive
1,999 square-foot wrap-around deck, offering an ideal
space for outdoor entertaining or relaxation while taking
in the picturesque views.
The master bedroom, located on the main floor for easy
one-level living, is spacious and bright. The main floor
also includes a laundry room for added convenience.
The 900 square-foot lower level, with walk-out access
to a patio with a fire pit, includes a large bedroom, full
bathroom, and an additional room currently used as a
MAIN HOME
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sewing room but could easily serve as another bedroom
thanks to its egress window.
Outside, the property shines with its large deck, lowerlevel
outdoor seating area, and breathtaking views of
the property and the river. A spacious three-car garage
provides ample space for vehicles and storage.
This home seamlessly blends indoor comfort with
outdoor beauty, offering a tranquil living experience
in a picturesque setting.
SECOND HOME
Built in 2003, this 1,350± square-foot ranch-style home
offers versatile accommodation options. Currently
generating $1,500 per month in rental income, it could
also serve as an ideal guest house or manager’s residence.
The property features 2 bedrooms, 2 bathrooms, and a
two-car attached garage. A standout characteristic is its
full handicap accessibility throughout. Both bathrooms
are designed with safety in mind, featuring tiled shower
walls equipped with safety bars and threshold-free
shower entries. The home’s layout and features make it
a valuable asset, whether used for rental income, guest
accommodation, or as a comfortable, accessible living
space for a property manager.

MAIN HOME

RENTAL HOME
MAIN HOME

INDOOR ARENA

INDOOR ARENA & ROUND PEN
The property features a spacious indoor arena measuring 72’ x 140’. This versatile structure includes a large working area of 120’ x 72’ with sand footing,
ideal for equestrian activities. Adjacent to the working area are three 10’ x 10’ stalls, providing comfortable accommodation for horses. The remaining
72’ x 20’ space is dedicated to a wash area, offering convenient facilities for horse care and maintenance.
The arena’s roof is insulated, enhancing temperature control and energy efficiency. While the walls are currently uninsulated, they could be easily
upgraded if desired. Notably, the arena’s open design, free of interior walls, allows for great flexibility. This feature makes it adaptable for various uses
beyond equestrian purposes, should future needs change.
The outdoor round pen is 50 feet in diameter.
PADDOCKS & PASTURES
Eight separate 2,000-square-foot paddocks each have a 480-square-foot open-faced shelter providing shade and cover during inclement weather.
Three pastures, specifically fenced with a horse-friendly fencing system, are located conveniently near the barns. You will also find multiple outbuildings
for equipment, hay, storage, and tack.

RECREATION ON THE PROPERTY
The estate offers a diverse range of recreational activities, with a particular
emphasis on water-based pursuits. The property boasts three-quarters
of a mile of frontage along the Sun River, providing immediate access to
various water sports. Residents and guests can enjoy kayaking, canoeing,
and paddleboarding during the summer months. The proximity to Great
Falls, just a mile downriver, allows for unique adventures such as paddling
into town for a meal.
The Sun River is known as a warm-water fishery, home to several species
including bass, catfish, northern pike, walleye, and sauger. While some
fishing can be done directly from the property, the best fishing spots on
the Sun River are located about an hour west. For fly fishing enthusiasts,
the nearby Missouri River is renowned as one of the country’s premier
destinations.
Beyond water activities, the estate is a haven for wildlife, offering excellent
opportunities for both viewing and hunting. Whitetail deer and upland birds
are abundant, thanks to the property’s well-maintained irrigated grounds
that provide prime habitat. The potential exists to further enhance this
habitat through strategic food plots and farming practices.
This combination of water frontage, diverse wildlife, and proximity to
additional recreational areas makes the estate an ideal location for outdoor
enthusiasts seeking a variety of activities right at their doorstep.

RECREATION
TETON PASS
MISSOURI RIVER
EQUESTRIAN
PURSUITS
Sun River Valley is the home of Montana’s
performance quarter horse industry.
Horsemen and women will notice
quality horseflesh standing or working
in pastures up and down the valley. Wellknown
operations like the Bird Tail Ranch
operate successful breeding programs with
a bloodline that goes back to the legendary
quarter horse stallion Steel Dust.
WINTER ACTIVITIES
Skiing, snowmobiling, and snowshoeing are
popular winter outdoor activities. Three
community downhill ski areas, including
Teton Pass, Great Divide, and Showdown
Ski Areas are all within an easy 1.5 hour
drive of the Sun River Estate.
SUMMER ACTIVITIES
In the summertime, there are numerous
lakes, streams, and rivers in the area where
folks enjoy boating, fishing, swimming,
and hanging out. Exploring the wilderness
and mountains on horseback or hiking
will provide days of fun and adventure
every year.
AREA ATTRACTIONS
Freezeout Lake Recreational Area, a
popular destination for bird watchers,
is approximately 15 miles away. Up to
300,000 snow geese and 10,000 tundra
swans can be seen simultaneously. Other
birds include ibis, cranes, herons, and
shorebirds of many types rarely seen in
different parts of Montana.
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T
his corner of Montana may be most known for the backdrop
for much of Charles M. Russell’s best artwork. Rich in history,
this area was home to Native Americans, cowboys, farmers,
trappers, and traders.
Great Falls’ history starts with the Missouri River and the waterfalls from
which it gets its name. Lewis and Clark “discovered” the Great Falls of
the Missouri on their expedition in 1805 where Lewis described them as
“a sublimely grand specticle [sic]… the grandest sight I had ever held.”
Where the city now sits, the Missouri River drops over 500 feet in a series
of rapids and five waterfalls – the “great falls” of the Missouri. The city was
founded in 1884, and in short order, boasted streetlights and the largest
opera house between Minneapolis and Spokane. In 1942, just outside Great
Falls, construction began on Malmstrom Air Force Base, now home to the
AREA HISTORY
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341st Missile Wing of the Global Strike Command.
The Sun River Valley was a critical buffalo hunting ground thousands of
years ago, and many historians believe it was the site of the largest Plains
Indian’s battle. The Blackfeet were the last tribe to dominate this area.
The journals from the Lewis and Clark expedition and other traders and
explorers described them as brave, war-like people who dominated the
best hunting areas. This part of Montana has many “buffalo jumps” known
to the Indians as “Pishkuns” to study and explore.
A short list of area museums and cultural activities includes C.M. Russell
Museum, Montana’s Cowboys Association Museum, Lewis and Clark
Interpretative Center, Children’s Museum of Montana, Mehmke’s Steam
Museum, Gibson Square Museum of Art, Ulm Pishkun, and Giant Springs
State Park.

MINERAL RIGHTS
The seller will convey with the estate 100%
of whatever mineral, oil, gas, geo-thermal,
hydrocarbon, solar, wind, and gravel
rights it owns, subject to reservations
by previous owners. The seller makes
no representation as to the quantity or
quality of any mineral or other subsurface
rights appurtenant to the property.
UTILITIES & SERVICES
Electricity is provided by NorthWestern
Energy, and natural gas is provided by
Energy West.
Internet and telephone services are
provided via Centurylink.
REAL ESTATE TAXES
The real estate taxes for 2023 were approximately $6,774.
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WATER RIGHTS
This estate has ample water rights to irrigate its 51 flood-irrigated acres. The irrigated portion of land has been leveled and is currently diked. This
land is a good candidate for a center pivot, wheel line, or gated pipe irrigation system, if the new owner desires.
According to the Montana Department of Natural Resources and Conservation’s Water Rights Division, the estate owns the following stock, lawn and
garden, and domestic water rights:
WATER RIGHT # PRIORITY DATE FLOW (CFS) ACRES VOL (AF) USES MOD SOURCE
41K 104416 00 1920.03.31 7.798 41.4 150 Irrigation Pump Sun River
41K 98938 00 1996.07.02 0.04456 2 6.1 Domestic,Lawn & Garden,Stock Well Groundwater
All water rights in Montana are subject to eventual re-adjudication by the Montana Water Court and, as a result of that process, may be changed as to
validity, amount, priority date, place of use and other such changes as the Court determines. The seller has made all the filings currently required and
will transfer the water rights as they currently stand with no warranty of future viability.
All water rights appurtenant to and for the benefit of the estate will be conveyed to the buyer at closing of a sale.
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ELEVATION & CLIMATE
T
he estate sits at about 3,320 feet above sea level throughout
the majority of the property and rises to about 3,382 feet above
sea level on the southern boundary of the property near the
improvements along Sun River Road.
This area enjoys a comfortable climate throughout most of the year. July
is the warmest month, with average high temperatures in the mid-80s
and nighttime temperatures in the 50s. The coldest months are January
and February, with average daily highs in the 30s. This valley’s annual
precipitation is 14.5 inches, about half of which comes in May, June, and
early July.
The estate is situated in Zone 4b Plant Hardiness Zone. On average there
are 255 sunny days per year in the area.
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SUMMARY STATEMENT
L
ying in the heart of Big Sky Country and boasting nearly a mile
of Sun River frontage, irrigated bottom ground, mature trees,
fish, and diverse game, this property offers virtually limitless
recreational opportunities. The turnkey horse facilities are
modern, well-planned, and organized, so a new owner will
find outstanding value in them with limited maintenance and upkeep. It
is ideal for the equestrian enthusiast with their remuda, and the estate is
also an excellent fit for the horse or dog trainer looking for a commercial
training or boarding operation. For those not bitten by the horse bug,
the property is a premium getaway for professionals seeking an out-oftown
feel while being close to amenities that the town provides. It would
also work well as a wedding or event venue and has the capability to be
a promising candidate for a conservation easement. With no HOA, the
possibilities are nearly limitless.
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OFFERING PRICE & CONDITIONS OF SALE
Sun River Estate, as previously described herein, is offered at $2,390,000.00. The Conditions of Sale are as follows:
1. All offers to purchase, or letters of intent must be in writing and
accompanied by earnest money made payable to the escrow account
of Flying S Title & Escrow in Great Falls, MT.
2. Earnest money deposits will be placed in escrow with Flying S Title &
Escrow in Great Falls, MT.
3. All Prospective Buyers must demonstrate to the satisfaction of the
Listing Agent the financial capability to purchase the estate prior to
scheduling a personal tour of the property.
4. The Sellers will provide and pay for a standard owner’s title insurance
policy. Title to the real property will be conveyed by a warranty deed.
5. All the appurtenant water rights controlled by the property will be
transferred to the Buyer at Closing.
6. The Sellers will convey to the Buyer all mineral rights they own, subject
to reservations by previous owners.
7. Buyers’ Brokers are welcome and invited to contact Jack McInerney
or Craig Janssen with Swan Land Company for additional information
and to set up a private tour of the property.
The Sellers reserve the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the
Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which
the Sellers may acquire.
The Seller is making known to all potential purchasers that there may be variations between the property lines and the location of the existing
fence boundary lines on Sun River Estate. The Seller makes no warranties with regard to the location of the fence lines in relationship to the
property lines, nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.
The Seller is selling Sun River Estate in an “as is” condition which includes the location of the fences as they now exist. Boundaries shown on
any accompanying maps are approximate. The maps are not to scale and are for orientation purposes only. The accuracy of the maps and
information portrayed thereon is not guaranteed nor warranted.
To learn more and view additional images and property video,
visit https://www.swanlandco.com/properties/sun-river-equestrian-estate/.
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SUN RIVER
ESTATE
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CONTACT INFORMATION
Swan Land Company has been authorized by the Seller to act as their
Exclusive Real Estate Broker on the sale of Sun River Estate. Since 2002,
we have focused on the brokerage of significant ranches, farms, and
recreational properties throughout the Rocky Mountain West.
This Offering is based on information believed to be correct; however,
it is subject to errors, omissions, prior sale, and change or withdrawal
without notice. Information contained herein has been provided by the
Sellers or obtained from other sources deemed reliable. The Agent does
not, however, guarantee accuracy and recommends that any Prospective
Buyer conduct an independent investigation.
A 48-hour notice is requested to make proper arrangements for an
inspection of Sun River Estate.
JACK MCINERNEY
BROKER
406.220.1696
JACK@SWANLANDCO.COM
SWAN LAND COMPANY
1185 NORTH 14TH AVENUE – SUITE ONE
BOZEMAN, MONTANA 59715
OFFICE 406.522.7342 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
CRAIG JANSSEN
BROKER
406.580.5830
CRAIG@SWANLANDCO.COM
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO INSPECT THE
PROPERTY, PLEASE CALL JACK OR CRAIG.
PROUDLY SERVING
MONTANA WYOMING COLORADO NEBRASKA UTAH IDAHO