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134.42 acres in Stillwater County, Montana

Absarokee, Montana 59001

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The following documents have been uploaded by the seller. Click a document to view or download the file. You may need additional software to view these documents depending on the type of file that has been uploaded.

  1. Garton_Stllwtr_Plat.pdf
  2. Garton-Stillwater_River_pdf.pdf

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Details about the Land

County:Stillwater Type:River Property Acres:134.42
Address: City:Absarokee State:Montana
Zip:59001 Price: Inactive Status:Unavailable
Property ID: 927556

Description of the Land









The Garton-Stillwater River Property is located just northwest of the small town of Absarokee in Stillwater County, Montana. Absarokee (population 500) is about 14 miles south of Columbus (population 2000). There is an elementary school in Absarokee and a K-12 school in Columbus. Absarokee has several grocery and clothing stores, banks, gas stations, etc.

Billings, the largest city in Montana (population 100,000), is just 45 miles northeast of the ranch and offers commercial air service, as well as a wide variety of retail stores, restaurants, farm and ranch equipment and auto dealerships, building contractors, and banks as well as many recreational activities and events.

Access to Absarokee from all major Montana cities is via Interstate 90 to Columbus, thence southwest along Highway 78 a distance of 10 miles. State Highway 420 (also known as the Stillwater River Road) forms the southern boundary of the property with the farmstead accessed via Fellows Lane, a graveled road north of Highway 420, about 0.8 mile from Absarokee. Graveled Johnson Lane (a county road) runs along a portion of the western boundary of the property.


The Garton-Stillwater River Property consists of 56 acres irrigated hay land and bottom pasture lying along the southern bank of the Stillwater River with approximately 568 feet of river frontage. There are numerous cottonwood trees and a thick cover of riparian species and brush immediately adjacent to the river.

The 56 acres of irrigated crop land, which is currently in hay, normally produces two cuttings each year. Irrigation water is supplied by the Mendenhall Ditch that runs along the highway at the southern boundary. There are no water rights of record with the Department of National Resources and Conservation (DNRC).

The property has minimal improvements including an old farmstead located near the river, which includes an abandoned home, garage, brick storage shed and open shelter. Although a new metal roof is on the dwelling, the balance of the structure is in poor condition, as are the rest of the buildings.

The topography is mostly level, sloping gently from 3,980 feet at the river to 4,065 feet along Highway 420 on the southern boundary. The property is surrounded by private lands. There is a State of Montana fishing access site adjacent to the northwest end of the property and a subdivision development just to the east along the river. A portion of the northern boundary along the river was parceled off many years ago and since that time eight small homes have been built on this 2.725-acre exception, which is located in the middle of the subjects river frontage. This exception is platted as the Petrie Cabin Sites. Some of the homes are seasonal cabins and some are year-round residences. The access road to these properties, known as Fellows Lane East, runs through the Garton-Stillwater River Property.


The Stillwater River originates in the Absaroka-Beartooth Wilderness of the National Forest at an elevation of over 9,000 feet near Lake Abundance. The Stillwater River Valley is quite scenic. The river, as well as its major tributaries, are highly rated trout fisheries.

The natural protection found along the river bottom and the irrigated meadows attract both white-tailed deer and mule deer.


In recent years, interest in recreational and rural subdivisions has been increasing in the area because of its convenient location near Absarokee, Columbus and Billings. The Garton-Stillwater River property is extremely attractive for recreational and rural residential use and lies in the immediate path of increasing developments of these types. The property offers outstanding attributes such as utilities, river frontage, mountain views, good access, and close proximity to small town services as well as the amenities of larger cities.

There are numerous building sites on the property. The river frontage, while not totally private, does add recreational appeal. The highest and best use of this property is probably recreation and investment with some subdivision potential. Agricultural use would be considered a complementary use.


The Garton-Stillwater River Property is being offered as follows:

The entire 134.42 acres deeded that is contiguous from Highway 420 all the way to the Stillwater River is being offered for $948,730 (Nine Hundred Forty-eight Thousand Seven Hundred Thirty Dollars). Also offered in parcels, as follows:

~~ 40.23 acres deeded offered for $261,495

~~44.19 acres deeded is being offered for $287,235.

~~ 50.0 acres deeded is being offered for $400,000.

Seller-financing may be provided to a qualified buyer under the following terms and conditions:

A minimum down payment in the amount of 35% (thirty-five percent) of the purchase price.

The remaining balance of the purchase price carried back by the Seller on negotiated terms and conditions.

The Seller reserves the right to effectuate a 1031 tax deferred exchange according to IRS Regulations. This exchange will not incur any expense or liability on the part of the Buyer.

Contact Information

Company: Pearson Real Estate Company, Inc.
Contact Name: John Pearson
Email: Click here to email contact
Phone: View phone number
Address: 58 E. Benteen St
Buffalo, WY 82834

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NOTE: The information contained herein is provided as general information only and has been obtained from sources deemed reliable. It is provided without any guaranty, warranty or representation, expressed or implied, made by, or any related entity, as to the accuracy or completeness of the information. The information is presented subject to errors, omissions, change of price or conditions, prior sale or withdrawal without notice. Prospective purchasers should make their own investigations, projections and conclusions concerning the information.