Cove Canyon Ranch

Property Map

Cove Canyon Ranch

  • Cove Canyon Ranch

Cove Canyon Ranch

Billings, Montana

The 3,070± acre Cove Canyon Ranch sits just 20 minutes west of downtown Billings. Straddling the watersheds of Canyon and Little Cove creeks in the Yellowstone River breaks, the ranch comprises a signature terrain of wide-horizon prairie, intimate coulees and sandstone grottos. Nighttime brings countless stars in a limitless sky and fast-moving weather. The ranch includes 2,340± deeded acres and a 640± acre land-locked state lease. Under conservation easement itself, and bordering neighboring land also under conservation easement, the property’s easternmost 80± acres are uneased. In addition to an elegant 4-bedroom home with fine finishes, there is a 30X60 foot barn, built from reclaimed grain elevator timbers. You will find both expansive vistas and intimate nooks amid its mix of ponderosa-filled canyons, rocky rims, rolling grasslands and juniper coulees sprinkled with springs and ephemeral streams.


The Cove Canyon Ranch is conveniently accessed off Highway 302 by a privately maintained gravel road. Only a few miles beyond Billings’ highly acclaimed Yellowstone Country Club, the ranch is minutes from downtown Billings. Billings, referred to as the “Magic City,” is Montana’s largest city and offers a variety of supplies and services including one the region’s largest commercial airports. Delta, United, Allegiant, and Horizon Air provide multiple flights each day to their hub cities of Salt Lake, Seattle, Minneapolis and Denver.


The ranch is a historic space, owned over the past 130 years by just two families going back to its original homestead days. Many of the original large land holdings have been broken into small to medium-sized ranches due to recreational activity and proximity to Billings. As close as the ranch is to Montana’s largest commerce hub, old homesteads dot the secluded valleys and windmills mark old wells. The past holds the whispers of countless seasons and ancient memories of a time when Chief Joseph’s Nez Perce people skirted the land’s western flank as they fled the US Army on their flight to Canada. 

Billings is the largest trade center in the area which includes northern Wyoming and the western Dakotas. The city is experiencing significant growth with the addition of many new restaurants and hotels along with numerous museums, galleries and theatres. The new Billings Public Library is making a name on the national stage. It was voted one of the most beautiful libraries in North America and is one of seven libraries selected for the 2016 American Institute of Architects annual Library Building Awards. The two major medical facilities employ nearly 6,000 people, creating the largest medical center between Salt Lake City, Denver and Seattle. The prominent business community in Billings provides services in accounting, law and banking.

General Description: 

Amidst its history and natural abundance, Cove Canyon Ranch is a tastefully improved and conveniently located property that is found only minutes northwest of the Billings city limits. The property encompasses a signature terrain of coulees, prairie and sandstone outcroppings stretching approximately five miles in length and one mile in width. As you access the ranch from highway 302 and travel to the improvements via a well-constructed drive, you will be amazed by the privacy of the home’s location and its intimate pastoral views. 


2,340± deeded acres

Acreage Breakdown: 
  • 2,340± deeded acres
  • 640± acre State lease

Main House: The main house is an elegant but functional 4-bedroom, 2-½ bath home with over 2,000 square feet on the main floor and an additional 2,000± square feet in a full basement. The home features recovered timbers, granite kitchen, wood fireplace with native rock, and sweeping views from the dining room and master bedroom. Built in 2000, the wood frame house has an asphalt shingle roof and Masonite siding, along with a ground source heat pump and radiant in-floor heating.

Barn: The barn is a 30X60 square foot structure built from reclaimed grain elevator timbers. Situated a few hundred yards from the house, the barn sits next to a corral and loafing shed where you can keep hay, horses or equipment. 


Rainfall (in.) 14.3
Snowfall (in.) 56.9
Precipitation Days 97
Sunny Days 205
Avg. July High 86
Avg. Jan. Low 13.9
Comfort Index (higher=better) 61
UV Index 3.8
Elevation ft. 3,308

General Operations: 

The property is well set up for recreation and has been in the same family for over 20 years. During those years the ranch has been enjoyed as a family gathering spot where Easter Egg hunts, birthdays and weddings still echo. 

Wildlife Resources: 

Cove Canyon Ranch offers excellent opportunities for wildlife watching and hunting. Antelope and deer are consistently browsing the native grasses and finding refuge in its quiet hideaways. Over 90 species of birds, including several species of game birds, frequent the ranch with Merriam’s turkeys being the most abundant. Aside from its many species of birds, which includes both bald and golden eagles, there are many predators such as bobcats and coyotes which haunt its edges and seams, waiting for a chance to feast on a prairie dog or rabbit. 

Recreational Considerations: 

Cove Canyon Ranch is a great place to horseback. If you wish to “cowboy” and ride in private and scenic country, this ranch will grant the wish. If you are more comfortable hiking and biking, the ranch provides undulating terrain that will allow you to stretch your legs. Either way, exploring the intimate landscape will be a timeless reminder of what the original homesteaders found in these hills a century ago.


Taxes are estimated at $3,491 based on previous years.

Mineral Rights: 

All mineral rights owned by Seller shall be transferred to Buyer at closing.

Broker Comments: 

The ranch has been owned over the past 130 years by just two families going back to its original homestead days. Uniquely positioned at the end of the road between grasslands to the east and jagged mountains to the west, the ranch affords distant views of six mountain ranges. The tasteful and well-built improvements seem a “world away” yet they are minutes to Billings’ best restaurants, shopping, airport and world-class health care. Cove Canyon Ranch is a place where you can retreat, a place where you can connect, and a place you can call home. 

Special Conditions: 

All the ranch, with an exception of 80± acres, is under a conservation easement. Full copies of the easement are available upon request. 

The Facts: 
  • 20 minutes from downtown Billings, MT
  • 2,340± deeded acres
  • 640± acre State lease
  • Elegant four-bedroom home
  • View of multiple mountain ranges
  • Diverse topography with meadows and coulees
  • Functional and well-kept outbuildings
  • Strong numbers of deer, upland birds and turkey
Additional Services: 

MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja, Jerome Chvilicek, Dan Berstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources. Wes Oja, Jerome Chvilicek, Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate.  Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation.  Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day.  For more information on our auction services contact Scott Shuman at (800) 829-8747.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Tina Hamm or Scott Moran • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884


Following is a Montana law required disclosure.


Montana law requires that BUYER’s and SELLER’s be advised about the different types of agency relationships available to them (MCA § 37-51-102 & 37-51-321).  A real estate agent is qualified to advise only on real estate matters.  As the client or as the customer, please be advised that you have the option of hiring outside professional services on your own behalf (legal and tax counsel, home or building inspectors, accountant, environmental inspectors, range management or agricultural advisors, etc.) at any time during the course of a transaction to obtain additional information to make an informed decision.  Each and every agent has obligations to each other party to a transaction no matter whom the agent represents.  The various relationships are as follows:

SELLER's Agent:  exclusively represents the SELLER (or landlord).  This agency relationship is created when a listing is signed by a SELLER/owner and a real estate licensee.  The SELLER's agent represents the SELLER only, and works toward securing an offer in the best interest of the SELLER.  The SELLER agent still has obligations to the BUYER as enumerated herein.

BUYER's Agent:  exclusively represents the BUYER (or tenant).  This agency relationship is created when a BUYER signs a written BUYER-broker agreement with a real estate licensee.  The BUYER agent represents the BUYER only, and works towards securing a transaction under the terms and conditions established by the BUYER and in the best interest of the BUYER.  The BUYER agent has obligations to the SELLER as enumerated herein.

Dual Agent:  does not represent the interests of either the BUYER or SELLER exclusively.  This agency relationship is created when an agent is the SELLER's agent (or subagent) and enters into a BUYER-broker agreement with the BUYER.  This relationship must receive full informed consent by all parties before a "dual-agency" relationship can exist.  The "dual agent" does not work exclusively for the SELLER or the BUYER but works for both parties in securing a conclusion to the transaction.  If you want an agent to represent you exclusively, do not sign the "Dual Agency" Disclosure and Consent" form.

Statutory Broker:  is a licensee who assists one or more of the parties in a transaction, but does not represent any party as an agent.  A licensee is presumed to be acting as a “statutory broker” unless they have entered into a listing agreement with the SELLER, a BUYER-broker agreement with the BUYER, or a dual agency agreement with all parties.

In-House SELLER Agent Designate:   is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the SELLER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also.  This agent may not act on behalf of any other member of the transaction and works for the benefit of the SELLER, but still is obligated to the BUYER as any SELLER's agent would be.

In-House BUYER Agent Designate:   is a licensee designated by the broker- owner/manager (of the real estate brokerage) to be the exclusive agent for the BUYER for a specific transaction in which the brokerage has the property listed and the BUYER is working directly through the same brokerage also.  This agent may not act on behalf of any other member of the transaction and works for the benefit of the BUYER, but still obligated to the SELLER as any BUYER's agent would be.

Subagent:   is an agent of the licensee already acting as an agent for either the SELLER or BUYER.  A "SELLER agent" can offer "subagency" to an agent to act on his behalf to show the property and solicit offers from BUYER’s.  A "BUYER agent can offer "subagency" to an agent to act on his behalf to locate and secure certain property meeting the BUYER's criteria. 

_____ of Hall and Hall is the exclusive agent of the Seller.

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.