Productive Irrigated Tillable Farm with Custom Home & Water Shares - 289 Acres


289 Acres / Pondera County, MT

Tract 1

An agricultural tract with proven yields rarely hits the open market in this area of Montana. This 269+/- acre farm is situated in Montana’s renowned “Golden Triangle”, an area known for flowing fields of grain and amazing views of the Rocky Mountain Front. If cackling upland game birds, whitetail deer, and amazing fishing is up your alley, then a closer look would be advisable. This area is a hidden gem, conveniently located within about an hour’s drive from Great Falls and its international airport.

The agriculture in the area consists of winter/spring wheat, barley, canola, and hemp. With the water shares that convey with the purchase and topography of the farm, it is set up perfectly for flood irrigation, dryland farming, and highly productive pasture production. As the seller explains, wheat yields of 85+ bushel per acre are not uncommon on the irrigated portion. 15 water rights, as well as historical wastewater from the Pondera Canal and Reservoir Company, has been used to irrigate this fertile land. At approximately 4 acres in size, the properties’ reservoir is gorgeous and is filled by using the shared water right with the adjacent home.

NOTE: The home (tract 2) will retain 5 water shares, and the farm and reservoir (tract 1) will retain 15 water shares.

Tract 1 Details:

Deeded Acres: 269+/- pending boundary line adjustment

FSA Farmland Acres: Approximately 174.8-To be adjusted after survey

DCP Cropland Acres: To be adjusted after survey

Soil Types: Richey Silty clay loam, Marcott and Ethridge silty clay loam

Base acres and Yield: Base acres will be adjusted after survey. PLC Yield-Wheat 34, Barley 41

CRP Acres/payment: None

Taxes: TBD after boundary line adjustments

Lease Status: Open Tenancy for 2022 crop year

Possession: Immediate possession subject to current tenants rights for 2021

Survey needed?: Survey needed

Brief Legal: S18, T28 N, R01 W, C.O.S. LESS 298016, ACRES 346.48, LOTS 2,3,4, PT E2; & S18, T28 N, R01 W, C.O.S. 298016, ACRES 20.26, TR 1 IN SPEER MINOR SUB *Legal is to be adjusted as the seller is selling approximately 165 acres North of creek to neighbor some of which lies within this legal description.

Lat/Lon: 48.178, -111.781

Tract 2

Located conveniently just outside of Conrad, this 5 bedroom, two and a half bath estate is elegant and flows masterfully! The stucco exterior and new roof mean low maintenance. With heated radiant flooring and insulated cement blocks in the basement, the home was built for efficiency. The outside living space has been exceptionally designed to take in the views by the fire, while observing the deer and waterfowl in and around the nearly 4-acre reservoir. An easy 1-hour commute to Great Falls and its international airport enables quick national and international travel.

The home’s domestic water is provided via 5 water shares from Pondera Canal and Reservoir Company that conveys with this sale. This domestic water is delivered from nearby reservoir with shared use rights with adjacent farmland.

Lake Frances and Tiber Reservoir are both exceptional fisheries and are located within an easy drive. If hiking and public land access pique your interest, the Rocky Mountain front is just west of Conrad with amazing views, hiking, and hunting on some of the most beautiful lands and waters this country has to offer. This area is well known for great pheasant hunting as well.

This amazing turnkey home is ready for full-time residence or recreational use to explore Big Sky Country!

Home Features:

  • 5 bedroom, 2.5 bath home
  • Two levels of living, 3,866 square feet
  • Central air, new boiler for radiant basement heat, propane furnace
  • Master bed and bath with jacuzzi tub
  • Custom oak kitchen and den
  • Oakwood flooring
  • Custom double-sided gas fireplace
  • Triple pane gas-filled windows
  • Newly installed roofing

Tract 2 Details:

Deeded Acres: 20+/- after survey with home and pasture

FSA Farmland Acres: To be adjusted after survey

DCP Cropland Acres: To be adjusted after survey

Soil Types: Richey Silty clay loam, Scobey-Kevin clay loams and Marcott silty clay loam

Lease Status: Open Tenancy for 2022 crop year

Possession: Immediate possession subject to current tenants rights for 2021

Survey needed?: Yes. Boundary line adjustment will be required if there are 2 buyers


  • Bidders may participate in the auction on-site or online at

  • This sale is subject to a 3% buyers premium

  • Onsite bidders should bring a government-issued ID

  • 10% down payment immediately after auction - cash, personal, or business checks accepted

  • If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign

  • High bidder has 30 days to close unless otherwise noted

  • Announcements on auction day will take precedence over any prior announcements

  • This is a no contingency sale and is not subject to financing or additional inspections

  • Possession at closing, subject to tenant’s rights, if any

  • If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres

  • All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

Auction Location:
Auction Location: Norley Hall 300 N Virginia, Conrad, MT 59425
Auction Type:
Auction Date:

Auction Documents

Real Estate Auction Terms and Conditions

Terms Of Sale

Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!

Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read and agree to the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card or paddle number and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder. The successful bidder will be required to execute a Sales Agreement at the conclusion of the auction and submit the appropriate down payment in a timely manner as instructed by the Auctioneer.

All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The Broker and Auction Company represent the seller only and do not inspect properties on the bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(ies). By bidding you agree to all disclosures.

Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in the Disclosures). The current year's taxes are prorated through the day of closing as is customary unless otherwise noted or announced on sale day.

Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.

The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.

Tracts sold by the acre - The contract will indicate the current acreage, bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that would result in a change to acreage, the contract will be adjusted to that acreage prior to closing and the purchase price will reflect that change in acreage.

If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine the final sales price at closing. The purchase agreement and sales day announcements will identify the party responsible for survey cost.

Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit immediately following the auction to the designated Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits. Wire instructions will be sent from the escrow agent or title company at the conclusion of the auction or the next day. The balance of the purchase price and all closing costs are due within 30 days unless otherwise noted or announced.

Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.

For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an account and sign in early so you do not miss the opportunity to bid. You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid. If you cannot log in, feel free to call (217) 922-0811 to reach customer service to register and bid by phone.

Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.

All auctions are subject to court or seller approval unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until closing and filing of the deed, at which time the property should be re-keyed if required. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.

If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are outbid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.

Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.

The information contained within is believed to be accurate, but Seller and Auction Company do not warrant any information contained within the description. All lines on maps are approximate and buyers should verify the information. All stated measurements including but not limited to acreage, sq footage, map dimensions, and/or sketches are stated for marketing purpose only unless it is stated that the measurements are verified by an independent surveyor or other source. All measurements shall be assumed to be approximate or more/less and obtained from sources to be considered reliable such as: government tax records, mapping software, assessor’s office records or FSA maps. Legal descriptions may be subject to existing fence/field boundaries. No warranty is expressed or implied as to the exact acreages of property. The purchase price based on these measurements entered on the purchase agreement is final unless buyer and seller have agreed otherwise in writing prior to signing. If exact acreage or square footage is a concern, the Property should be independently measured.

All sale day announcements will take precedence over any and all prior advertising or announcements.

Broker Participation

Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details. Be advised, not all auctions offer a Buyer Broker Participation Fee.

Disclaimer:Online Bidding

Disclaimer: Online Bidding

Please review the following disclaimer regarding online bidding for our auctions:

Internet Service: Bidder acknowledges that Auction Company, auctioneer, broker, or any other party

involved cannot be held responsible for any issues related to internet service before or during the auction.

Auction Company, auctioneer, and broker do not guarantee the seamless transmission or receipt of bids

placed online in a timely fashion.

Delays and Failures: Bidders should be aware that internet bidding is prone to delays and potential

failures that are beyond the control of the auction company. Bidder acknowledges and agrees that

Auction Company, auctioneer, and broker cannot be held liable for any interruptions or disruptions during

the online bidding process.

Auction Suspension or Cancellation: The Company reserves the sole discretion to suspend, postpone, or

cancel the auction if the internet service is unstable or disrupts the online portion of the event. Such

decisions will be made in the best interest of all participants.

Auctioneer's Discretion: The auctioneer has the sole discretion to accept or refuse any bid. The Auction

Company, auctioneer, and broker may also change the sale order, regroup items, or modify the auction as

needed, without prior notice.

Timely Bidding: Online bidders are encouraged to use the max bid feature and place their bids in a timely

fashion. Waiting until the last minute to place a bid may result in the auctioneer recognizing another high

bidder because your bid may not instantaneously show up.

By participating in the online bidding process, you agree to the terms outlined in this disclaimer. You

release Auction Company, auctioneer, broker, and their employees from any claims, losses, or damages

resulting from interruptions, disruptions, or failures related to online bidding.

Please carefully review and understand the terms and conditions provided by the auction company before

participating in the online bidding process.

Auction Type




Aaron Milliken, Broker, Whitetail Properties Real Estate, LLC, RRE-BRO-LIC-70990

Ray Primmer, MT Land Specialist, Whitetail Properties Real Estate, LLC, 406.899.1448

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332