LOCATION:  The Sun River Valley Home & Acreage is located two to three miles northeast of the small town of Sun River, Montana. Accessed taking Highway 89 to Fairfield for one-quarter mile and then exiting at the Mormon Church.  The last mile plus is heading north along Dracut Hill Road and the subject property is situated along the east side of Dracut Hill Road in the Sun River Valley.  Great Falls, Montana is only a short 19 miles away.

GENERAL LOCATION:  Augusta, Montana, the stepping off point into the Rocky Mountain Front and the Bob Marshall and Scapegoat Wilderness areas, an  approximately 35 miles to the west.


Heading along Highway 89, 15 miles northwest from the property is, the small town of Fairfield.    Fairfield is self-proclaimed “Malting Barley Capital of the World” with 83,000 acres irrigated and 56,000 acres non-irrigated cropland in production for the purpose of raising malt barley for Anheuser Busch, which houses an elevator and seed plant in Fairfield.

Northwest from Fairfield for 17 miles along Highway 89 to the Choteau, the gateway to the Rocky Mountain Front.  Choteau is county seat of Teton County and has a rich agriculture history.

Augusta, Montana, the stepping off point into the Rocky Mountain Front and the Bob Marshall and Scapegoat Wilderness areas, an area approximately 35 miles to the west of the Subject Property.


For the next 42 miles north of Choteau, Highway 89 parallels the majestic Rocky Mountain Front with scenic views of where the plains meet the Rocky Mountains before entering the Blackfoot Indian Reservation.

Traveling through the Blackfeet Reservation for 29 miles before entering Browning, the home of the Blackfeet Tribe and gateway to Glacier National Park and the Going to the Sun Highway.

Glacier National Park Montana’s crown jewel has been referred to as the Swiss Alps of Montana.  Glacier Park is a land of mountain ranges carved by prehistoric ice rivers.  If features alpine meadows, deep forests, waterfalls, glistening glaciers and sparkling lakes.  The vistas seen from Going-To-The-Sun-Road are breathtaking, a photographers paradise.  Highway 89 is the primary route between Yellowstone and Glacier National Park.

LOCALE:  Great falls is Montana’s third largest city, located on the Missouri River among the five falls that were both a magnificent spectacle and formidable barrier to early river travel.  This area held great significance for the Lewis and Clark Expedition.  The explorers were forced to spend nearly a month portaging around the falls in June 1805.  Great Falls is home to the Lewis & Clark Interpretive Center


In 1882, Paris Gibson, a Minneapolis city planner and engineer, recognized the potential in the area’s abundant resources and central location, and with the backing of railroad magnate James J. Hill, became the city’s first developer.  Eight years later, the first of five dams to harness the mighty Missouri were completed.  Gibson’s legacy was a carefully planned city incorporating 56 parks – a heritage of beauty that makes Great Falls unique today.


Great Falls has a metro area population of approximately 80,000 and enjoys a moderate climate with clean, pure air, low humidity and long days of sunshine.  “Chinook” winds make most winter days warmer and more pleasant.  Great Falls is where the mountains meet the plains and straddles the mighty Missouri River and the smaller Sun River in the heart of some of Montana’s best farm and ranch land.  Great Falls is home to an International Airport.  Go to Great Falls, Montana  for more information about Great Falls and surrounding area.


Central Montana is the real west that famed cowboy artist Charlie Russell loved to paint.  The legendary Western Artist, Charlie Russell learned the ways of the cowboy and mountain man here in Central Montana, and the landscape and drama that unfolded here as they settled the west inspired many of his most famous paintings.  For more information on Charlie Russell to




Great Falls is the medical hub for Central Montana, serving over fifteen counties and more than 225,000 residents.  Benefis Health System brings the largest hospital to Montana and the largest non-governmental employer in the greater Great Falls area, with 2,300+ employees.  Go to for more information on Benefis Health System.


Agriculture, livestock and defense form the backbone of the industrial base, which supports Great Falls.  As a trade center, Great Falls markets more of Montana’s grain and livestock production than any other city.

ACREAGE:  The Sun River Valley Home & Acreage is comprised a total of 41.84 total acres.  There are 16.00 acres that have irrigation water rights out of Huber Coulee.  The entire acreage is fenced into one pasture with Huber Coulee, a year around stream flowing the entire length of the property.  Huber Creek also has a stock water right for livestock drinking directly from the source dating back to 1899.

It is noted that Leafy Spurge, a noxious weed is found in the pasture.

HOME: This home is a Modular Home constructed in 2003 in Alberta, Canada and installed on this site in 2003.  This home is placed on a full concrete basement built out of Styrofoam blocks and concrete.  The main level is 1372 square feet having a master bedroom and bath with a tiled walk in shower.  The kitchen, dining room area and living room are all one big spacious open room with vaulted ceiling and engineered luxury vinyl flooring.  The kitchen has oak cabinets, and new appliances.

The living room has a Blaze King Princess Wood burning stove used to heat the entire home.  Air is piped to the wood stove in order to allow it operate properly to heat this home.

Spacious master bedroom, bathroom with walk in closet.

Also found on this main level is a second bedroom, large full bath and laundry area with a half bath.

The lower level also having 1372 square feet is partly finished living space.  The furnace room, hallway, bedroom and bath are framed and sheet rocked and ready to finish.  The remaining square footage on this level is finished except for floor coverings. This area occupies office, two separate storage rooms and oversized family room.

This home is well insulated and easy to heat.


A mud/utility room are situated off the back door having a washer/dryer and half bath.    A nice wood deck is situated off this mud/utility room with heavy duty construction to support fire wood that is stored on this porch.


This home has an efficiency propane furnace with electric air conditioning and water softener.


Throughout the home are large windows that bring the outside in.  Custom blinds that are shade and heat blocking are found on the main level.  Living room windows also have the low E, Sun Blocking on the windows.


The basement windows also have custom made blinds.


WATER:  It is rare for a property in this area to have a good drinking water from a well.  Most people have to haul water in this area.  This home has its own well that is 170 feet deep and produces 5 GPM.  This water is good water, but hard.  Drinking water is treated through a reverse osmosis system.  There is a water softener system unit owned by the owner but not currently utilized.  No water right is filed for the well on this property as it is an exempt right.


The hot water heater is a new on demand Navien Hot Water Heater.


WATER RIGHTS:  An Irrigation Water Right to irrigate 16 acres is filed on this property.  This water right is to pump directly from Huber Coulee at no cost for the water.  This water right dates back to a priority date of August 30, 1941.


A Stock Water Right for livestock drinking directly from Huber Coulee is also filed on this property having a priority date of December 31, 1899.

There is a second underground stream that is located on the west side of the property that is spring feed from underground springs on the property.  There is a lot of water on this property and as such there is sump pump found in the basement of this home that has its own drain field.


SHOP:  Built in 1993 with 1280 square feet of space.  Construction is a pole frame building with metal siding.  The walls are 12 foot walls with two 10 foot overhead doors.    The shop is well insulated and sheeted indoors.  Wired with lots of electrical outlets.

IRRIGATION:  Irrigation water is pumped directly from Hoyer Coulee at no cost except for the pumping cost.  This irrigation water right has a priority date of August 30, 1941.

RECREATION: The Sun River Valley Home & Acreage is centrally located in the heart of some of Montana’s premier recreational opportunities out your front door.  The Sun River that can be accessed from this property and offers good trout fishing.  For information on fishing and hunting go to Montana Fish, Wildlife & Parks

TAXES: 2020 taxes are $1,561.


PRICE: $350,000 CASH


*NOTE:  Sale of this property is contingent upon seller doing a 1031 Exchange and Buyer agrees to help Seller facilitate this 1031 Exchange.

BROKERS COMMENTS:  The Sun River Valley Home & Acreage is, without question a premiere property situated in the scenic Sun River Valley. Productive irrigated pasture would support a small cattle herd and/or horses. Livestock water is drinking directly from Huber Coulee that doesn’t freeze over in the winter.  The property offers a comfortable home & shop.   It is rare for a property in this area to have a good drinking water well.  Outstanding views of Square Butte and surrounding mountains.










DISCLOSURE: NOTE: The information contained herein has been supplied by the Owner to Holiday Realty and/or compiled by Holiday Realty from other sources believed to be reliable. All information contained herein is not guaranteed to be accurate and the reader of this brochure should independently verify all such information, i.e., the number of acres involved, classification of those acres, carrying capacity, estimates of productivity or yield, water rights, etc. Maps are for orientation purposes only. Boundary lines are drawn as accurately as possible, but are not exact. These maps are not to be construed as either a survey or a legal description. Acreages are stated for information only. This property is being sold by the tract or unit and exact acreage’s are not warranted or guaranteed by the seller or agent.