Readers of the Pathfinder have enjoyed the special feature “20/35 Year Look Back” during this past year. Since Double Arrow Ranch was in existence 35 years ago, let’s take a look at what it was in 1986 (35 years ago), and how it had changed by 20 years ago in 2001.
In 1986, the most recent phases of the Ranch were eight years old. While it was an established subdivision, in many ways it showed its youth. The Homeowners Association as we know it today, Double Arrow Ranch Landowners Association (DARLOA), was still coming into existence. Since the developer, Double Arrow Ranch Associates Ltd, still owned or controlled many of the lots, they managed the operation of the Ranch. Various legal documents such as Intents to Purchase were signed by John Trippe, General Partner.
By 1986 Double Arrow Ranch had a new developer, with Double Arrow Ranch Associates having replaced Life of Montana. A look at legal documents from the early 1980’s would be a fascinating look back at the Ranch, but even in early 1986 there is a Quitclaim Deed of interest. First National Bank of Missoula, as Trustee, conveyed much of the Ranch back to Double Arrow Ranch Associates. The plan from 1980 to create an exclusive members-only club with access to Double Arrow Lodge and other amenities never worked out.
In July of 1986 Double Arrow Ranch Associates sold $26,000 of membership dues to a Bigfork investor, with five lots in Phase 7 as security. Perhaps the most unusual agreement from 1986 was an offer to exchange four lots to a local contractor in exchange for “road and site preparation, excavation and construction, crushing, grading concrete and paving.” This bartering of land for services is not something we would expect to see today.
The early to mid-1980’s were difficult times for developers everywhere, since short term interest rates (such as Fed Funds) were almost 7%, and residential mortgages were 10%. An indication that times were tough for Double Arrow Ranch Associates is a federal tax lien filed for $7,300 in unpaid employment taxes in the middle of 1986. By the end of 1986 the Tax Reform Act of 1986 was passed and with inflation down to 1.9% the coming years looked better for residential developments.
Despite some of the economic and financial challenges, there was still some ongoing sales activity on the Ranch in 1986. We see a three-acre lot offered for $19,000 with creek frontage (the phase is not listed) and the owner is willing to carry the loan at 9%. The same lot appears 6 months later with a lower price $12,000 but an increased interest rate of 10%. A seven-acre parcel was offered at $16,500, and again with owner financing. We can only assume that these were early purchasers of lots on the Ranch who decided to exit their investment.
The developer continued to market the Ranch throughout 1986. In February, offered a free weekend for two at Double Arrow Ranch in conjunction with a promotional event at Southgate Mall in Missoula. Also, Trippe registered to represent the Ranch at the Commercial Building during the Missoula County Fair in August.
As we fast forward 15 years to 2001, we find a very different Double Arrow Ranch. The development matured and enough of the lots had sold (possibly all, although that’s not clear) that the HOA we know today as DARLOA was managing the Ranch. Double Arrow Lodge has new owners, having taken over in 1989, and by 2001 they are developing the Meadows around the golf course.
What was the economic environment like in 2001? Short term interest rates had dropped below 4% and 10-year mortgages were available for 7%. Clearly this helped both lot and house sales, and evidence of this comes from looking at some listings.
There was a 2.5 acre lot in Phase 4 on the market for $32,500, as well as other Phase 4 lots (size not specified) priced at $29,900. For a lot lower on the Ranch and close to the golf course, the price is $50,000. All in all a significant change in values since 1986.
Houses were now part of the Ranch. We saw a three bedroom, two bath ranch style home on two acres for $155,000. In addition, there is a listing for a three bedroom, three bath home on two acres for $149,000. Rentals were now appearing on the Ranch, and in 2001 a two bedroom, two bath house on the Ranch was listed for $650 per month.
Of course property transactions are not without the occasional problem, and as the HOA managed the Ranch, DARLOA was now responsible for collecting assessments. Unpaid assessments, just like unpaid taxes, result in liens on the property in question and we find some liens filed by DARLOA on a handful of properties. Those residents who were here 20 years ago might remember that the late Stan Nicholson was president of the DARLOA board in 2001. The growth of the Ranch made managing the association more of a challenge and the importance of committed volunteers became more and more clear.
Twenty years ago Double Arrow Ranch was a mature development and was becoming a place for year-round living as well as seasonal properties. This trend continued and brought with it increased demands on our roads, common areas and covenant enforcement. However, the persistence and hard work by residents and neighbors we saw 35 years ago, and how this persistence had created a well-run development 20 years ago, bodes well for the future of Double Arrow Ranch.
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