4175 Rattlesnake Drive, Missoula, MT 59802

Property Description

This property, also known as Ten Spoon Winery and Vineyard, established by its owners in 1998, offers a one-of-a-kind, 21.5 acre property nestled in the coveted Rattlesnake Valley of Missoula. This unique property offers stunning views of Mt Jumbo Missoula and the Bitterroot Mountains south and the Rattlesnake Mountains north. Along with a beautiful Spanish house and first class winery, the sale offers two solar trackers that provide electricity for drip irrigation for the 8-acre vineyard, as well as for the house, a perfected water right (nearly impossible to get anymore), and two wells which supply ample water, 28-acre-feet, for irrigation, winemaking, and domestic use. The water is purer than EPA standards. The property is protected by a conservation easement that allows for one commercial use, four residential dwellings and a multitude of other flexible options not common in traditional conservation easements. The conservation easement was established to preserve the vulnerable open space, natural wildlife corridor, and minimise the impact on the Rattlesnake watershed, thus keeping the essence of this tranquil and beautiful Rattlesnake area of Missoula intact. The 3 bedroom, 2 bath, + office Mediterranean style house is exquisitely designed with attention to detail, offering ample light with skylights, high ceilings, radiant heated floors and a wall of windows facing south. The 4,000-square-foot winery building is complete with tasting room, wine bar, bottling room, tank room, office, mezzanine storage and two bathrooms. It has a food permit. The 7.5 acre vineyard on the property utilises an advanced irrigation system with perfected water right. Located within the city limits, the property is close to downtown Missoula, with urban amenities - museums, restaurants, galleries, theaters, University of Montana, farmers markets, and more. Yet the property is also surrounded by unlimited recreation, with the adjacent wilderness area and designated open space areas. For many years, Ten Spoon Winery has been the community hub for wine tastings, family gatherings and events of all types (weddings, parties, public gatherings, etc). This price is comparable to what single family properties sell for, yet it offers so much more - 21.5 acres, nearly 7,000 square feet of living space, plus potential for 3 other residential dwellings within a 5-acre building envelope. The vineyard and winery could be adapted or eliminated, with unlimited agricultural/parklike possibilities to replace it. A two acre pasture can be extended into the vineyard area. With the significant agricultural tax break, this property, which includes the house, winery building and 21.5 acres, priced at $4,000,000, is a steal of a deal!! Business equipment assets are not included with this price.