5Photos

Let me show you this listing!

13.33 Acres with Irrigation Water Rights and year round spring feed water. No zoning, no covenants, great development potential. This expansive 13.33-acre parcel is just minutes from the charming town of Sheridan, MT, and includes substantial irrigation water rights dating back to 1872. The property features 1.44 cubic feet per second of water allocation for flood irrigation, providing significant agricultural potential. With no covenants or zoning restrictions from Madison County, this land offers the new owner exceptional flexibility to develop or use the property as desired. Surrounded by the stunning landscapes of Southwest Montana, this is a rare opportunity to own land with valuable water rights, beautiful views, and unrestricted potential. 1.44 cubic feet per second of water amounts to 647 gallons per minute. This is a lot of water.

• Acres
  13.33
• Days on Market
  246

Additional Features

• City
  Sheridan
• Contract Status Change Date
  2026-05-11
• Cumulative Days On Market
  588
• Directions
  Duncan District southwest to the Middle Road. Left turn to property on north side of road.
• Fencing
  Perimeter
• Latitude
  45.435911
• Listing Contract Date
  2025-10-21
• Listing Key
  1144211044
• List Price
  399900
• Longitude
  -112.236025
• Lot Size Acres
  13.33000
• Lot Size Square Feet
  580655
• MLS Area Major
  Madison/ Beaverhead/ Jefferson
• MLS Area Minor
  7 M R - Madison - Ruby Valley
• MLS Status
  Contingent
• Off Market Date
  2026-05-12
• Original List Price
  399900
• Originating System Name
  S W M T
• Ownership
  Full
• Parcel Number
  0008011850
• Photos Count
  5
• Postal Code
  59749
• Property Sub Type
  Unimproved Land
• Property Type
  Land
• Road Surface Type
  Dirt
• Standard Status
  Pending
• Subdivision Name
  None
• Tax Annual Amount
  47.00
• Tax Legal Description
  S05, T05 S, R05 W, C.O.S. 7/2751 BA, ACRES 13.33, TRACT A2
• Tax Year
  2023
• Unparsed Address
  T B D Middle Road
• Utilities
  Electricity Available, Fiber Optic Available
• View
  Meadow, Mountains, Rural
• View
  Yes

Let me show you this listing!