32 Acres in Troy, MT - $1,189,000

Waterfront property with a view of the Cabinet Mountains! They aren't making any more land like this one. With over half a mile of prime, buildable ground against the Kootenai River with public water and sewer, this property is the definition of premium ground. For those looking to build their dream waterfront estate, there is plenty of acreage here to enjoy the privacy of country living from inside the city limits of Troy! This unzoned land presents a special COMMERCIAL or RESIDENTIAL DEVELOPMENT OPPORTUNITY. It has already been surveyed and platted into six separate large lots, four of which could be developed or sold individually, ranging from 3.5 to 19.7 acres.Although a survey has been completed, these subdivided lots are not recorded. There is potential for prospective buyers to design the lot layout of their choosing (pending approval from the city). This location would be perfect for a large waterfront estate, multiple houses on acreage, an RV park, campground, VRBO cabins, etc. The farmhouse can be rented out to make this property income-producing from the start. Don't want the house? Buy the property, sell off the house, and proceed to bring your vision to life. Whether you are looking to generate passive income, flip land, or build an income-producing homestead, there are multiple ways for INVESTORS to make money on this one.This property is comprised of two separate parcels: 7.231 acres to the north and 24.688 acres to the south. Of the 31.919 acres, approximately 21 acres is flat field (including the front/side/back yards around the buildings), +/- 7 acres is timber, and the remainder is river bottom and wetland. Not only does this property have over a half mile of frontage on the Kootenai River, but Callahan Creek also flows through the southern end. This river is frequented by fly fishermen on drift boats, rafters, and kayakers. It is one of the West's premier dry fly trout rivers and is known for producing truly giant trout.Troy sits in the middle of two mountain ranges: the Purcell Mountains to the north and the Cabinet Mountains to the south. These ranges epitomize the wildness of northern Montana and are home to mule deer, whitetail, elk, moose, black bear, grizzly bears, mountain goats, bighorn sheep, wolverines, and a long list of small game. It's a promised land for outdoorspeople and hikers alike, with more wilderness than could be traversed in a lifetime. From snow-capped peaks to cascading waterfalls and glacial lakes, there's no shortage of breathtaking places to adventure. Snowmobiling snowshoeing, ATV riding, horseback riding, camping, and backcountry hunting are popular local activities here. Turner Mountain Ski Area is a one-hour drive from Troy, and the famous Whitefish Mountain Ski Resort is two and a half hours. Coeur d'Alene, Idaho, a popular tourist destination in summer and winter, is a two hour and seven minute drive from Troy.The property has five old farmstead structures: a farmhouse, detached garage/barn, canning cellar, and a gazebo. The farmhouse was built between 1946 and 1952. It is over 2100 square feet of living space, excluding the basement. The upstairs is partially finished. It has three bedrooms, one full bathroom, and one unfinished half bathroom. All the rooms on the main floor are LARGE and the hallway is wide. As you walk in, you pass the kitchen and enter the large living room, which features a wood fireplace and hardwood floors. Down the hall, you have the full bathroom, master bedroom, and two remaining bedrooms. The upstairs is unfinished and was most recently used as a sewing room. A bathroom and at least one more bedroom could be completed upstairs. The basement has a new (1 year old) propane furnace and a wood stove. The house has city water, public sewer, electric, and a propane tank. The detached garage/barn has two bays and is used for vehicle storage and as a workshop.This property is being sold "as-is." The condition of the farming structures varies. The house has been occupied until August of 2022 and is in fair/livable shape but in need of a remodel, updating, and some exterior work. The value of this property is in the premium land but the house could easily be remodeled into a beautiful farmhouse. If you desire to build your own home, it could be either sold off, used as a guest house, or rented out to produce income. The house is currently rent-ready.The diverse habitat makes this land unique. Despite its location inside the city limits of Troy, it is the perfect habitat for wildlife like whitetails and turkeys, which frequent the property regularly. In addition to building a home(s), the fields could be used for a variety of applications. Located next to the river, the soil is likely fertile, rich, and suitable for agriculture (hay, vegetables, gardening, berries, fruit trees, etc). The large cottonwoods and brush provide excellent cover for wildlife traveling along the edge of the riparian zone. A wetland is located off Callahan Creek in between two patches of timber.Troy is located on the boundary of units 104 and 100 both are general deer and elk units. Deer tags can be used on whitetail or mule deer, which are abundant here. This area features exceptional hunting for black bears. Troy's proximity to the Idaho border allows hunters to hunt two states close to home.The buyer is responsible for performing their own due diligence. Flood zoning information should be investigated during the buyer's due diligence as it pertains to desired building locations. A 24-hour notice is required for appointments, and all showings must be performed by a real estate professional. No one is permitted on the property without scheduling an appointment with a real estate agent.Call Land Specialists Joe Sangimino and Tanner Rauk to schedule a private showing or your real estate professional.

Property Features:

- Survey performed in 2010 (6 separate lots unrecorded)

- Water sources include city water, Kootenai River, Callahan Creek

- Nearest Walmart: 1 hour and 9 minutes (Sandpoint, ID)

- Nearest grocery store is Stein’s Market (less than a mile)

- +/- 18 acres of prime buildable field

- Over half a mile of waterfront on the Kootenai River

- Frontage on Callahan Creek (both sides)

- Located Inside Troy city limits

- 2100+ square foot farmhouse with three bedrooms and one and a half bathrooms

- Detached garage/barn, gazebo, cellar

- View of the Cabinet Mountains

- Premier trout fishing

- Excellent public hunting opportunities

- Prime land for building

- Horse property, farming, homesteading potential

- Investment potential, rental, development, land flipping

- Recreational opportunities

- ATV/UTV riding

- Horseback riding

- Kayaking

- Whitewater rafting

- Fly fishing

- Camping

- Located in deer, elk, bear Unit 104 on the border of 100

- General deer and elk hunting units

- No HOA dues or CCRs

- Scale (1 to 5): Road Access: 5/5 Interior UTV access: 5/5 House Quality: 2/5 Permanent Residence Potential: 5/5 Steepness of Terrain: 1/5 (flat) Timber Quality: N/A Cell Reception: 5/5