ANGLERS HIDEAWAY
McLeod, Montana
$1,545,000
1.96± Acres
INTRODUCTION
The Anglers Hideaway is a stunning retreat nestled in the serene Whispering Pines neighborhood, renowned for angling and outdoor recreation along the pristine Boulder River. The current owner shares, “I purchased this property for my love of fly fishing,” and reports his best days catching upwards of 50 fish, with most fish in the 12-inch range and some reaching 15-18 inches.
The property does not feature direct river frontage but benefits from a private easement allowing quick and easy access to the river, less than a football field away. Beyond the allure of the Boulder River, Whispering Pines is encircled by National Forest, offering immediate access to hiking, big game hunting and the Boulder River Snowmobile Trail.
Spanning just under 2± acres, this property consists of three legal parcels featuring a main cabin and a guest cabin, all enhanced by exquisite landscaping. The 2,400± square foot main cabin includes four bedrooms, two and a half baths, a remodeled kitchen, central air, a screened porch, and a 3-car garage with an office/bunkhouse. The 800± square foot guest cabin has a kitchen, one bedroom, one full bathroom, fireplaces, air conditioning, and a Trex deck with mountain views.
The Anglers Hideaway is a picturesque retreat in the sought-after Boulder River Valley, just 40± minutes from Big Timber and 1.5± hours from Bozeman. Surrounded by stunning mountain landscapes, this property is ideal for outdoor enthusiasts, offering easy access to world-class fly fishing, hiking, hunting, and snowmobiling. Whether as a private getaway or a year-round residence, it provides the perfect blend of seclusion and convenience amid Montana’s breathtaking wilderness. This move-in-ready, fully furnished turnkey home offers instant livability, allowing you to settle in effortlessly and enjoy the space and its amenities.
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Anglers Hideaway | McLeod, Montana
QUICK FACTS
• 1.96± acres consisting of three parcels in the Boulder River Valley
• River/fishing access via private easement allows quick and easy access to the river
• A 2,400± square foot main cabin with four bedrooms and two and a half bathrooms, and a 3-car garage with an office/ bunkhouse
• An 800± square foot guest cabin with one bedroom and one full bathroom
• Easy access to National Forest, offering world-class fly fishing, hiking, hunting, snowmobiling and other outdoor recreational activities
• Offered furnished and completely turn-key
• 42± minutes from Big Timber, Montana
• 1 hour and 20± minutes from Livingston, Montana
• 1 hour and 40± minutes from Bozeman, Montana
Anglers Hideaway | McLeod, Montana
ACREAGE
Anglers Hideaway is a beautifully landscaped retreat set on 1.96± acres, featuring a manicured grass yard accented by a dry creek bed with large boulders and river rock that enhance its natural charm. The property offers private easement access to the Boulder River, allowing for quick and convenient fishing or water recreation. Surrounded by nearby National Forest, the Whispering Pines neighborhood provides a peaceful, scenic backdrop ideal for outdoor enthusiasts. With no HOA and liberal covenants in place, owners enjoy added flexibility and freedom. The property is offered completely turnkey—excluding a few pieces of artwork and personal items—making it an effortless, move-in-ready escape.
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www.fayranches.com | 800.238.8616 | info@fayranches.com
Anglers Hideaway | McLeod, Montana
IMPROVEMENTS
The main cabin boasts approximately 2,400± square feet with four bedrooms and two and a half baths. The remodeled kitchen includes solid walnut cabinets, a farmhouse sink, suede quartz countertops, and stainless-steel appliances. It also features a forced furnace, central air, and a constant water pressure system. Enjoy the large, screened porch with an outdoor TV and a 3-car garage with an office/bunkhouse connected to the main cabin via a covered boardwalk.
The newly constructed 800± square foot guest cabin is elegantly finished with a well-appointed kitchen, a full bath, and a spacious bedroom with custom bark paneling. It includes a laundry closet with a stacked washer and dryer. The living room and bedroom feature fireplaces for winter and mini-split AC units for summer comfort. The cabin is adorned with milled barn wood trims and offers a Trex deck with spectacular views of Mt. Contact. As an additional income stream, the guest cabin may be rented on a short-term basis. This property is offered completely turnkey, excluding a few pieces of artwork and personal items.
The yard is thoughtfully designed with a fully irrigated underground sprinkler system, ensuring lush greenery throughout the property. Multiple flower beds feature drip irrigation for efficient water use, supporting a vibrant array of plants. A meticulously developed grass yard is complemented by extensive landscaping details, including a dry creek bed anchored with large boulders and river rock, adding both function and aesthetic appeal. The outdoor space is further enhanced by striking art sculptures from renowned artists Pete Stecher of Bozeman and Charlie Ringer of Joliet. Large stone patios seamlessly integrate into the landscape, providing inviting outdoor living spaces at both the main and guest cabins.
Anglers Hideaway | McLeod, Montana
Anglers Hideaway | McLeod, Montana
RECREATION FISHING
The Anglers Hideaway is a premier destination for fly fishing enthusiasts, offering exceptional access to some of the finest waters in the region. With private easement access directly across the road from the property to the renowned Boulder River, the property provides unparalleled opportunities to cast a line in pursuit of brown, rainbow, cutthroat, and brook trout. These waters support a range of trout sizes, from 8± inches to an impressive 20± inches, making every outing a rewarding experience. The rhythmic motion of casting against the scenic backdrop of the Boulder River solidifies this property as a prime location for those who appreciate the art and excitement of fly fishing.
HUNTING | WILDLIFE
Located in Montana Hunting District 565, it presents a rare opportunity for wildlife enthusiasts and hunters alike to experience the incredible range of animals that call this landscape home. Set against the backdrop of the Absaroka Mountain Range, Anglers Hideaway offers more than just stunning scenery. This property serves as a true wildlife haven, where moose, elk, deer, and even bears are frequent visitors.
OTHER
Step into a year-round outdoor paradise, where endless adventures await just beyond your doorstep. From exhilarating hikes to scenic horseback rides, Anglers Hideaway invites you to explore the rugged beauty of the Custer Gallatin National Forest and the Absaroka Beartooth Wilderness. In the winter, the landscape transforms into a pristine wonderland, perfect for snowmobiling and backcountry skiing. Whether you crave adrenaline-fueled excitement or a peaceful ride through breathtaking terrain, this retreat offers diverse outdoor experiences, ensuring every season brings new opportunities for exploration and enjoyment.
Anglers Hideaway | McLeod, Montana
Anglers Hideaway | McLeod, Montana
LOCATION
BIG TIMBER
Big Timber, Montana, is the closest town that provides essential amenities, is less than an hour’s drive from Anglers Hideaway, and exudes a small-town charm and a warm, welcoming atmosphere.
Situated along the banks of the Boulder River, this quaint community of around 1,700± embodies the spirit of rural Montana living. Rich in agricultural heritage, vast ranchlands, and the rugged beauty of the Absaroka Mountains surround Big Timber. The town’s Main Street features historic buildings, charming boutiques, and locally owned eateries, offering a glimpse into its Western past.
AIRPORT SERVICES
Howard Field Airport in Big Timber provides the closest private airfields service. Mission Fields Airport in Livingston, 29± miles west of Big Timber, hosts the nearest FBO with a 5,700± feet paved runway suitable for private travelers.
The Bozeman Yellowstone International Airport resides under two hours from Anglers Hideaway. Alaska Allegiant, American, Avelo, Delta, JetBlue, Southwest, Sun Country, and United Airlines provide Bozeman Yellowstone International Airport non-stop service. The airfield also includes two facilities for private aircraft. Jet Aviation, Yellowstone Jetcenter, Million Air, Northern Wings Aviation, and Summit Aviation offer private and charter flight services.
15 Anglers Hideaway | McLeod, 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
Each of us at Fay 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 has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay 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.
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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.
17 Anglers Hideaway | McLeod, Montana
Anglers Hideaway is a picturesque retreat nestled in the Whispering Pines neighborhood near the Boulder River, offering unparalleled access to world-class fly fishing and other outdoor recreation. Though not riverfront, the property benefits from a private easement that provides quick and easy access to the river just a short distance away. Set on nearly 2± acres, the neighborhood is surrounded by National Forest, creating a serene and private atmosphere. The grounds are beautifully landscaped, with thoughtful details that complement the natural setting. With a main home and guest cabin on site, this hideaway blends comfort and function in a well-appointed environment just 40± minutes from Big Timber and 1.5 hours from Bozeman—making it an ideal base for Montana adventure or peaceful retreat.
www.fayranches.com | 800.238.8616 | info@fayranches.com
Anglers Hideaway | McLeod, Montana
Anglers Hideaway | McLeod, 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.
$1,545,000 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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