Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    1147 Acre Legacy Ranch Title is generated by Realmo AI

    950 BERN Rd, Montpelier, ID 83254

    View on Map
    Claim this Listing
    For Sale
    $8,230,776

    LAND - Montpelier, ID

    Lot size:
    1,147.84 Acres
    Added:
    Jul 22, 2025
    Days on Market:
    297
    Last Refresh:
    May 14 at 8:06 pm

    Property Features for 950 BERN Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Single-Family, Agricultur
    Exterior features
    Barn, Out Buildings, Bunkhouse, Corral(s), Silo
    Standard status
    Active
    APN
    03163, 03224, 03231
    Lot size
    1,147.84 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2424

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Evan Skinner

    Listing agent Evan Skinner License #19562

    Listing office Property Pros Realty 196 S 4th St, Montpelier, ID

    Listing date Jul 22, 2025

    MLS# 2100296 Listing URL

    Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Extensive Bear River frontage (over one mile) providing consistent stock water.
    • Significant water rights: 245 acre‑feet from Bear River and 15 shares of Montpelier Irrigation, allowing for irrigation expansion.
    • Highly productive agricultural ground with potential to more than double the currently irrigated 215 acres.
    • 1147 deeded acres of legacy ranch land.
    • Fodder system capable of feeding over 400 head of cattle per day.
    • Multiple calving barns, corrals, and hay covers for livestock management.

    Overview

    This exceptional legacy ranch encompasses 1147 deeded acres, featuring lush irrigated meadows and highly productive agricultural ground. The property boasts extensive Bear River frontage. Water rights include 245 acre-feet from the Bear River and 15 shares of Montpelier Irrigation, allowing for irrigation expansion beyond the current use. Currently, 215 acres are irrigated under two pivots, with ample water to more than double the irrigated acreage. The Bear River runs for over one mile along the western boundary, providing consistent stock water. The ranch includes multiple calving barns, corrals, and hay covers. A fodder system is in place, capable of feeding over 400 head of cattle per day. The ranch is located in Montpelier, Idaho. The property can be sold turn-key with 200 head of cattle and equipment. The zoning is Single-Family, Agricultur.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Montpelier
    County
    Bear Lake
    State
    Idaho
    Longitude
    -111.271
    Latitude
    42.3329

    Nearby Similar for Sale

    • $699,000
      4,520 SF

      Montpelier, ID Commercial Opportunity

      Versatile commercial building with three office spaces in Montpelier, Idaho.
      755 N 4th St, Montpelier, ID 83254
      View Details
    • $4,200,000
      16,035 SF

      Clover Creek Inn Hospitality Property

      Hospitality property with strong occupancy in popular tourism market.
      243 N 4th Street, Montpelier, ID 83254
      View Details
    • $650,000
      12,428 SF

      Montpelier, ID Commercial Opportunity

      Former car dealership with showroom, shop, offices, and retail space.
      205 N 4th St, Montpelier, ID 83254
      View Details
    • $4,200,000
      16,035 SF

      Clover Creek Inn Hospitality Property

      Hospitality property with guest suites, bar, and parking in Montpelier.
      243 N 4th Street, Montpelier, ID 83254
      View Details
    • $225,000

      Montpelier, ID Commercial Building

      Commercial building in prime location along US HWY 30.
      238 S 4 TH St, Montpelier, ID 83254
      View Details
    • $1,726,300

      Montpelier Storage Unit Investment Property

      123 storage units on 4.62 acres in Montpelier, Idaho.
      1234 Union Avenue, Montpelier, ID 83254
      View Details

    FAQs

    What type of property is this?
    Ranch - Exceptional ranch with water rights and Bear River frontage.
    Where is this ranch located?
    The property is located at 950 BERN Rd Montpelier, ID.
    What is the asking price?
    The asking price for this property is $8,230,776.
    What are key features of this property?
    This property features: Extensive Bear River frontage (over one mile) providing consistent stock water.; Significant water rights: **245 acre‑feet from Bear River and 15 shares of Montpelier Irrigation, allowing for irrigation expansion.**; Highly productive agricultural ground with potential to more than double the currently irrigated 215 acres.
    (208) 847-2300
    We can help!
    Listing Contact
    Evan Skinner
    Real Estate License ID: 19562
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    950 BERN Rd, Montpelier, ID 83254
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!