YES, THIS ONE SOLD BUT DON’T GIVE UP! WE HAVE MORE GREAT DEALS HERE
Cheap Land in Montana on the Musselshell River
Owner Financing Available! (see details below)
Sandwiched between the trout-filled Musselshell River on our eastern boundary, and government-owned mountain ranges on our western boundary, this unrestricted property is an outdoorsman’s dream.
- Borders BLM (government) land
- Over 750 feet of River Frontage
- No Restrictions!
- Gorgeous Mountain Views
- Great Hunting, Hiking & Fishing
- Private Access off the Public Road
- Power On-Site
- Priced Well Below Market
PROPERTY: This stunning 21.11-acre property in Montana offers an unparalleled combination of natural beauty and outdoor amenities, perfect for residential or recreational use. Nestled by the trout-filled Musselshell River with over 750 feet of river frontage, the land features a great mix of clearings and mature tree groves, providing a serene environment for nature lovers. With power on-site and a private driveway access from a public gravel road, the property is ready for development. There are no restrictions, allowing for various uses including RVs, campers, and mobile homes. Imagine waking up with your morning coffee and walking out of your RV and into a beautiful river valley cast in the sunset shadows of the Montana mountains! The land is pre-platted, surveyed, and boasts cheap taxes at just $118 last year. Located near the War Horse National Wildlife Refuge and CMR National Wildlife Refuge, it’s a haven for abundant deer and wildlife, offering endless opportunities for hunting, hiking, and fishing. The peaceful and sparsely populated neighborhood, combined with the lack of HOA or zoning restrictions, ensures a versatile and soul-rejuvenating living experience only about two hours north of Billings.
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you. We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on Map Legend, then Overlays.
- ADDRESS (street # estimated – use GPS for navigation): 5420 Lower River Rd, Mosby, MT 59058
- SIZE: 21.11 acres
- GPS COORDINATES: 47.129973, -107.962074
- PARCEL #: 55-2586-19-4-04-01-0000
- ABRIDGED LEGAL DESCRIPTION: S19, T16 N, R30 E, Tract #80 Cos 1993 1
- FULL LEGAL DESCRIPTION: download here
- PLAT MAP/SURVEY: download here (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
- DIMENSIONS (approximate): starting at NW corner, 1405′ E to midpoint of river x 752′ S along river x 1558′ W x 669′ N to POB
- FLOODPLAIN: mixed (download 3D map here)
- approximately 0.23 acres at SW corner lies outside any floodplain
- approximately 1.71 acres inside 500 year floodplain
- approximately 5.75 acres inside 100 year floodplain
- approximately 13.42 acres inside river floodplain (not buildable)
- ELEVATION: 2412 feet
- TERRAIN: slightly sloping
- CONDITION: undeveloped, mostly clear, some wooded
- ACCESS: via deeded driveway to Lower River Rd, a public gravel road
- POWER: power pole on-site
- WATER: would need to install a well
- WASTEWATER: would need to install a septic system
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions to non-satisfactory perc tests).
- TAXES: $118.19 in 2023
- HOA: none
- DEED RESTRICTIONS: none
- RESTRICTIONS/ZONING: no zoning, NO RESTRICTIONS – do what you want with your land!
- homes and accompanying outbuildings such as garages, workshops, barns are all OK
- no size/height restriction on homes/structures on the lot
- no setback requirements
- no time limit to build – leave the lot as-is for as long as you want or need
- RVs, campers, mobile homes, cabins, tiny homes are all OK
- animals, livestock, etc OK
- no HOA or CC+R’s
- or, simply leave it as-is and enjoy being surrounded by nature!
- homes and accompanying outbuildings such as garages, workshops, barns are all OK
- SCHOOL DISTRICTS: Winnett (Elementary) – Winnett (Middle School) – Winnett (High School)
- NEAREST CITIES: Winnett < Billings
- NEAREST AIRPORTS: Lewiston Municipal (1 hr 37 mins), Billings-Logan International (2 hrs 15 mins)
- COUNTY GOVERNMENT:
- Assessor (406) 896-4015
- Treasurer (406) 429-5551
- Clerk/Recorder (406) 429-5311
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
IMPORTANT: We’re expecting a large volume of visitors to this property so please help our neighbor relax in peace by NOT using the legal driveway for access to this property until you’ve purchased the property. All guests should park at the SW corner of our property, along the side of the road and near the power pole, and then walk into the property from there. The land along the road is US Government land (BLM), so it’s perfectly legal to walk it. Most of all, have fun. It’s a beautiful setting!
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 47.129973, -107.962074
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
Nestled amidst breathtaking natural beauty, this area offers an abundance of recreational spots including the serene Cottonwood Creek and the picturesque Musselshell River. The Musselshell, offering a thriving brown trout population, is a fly fisherman’s dream and forms the eastern boundary to our property. With mountainous BLM land just across the road, bordering our property line to the west, you potentially have access to a massive hunting and hiking paradise. For those seeking adventure, the War Horse National Wildlife Refuge and CMR National Wildlife Refuge are perfect destinations. When it comes to daily necessities, the nearest town is Winnett, home to the Winnett General Store and Olson’s Grocery. For a broader shopping experience, Roundup, with its Picchioni’s and Van Dykes Supermarket, provides additional retail options. Additionally, Billings serves as the nearest major city, providing access to extensive amenities and services.
NEARBY – Cottonwood Creek (1 min), Musselshell River (out your door), Cat Creek (17 mins), Calf Creek (24 mins), Breed Spring (25 mins), Ezwkial Number One Reservoir (26 mins), Blood Creek (29 mins), Petrolia Lake (50 mins), War Horse National Wildlife Refuge (59 mins), CMR National Wildlife Refuge (1h36 mins), and more!
WINNETT (41 mins, county seat & nearest grocery store)
- RETAIL – Winnett General Store, Olson’s Grocery
- RESTAURANTS – Winnett Bar & Grill.
- MEDICAL SERVICES? None
- RECREATIONAL – Petroleum County Community Center, George Orr Memorial Park, War Horse National Wildlife Refuge, Hilton Campgrounds, and more.
- RETAIL – Picchioni’s, Van Dykes Supermarket, Family Dollar.
- RESTAURANTS – Autumn’s Inn Pizza, Busy Bee Cafe, Grand Bar and Restaurant, The Backporch.
- MEDICAL SERVICES? Yes, Roundup Family Pharmacy, Roundup Memorial Healthcare.
- RECREATIONAL – Roundup City Park, Roundup Swimming Pool, Cow Bells Campground, Musselshell Valley Historical, Pine Ridge Golf Club, and more.
BILLINGS (2 hrs 15 mins, nearest major city)
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $149,500
- Down Payment = $30,000
- Monthly Payment = $1674.36
- Term = 120 months
- No Pre-Payoff Penalty!
We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for financing will come from a local bank or credit union, such as AgWest Farm Credit, who is one of the best local land lenders in the area, and they require as little as 20% down with interest rates as low as 8% for a max term of 20 years, with no pre-payoff penalties. You can contact Samantha Matlack-Folkman by phone at (406) 556-7324. They serve all of Montana.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a Realtor, then you’re welcome to have them contact us on your behalf.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, build-ability, and approved/allowable use-age for the property. We are happy to help however we can.