SOLD | Boulder River Cabin | Fay Ranches

B OUL DER R I VER C AB I N Big Timber, Montana $1,495,000 | 19± Acres

Boulder River Cabin | Big Timber, Montana

INTRODUCTION Closely held and rarely available, Boulder River Cabin presents a rare opportunity to purchase property in the Boulder River Valley, one of the most sought-after areas in the Rocky Mountain region. Sitting on 19± riverfront acres bordering the Boulder River for 1,300± feet, this property features a completely remodeled 1,776± three-bedroom, two-bathroom home, a three-stall detached garage with wood stove, and a very large pole barn to store a variety of recreational toys. This property boasts easy year-round access and is conveniently located just 7± miles south of Big Timber, Montana. With Boulder River frontage, Boulder River Cabin is a wildlife epicenter with easily accessed fishing opportunities.

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

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Boulder River Cabin | Big Timber, Montana

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

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ACREAGE Boulder River Cabin consists of 19Âą riverfront acres, some of which is irrigated, with valley views and privacy in a gorgeous setting. With the Beartooth Mountains to the south, the Crazy Mountains to the west, and the Yellowstone River to the east, turn your head in any direction for stunning views.

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Boulder River Cabin | Big Timber, Montana

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

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IMPROVEMENTS The 3-bedroom, 2-bathroom ranch-style residence is two stories and a manageable 1,776Âą SF. The home is spacious with the kitchen, living room with fireplace, dining area, one bedroom, and a bathroom rounding out the main level. The living, dining, and kitchen areas open with access to the covered front porch, which quickly becomes a favorite spot to relax outdoors.

The downstairs walkout basement includes a family/game room with another fireplace, bathroom, 2 bedrooms, and laundry area. The house was recently updated with new carpeting, hardwood floors, tile floors, windows, appliances, doors, exteriors, as well as a new metal roof on the home and garage. In addition to the home, there is a large pole barn that can store trucks and recreational equipment and a 3-car detached garage/shop with plenty of storage and a wood stove. The setting of the residence near the Boulder River and among the many mature trees is lush, sheltered, and very private.

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Boulder River Cabin | Big Timber, Montana

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

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RECREATION Fly Fishing With a rich riparian corridor flanking 1,300± feet of the Main Boulder River, this property is a fisherman’s dream as far as location. The West Boulder, Main Boulder, and East Boulder Rivers converge near McLeod, Montana before continuing for 20± more miles as the Boulder River and flowing into the Yellowstone River near Big Timber. At the confluence of the West Boulder and Boulder Rivers, the West Boulder River has traveled some 29± miles - most of it in the wilderness. Although the Boulder is one of the main tributaries of the Yellowstone River and drains an approximate 550 square mile area consisting primarily of the AbsarokaBeartooth Wilderness, the river is still small and easy to fish. The Boulder provides relative privacy because it can only be floated during spring runoff, which generally lasts for the month of June. The rest of the year, you will have the river to yourself a vast majority of the time. During normal summer flows, the river averages between 40 and 70 feet in width and can be crossed by the wade fisher at the head and tail of most pools. The river is known for its freestone characteristics and the incredible clarity of its waters.

The fishing season begins on the Boulder in late March/early April. The first hatch will be the Mother’s Day Caddis Hatch, which the Yellowstone is famous for and occurs on the Boulder as well. There are also some blue winged olives and golden stoneflies that emerge during this pre-runoff bonanza. A yellow stimulator or elk hair caddis is the fly of choice during this time and can provide tremendous topwater action. Caddis will continue throughout the summer and a high floating attractor pattern will remain productive throughout the warmer months. Hoppers become the dry fly of choice on hot, sunny days starting in August. The hopper fishing will last through September and is very similar to and just as fun as the salmon fly hatch, except that it lasts for two months instead of two weeks. Hopper fishing is arguably the most enjoyable way to catch trout on a fly rod, and the lower Boulder has some of the best hopper fishing you will find anywhere.

Throughout the fishing season, roughly April 1 to November 1, nymphs and streamers will work well on days the fish are not taking dry flies. The trout in the river will average around 14 to 16 inches with an excellent population of large fish in the 18 to 20-inch range. Additionally, during spawning in the spring and fall, very large rainbows and browns move up out of the Yellowstone to spawn in the Boulder and its tributaries.

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Boulder River Cabin | Big Timber, Montana

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

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Yellowstone River; source: www.montanaangler.com The Yellowstone River is the longest free-flowing river in the lower 48 states, traveling 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River. There are more than 100 miles of Blue-Ribbon trout water downstream from the Yellowstone Park border with excellent populations of brown, rainbow, and cutthroat trout. The Yellowstone is considered large by trout river standards and is a great river to float as well as wade fish. The river is most noted for the “Mother’s Day” caddis hatch and when river conditions are right, it is a fisherman’s Valhalla.

Yellowstone National Park is the birthplace of many of the finest trout rivers in the West. Headwater streams such as the Gibbon, Firehole, and Lamar create rivers such as the Madison and Gallatin within its boundaries. The park hosts a lifetime of fishing opportunities with over a hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams found within such a small area.

On any fly-fishing property, no matter how good the fishing, the day will come when other waters beckon.

It is difficult to find a location where there are more quality options within a short drive. The Gallatin, Madison, Missouri, and Jefferson rivers are within 2 hours of the property. In addition to these famous rivers, there are several tributaries, spring creeks, and mountain lakes in the area that will become familiar during the exploration of the West Boulder region.

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Boulder River Cabin | Big Timber, Montana

Hunting & Wildlife The Boulder River Valley is famous for its large numbers of both white-tailed and mule deer. In addition to deer hunting, there is a variety of hunting opportunities for other game species—elk, deer, antelope, bear, turkey, Hungarian partridge, sharp-tailed grouse, and some pheasant.

Mule deer;source: www.mtpr.org

Hungarian partridge; source: projectupland.com

Other Recreation The Absaroka-Beartooth Wilderness offers endless opportunities for the pursuit of a variety of exciting outdoor activities including horseback riding, hiking, backpacking, camping, bird watching, mountain biking, cross-country skiing, and more.

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LOCATION Big Timber The property is approximately 7± miles south from Big Timber, Montana, providing easy access to amenities of all kinds. Big Timber is a classic western Montana town, population 1,682±, sitting astride the Yellowstone River and surrounded by Big Sky scenery. A century ago, Big Timber was a railroad center that became the world’s sheep ranching capital, shipping more wool than any other U.S. city at the time. Today, this area is dedicated to agriculture and the pursuit of trout. There is an iconic restaurant, The Grand, restored to a Victorian bed & breakfast, as well as art galleries, antique stores, a Carnegie Library, boutiques, a fly shop, a supermarket, and a hardware store. A community-oriented town, many of the businesses have chosen this location because the owners have a deep appreciation for the recreation and lifestyle maintained in this area. The Big Timber Rodeo takes place every June and is coupled with Sweet Grass Fest—a family fun event with music, vendors, food, activities, and more.

McLeod Approximately 9 miles south of Boulder River Cabin, McLeod, Montana is home to the Road Kill Saloon, a famous eatery, and waterhole where one can catch up on the local buzz when returning home. In true Montana style, McLeod (population 1,701), lays claim to a post office and a school. Traveling south along the Boulder River on Hwy 298, Natural Bridge Falls is spectacular. Constrained by a deeply cut chasm during high water, the Boulder River flows over a 100-foot precipice, creating the spectacular Natural Bridge Falls.

At low water, the river used to flow under a natural rock bridge, but in July 1988, the bridge that gave the area its name collapsed.

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Boulder River Cabin | Big Timber, Montana

Billings Just under an hour and a half from the property sits Billings, population 109,577±, and its commercial airport. The city of Billings and its vibrant downtown lies in a valley edged by sandstone cliffs and shaped by the Yellowstone River, the longest free-flowing river in the lower 48 states. The Beartooth Mountains rise as a snowcapped backdrop. From Billings, you can see six mountain ranges: Beartooth, Pryor, Big Horn, Bull, Crazies, and Big Snowy mountains. Whether you are looking for bronco busting rodeo action or fishing or hunting, you will be in good company. Watch Montana’s wildlife by grabbing your binoculars and heading to the plains or hiking in the mountains that surround Billings. Use Billings as a central point to the best western attractions, events, hospitality, shopping, and cuisine.

Bozeman About an hour from the property is the vibrant university town of Bozeman (population 46,000±), home to Montana State University, and the Museum of the Rockies. In recent years, Bozeman has received national accolades for its scenic location, limitless outdoor activities, and historic downtown. Bozeman cafes, restaurants, and boutiques have become favorite places for those who love nature—whether fishing, hunting, skiing, mountain biking, or hiking. If you take Highway 191 south from Bozeman, within an hour you will pass the entrance to three world-class ski resorts, Big Sky Ski and Summer Resort, The Yellowstone Club Resort and Moonlight Basin. Big Sky Ski and Summer Resort and Moonlight Basin Ski Resort are contiguous and can be skied with the same ticket. The combination of the two resorts results in tremendous terrain for the beginner to extreme skier/snowboarder.

Bozeman; source: www.montana.edu

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Yellowstone national park Head about an hour and a half from the property to the north entrance of Yellowstone National Park. The park allows access to many fishing opportunities. Buffalo, elk, bighorn sheep, mule and white-tailed deer, coyotes, wolves, pronghorn antelope, bald and golden eagles, moose, mountain goats, black and grizzly bears, and an array of less obvious but no less remarkable animals find suitable range and habitat in the park. The great variety and populations of rare and endangered wildlife species speak to the wildness and unspoiled nature of this amazing place.

Yellowstone National Park; source: www.lodgeatbigsky.com

GETTING THERE Big Timber is served by a small private airport with a 5,290’ runway situated at 4,489’ elevation (https:// www.airnav.com/airport/6S0). Woltermann Memorial Airport is a public use airport located southeast of Columbus. It has a 3,800’ runway situated at 3,577’ elevation (https://www.airnav.com/airport/6S3). The property is about an hour and a half from Billings Logan International Airport, served by Alaska, Delta, Cape Air, United, Frontier, American Airlines, and Allegiant.

Bozeman/Yellowstone International Airport, the busiest airport in Montana, is a little over an hour away.

The airport is served by Alaska, Allegiant, American, Frontier, Jet Blue, Delta, Sun Country, and United Airlines, with direct flights to and from Boston, Denver, Detroit, Salt Lake City, New York City, Newark, Chicago, Long Beach, Los Angeles, Nashville, San Francisco, Seattle, Philadelphia, Portland, Phoenix, Atlanta, Houston, Dallas, Minneapolis, and Las Vegas.

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Boulder River Cabin | Big Timber, Montana

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

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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.

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.

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Boulder River Cabin | Big Timber, Montana

CONSERVATION/STEWARDSHIP Boulder River Cabin is not under conservation easement.

Each of us at Fay Ranches has a love of the land and a desire to see it remain as productive agricultural ground as well as quality fish and wildlife habitat. Through promoting the use of thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide open spaces, enhancing and creating fisheries and wildlife habitat and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, the landscape on which we work has been significantly enhanced by the conservation ethic and land use practices of our clients.

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QUICK FACTS • • • • • • • •

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19± acres with 1,300± feet of one side of the Boulder River Beautiful mountain valley views in a river bottom setting Abundant wildlife A plethora of nearby recreational opportunities amongst the surrounding Absaroka-Beartooth Wilderness 7± miles from Big Timber, and its private airport Within 1 hour and 30± minutes of two commercial airports 3-bed, 2-bath ranch style home with large pole barn to store all your recreational toys Exceptional river access

Boulder River Cabin | Big Timber, Montana

SUMMARY Boulder River Cabin provides a window to the very best of the Northern Rockies; a privileged place in nature alongside one of America’s great wildernesses, all within reach of the most illustrious of Montana’s rivers.

Property along the Boulder River rarely comes available. About 1,300 feet of scenic river frontage offers some of the best fly fishing anywhere. Ownership of the Boulder River Cabin is an opportunity to enjoy a property in an excellent location with endless opportunities for fishing and hunting close by, all located within 9± minutes of Big Timber.

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

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PRICE $1,495,000

TERMS CASH

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.

CONTACT Please call Branif Scott at 406-579-9599 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.

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Boulder River Cabin | Big Timber, Montana

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 veracityof 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.

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.

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.

BRANIF SCOTT Broker Associate Licensed in: MT, WY o. 406-586-4001 | c. 406-579-9599 bscott@fayranches.com

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