Mallard Cove Realty Co. - Affordable property in Montana

There are three ways to own your land:

Financing through the owner.
Arranging your own financing.
Cash purchase

Financing through the owner requires a small down payment by check or money order, and monthly payments over a period of time. Since you are directly dealing with the owners, we have the ability to design a schedule of initial and subsequent payments tailored specifically to your budget. Call us toll free at 866-600-1100 and we will be happy to explore and explain these options with you.

Note: Some properties do not have owner financing.

NO CREDIT CHECK REQUIRED.

Taxes & Building Standards

Montana taxes on country properties are low. The County Assessor will bill you directly for taxes due. In order to protect the value of your property, each ranch has recorded basic building standards and covenants, which are administered by the Landowners’ Association.

Purchase & Property Protections

We know it is important that the continued beauty and value of your Montana ranch are ensured for generations. With that overwhelming concern in mind, we make sure that your ranch is protected by:

Warranty Deed – Upon receipt of the signed purchase agreement and your down payment, the warranty deed is placed with the escrow agent. Once you have made your final payment, the warranty deed for your property guaranteeing your valid ownership, is recorded at the county courthouse and sent to you.
Notice of Purchaser’s interest (NPI) – This is a document that is filed to protect you, the Buyer. The NPI is recorded in the County where the property is located. If someone were to search the public records it would show both parties involved and it would show your interest and intent to purchase the property.
Title Insurance – We furnish and pay for the title insurance policy, issued in your name, on your ranch. This shows the true condition of the title and insures that your land is free and clear of liens and encumbrances at the time of your purchase.
Licensed Survey – A registered licensed land surveyor has surveyed all of our land.
Escrow Agent – The escrow agent is an independent third party who receives your monthly payments, accounts for principal and interest, and who safeguards all contract documents. The escrow is set up to ensure that the buyer and seller abide by the conditions of the contract. The buyer is responsible for a nominal monthly escrow fee, which is added to your monthly payment. The seller pays all escrow set up costs.
Access Easement – Your property has guaranteed legal access for ingress, egress.
Road Maintenance and Covenants – With many land purchases, you are left to your own devices for maintaining roads and protecting the value and beauty of your property. This can be both difficult and extremely expensive. Upon the purchase of your ranch, you are automatically a member in the Landowners‘ Association, which administers road maintenance and covenants. In this way, costs are shared, roads are maintained in a timely manner, and there is assurance that the few simple rules designed to protect your property values and the environment are adhered to. The Landowners’ Association normally charges a minimal annual fee. You will receive a copy of the covenants when we send the purchase agreement documents for you to review. The Landowners' Association will bill you directly for these fees.





Purchasing Information : Terms Terms of Purchase There are three ways to own your land: Financing through the owner. Arranging your own financing. Cash purchase Financing through the owner requires a small down payment by check or money order, and monthly payments over a period of time. Since you are directly dealing with the owners, we have the ability to design a schedule of initial and subsequent payments tailored specifically to your budget. Call us toll free at 866-600-1100 and we will be happy to explore and explain these options with you. Note: Some properties do not have owner financing. NO CREDIT CHECK REQUIRED. Taxes & Building Standards Montana taxes on country properties are low. The County Assessor will bill you directly for taxes due. In order to protect the value of your property, each ranch has recorded basic building standards and covenants, which are administered by the Landowners’ Association. Purchase & Property Protections We know it is important that the continued beauty and value of your Montana ranch are ensured for generations. With that overwhelming concern in mind, we make sure that your ranch is protected by: Warranty Deed – Upon receipt of the signed purchase agreement and your down payment, the warranty deed is placed with the escrow agent. Once you have made your final payment, the warranty deed for your property guaranteeing your valid ownership, is recorded at the county courthouse and sent to you. Notice of Purchaser’s interest (NPI) – This is a document that is filed to protect you, the Buyer. The NPI is recorded in the County where the property is located. If someone were to search the public records it would show both parties involved and it would show your interest and intent to purchase the property. Title Insurance – We furnish and pay for the title insurance policy, issued in your name, on your ranch. This shows the true condition of the title and insures that your land is free and clear of liens and encumbrances at the time of your purchase. Licensed Survey – A registered licensed land surveyor has surveyed all of our land. Escrow Agent – The escrow agent is an independent third party who receives your monthly payments, accounts for principal and interest, and who safeguards all contract documents. The escrow is set up to ensure that the buyer and seller abide by the conditions of the contract. The buyer is responsible for a nominal monthly escrow fee, which is added to your monthly payment. The seller pays all escrow set up costs. Access Easement – Your property has guaranteed legal access for ingress, egress. Road Maintenance and Covenants – With many land purchases, you are left to your own devices for maintaining roads and protecting the value and beauty of your property. This can be both difficult and extremely expensive. Upon the purchase of your ranch, you are automatically a member in the Landowners‘ Association, which administers road maintenance and covenants. In this way, costs are shared, roads are maintained in a timely manner, and there is assurance that the few simple rules designed to protect your property values and the environment are adhered to. The Landowners’ Association normally charges a minimal annual fee. You will receive a copy of the covenants when we send the purchase agreement documents for you to review. The Landowners' Association will bill you directly for these fees.