The Land - Mountain House

Welcome to 77 Alta Meadow Trail Darby, Montana. This property is remote without being inaccessible. Access to the property is from the US Hwy 93 about 2 hours from Missoula, MT. Travel from the airport in Missoula, MT south on Hwy 93 and then south of Darby approximately 5 miles to the West Fork Road. Turn right onto The West Fork Road, which is a two lane Secondary Highway. One of the most scenic roadways in the area, the road follows the West Fork of the Bitterroot River with great views and amazing fly fishing opportunities. Continue past Painted Rocks Lake about 10 miles to the ranch entry. Look for the second Alta Meadow Ranch sign on the right. There is a gate at the bridge. The roads to the ranch are maintenance year around by the Montana State Highway and Ravalli County Road Department. Take the drive but be aware that cell service terminates up the canyon and appointments are needed for showings in advance.

As part of a once larger land holding, "Mountain House" is a special real estate offering with a luxury handcrafted log home, 64+ acres including approximately 700 feet of frontage on the Upper West Fork of the Bitterroot River. The land is diverse with timbered hills, lush meadows, a pond, and fabulous elevated views! The property also shares common boundaries with the Bitterroot National Forest and the Selway Bitterroot Wilderness beyond. Bring you fly rod and hiking boots and settle into mountain living!

This parcel has just been resurveyed. The line between this Parcel B-1 and Parcel C has been relocated to allow it to be moved away from current structures on Parcel C. The resulting acreage will be 64.66 deeded acres. The parcel offers approximately 700 feet of West Fork river frontage. It is easy to wade fish the entire stretch of the West Fork of the Bitterroot River without ever leaving the ranch. The flow of the river offers long runs and deep pools with many bends and good trout habitat in structures created by large boulders, grassy undercuts, and tree roots. The surrounding mountains feature Ponderosa pine covered hills with trails for easy access for horseback and ATV travel from the West Fork Road. Recreation in the Bitterroot Mountains and Selway Bitterroot Wilderness is endless!

The land shares a bridge over the West Fork of the Bitterroot River with other land owners. The bridge has had moving trucks cross and has steel rails under the decking. Maintenance of the bridge is addressed in the homeowners association documents. Mountain House is at the end of the interior roadway and very private! Refer to the Certificate of Survey in the associated documents for more information regarding roadways and boundaries.

The Alta Meadow Ranch properties consists of 5 ownership parcels. Therefore, there are a total of 5 voting ownerships on the original ranch. The intent is that the ranch as a whole will be protected from further development, noise, traffic, and wildlife interference. Residents will enjoy the pristine and historic nature of the property for years to come.

Collection of homeowners dues insures the safety of the bridges, the retention of the historic water rights, weed management, snow plowing for good all season access, garbage collection, and more. It would be very difficult and costly for each parcel owner to maintain what is collectively shared as an association. While many dislike HOA set ups for land ownership - this one is brilliantly designed!

Maps and more information are available on the Brochure on the Home Page

Acreage

The new survey of Parcel B1-A has been completed. See the new survey located in the Downloadable Brochure on the Home Page.

The original ranch was a dude ranch for many years. The owner’s vision was to share the ranch without interfering with the open space, wildlife, and appeal. The parcels included in the ranch are: Parcel A plus Parcel 4, Parcel B1-A, Parcel C, Parcel D, Parcel E, and Parcel 6. There are 5 ownership votes for any changes to the restrictions or management of the ranch. Copies of Annual Minutes and Accounting are available for buyers to review and approve. Recent updating has made them clear and easy to understand.

Ask the agent for a copy of the documents.

Utilities on Mountain House

ELECTRICAL SERVICE: There property has electrical service through Ravalli County Electric Cooperative. Electric use will only reflect partial occupancy as the owners do not live in the home as a primary residence.

MEDIA AND TV: See INTERNET SERVICE below.

CELL SERVICE: See INTERNET SERVICE below. Requires more technology than roaming services.

INTERNET SERVICE: The services of StarLink are available to provide cell service and high speed internet and media streaming. Neighbors on Parcel C just recently replace prior services and are extremely pleased with connectivity! The owner of Parcel 6 has a provider for Internet and cell service which they are very satisfied with. Inquiries welcome.

SEPTIC SYSTEM: The septic system is designed for the capacity of a 2 bedroom home. See associated documents for the design details. The system has a 1,000 gallon concrete tank which will be pumped and verifies as working prior to closing.

DOMESTIC WATER: A mountain spring provides domestic water for the home. Water is stored in a concrete cistern. An ultraviolet sanitary system is located in the utility area of the home and insures safe water quality. No landscaping is present due to wildlife foraging. Domestic wells on the ranch are very productive (20+gpm) and average depths are above 50 feet, therefore drilling a well for the home, if desired, or for landscaping would be feasible.

MAIN HOUSE PROPANE: There is a 1,000 gallon buried propane tank located near the driveway for heating purposes.

LAND TELEPHONE: Land telephone is provided by Blackfoot Communication. Cell service will require technology beyond cell providers. Starlink.com is a good resource for satellite service which will provide remote internet for TV, Internet, and cell service going forward. Buyers are asked to make their own determination as to their needs with regards to technology.

GENERATOR: There is a generator shed east of the home which holds a whole house 25 Kw generator. There is a separate 500 gallon propane tank for this feature.

Agricultural Overview

The ranch has historic irrigation water rights filed with the association for the open meadow hay fields. The water flows through ditches through Parcel D and other parcels in the association. The pond on Mountain House Parcel B-1 and on Parcel C benefit from the irrigation water flow.

Ask the agent for a land stewardship report regarding the agricultural practices on the ranch.

The meadow on Parcel B will support grazing for horses. It is frequently used by elk and deer and is an important winter habitat for area wildlife. Please refer to the Covenants for the number and type of livestock which can be kept on the parcels. Electric fencing is covered under the restrictive covenants to insure that it does not interfere with wildlife.

Note: Tract E has a fuel tank designated for the use of the owner on Mountain House for ATV's, boats, etc. There is also a building there for the storage of HOA maintenance items.

Common Areas

OPEN SPACE PRESERVATION

Parcel B is a part of the ALTA MEADOW RANCH. AMR is governed by a home owners association. The ranch functions best when key elements of infrastructure are in working order, and since all property owners benefit from the proper functioning of this infrastructure, the responsibility is a shared one.

A reserve fund will be established for emergency expenditures, a possibility not entirely unexpected in a land heavily influenced by natural forces. Special assessments may at times be necessary.

New HOA documents and Restated Covenants have been approved in 2021. Each of the 5 land owners receive 1 vote each. Any changes must be approved by a majority vote of the 5 owners.

Upon joining the HOA new members will contribute a deposit to establish an operating account and reserve fund. Dues are collected from each owner as repairs and maintenance require. Buyers should anticipate paying approximately $200 monthly for their share of the dues.

Monies in the HOA account will be used for repairs and maintenance of those areas of the ranch designated for common use or having common interest and are listed below.

Roads (repairs and snow removal)
Bridges
River and creek banks
Common area trails
Ponds in common areas
Trees in common areas
Mail facility
Refuse collection structure
Weed abatement on common and private areas
Fire retardant measures (removal of down timber & dead limbs) in common areas
Payment of refuse collection fees and accounting fees
Ownership and management of water rights and maintenance of irrigation system

Since snow removal will depend on the amount of snowfall, the time necessary to remove it will be the basis on which charges are calculated. Alta Meadow Ranch Inc. will provide the snow removal equipment and personnel, and will bill the HOA for this service. The cost per hour will reflect standard charges for the equipment and operator. The HOA will be billed separately for snow removal from common areas. Charges to individual owners will reflect the time required to remove snow from their roads and driveways.

Alta Meadow Ranch, Inc. also has equipment to perform minor road repairs. For more substantial repairs and maintenance of roads, as well as repairs of stream banks and irrigation system, the HOA will employ a construction company with heavier equipment.

See color map for illustration of Common Areas in this section.

More on Common Areas

Taxes and Personal Property

It should be noted that the term "common area" does not reflect ownership of these areas by the Alta Meadow Ranch Home Owners Association, but rather easements granted by each owner for common usage. Areas for common use have been established to reflect the interdependent nature of the different tracts on the ranch. Each tract contributes to the pool of common areas based on its location and topography, benefiting all owners with very little, if any, infringement on privacy. It is with this type of arrangement that each tract's value is enhanced, as is the convenience and enjoyment afforded individual owners. The roads designated for common use are for pedestrian and equestrian traffic only, with the exception of the short distance to the refuse collection structure and mail facility on Tract A, which may be approached in vehicles. Vehicle easements are in place for Tracts B & C to use Alta Meadow Trail to reach West Fork Road via the main entry way bridge on Tract D.

On Tract A the northernmost portion of Alta Meadow Trail (as it exits from West Fork Road) has been designated by the Postal Service and Bitterroot Sanitation as sites for delivery of mail and collection of refuse respectively. To minimize the impact on that entryway, the structures have been constructed in a manner compatible with ranch architecture and unobtrusively located. A sturdy collection structure well away from the residences is also a safety feature because of the occasional bear in search of an easy meal. The bridge between Tracts A and C as well as that portion of Alta Meadow Trail on Tract A would be used for vehicular traffic on a temporary basis only if the main entryway bridge on Tract D were unusable.

Tract B contributes a hiking trail system through the meadow to a natural pond, at times the home of beavers. Along the way is a spur to a river access point. The trail progresses into a beautiful forest glade. From there it winds though the property forming a loop back to Alta Meadow Trail (the road). This trail is for pedestrian traffic only.

Tract C has four ponds, two of which are well away from the Ranch House and partially hidden by willows. The latter two ponds are considered common areas and will be stocked by the association. That portion of Alta Meadow Trail running through Tract C is also a common area for pedestrian and equestrian traffic. The access spur to the trail system on Tract B is limited to pedestrian use.

All of Alta Meadow Trail on Tract D is common area, providing pedestrian and equestrian access for Tracts A, E and 6 to forest service land and a hiking loop for Tracts B & C. Also the eastern portion of Tract D between West Fork Road and the West Fork of the Bitterroot River is designated for common use, providing access to a flood plain on the eastern side of the river. It is an excellent fishing spot.

Tract E contributes an area of flood plain between West Fork Road and the West Fork of the Bitterroot River. This land is immediately southwest of a similar area on Tract D. A faint trail traverses this area along the river, leading to more great fishing access. In addition, Tract E contributes a portion of the implement shed for storage of implements used to maintain and repair infrastructure designated for common use.

Tract 6 is relatively small with no obvious common areas, but with its excellent view of the meadow, the Meadow View home is uniquely situated to serve as the "neighborhood watch" for the other tracts. It should also be noted that owners of Tract 6 will be contributing funds to the maintenance and repair of all areas designated for common use.

For a map of the overview of the ranch, please download the Brochure from the Home Page.

Taxes and Insurance

The taxes on the property total $10,761.23 for 2022.The parcel number associated with the property is: 1055510.

The home is not located in a designated flood plain. Insurance rates may vary depending up use, bundling with automobiles, buyer past claims, etc. Buyer must verify their own insurance but the owner will gladly share current insurance agreements to assist as needed.

Personal Property Bill of Sale

INCLUSIONS

The property is being sold with some items included. All the appliances, generator, and maintenance items are included. For purposes of financing where personal property is not to be considered as a part of the "real property", the value on the Bill of Sale will be ten dollars.