Property with Conservation Easements For Sale in Montana are sought after because it can frequently be purchase for a lower price than a property that still retains full rights. Many types of private land use, such as farming, ranching and timber harvesting, can continue under the terms of a conservation easement, and owners can continue to live on the property. Read our article on Conservation Easements to learn more about this topic.
Our Montana Ranch Real Estate Market Report has indicated that the amount of discounting applied to property with existing conservation has eased recently.
Contact our expert ranch real estate agents to help you find property in Montana with conservation easements.
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Craig Delger BROKER / REALTOR 406-581-7504 craigdelger@gmail.com |
- 65 Gold Coin Road, Hall MT 59837
PRICE: $389,000
Acres: 20 STATUS: Active MLS#: 407208
This beautiful 20-acre parcel is truly ready for your vision. Contractor-owned and thoughtfully prepared, the property comes with power already on-site and multiple ideal building locations just waiting for your dream home or cabin. Blackfoot high-speed fiber internet is right at the lot line—perfect for remote work, streaming, or just staying connected in the middle of Montana’s best outdoor playground. A septic system is already approved, and the area has a reputation for easy, productive wells. From your doorstep, enjoy walking-distance access to Flint Creek and thousands of acres of National Forest, offering endless opportunities for hunting, fishing, hiking, and exploring. And yes you're still less than an hour from major cities, giving you access to city amenities while living in peaceful seclusion. Access is year-round and maintained, just off Gold Coin Road with direct connection to scenic Highway 1. A conservation easement across the highway ensures your views stay wide-open and protected—forever. And of course a short ride to Discovery Ski Area, Philipsburg and Georgetown Lake. MLS# 407208
Property Area: 12M - Other Montana Counties Subdivision: Other Nearest City: Hall
Acres: 20
- NHN Old Hwy 10, Forsyth MT 59327
PRICE: $695,000
Acres: 252.34 STATUS: Active MLS#: 407058
Quack and Cackle Ranch offers an investment opportunity in eastern Montana consisting of 252± deeded acres bordering 634± acres of semi-irrigated State Land with direct highway access just 15± minutes from Forsyth and only 90± minutes from Billings. This land features wetlands and native grasslands, making it a haven for mallards, whitetail deer, upland birds, and other wildlife species. Partially protected by a conservation easement, the property ensures lasting habitat preservation while offering potential for low-impact recreation, grazing, or private retreat development. Power is to the property, making the land ready for the next owner to build their Montana dream. With its wildlife, easy access, and substantial conservation value, Quack and Cackle Ranch is more than land; it’s a long-term asset in Montana’s wild landscape. MLS# 407058
Property Area: 12M - Other Montana Counties Subdivision: None Nearest City: Forsyth
Acres: 252.34
- 3007 Coyote Creek, Dillon MT 59725
PRICE: $8,250,000
Acres: 2,802 STATUS: Active MLS#: 406303
Nestled in the heart of Montana ranch country near Grant, the Coyote Creek Ranch encompasses 2,802± deeded acres surrounded by breathtaking views of the Pioneer Mountains. Steeped in history, this region of Horse Prairie is where the Lewis and Clark Expedition met Sacagawea’s Lemhi Shoshone people in 1805—an area long valued for its open grasslands, water, and early ranching heritage. Coyote Creek Ranch is a rare combination of productivity, recreation, and beauty. The property features abundant live water from Coyote, Jensen, and Lodgepole Creeks, plus a well-stocked trout pond. Approximately 770± acres are irrigable, providing fertile meadows for hay and grazing. Sub-irrigated and flood-irrigated bottoms are lined with aspens, meandering creeks, and rich wildlife habitat. The ranch also includes valuable grazing leases on adjoining USFS, State, and BLM lands. Conservation Easement. Currently operated as a summer grazing unit, the ranch has historically supported around 500+/- cow/calf pairs each summer for a 5 month season, utilizing both deeded and leased acreage. In 2025, the owner successfully ran 300+/- pairs and 300+/- yearlings during the most recent season. Fully fenced and cross-fenced with well-designed corrals, this is an efficient operation with dependable carrying capacity and diverse forage. For the sportsman, Coyote Creek Ranch is an outdoor paradise. Wildlife is abundant—elk, whitetail and mule deer, moose, bear, upland birds, and trout thrive here. Located in Hunting District 329, the ranch lies within an over-the-counter elk area for residents and borders thousands of acres of public land, offering exceptional hunting and recreation year-round. Improvements balance rustic charm with modern function. The Whisper Creek log home overlooks the trout pond and Horse Prairie, featuring 3 bedrooms, 4 baths, a primary suite with jetted tub and walk-in tile shower, and a finished walk-out basement with family and rec rooms. A wraparound porch captures sweeping 360° views. A detached 30' x 45' garage provides ample storage. The guest or manager’s home includes 3 bedrooms and 2 baths for comfortable living. Don't forget about the trapper's bunk house too! A 40' x 60' Cleary building with horse stalls, tack and feed areas, and covered overhangs completes this well-equipped ranch headquarters. Coyote Creek Ranch offers the ideal balance of production, recreation, and Montana beauty—a true legacy property beneath the Big Sky. MLS# 406303
Property Area: 7B - Beaverhead County Subdivision: None Nearest City: Dillon
Acres: 2,802
- TBD Jack Creek Road, Moonlight Territory Parcel 4, Big Sky MT 59716
PRICE: $14,500,000
Acres: 160.53 STATUS: Contingent MLS#: 406019
Commanding 160 acres in the heart of Moonlight Basin, Moonlight Territory 4 stands as one of Montana’s most exclusive real estate opportunities. One of only a limited number of large-acreage tracts within the Moonlight Territories, this rare offering combines the privacy of a vast mountain estate with seamless access to the amenities that have made Moonlight Basin one of the most desirable destinations in the American West. From every angle, the views are extraordinary. Territory 4 delivers sweeping panoramas of Fan Mountain, Cedar Mountain, and iconic Lone Mountain. Mature evergreens rise across the property, framing these horizons while enhancing both privacy and natural beauty. The land itself unfolds in a dynamic mix of forests, meadows, and active streams, offering a breathtaking canvas for a future estate and a sanctuary for Montana’s abundant wildlife. Despite its sense of seclusion, Territory 4 enjoys exceptional proximity to the region’s most coveted experiences. The stunning One&Only Moonlight Basin Resort is less than ten minutes away, offering refined hospitality, wellness, dining, and year-round adventure. Experience effortless access to Big Sky Resort with the rare privilege of a private family locker within the owner’s lounge of the One&Only Sky Lodge. The Moonlight Clubhouses are all within 15-30 minutes, anchoring a lifestyle defined by even greater recreational offerings, kids camps, Jack Nicklaus designed golf course, and a vibrant calendar of seasonal and social events. Within an hour, you’ll reach the legendary Madison River or the charming town of Ennis, celebrated for its blue-ribbon fly fishing. For even greater adventures, both Bozeman and Yellowstone National Park are just 90 minutes away. What sets the Moonlight Territories apart is their enduring protection. With over 2,500 acres held in a perpetual conservation easement, the vast landscape surrounding Territory 4 will remain unspoiled, uninterrupted for generations to come. This rare commitment to preservation safeguards the beauty of Montana’s wilderness, while also securing the enduring value, privacy, and prestige of your legacy estate. Moonlight Territory 4 represents a once-in-a-generation opportunity to establish yourself within the most exclusive and carefully protected enclave of Moonlight Basin. Here, luxury, wilderness, and community converge in a way that cannot be replicated — a mountain sanctuary destined to be cherished far into the future. MLS# 406019
Property Area: 5MLB - Moonlight Basin Subdivision: Other Nearest City: Big Sky
Acres: 160.53
- 28 Elk Meadows Ranch Road, Cameron MT 59720
PRICE: $2,300,000
Acres: 23.09 STATUS: Active MLS#: 404026
Montana Masterpiece | 28 Elk Meadows Ranch Road | Cameron, MT Ultimate Luxury Getaway | Year-Round Living Discover a rare opportunity to own a luxury Scandinavian log home on + 23 acres in the exclusive Pine Butte Ranch—a private, conservation-rich enclave just 1.5 hours from Bozeman, minutes from world-renowned fisheries, and surrounded by breathtaking protected wilderness. Located between Ennis, Big Sky and Yellowstone National Park, this newly constructed mountain retreat is a dream for buyers seeking refined living with year-round access to adventure. Crafted in Finland from premium spruce logs and designed with passive solar principles, this one-of-a-kind home combines warm alpine aesthetics with elevated finishes. Oversized triple-pane windows frame unobstructed views of the Madison River, Gravelly Range, and the Centennials—while bringing in an abundance of natural light throughout. The gourmet kitchen features high-end KitchenAid appliances, soft-close custom maple cabinetry, Calcutta quartz countertops, and a massive honed black mist granite island perfect for entertaining. An open-concept great room showcases a limestone gas fireplace and floor-to-ceiling windows. The spacious primary suite offers a serene retreat with a spa-inspired bath, dual vanities, walk-in tiled shower, and oversized closet. Two guest bedrooms share a luxurious Jack-and-Jill bath with the same fine finishes. A heated, oversized 2 car garage includes epoxy floors, stainless utility sink with Nero Mist granite, maple cabinetry, and access to a conditioned utility room and insulated crawlspace. Additional features include a wrap-around covered concrete patio, private front porch, knotty alder doors, CORE-10 raised panel metal roofing, and premium finishes throughout. Wildlife abounds—elk and deer roam freely through surrounding conservation easements, ensuring unmatched privacy and forever-protected views. Enjoy all four seasons with nearby skiing at Big Sky, fishing on the Madison, snowmobiling in Island Park, and world-class hiking, horseback riding, and hunting at your doorstep. Perfectly located: 15 min to Island Park, ID 30 min to Ennis, MT (private airport) 45 min to West Yellowstone (airport + Park entrance) 1.5 hours to Bozeman 2.5 hours to Jackson Hole Offered partially furnished. Landscaping and closet installations underway. This is not just a home—it's a legacy property in the heart of the Greater Yellowstone Ecosystem. MLS# 404026
Property Area: 7MM - Madison - Madison Vly Subdivision: Pine Butte Ranch - Madison County Nearest City: Cameron
Acres: 23.09
- Lost Heart Ranch Ennis Lake Rd, McAllister MT 59740
PRICE: $23,500,000
Acres: 2,725.16 STATUS: Active MLS#: 404797
Located on the north shore of Ennis Lake in McAllister, Montana, this legacy property presents a rare opportunity to acquire just over 2,700+/- acres in one of Montana’s most desirable valleys. The offering combines lake frontage, agricultural production, equestrian infrastructure, conservation or development potential, and a fully operational commercial component. Showing by appointment only. A working ranch with residential, livestock, and infrastructure elements in place, Lost Heart Ranch anchors the entire offering. It is subdivided into 45 legal parcels, making if a great candidate for a conservation easement, possible development, and generational use. Includes 2,500± SF 4BD/3BA main residence (1994), 2,400± SF equipment shop with attached 2BD/1BA residence (2004), 3,100± SF livestock barn, and 1400± feet of lake frontage. A rare, turnkey 23.18 acre equestrian facility located on the lake, this component of the offering includes a 6,344+/- SF luxury home with a pool, lake frontage, and full horse infrastructure. The commercial asset of this property, Lake Shore Lodge offers a strong base for hospitality, storage, and lakefront access with expansion potential. Features 42 full-service RV sites (50 amp), office/store and bathhouse with laundry, 3 dry cabins and 3 additional 4 season rental cabins, room for employee housing, marina with 10 docks and seawall. 2 drain fields and 7 holding tanks with room for expansion. Excellent potential for income generation or private estate repurposing. With panoramic views in every direction—Lone Peak to the east, the Centennial Mountains to the south, and the rugged Tobacco Root Mountains to the west—the property features diverse topography including productive pasture, riparian corridors, and juniper-covered hillsides. Comprising three primary components—Lost Heart Ranch, Lake Shore Equestrian Estate, and Lake Shore Lodge—this property supports year-round ranching, recreation, and income generation, all just minutes from Ennis and under an hour to Bozeman. MLS# 404797
Property Area: 7MM - Madison - Madison Vly Nearest City: McAllister
Acres: 2,725.16
- Ranch 11 North Pass Ranches, Bozeman MT 59715
PRICE: $2,850,000
Acres: 72.47 STATUS: Contingent MLS#: 403627
Welcome to North Pass Ranches, Bozeman’s newest gated, luxury ranch community. Parcel 11 is one of the smaller offerings in North Pass Ranch and offers some of the most magnificent views. From the homesite's knoll, gorgeous eastern and southeastern vistas of the Jackson Creek drainage and the snow-capped Absarokas can be enjoyed. Bordered to the north and west by Conservation Easement land, Parcel 11 enjoys protected privacy. There is also expansive pasture land, perfect for horses and/or secondary structures. There are currently 11 parcels remaining ranging from 72 to 160 acres within North Pass. With paved roads all the way from Bozeman, wells and power in to all of the homesites, these panoramic retreats are truly build-ready. The ranch is comprised of over 1,500 acres of awe-inspiring views, lush meadows, and pure mountain air, creating an idyllic community situated just 15 minutes from Downtown Bozeman, yet feels like the secluded mountain oasis Montana dreams are made of. Thoughtful amenities on site include a full time ranch manager, stocked ponds for fishing and casting lessons, over 10 miles of developed horseback riding and hiking trails, plus abundant wildlife in every corridor - elk, moose, deer, and bear abound. MLS# 403627
Property Area: 2B - Boz Area Bridger Cyn Subdivision: North Pass Ranches Nearest City: Bozeman
Acres: 72.47
- 3640 Jagar Lane, Bozeman MT 59718
PRICE: $3,550,000
Acres: 21.97 STATUS: Active MLS#: 402816
One of Bozeman's most private south side locations. This private oasis offers 21+/- acres with views to the south and backing to conservation easement property along Middle Creek. This stunning 3640+/- sq ft 4 bedroom, 4 bath home is completely setup for horses with barn, shop and additional outbuildings. The pasture features a small year round creek and is fenced and cross fenced. The mature landscape is positioned to create a natural buffer and opens the view to Hyalite and Spanish Peak mountains. This property has been family owned and is being offered for the first time in almost 50 years. The property offers no zoning and no covenants. The home has been beautifully transformed and offers a chef's kitchen with a 60" commercial range and 40" commercial True refrigerator. One bedroom on the main, and three additional bedrooms (including Master) upstairs. The attached 4 car garage is heated and finished and offers 1050+/- sq ft. This home with acreage needs to be seen to be appreciated. The private backyard space is great for entertaining and enjoying with family. MLS# 402816
Property Area: 2SW - Boz S of City W of 19th Subdivision: Other Nearest City: Bozeman
Acres: 21.97
- NHN Lost Creek Rd, Anaconda MT 59711
PRICE: $999,000
Acres: 160 STATUS: Active MLS#: 402906
Escape to your own private sanctuary in Montana’s breathtaking wilderness. This extraordinary 160-acre estate, cradled by the National Forest, offers unmatched tranquility and limitless potential. Just a 10-minute drive from the charming town of Anaconda, this rare gem seamlessly blends serene country living with easy access to modern conveniences. A scenic, well-maintained road leads you up the canyon where you cross Lost Creek over a sturdy, engineer-designed metal bridge, leading you to rolling meadows, vibrant Aspen groves, and a wildlife-rich pond framed by majestic Douglas Fir-covered hills. Divided into two 80-acre parcels—one featuring a conservation easement for enduring privacy and significant property tax savings—this thoughtfully designed property ensures both seclusion and long-term value. Adventure awaits just beyond your doorstep. Explore a historic State Park only 1 mile away, carve the slopes at Discovery Ski Resort, cast a line in pristine Georgetown Lake, or enjoy a round at the world-class Jack Nicklaus-designed golf course. Steeped in history and brimming with recreational opportunities, this region beckons those craving an authentic Montana lifestyle. Whether you envision a legacy estate, a nature lover’s paradise, or a savvy investment, this property delivers. Properties of this caliber are rare—don’t miss your chance to own a slice of Montana’s finest. Schedule a private tour today and experience this extraordinary land for yourself! - Drone video available upon request. MLS# 402906
Property Area: 10A - Anaconda Subdivision: None Nearest City: Anaconda
Acres: 160
- Parcel 25 Buffalo Lance Ranch, Cameron MT 59720
PRICE: $449,000
Acres: 20 STATUS: Active MLS#: 399855
Buffalo Lance Ranch, Parcel 25 is a gem! It borders National Forest on the south side and undeveloped ranch land, (under Conservation Easement) on the east side. It already has a 358' well & pump, a 30-amp connection outlet for an RV, a septic permit for a 2-BR dwelling, a 250-gallon propane tank, and a "Watchdog" by Generac generator! It is all set up for your 3-season RV enjoyment, or to use while you build your dream cabin on this premier, view lot! Power is available from either the NE corner of Parcel 23 or near the SE corner of Parcel 24 (closest location near the existing well and septic). There are several ideal building sites and numerous possibilities for this property. The covenants have expired, and there is no county zoning, so no restrictions exist. It borders an outstanding hunting area (owner claims about 2,500 head of elk come over Horn Mtn and the property every year, in the fall). In the spring, cow elk calve their young in the Aspen tree hollow, just to the east of Parcel 25. And a cow moose and her young visit every year. The property is centrally located...35 minutes from the West Gate of Yellowstone National Park and approx. 2 hours from the beginning of The Grand Tetons National Park. It is only a few miles from the world-famous Blue Ribbon Trout Waters of the Madison River, plus Hebgen, Earthquake, Cliff, Wade, Elk and Hidden Lakes are all nearby, as well as Henry's Lake in Idaho. The property is just 3 miles North of the Idaho-Montana border, in an end-of-the-road, peaceful, family-friendly environment with lots of scenic activities & many places to explore! The Seller is offering Parcels 23, 24 and 25 individually, in any combination - or all together as a package, for $1,573,000. MLS# 399855
Property Area: 7MM - Madison - Madison Vly Subdivision: Buffalo Lance Ranch Nearest City: Cameron
Acres: 20
