The Improvements

Rich in History, Character and Authenticity

 

The Stagecoach Inn

1,081 Sq. Feet

The Stagecoach Inn is our name for historic lodging built in 1910 as both an inn and a home for Frank Kraft and his family. Obviously, it no longer functions as an inn despite it's name. Back during Alta's gold rush it provided a meal and a dry place to sleep for the prospectors of that time. For many years it stood empty only a few miles down-river, but in 1999 this venerable icon of the high Bitterroot found a new home at Alta Meadow Ranch. The inn has been restored to a very stylish and comfortable iteration of it's period, with modern conveniences added unobtrusively. With its rich history, period decor, and creature comforts, the Stagecoach Inn is an excellent guest house. It has a queen bed upstairs with a day-bed and desk beyond a partition. There are two bathrooms, one with a shower and the other with a jetted tub. It has lots of usable space including laundry facilities. The construction is square logs with a metal roof and covered front porch.

 

 

 

 

The Homestead

849 Sq. Feet

The Homestead was just that - shelter for prospectors who homesteaded this land around 1900. The building has been extensively remodeled, but in its original incarnation it sheltered a family, and as the story goes, three children were born there. The restoration started from a bare log structure, which was internally framed to accommodate heavy insulation and finished walls. The multiple layers resulted in a very tight cabin - cool in the summer, warm in the winter. Subsequently a carpenter painstakingly built the cabinets, unique counter tops, and burl supports. His challenge was to use the limited space as efficiently as possible, and it is quite clear that he was successful. In later years the tub room was added with its large jetted tub and great views all around. The homestead cabin has an efficient kitchen, dining area, three quarter bath and tub room on the lower level. There is a lovely bedroom in the upper level. Construction is log with a metal roof and covered front porch.

 

 

 

 

The Barnhouse

1,356 Sq. Feet

The Barnhouse is a lovely log home, with a spacious master suite upstairs with a queen bed, stone fireplace, adjoining study, and south-facing balcony. The bathroom upstairs includes a giant jetted tub with a beautiful view to the west. There is a shower in the downstairs bathroom. The Barnhouse has a fully appointed kitchen with gas range, dishwasher, microwave, and an adjacent laundry. Although the documents are more relevant to the Homestead, there are copies of patents documenting the claims on the land in the foyer of the Barnhouse, one signed during the Teddy Roosevelt administration.

In 2020, the Barnhouse got a new roof! It also had some detail work done on the upper deck and facia. This is the largest structure on the property and the one most suited for an addition of a main floor master bedroom suite and a garage. Ask the agent for a copy of a drawing of a plan for such an addition to the back (north side) of the home. There are plenty of ideas that would work well. It is anticipated that the buyer will add a detached garage to the property for the storage of vehicles, ATV's, and more. There is plenty of room for such and addition. 

 

 

 

 

Overview of the Improvements

The Common Area Features

The Barnhouse, The Homestead, and The Stagecoach Inn are located in the southwest corner of the parcel. The homes share a common well and septic system and lawn area. A gravel roadway provides access from the main West Fork Road over a bridge spanning the West Fork of the Bitterroot River. There are parking areas for vehicles at each dwelling.

The covenants allow for the addition of a garage on the property. Additions to The Barnhouse would also be possible with compliance of the capacity of the current septic system. See documents.

The history of the improvements add so much to the appeal of ownership of this parcel! The old west charm is authentic in these beautifully restored 1900 and 1910 buildings. 

When updated, the buildings now share a large above ground propane tank and electrical services. Each dwelling has propane heating with some electrical heaters. The landscaping project which is now very mature and provides for a visual separation of the buildings.

The Barnhouse has just received a new roof in 2020. All dwellings are being sold furnished and a list is available at the time of offers to purchase. The HOA provides road maintenance and snow plowing to insure all season use of the properties. If the buyer wishes to have additional separate maintenance due to seasonal use, please ask the agent for further information. 

Parcel D is a part of the ALTA MEADOW RANCH. AMR is governed by a home owners association. The ranch functions best when key elements of infrastructure are in working order, and since all property owners benefit from the proper functioning of this infrastructure, the responsibility is a shared one. A reserve fund will be established for emergency expenditures, a possibility not entirely unexpected in a land heavily influenced by natural forces. Special assessments may at times be necessary. New HOA documents and Restated Covenants have been approved in 2021. Each of the 5 land owners receive 1 vote each. Any changes must be approved by a majority vote of the 5 owners. Upon joining the HOA new members will contribute a deposit to establish an operating account and reserve fund. Dues are collected from each owner as repairs and maintenance require. Buyers should anticipate paying approximately $200 monthly for their share of the dues. Monies in the HOA account will be used for repairs and maintenance of those areas of the ranch designated for common use or having common interest and are listed below.

1. Roads (repairs and snow removal)
2. Bridges
3. River and creek banks
4. Common area trails
5. Ponds in common areas
6. Trees in common areas
7. Mail facility
8. Refuse collection structure
9. Weed abatement on common and private areas
10. Fire retardant measures (removal of down timber & dead limbs) in common areas
11. Payment of refuse collection fees and accounting fees
12. Ownership and management of water rights and maintenance of irrigation system.

Since snow removal will depend on the amount of snowfall, the time necessary to remove it will be the basis on which charges are calculated. Alta Meadow Ranch Inc. will provide the snow removal equipment and personnel, and will bill the HOA for this service. The cost per hour will reflect standard charges for the equipment and operator. The HOA will be billed separately for snow removal from common areas. Charges to individual owners will reflect the time required to remove snow from their roads and driveways.
Alta Meadow Ranch, Inc. also has equipment to perform minor road repairs. For more substantial repairs and maintenance of roads, as well as repairs of stream banks and irrigation system, the HOA will employ a construction company with heavier equipment.

COMMON AREAS:

It should be noted that the term "common area" does not reflect ownership of these areas by the Alta Meadow Ranch Home Owners Association, but rather easements granted by each owner for common usage. Areas for common use have been established to reflect the interdependent nature of the different tracts on the ranch. Each tract contributes to the pool of common areas based on its location and topography, benefiting all owners with very little, if any, infringement on privacy. It is with this type of arrangement that each tract's value is enhanced, as is the convenience and enjoyment afforded individual owners. The roads designated for common use are for pedestrian and equestrian traffic only, with the exception of the short distance to the refuse collection structure and mail facility on Tract A, which may be approached in vehicles. Vehicle easements are in place for Tracts B & C to use Alta Meadow Trail to reach West Fork Road via the main entry way bridge on Tract D.

On Tract A the northernmost portion of Alta Meadow Trail (as it exits from West Fork Road) has been designated by the Postal Service and Bitterroot Sanitation as sites for delivery of mail and collection of refuse respectively. To minimize the impact on that entryway, the structures have been constructed in a manner compatible with ranch architecture and unobtrusively located. A sturdy collection structure well away from the residences is also a safety feature because of the occasional bear in search of an easy meal. The bridge between Tracts A and C as well as that portion of Alta Meadow Trail on Tract A would be used for vehicular traffic on a temporary basis only if the main entryway bridge on Tract D were unusable.

Tract B contributes a hiking trail system through the meadow to a natural pond, at times the home of beavers. Along the way is a spur to a river access point. The trail progresses into a beautiful forest glade. From there it winds though the property forming a loop back to Alta Meadow Trail (the road). This trail is for pedestrian traffic only.

Tract C has four ponds, two of which are well away from the Ranch House and partially hidden by willows. The latter two ponds are considered common areas and will be stocked by the association. That portion of Alta Meadow Trail running through Tract C is also a common area for pedestrian and equestrian traffic. The access spur to the trail system on Tract B is limited to pedestrian use.

All of Alta Meadow Trail on Tract D is common area, providing pedestrian and equestrian access for Tracts A, E and 6 to forest service land and a hiking loop for Tracts B & C. Also the eastern portion of Tract D between West Fork Road and the West Fork of the Bitterroot River is designated for common use, providing access to a flood plain on the eastern side of the river. It is an excellent fishing spot.

Tract E contributes an area of flood plain between West Fork Road and the West Fork of the Bitterroot River. This land is immediately southwest of a similar area on Tract D. A faint trail traverses this area along the river, leading to more great fishing access. In addition, Tract E contributes a portion of the large (3,000 SF) implement shed for storage of implements used to maintain and repair infrastructure designated for common use. Tract 6 is relatively small with no obvious common areas, but with its excellent view of the meadow, the Chalet is uniquely situated to serve as the "neighborhood watch" for the other tracts. It should also be noted that owners of Tract 6 will be contributing funds to the maintenance and repair of all areas designated for common use.

This section is duplicated in The Land portion of the website. We apologize for the duplication. See the Downloadable Brochure on the Home Page for maps and visual aids regarding the shared areas, Certificate of Survey, and more. 

 

JAN KING, BROKER
Phone: 406-369-4313
Email: jan.king@ranchmt.com

DISCOVER MONTANA'S BITTERROOT VALLEY

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MONTANA RANCH PROPERTIES

AGRICULTURE  |  CONSERVATION  |  LAND  |  SPORTING

Berkshire Hathaway Montana Properties
120 S. Fifth St. Ste 201
Hamilton, MT 59840

ROD FREEMAN, REALTOR
Phone: 406-369-0320
Email: rod@bitterroothorseproperty.com