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46.91 acres with senior irrigation water, a private pond, standing barns, and views across Canyon Ferry Lake to snowcapped ranges.

Water is what makes this land work. The property includes an interest in 1865-priority flood irrigation rights from Warm Springs Creek, reported to serve approximately 35 acres. In Montana, priority dates this early are among the most valuable rights a property can carry. The cattail-lined pond has its own fish and wildlife water right, and domestic groundwater certificates of record support two reported wells.

The improvements are already in place. Two long red barns, a brick silo, a third outbuilding, and a network of corrals and windbreak fencing suit horses, cattle, hay, or a hobby farm. Three outbuildings are recorded in county records. Mature cottonwoods line the water and turn gold every fall.

Build your home with lake and mountain views, run livestock, or hold the land as a long-term investment. The property borders Bureau of Reclamation land toward the lake, fronts U.S. Highway 287, and sits just north of Townsend, with Helena about 30 minutes away. Once associated with the historic A.B. Cook Ranch, it is agriculturally classified with no conservation easement recorded.

A former manufactured home has been removed; an existing septic system remains, condition and permitting unverified.

Buyer to verify water rights, ownership interests, and allocations; well production; septic; boundaries; access; zoning; floodplain and wetland status; and suitability for intended uses.

• Acres
  46.91
• Days on Market
  3

Additional Features

• City
  Townsend
• Contract Status Change Date
  2026-11-02
• Cumulative Days On Market
  2
• Directions
  Located directly off of Highway 287
• Documents Count
  3
• Latitude
  46.387113
• Listing Contract Date
  2026-11-02
• Listing Key
  1194467720
• List Price
  1045000
• Longitude
  -111.572914
• Lot Features
  Level, Rolling Slope
• Lot Size Acres
  46.91000
• Lot Size Square Feet
  2043400
• MLS Area Major
  Broadwater County
• MLS Area Minor
  9 A - Broadwater County
• MLS Status
  Active
• Original List Price
  1045000
• Originating System Name
  S W M T
• Ownership
  Full
• Parcel Number
  0007002803
• Photos Count
  26
• Postal Code
  59644
• Property Sub Type
  Building Land
• Property Type
  Land
• Standard Status
  Active
• Subdivision Name
  Other
• Tax Annual Amount
  445.00
• Tax Legal Description
  S13, T07 N, R01 E, C.O.S. 1-905, ACRES 46.91, TRACT A IN W2
• Tax Year
  2026
• Unparsed Address
  T B D Tract A I N W2 Highway
• Utilities
  None
• View
  Farmland, Lake, Meadow, Mountains, Pond
• View
  Yes
• Waterfront Features
  Pond

Let me show you this listing!