The Land – Painthorse Ranch

The Land

AT THE HEART OF NATURE

The topography of the Painthorse Ranch is varied. The upper portion of the ranch is gently sloping irrigated green meadows with a few timbered draws and fabulous mountain views of both the Bitterroot Range and the Sapphire Mountains. The middle portion of the ranch is level with privacy from other neighboring properties and good views along a rim which falls off towards the creek. The southern portion of the ranch is creek bottom with mature Ponderosa pines, large fir trees, native grasses, Moose Lake and approximately a quarter mile of Tin Cup Creek.

The diversity of the topography and vegetation is one of the stunning features of the ranch. At times, one is deep in the woods, at other time one is in agricultural fields with deer and horses enjoying open Valley views for miles. Fishing for trout or playing cowboy golf offers total privacy in the creek bottom. Interior roadways, walking and riding trails, and ATV paths make it fun and easy to travel around the ranch.

The elevation of the ranch is approximately 4,000 feet. There are two historic irrigation ditches running through the ridge section of the ranch. Otherwise, no significant easements through the ranch are present. A full title report will be available prior to closing. The property is located at the end of Painthorse Trail which is a private road. The entry is defined with rock pillars and a log cowboy arch inviting visitors into the luxury experience of the ranch.

Acreage

MULTIPLE PARCEL FLEXIBILITY

The Painthorse Ranch is legally described as Parcel 3 and 6 COS # 3795 and Parcels 7A and 8A COS # 602357-R. in Section 15 and 22, Township 3 North, Range 21 West. The total acreage is 90.61 acres. There is no conservation easement on the property. The multiple tax parcel descriptions will allow for the incremental sale of the property. There is one septic drainfield shared between 7A and 8A structures. All future development is subject to Ravalli County regulations. Ask the agent for more information regarding any contemplated new construction or uses beyond what is currently present.

Utilities on The Ranch

Propane gas is delivered to the ranch for heating into four 1,000 gallon buried propane tanks plus one 300 gallon above ground tank at the lake cabin. Electric services are provided by Ravalli Electrical Coop with four meters—one for each parcel. Bitter Root Disposal Service provides garbage collection once per week. Land telephone is in place by Century Link. Cell phones work well at the ranch. Television and internet services are provided by Century Link. A vendors list will be provided to the buyer for review.

SEPTIC SYSTEMS There are three septic systems on the ranch with five solid waste tanks. The drain field for the Bus Barn on 8A is shared with the East and West Guest Lodges on 7A. Severing these two parcel will require easement documentation. The Manager’s House has a newer septic system. The Main Log Home has it’s own septic system. Parcel 3 has a satisfactory site evaluation for a new system. The Lake Cabin and Wrangler Shack each have a holding tank. There are three other holding tanks for RV hookups. There are 3 water softeners and 1 water conditioner on the ranch wells to provide for the best in water quality.

Agricultural Overview

Each field on the ranch has its own “stand alone” irrigation system There are 3 booster pumps—one on parcel 3, one on parcel 6 and one on parcels 7A and 8A. All the main line irrigation pipe is buried on the ranch. The seller will provide a land stewardship report for the maintenance and costs associated with the agricultural practice upon request. Surplus hay, not used for the ranch stock, is sold in square bales. 2020 hay production was approximately 50 tons.

Livestock and Outbuildings

ROOM TO ROAM

The ranch has approximately 30 acres of irrigated hay fields under sprinkler irrigation. The balance of the acreage is creek bottom pasture, improved horse pasture, or green lawns surrounding the buildings, along the roadways or around the lake.

The ranch will support approximately 20 horses or cows and calves in addition to hay production depending upon the pasture rotation and additional feed. The property is smooth wire fenced and cross fenced or horses and cattle with electric fence chargers. The ranch is perimeter fenced on the north and east side plus cross fenced into pastures for horse separation and hay field management. The land is mostly level on the north side of the ranch with good sun exposure and shelter. The horse barn and equestrian features are covered in another section of this brochure.

The ranch has a well designed interior flow offering privacy around the homes while still maintaining ranch activities. The agricultural portion of the ranch provides for the production of approximately 50– 60 tons of grass hay annually which can be stored in the large barn located on Parcel 3.

The horses enjoy the east pastures near The Wrangler’s Shack where tack and equestrian supplies are stored. There is ample parking for horse trailers, trucks, and equipment near the pastures plus a large round pen arena.

The Ranch Shop has a concrete floor with drains and provide for tool storage as well as warm storage for ATV’s and other equipment used for ranch maintenance.

Ranch Buildings

Barn: 40’ X 60’ Built in 2004

Wrangler Shack: Toilet and tack storage

Arena: Sand bottom for working horses

Machine Shed: 64’ X 30’

Ranch Shop: 20’ X 56’

Gazebo: 924 sq. ft.

Greenhouse: 11 X 13

Additional Misc. Buildings: 8

Accessibility

YEAR-ROUND ACCESS

Access to the property is on Painthorse Trail off of Tin Cup Road west of Darby. The access is year round. Snowplowing is done by the Ravalli County on Tin Cup Road. Painthorse Trail, however, is a private roadway maintained by the Chief Joseph Estates HOA. Parcel 3 has access on White Bird Trail, which is also a private road managed by the HOA and currently is an improved gravel road. The benefits of having a paved roadway right to the ranch headquarters adds value.

Taxes

The taxes on the property for 2023 were $38,919.00 for all four parcels. There are four parcels and four tax billings annually. Owners benefit from having separate parcels which will allow for incremental sale in the future. A portion of each the tax bill includes Tin Cup Water fees.

Personal Property Bill of Sale

INCLUSIONS

The Painthorse Ranch is being sold completely furnished including 3 horses, and ranch equipment. A list of exclusions for the manager's personal property will be provided to the buyers at the time of an offer. Photography for marketing may include items which do not convey. Ask the agent at the time of a showing. All furnishings, art, décor, appliances, linens, outdoor furniture and items, small boat, 2 vehicles, equipment, irrigation pumps, etc. are included in the price. NOTE: The current list of inclusions is in process. The photos on this website will be replaced with new photography in May 2024 to insure that they are a reliable representation of all the inclusions.