United Country Guardian Real Estate - Dillon, Beaverhead Madison County Southwest Montana Real Estate for sale


Search
Guardian Real Estate Listings
Property Type
Nearest Town
Max. Price: $



View Montana Real Estate for sale By Property Category

  • Montana Building Site / Lots for sale
  • Montana Land / Vacant for sale
  • Montana Recreational Real Estate for sale
  • Montana Residential Homes - In Town for sale
  • Montana Residential / Home Near Town for sale
  • Montana Country Home with Land for sale
  • Montana Farms for sale
  • Montana Ranches for sale
  • Montana Business & Commercial Real Estate for sale



  • About Real Estate Categories and Classifications:

    Montana Building Sites / Lots ~ Montana Land - Vacant ~ Montana Recreational Property
    Montana Residential - In Town ~ Montana Homes Near Town~ Montana Country Home with Land ~ Farms ~ Montana Ranches ~ Montana Businesses & Commercial Real Estate
    Montana Building Sites / Lots - Building Sites / Lots include vacant in town and near-town sites which are generally approved for building single family or multi-family residential structures as well as business and commercial facilities. These building sites / lots may be part of a development or subdivision and may have CC&Rs (covenants, conditions & restrictions) or private deed restrictions which are intended to maintain a higher value over time by limiting the useage and or architectual / structural elemants allowed within the development or subdivision. Some of these developments will have a HOA (home owners association) which collects dues or annual fees from property owners for common area maintenance & improvements. Utilities are generally either on-site or very near each parcel, access roads are generally improved to local or state jurisdiction standards.

    Back to top}
    Montana Land - Vacant - Vacant Land includes a wide potential range of real estate, including unimproved grazing or pasture land, mountain land, land with potential for development and subdivision, timber and grasslands, unimproved recreational or vacation properties. One should verify current local & state regulations regarding rules and regulations concerning subdivision as well as installation of domestic water wells and septic systems. Vacant land may have income producing potential through rental or lease of pasture rights, as well as renting and leasing of hunting, fishing and other recreational use rights. Ownership & transfer of oil, gas, mineral, timber and other private property rights should be investigated in order to verify the full extent of the bundle of rights to be transferred upon purchase of vacant land. Access (ingress & egress) should also be carefully investigated and verified, for current and future potential uses and any limitations of either being affected. Utilities may be of significant consideration for rural and remote vacant land parcels. Alternative power (wind, solar, hydro-electric etc.) have become widely accepted on very remote parcels, since distance to existing power and phone lines may be cause for costly expenditures.

    Back to top
    Montana Recreational Real Estate - Recreational property has become one of the most desired of property categories in recent years. Whether the property is a remote hunting & fishing getaway or resort area luxury home, recreational property offers owners to enjoy a tangible asset with long term enjoyment and security of value, while serving as legacy or heirloom property to hand down to future generations. Many owners of recreational properties utilize them for gathering spots for family and friends on a seasonal basis, offering a break from the hustle and bustle of everyday life. As with any real estate purchase, one should verify current local & state regulations regarding rules and regulations concerning subdivision as well as installation of domestic water wells and septic systems, ownership & transfer of oil, gas, mineral, timber and other private property rights should be investigated in order to verify the full extent of the bundle of rights to be transferred upon purchase. Access (ingress & egress) should also be carefully investigated and verified, for current and future potential uses and any limitations of either being affected. Utilities may be of significant consideration for rural and remote vacant land parcels. Alternative power (wind, solar, hydro-electric etc.) have become widely accepted on very remote parcels, since distance to existing power and phone lines may be cause for costly expenditures.

    Back to top
    Montana Residential - In Town - Residential real estate markets within towns or cities throughout the country will have greatly different ranges of value, construction techniques & styles. Becoming familiar with individual markets is necessary to ensure that the best value is obtained for the purchase price of any property. Inspections may be required or simply suggested, however, be aware of each the rules and regulations of each jurisdiction which govern any inspection service or service provider. One should also become familiar with SID (special improvement districts) areas within each community of interest, as these disctricts or areas carry with them a higher real estate tax rate, which is utilized to repay area improvements for roads, sidewalks, storm drainage systems, water & sewer etc. Benefits to residential property located within a town or city include municipal water & sewer, street lights, street & road maintenance and easy access to community businesses, churches, hospitals etc.

    Back to top
    Montana Homes near Town
    - For decades, semi-rural home developements have sprung up for those seeking to live near town while enjoying a more rural lifestyle. Residential homes located near town offer a balance of easy commute to work and other community features, while providing a comfortable & relaxing lifestyle with larger yards, garden areas etc. which normally would not be available within the confines of a town or city. A home near town may include acreage that may allow for, limit or forbid livestock or pets, however one should become very familiar with CC&Rs (covenants, conditions and restrictions) for each particular developement or subdivision, as well as any formal zoning and growth policies of the specific jurisdiction. HOA (home owners association) bylaws should be read & understood so as to know all potential costs & benefits a home owner will receive as part of the HOA.

    Back to top
    Montana Country Homes with Land - In stark contrast to Residential property in or near towns, Country Homes with Land are the dream of many Americans. Due to improved transportation, technology, construction techniques etc., the ability to have a home located in a rural setting offers the owners the ultimate in comfort & enjoyment together with the unconstrained ability to raise livestock and crops on their own land, and enjoy unobstructed landscape views, wildlife and recreational opportunities, all while having the nearly all the benefits of properties located in or near town. Formerly known as "Ranchettes," "Gentleman" or "Hobby" Farms or Ranches, Country Homes have grown in popularity for both year round and seasonal occupancy, and are located everywhere from Alpine to River front locations. As with any real estate purchase, one should verify current local & state regulations regarding rules and regulations concerning potential future subdivision ownership & transfer of oil, gas, mineral, timber and other private property rights should be investigated in order to verify the full extent of the bundle of rights to be transferred upon purchase. Access (ingress & egress) should also be carefully investigated and verified, for current and future potential uses and any limitations of either being affected. Irrigation rights may be appurtenant to these rural properties and one should become familiar with the costs, useage etc. of water rights under the individual state, county or other jurisdiction.

    Back to top
    Montana Farms - The backbone of rural America is the family farm. There is a multitude of types of Farms, ranging in size from a few acres to thousands of acres, raising all types of livestock and crops, and each type of farm offers a great deal of opportunity to enjoy the rural American lifestyle by producing crops or stock which ultimately feeds the world. Farming is not a job, rather is a way of life for those that enjoy being in unison with nature, watching the seasons change and benefiting from labor extended in being the ultimate custodian of the lands of mother earth. Farms vary in style, production, and values in each region of the country, yet all share this quality of life & neighborhood kinship not available in other areas of property ownership. When considering the purchase of farm property, one should learn all potential farm crops available for production in the specific area, growing seasons, production rates, government crop allotments, CRP (Conservation Reserve Program) income & acreage committed to CRP, irrigation rights & operational condition of irrigation equipment, equipment & operating improvements that may be required to continue the current or planned functions of the farm, real estate and personal property tax rates, as well as any potential leasehold interests in private state or federal property which is appurtenant to the farm. Ownership & transfer of oil, gas, mineral, timber and other private property rights should be investigated in order to verify the full extent of the bundle of rights to be transferred upon purchase. Access (ingress & egress) should also be carefully investigated and verified, for current and future potential uses and any limitations of either being affected.

    Back to top
    Montana Ranches - From images of John Wayne to the Marlboro Man - a "Ranch" is the most unique property in America. In early pioneer days, homesteaders travelled to remote & desolate locations on the American landscape to take up and improve their own piece of Americana. Today, a Ranch can take on nearly limitless definitions. From the small "Family Ranch" which raises a small herd of cattle, horses or other livestock, to the "Luxury Ranches" which dot some of the most scenic areas in America, the American Ranch will always be the dream of many. Ranches are unlike any other property category, as each Ranching operation has unique characteristics, topography and production. Some ranches are owned solely for recreational, conservation or wildlife & sporting purposes, while others are intensively worked to achieve maximum return on energy expended in raising stock & crops. Variations of ranch property include those that raise livestock on a year round basis, and those that are seasonal (pasture) in nature - some ranches have grazing privileges which are rented or leased on state, or federal lands. Improvements vary greatly among todays ranch properties, including modest housing for owners & operators, to lavish & luxurious ranch homes, barns and other structural and working improvements. Stocking capacities and operating costs will vary greatly dependent on the geographic region, irrigation & other water supplies, climate and management techniques of each owner or operator of ranch properties. When considering the purchase of ranch property, one should learn current and potential management & operational techniques and alternatives, growing seasons, production rates, irrigation rights & operational condition of irrigation equipment, equipment & operating improvements that may be required to continue the current or planned functions of the ranch, real estate and personal property tax rates, as well as any potential leasehold interests or grazing priviledges on private state or federal property which is appurtenant to the ranch - together with stocking capacities, annual terms & costs for each. Ownership & transfer of oil, gas, mineral, timber and other private property rights should be investigated in order to verify the full extent of the bundle of rights to be transferred upon purchase. Access (ingress & egress) should also be carefully investigated and verified, for current and future potential uses and any limitations of either being affected.

    Back to top
    Montana Businesses and Commercial Real Estate - The American entrepreneurial spirit is alive an well throughout the country. Small businesses are a significant sector of our economy and prospective buyers seeking to escape the corporate "jungle" find that well established and proven small businesses are the perfect way to achieve their goals. Each small business is unique and offers potential for expansion and growth via different operating techniques and marketing strategies. When considering the purchase of a business, one should carefully investigate the true operating cash flow produced by the business, which should only be guaged by review of income tax returns filed by the business entity (no business will report more income or less expense than that they report to the Internal Revenue Service). Review of the competition (whether local or distant) of the business operations, areas of potential growth or waiste, value of tangible assets (building & property, inventory, equipment, etc.) as well as "intangible" assets (business name, reputation, repeat clientele, proven cash flow etc.) which could be more costly to reproduce in the market than one could purchase them for. Become aware of market trends which may affect the business, key employees, suppliers, and current marketing techniques, as well as whether the seller is willing to enter into a covenant not to compete in a similar business in the market area. If business facilities are rented or leased, verify the terms and conditions of such lease and responsibilities of each party under the rental or lease agreement.

    Commercial real estate is generally considered a safe investment from which pre-calculated return on investment will be received. Return on investment is generally at a higher rate for shorter term rent/lease agreements as well as for a more tenant that is new in business etc. as the chance of vacancy rises under these circumstances. Conversely, long term lease properties will generally return a lower rate of return, since the risk of vacancy is much lower. Become very familiar with the current executed rent / lease agreement, all responsibilities involved by each party, together with any and all pre-defined rent / lease increases and the manner in which they will be calculated.