46.91 acres with senior irrigation water, a private pond, standing barns, and views across Canyon Ferry Lake to snowcapped ranges. Water is what makes this land work. The property includes an interest in 1865-priority flood irrigation rights from Warm Springs Creek, reported to serve approximately 35 acres. In Montana, priority dates this early are among the most valuable rights a property can carry. The cattail-lined pond has its own fish and wildlife water right, and domestic groundwater certificates of record support two reported wells. The improvements are already in place. Two long red barns, a brick silo, a third outbuilding, and a network of corrals and windbreak fencing suit horses, cattle, hay, or a hobby farm. Three outbuildings are recorded in county records. Mature cottonwoods line the water and turn gold every fall. Build your home with lake and mountain views, run livestock, or hold the land as a long-term investment. The property borders Bureau of Reclamation land toward the lake, fronts U.S. Highway 287, and sits just north of Townsend, with Helena about 30 minutes away. Once associated with the historic A.B. Cook Ranch, it is agriculturally classified with no conservation easement recorded. A former manufactured home has been removed; an existing septic system remains, condition and permitting unverified. Buyer to verify water rights, ownership interests, and allocations; well production; septic; boundaries; access; zoning; floodplain and wetland status; and suitability for intended uses.