1805 RIVER RANCH
Three Forks, Montana
$8,595,000
194± Acres
This image is an AI-generated rendering and is not an actual representation of the property.
INTRODUCTION
1805 River Ranch draws its name from the summer of 1805, when the Lewis & Clark Expedition worked its way up the Jefferson River corridor. In one of Lewis’s entries, he notes passing a “point of rock on the starboard side” before the party “encamped on a small island”—a quiet marker of how the ranches corridor carries the earliest chapters of the West. Today, that history is paired with a rare combination of live water, privacy, and a turnkey legacy ranch setting.
Set in the lower Jefferson River Valley near Three Forks, Montana, the ranch totals approximately 194± deeded acres with about 1.5 miles of live water (roughly 0.75 miles of Jefferson River frontage and an additional 0.75 miles along a parallel side channel). That water presence—paired with productive riparian cover—creates reliable fishing, a strong waterfowl and wildlife corridor, and a sense of seclusion that is hard to replicate this close to Bozeman.
A complete, controlled package: a legacy river property in two separate legal parcels, unencumbered by covenants, restrictions, or conservation easements—creating exceptional flexibility for future use and planning. High-quality, move-in-ready improvements with river frontage, a trout-stocked pond, and a riparian sanctuary with widening mountain views combine to deliver immediate enjoyment and day-one confidence.
With easy access to Three Forks, Bozeman, and nearby amenities, the property balances seclusion with convenience. Whether envisioned as a private retreat, equestrian base, or multi-generational holding, it offers enduring value in one of Southwest Montana’s most historically rich and naturally compelling river valleys available today on the market now.
QUICK FACTS
• 194± deeded acres
• Approximately 1.5± miles of live water: 0.75± miles Jefferson River frontage plus 0.75± miles Jefferson River side channel
• Surveyed second parcel (optional guest/legacy planning)
• No covenants, restrictions, or conservation easement
• Potential conservation easement pathway for stewardship and long-term strategy
• Highly productive riparian habitat and waterfowl corridor; strong whitetail, moose, pheasant, turkey, and duck presence; occasional black bear
• Approximately 40± acres of pasture and native grassland suitable for horses and wildlife; balance in riparian cover meadows
• Primary residence is about 4,000± square feet with four bedrooms and four ensuite baths
• Guest house is 1,200± square feet with two bedrooms, two bathrooms, and an attached six stall garage
• Off-grid cabin near a trout-stocked pond, plus woodburning sauna
• Equestrian facilities include a horse barn, tack room, four stalls with individual runs, outdoor arena, and round pen
• Interior gravel roads and maintained grass paths throughout the ranch
• Simple year-round access. About 7± miles to Three Forks, 31± miles to Bozeman Yellowstone International Airport (BZN), and 38± miles to Bozeman
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1805 River Ranch | Three Forks, Montana
1805 River Ranch is a diverse river-bottom holding that balances usable pasture with rich riparian cover. Approximately 40± acres of pasture and native grassland provide convenient ground for horses and day-today ranch use. The remainder is anchored by riparian land and side-channel habitat—an ideal mix for wildlife, angling, and privacy.
Views extend to the Tobacco Root and Bridger Mountain ranges, and the property’s layout—combined with the side channel— creates multiple distinct settings: quiet bends and deep runs on the main river, dynamic side-channel water, and pond-side relaxation near the off-grid cabin.
1805 River Ranch | Three Forks, Montana
IMPROVEMENTS
The ranch improvements were executed to deliver immediate use without sacrificing authenticity. The primary residence (approximately 4,000 square feet) features a welcoming, open layout filled with natural light and refined design details, including curved barrel ceilings, high-end appliances, and fine finishes. Four en suite bedrooms offer comfort and privacy, with large windows capturing views over the riparian corridor.
Nearby, the guest house (approximately 1,200 square feet) includes two bedrooms and two baths, and an attached six-stall garage down by the pond, a recently completed off-grid cabin provides a cozy and quiet retreat and includes a wood-burning sauna.
The well thought out equestrian infrastructure includes a horse barn, tack room, four stalls with individual runs, an outdoor riding arena, and a round pen. Interior gravel roads and maintained grass paths provide easy navigation across the ranch.
1805 River Ranch | Three Forks, Montana
1805 River Ranch | Three Forks, Montana
1805 River Ranch | Three Forks, Montana
1805 River Ranch | Three Forks, Montana
HUNTING | WILDLIFE
With live water on both the main Jefferson River channel and a well-nourished side channel, the ranch sits in a natural travel corridor for wildlife. The combination of riparian cover, meadow, and limited nearby development supports consistent sightings of whitetail deer, moose, pheasants, turkeys, waterfowl, and occasional black bear. A new owner can further enhance habitat through targeted food plots, riparian plantings, or thoughtfully placed duck blinds.
FISHING
Owners will enjoy early-morning and evening casts from their own river frontage. The Jefferson River reach here can hold deep, slow holes that support larger trout, while the side channel provides additional angling opportunities.
Beyond the ranch, renowned trout water is within a quick drive—most notably the Madison, Gallatin, Yellowstone, and Big Hole Rivers. Nearby reservoirs and mountain lakes in the Tobacco Roots add additional recreation and scenery.
OTHER RECREATION
Southwest Montana is a fourseason playground. Bridger Bowl Ski Area and Crosscut Mountain Sports Center are within an hours drive, and Big Sky Resort offers world-class skiing, golf, dining, and culture. Yellowstone National Park is quickly accessible for iconic day trips through the Madison Valley.
1805 River Ranch | Three Forks, Montana
WATER RESOURCES & OPERATIONS
Live water is the backbone of 1805 River Ranch—approximately 1.5 miles of river and side-channel frontage create both recreation and habitat value. In addition to the live water, the property does have water rights transfer that will transfer, including a junior irrigation water right that may support agricultural utility and long-term stewardship planning.
The equestrian facilities feature an extensive water distribution system, including automatic waterers and hydrants, while irrigated landscaping keeps the grounds around the home in pristine condition.
1805 River Ranch | Three Forks, Montana
1805 River Ranch | Three Forks, Montana
AREA HISTORY
Long before statehood, Indigenous peoples traveled and hunted throughout the Missouri Headwaters region. In 1805, Sacajawea, Meriwether Lewis, William Clark, and the Corps of Discovery entered the confluence of three significant rivers and named the Jefferson, Madison, and Gallatin, markers that remain today. The Jefferson River corridor became a natural route for explorers, settlers, and ranchers drawn to dependable water and productive ground.
Three Forks developed into a regional hub with deep railroad history, while nearby Willow Creek took its name from the willows lining its banks. Today, the area remains defined by open space, strong agricultural roots, and access to world-class recreation.
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NEARBY ATTRACTIONS & ACTIVITIES
Missouri Headwaters State Park preserves the confluence where Lewis & Clark camped in 1805. Lewis and Clark Caverns State Park offers guided tours and extensive trail systems nearby, and Madison Buffalo Jump State Park protects one of North America’s largest buffalo jump sites. Yellowstone National Park lies to the south through the Madison Valley.
LOCATION
The ranch is located approximately 7 miles from Three Forks, Montana. Three Forks offers convenient services, dining, and a small-town base with notable stops like the historic Sacajawea Hotel. Bozeman, an economic and cultural center anchored by Montana State University, is roughly 39 miles away and provides extensive amenities, healthcare, and air service.
AIRPORT SERVICES
Bozeman Yellowstone International Airport (BZN) is approximately 32± miles from the ranch and offers broad commercial service along with multiple fixed-base operators for private aviation. Three Forks Airport (FAA Identifier 9S5) is nearby with a paved runway, hangars, and public tie-downs.
1805 River Ranch | Three Forks, Montana
MINERAL RIGHTS
All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.
CONSERVATION | STEWARDSHIP
No conservation easement is currently in place. However, the property’s configuration and resource profile may support a conservation easement pathway if that becomes strategically valuable to a buyer. This optionality, paired with the surveyed second parcel and additional build site, provides a rare blend of control, privacy, and long-term planning flexibility in the Jefferson River corridor.
Each of us at Fay Ranches loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape. 24 www.fayranches.com | 800.238.8616 | info@fayranches.com
WATER RIGHTS
Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.
Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any Buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a Buyer might deem prudent. All Buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property.
1805 River Ranch | Three Forks, Montana
1805 River Ranch pairs authentic Western heritage with exceptional live-water frontage and true turnkey livability, presented as a legacyscale package. Approximately 194± deeded acres in two legal parcels include 1.5± miles of live water and move-in-ready improvements, delivering dayone enjoyment with meaningful long-term optionality. It’s a place to fish, ride, hunt, and gather, then steward for generations with the certainty of control and enduring value.
1805 River Ranch | Three Forks, Montana
Please contact Ryan Bramlette at (406) 580-9569 | rbramlette@ fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www. fayranches.com.
$8,595,000 Cash
Conventional Financing 1031 Exchange
Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.
RELATIONSHIPS IN REAL ESTATE
As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:
1. SELLER AGENT
A “Seller Agent” is obligated to the Seller to:
Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations. Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.
A “Seller Agent” is obligated to the Buyer to:
Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.
2. BUYER AGENT
(cont)
A “Buyer Agent” is obligated to the Seller to:
Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.
3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.
A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer
agent, except a dual agent:
Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.
4. STATUTORY BROKER
A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:
Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.
5. IN-HOUSE SELLER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.
6. IN-HOUSE BUYER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.
BUYER AGENT
A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations.
Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.
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