For Sale By Owner

                            ***PRICE REDUCED***

Located with views of 3 mountain ranges, this 73 acre property has 63 acres irrigated.  All but about 5 acres is under gated pipe.  It is fenced and cross fenced into pastures of varying sizes. Most of the fencing is new, barbless wire or electric. The rest is mostly barbed wire and in good condition. The well is good and there are two other sources of stock water, one of which we have never seen frozen. The barn is 32x64 and currently has 3 box stalls, a storage loft and an area for a foaling stall that can be divided into 3 more boxes. The other half of the barn is being used as a shop. There is also a small feedlot. It is a good size for a small registered cattle or horse operation, commercial cows, sheep or goats. Carrying capacity is 25-30 head.  Hay is plentiful and reasonably priced in this area or you can raise your own. The house is a 3 bedroom, 2 bath manufactured home. It is well insulated and energy efficient. **We have added a 640 square foot porch.  It wraps around 2 sides and is enclosed with lots of windows and a tile floored mudroom at the back door.  New pictures will be posted as soon as the painting is finished.**   You can enjoy your coffee in the morning while watching the sunrise and listening to the pheasants and sandhill cranes.  There are mature trees near the house and barn and apple trees in the yard. The property is on a paved road a mile from the highway; it has county road frontage on 3 sides. Build a new home and use the present one for the hired man.  The area is quiet and has little traffic. The schools are very good and bus service is free, including after school activities and sports. Northwest College, 25 miles away, although small, draws students from Maine to California. Billings, Montana is home to Montana State University and Rocky Mountain College; Sheridan College is located in Sheridan, Wyoming.  Historic Cody is less than an hour away, Yellowstone National Park is less than 2 hours. Billings, Montana, the largest shopping area in 2 states, is only 70 miles away. And, Montana has no sales tax. Wyoming has no state income tax.  The surrounding area has many recreational opportunities; boating, fishing, rafting, hiking, hunting, riding, nature study. The Shoshone, Graybull, Big Horn and Clarks Fork Rivers, Big Horn Lake and Buffalo Bill Reservoir are all within an hours drive. The Pryor Mountains offer hiking, wild flowers, photo opportunities and the Wild Horse Range. North Fork and Sunlight Basin have camping, hiking and riding trails and even horse camps. The views are breathtaking. Deer, elk and pheasants are plentiful. We even have several pair of wild ducks in the drain behind the barn for several months each year. The area is a paradise for fishing and hunting. The area is also rich in history; the Medicine Wheel is a short drive away. Dinosaur and other fossils have been found in the Shell area. Many of the small towns also have museums. The annual re-enactment of the Battle of the Little Big Horn and Crow Fair, both located in the Hardin, MT area about 2 hours away draw many spectators. Cody has wonderful restaurants, gift shops, art galleries and the Buffalo Bill Historical Center featuring nature, Indian history, art and photo galleries and huge gun collection. Billings and Sheridan are both close and offer shopping, art galleries and museums, theaters, restaurants and more. Some farm equipment is also available.