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610 Upper Pass Road
Manhattan, MT 59741
$2,875,000
Conventional
Property
Bedroom
4
Bathroom
3
Property Type
Conventional
Square ft
4121
Property Description
Discover Copper Canyon Ranch where the 360-degree commanding views above the valley inversion layer will wow you! When approaching this easily accessible secluded property, you’ll pass steel pipe horse fencing and a stunning stone engraved archway. Own this 41-acre equestrian property with canyons, red boulders, creek, Douglas fir, tillable pastures, endless trails, and recreational land beyond. The 74’ concrete deck with breath-taking vistas is great for entertaining or relaxing in the saltwater hot tub. The house has 4 outside decks, a large covered stamped concrete front porch, poured concrete walls, metal roofing, massive passive solar windows, radiant floor heating, central AC, interior/exterior sound system, and Rain Bird irrigation. The great room has a towering ceiling, 30’ high efficient wood burning fireplace w/juniper mantel, and a custom woodbin. It opens to the kitchen with a designer copper range hood, built-in Wolf crockpot/steamer and grill, instant hot/cold RO water, double oven, 2nd freezer, pull-out shelves, and trash compactor. The stairwell features an elk chandelier, with spectacular views opening to a loft. Upstairs includes a large-lit shadowbox, TV room, wet bar, exercise/bedroom, office, large bedroom w/storage room open to deck w/stairs, and bedroom/office w/built-in daybed w/upper deck. Also on the main level is the master suite w/high ceilings, an air-jet tub, travertine shower with dualling faucets. The master suite has a doggy-lockdown for 3-4 large dogs, w/overhead gate and dog-door opening to a Trex porch that enters a 1.2-acre enclosure w/6’ wildlife fencing and 4 gates. There’s also an impressive dog shower in the garage! Horses have free choice of multiple shelters with rubber mats and programmed lighting. The main run-in has 2 radiant heaters, a fan, windows, and mats over concrete w/drain. There’s an enclosed concrete floor hay room, heated tack room, loft storage, heated Nelson automatic waterer, mat-covered concrete feeding pad, compost bin, 2 steel pipe 1-acre corals, 2 steel pipe 4-acre pastures, 60’ steel/wood round pen, 2 hitching posts, and custom shade/wind scrims throughout. This property is in a well-maintained huge development of Gallatin River Ranch so you are privileged to us over 2,000 acres of common areas, plus private access to fish and hunt. Included, is a world-class equestrian center with indoor/outdoor covered arenas, training and boarding.
Property Information
Lot Size
40 acre(s) square ft
Property Type
Residential
Year Built
2011
MLS Number
389610
Location
Address
610 Upper Pass Road
City
Manhattan
State
MT
Zip Code
59741
County
GALLATIN
Listing
Provider
Tamara Williams and Company, original listing
Name
Tamara Williams and Company
Phone
(406) 223-6823
Office Name
Tamara Williams and Company
Office Phone
(406) 223-6823
Agent Name
Tamara Williams

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HUD foreclosures and VA Foreclosures are some of the best homes to buy when price is part of the equation. As with most Americans, price is always a concern. If not buying the same house for less, why not buy more house for the same dollar invested? When looking for a good deal it is hard to do better than the VA or HUD foreclosures market. The simple truth is that there are just more VA and HUD homes on the market, as they represent such a large number of mortgages that are generated each year. This translates into more foreclosures just by the magnitude of difference between all others comparing to the two largest. The two largest also being government owned and operated means that they have less time to wait to make money back on the home. The FHA is especially known for selling HUD homes for less than the average sales price in a given area. FHA foreclosures represent a fraction of HUD but they are still a significant number of homes and both should be considered. VA (Veterans Administration) and HUD (Housing and Urban Development) have different and unique opportunities for the buyer. Both are often forgiven for the local taxes normally associated with the purchase of a home (this is on a county by county basis). Be sure to ask the local title company or escrow company to look into it for you before closing as this is often missed due to their are not used to dealing with the 2 to 3 percent of the market that VA and HUD foreclosures represent.

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As the market settled after the mortgage meltdown foreclosure listings also settled and fewer homes were on the market with a placard reading “Bank Foreclosure” in big red lettering. This was a good thing for the entire real estate market. Having an abundance of foreclosures brings the entire market down and it makes it harder for home owners, who would like to move, to get the appropriate price for their home as a similar home down the same street was sold for substantially less and the appraiser is using the foreclosure as a comparable sale. This is just one of the problems when there are too many foreclosure listings in any area. Another issue is the television set that sits in everyone’s living room harping about the price of homes based on the number of foreclosures and this constant barrage of negative information makes most people sit on the sidelines waiting for the market to either implode completely or to correct itself. Meanwhile while they wait, others are buying foreclosure listings and making great investments. Whatever the reason, a market can only handle so many foreclosure listings at any given time. The more foreclosures, the lower the market gets and this is a lesson the banks that were foreclosing and selling off realized too late. The market and their investments would have been better off if there had not been a rush to divest themselves of the toxic assets made more toxic by their own actions.