SOLD: Bison View River Ranch | Fay Ranches

B ISON V I EW R I VER R ANC H Three Forks, Montana $2,850,000 | 26± Acres

Madison River

INTRODUCTION Bison View River Ranch sits on the banks of the Madison River in the lower Madison Valley, the least developed river valley within 30± minutes of Bozeman. With live, fishable water flowing past the western boundary, this is a unique river frontage property close to Bozeman, offering world-class fly fishing steps from your door. The river also offers abundant habitat, attracting a wealth of waterfowl and other wildlife. This premier sportsman’s paradise boasts 26± deeded acres and a custom 4,650± SF, threebedroom, three full bathroom, one half bathroom home with stunning views of the river and valley.

Across the water, bison roam Ted Turner’s large ranch that is under conservation easement, protecting the wide viewshed. Bison View River Ranch is contiguous to hundreds of acres of State land to the east.

Views from the ranch are dramatic, with the Madison Range and the Tobacco Root Mountains to the south, the cliffs and hills along the Madison River to the west, and the hills and bluffs to the east. A trout anglers paradise with over 2,000 feet of river frontage, this property is conveniently located just 30± minutes from the amenities of the popular university town of Bozeman and the same short distance to Bozeman Yellowstone International Airport, the busiest airport in Montana. Come see this retreat for yourself, with three separate entertainment areas and a regulation pickleball court for endless family fun!

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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QUICK FACTS • • • • • • • • • •

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26± deeded acres bordering 280± acres of state land Over 2,000 feet of the Lower Madison River 4,650± SF, 3 bed, 3.5 bath custom home with incredible views of the river Outstanding riparian resources Rural ranch setting in an area known for mild temperatures and light snowfall Spectacular views of the Madison Range Directly across the river from protected Ted Turner’s ranch 30± minutes to the small town of Three Forks 30± minutes to Bozeman and Bozeman Yellowstone International Airport About an hour to Big Sky and Bridger Bowl Ski Area

Bison View River Ranch | Three Forks, Montana

IMPROVEMENTS Downstream of Black’s Ford Fishing Access Site, yet incredibly private, this home boasts a perfect location. Follow a private drive past a food plot and gardens to reach the 4,650± SF, three-bedroom, three full bathroom, one half bathroom custom home, kept private by landscaping, surrounding trees, and the Madison River. A warm stucco and stone exterior welcomes you into the home, complete with two gas fireplaces and one wood fireplace in three separate living areas, as well as in-floor radiant heat in most of the home to keep you cozy in the winter. In the summer, air conditioning keeps you cool upstairs, while the basement stays cool year-round. Flooring throughout the main level is a mix of cherry/hickory floors and tiling.

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The main living room features a wood-burning fireplace and flows easily into the large kitchen with stainless steel appliances. Sit at the raised kitchen bar or in the dining area. An additional living area with incredible views sits on the other side of the kitchen and includes a river rock gas fireplace, electric baseboard heat, solid hickory flooring, and a massive Trex deck off the back overlooking the river corridor. The master bedroom and bathroom are conveniently located on the main floor, as well as a half bathroom. Two other bedrooms and bathrooms are downstairs, along with another expansive living room/recreation area and workout room. With stained concrete flooring and a gas fireplace, the basement has a separate entrance for guests, leading to the back lawn and deck and eventually out onto the river. The home contains an abundance of storage, from the large laundry area to the endless kitchen cabinets to the large pantry. Extras include a generator and a reverse osmosis water filtration system.

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Bison View River Ranch | Three Forks, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Expansive decks welcome you to sit down and enjoy views of the Madison River rushing by and bison wandering on Ted Turner’s ranch across the river. A private fenced backyard and patio invites pets and encourages entertaining. A three-car attached garage, of which one stall was converted to a workshop and fly fishing room, oversized detached 28x26 two stall garage with work area, storage unit, and pickleball court are all located north of the home.

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Bison View River Ranch | Three Forks, Montana

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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RECREATION F ishing Over 2,000 feet of the Madison River borders the property, located between the Black’s Ford and Greycliff Fishing Access Sites. This section offers some deep, slow holes along some braided side channels and islands, providing diverse fishing opportunities. Multiple braids and islands create a wetland paradise that is ideal for wade anglers. Large brown and rainbow trout swim in these waters with the chance to hook a fish in the 6 to 8-pound class. It is common to see mature brown trout cleaning up gravel in side channels during the fall months to complete their annual spawn. In the spring, large rainbows follow suit. This is a private section of the river with little float traffic and limited public access.

It would not be easy to find a location where you have more quality fishing options within a short drive.

The Gallatin, Yellowstone, Jefferson, and upper portions of the Madison River are located within 15 to 60 minutes and are some of the world’s most famous fly fishing rivers. These rivers are known for their dry fly fishing. Throw in some of the best streamer fishing in the state, as well as excellent nymph fishing, and you’ve got a variety of rivers that can provide a lifetime of entertainment. There are fish in these rivers that exceed 24 inches.

Other world-class fishing rivers within 1 to 1.5 hours from the property are the Ruby, Big Hole, Missouri, and Beaverhead Rivers. Several world-class “fee” spring creek fisheries are also close. About 60 miles over the hill in Paradise Valley, the Yellowstone River and Depuy, Armstrong, and Nelson spring creeks attract anglers. Several tributaries, spring creeks, and mountain lakes in the area will also become known to you.An hour or two drive will put you into the Henry’s Fork watershed in Idaho or well into the center of Yellowstone National Park. The Park is where many of these famous rivers originate. Its nutrient-rich waters are why the greater Yellowstone region is one of the best areas in North America for catching trophy trout. The vastness of this area can occupy an angler for a lifetime.

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Bison View River Ranch | Three Forks, Montana

White-tailed deer; not taken on property

Ducks; not taken on property

H unting | W ildlife | O ther R ecreation Because of all the fabulous water amenities and lack of development, wildlife thrives in the lower Madison Valley. For the waterfowl hunter, hunting opportunities are everywhere. The Madison River supports local varieties of nesting waterfowl. White-tailed and mule deer tend to congregate along the river bottom during the day and head into the valley in the afternoons to feed on native grasses. Elk congregate on Ted Turner’s ranch, just across the river, as well in the surrounding hillsides.

Upland bird populations are substantial in the valley due to the agricultural operations in the area and ample amounts of water and food plots. Hungarian partridge are common, as well as a few pheasants.

The property is a small slice of a true sportsman’s paradise.

Big Sky Resort/Moonlight Basin, the Yellowstone Club, and Spanish Peaks Mountain Club are located a little over an hour from the property and boast world-class snowboarding and skiing options. Bridger Bowl Ski Area is also about an hour away and offers a more local atmosphere. The ranch’s proximity to Bozeman, multiple ski areas, and endless recreation opportunities make this an ideal location. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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LOCATION

Bozeman, Montana

B ozeman The property is a 30± minute drive from the vibrant university town of Bozeman (population 52,800±), home to Montana State University and the Museum of the Rockies. Bozeman has received national accolades for its scenic location, endless outdoor activities, and historic downtown. Bozeman restaurants and shops have become favorite places for those who love nature—whether fishing, hunting, skiing, mountain biking, or hiking.

T hree F orks The small, historic town of Three Forks is about 30± minutes from the property. With a population of just over 2,000 people, Three Forks offers a variety of amenities. The historic Sacajawea Hotel was constructed in 1910 and now offers fine dining and overnight accommodations in an elegant atmosphere.

The Headwaters Public Golf Course features a 9-hole course adjacent to town. Three Forks also provides medical facilities, a private airport, a library, grocery store, coffee shop museum, florist, tackle shop, and numerous places to dine, shop, and swap stories over a cold beverage.

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Bison View River Ranch | Three Forks, Montana

GETTING THERE Bozeman-Yellowstone International Airport is the transportation hub for southwest Montana and is located only 30± minutes from the property. It is serviced by numerous daily flights from Delta, United, American, Alaska, Allegiant, Avelo, Frontier, Jet Blue, Southwest, Sun Country, and Jet Suite. The airport also caters to corporate and private aircraft, as well as providing hangar rentals. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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WATER RIGHTS An irrigation ditch runs through the property, however, there are no associated irrigation 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.

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Bison View 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.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Bison View River Ranch | Three Forks, Montana

SUMMARY Bison View River Ranch is an unparalleled offering in the lower Madison Valley with Madison River frontage just steps from the 4,650± SF, three-bedroom, three full bathroom, one half bathroom custom home. Abundant riparian resources draw animals of all kinds, from waterfowl to deer to elk. Watch bison roam Ted Turner’s ranch across the river. Views of several mountain ranges surround you as you sit on your private deck or wade fish out the back door with endless miles of great wadable water. Enjoy your 26± deeded acres or the contiguous State land to the east. Bozeman and its airport are a short 30± minute drive to the east.

www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $2,850,000

TERMS Cash

CONTACT Please contact Branif Scott at 406-579-9599 | bscott@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches must be present at all showings, unless otherwise noted or other arrangements are made. To view other fly fishing properties and sporting ranches that we have listed, please visit our web page at www.fayranches.com.

NOTICE 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.

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Bison View River Ranch | Three Forks, Montana

State of MT

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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.

BRANIF SCOTT Broker Associate Licensed in: MT, Wy c. 406-579-9599 bscott@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com