Big Timber, Montana
$13,950,000 1,185± Acres
CAYUSE CREEK RANCH
INTRODUCTION
Nestled in the heart of Sweet Grass County, Cayuse Creek Ranch is a rare and exceptional offering in Montana’s rich ranching and sporting landscape. Spanning approximately 1,185± deeded acres, this well-balanced property lies just east of the charming community of Melville and only 20± minutes north of Big Timber. With easy access to Bozeman in under an hour and a half, it offers pristine natural beauty, exceptional recreational opportunities, and the practicality of a working ranch, making it a true legacy investment.
A cornerstone of the property is its impressive water features. Cayuse Creek meanders through the ranch for 2.2± miles—restored by professionals to enhance its wild trout habitat, water quality, and overall flow. It now supports a vibrant fishery, teeming with healthy populations of brown trout, some exceeding 20 inches. In addition, over a mile of meticulously restored spring creek offers another exceptional cold-water fishery, elevating the angling experience for flyfishing enthusiasts.
Cayuse Creek Ranch improvements are tasteful, practical, and in harmony with the setting. The main residence is comfortable and welcoming, complemented by a newly constructed equipment shop and a beautifully updated rustic guest cabin. Views from the property are breathtaking, especially those of the towering Crazy Mountains, which provide a dramatic backdrop to the serene ranch setting.
With strong water rights supporting prolific grass growth, the ranch currently accommodates 500 bred yearlings seasonally. Unencumbered by a conservation easement and bordered by nearly 0.7± miles of state land, Cayuse Creek Ranch presents an unparalleled opportunity to own a productive, scenic, and recreationally rich property in one of Montana’s most iconic regions.
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Cayuse Creek Ranch | Big Timber, Montana
QUICK FACTS
• 1,185± deeded acres east of Melville, Montana
• 2.2± miles of spring-fed Cayuse Creek – professionally restored to enhance the trout fishery
• Over one mile of restored spring creek – a vibrant, cold-water fishery
• Abundant irrigation water – strong water rights support prolific grass growth, and access to the property
• The eastern boundary adjoins approximately 0.7± miles of the 2,080± acres of State land
• Stunning Crazy Mountain views frame the setting from the back patio
• Grazing income – neighbor currently runs approximately 500 bred yearlings from July 25 to October 25
• Improvements are well-suited to the ranch— comfortable, tasteful, and appropriately scaled, including a main home with guest quarters, a new shop, a two-stall horse barn, and a renovated rustic cabin
• No conservation easement – unencumbered and full of opportunity
• Abundant wildlife, including various bird species, deer, and antelope
• Recreational opportunities include fishing, waterfowl hunting, and big game hunting
• 20± minutes from Big Timber, Montana
• 1 hour and 15± minutes to Bozeman, Montana, and Bozeman Yellowstone International Airport
Cayuse Creek Ranch | Big Timber, Montana
ACREAGE & AGRICULTURE
Cayuse Creek Ranch includes 1,185± acres of productive land, combining creek bottom and irrigated pasture that support seasonal cattle grazing. Water from springfed Cayuse Creek and a spring creek flows through the property, providing strong grass growth and reliable irrigation. Currently, a neighbor runs approximately 500 bred yearlings on the property from July 25 to October 25, providing a steady source of seasonal grazing income. The eastern edge of the ranch borders just under 2,100 acres of state land, offering additional space and access. From the back patio and throughout the ranch, there are sweeping views of the Crazy Mountains—a prominent and dramatic range that rises sharply from the surrounding valley just north of Big Timber. These mountains are among the most iconic in Montana, known for their rugged peaks, alpine faces, and snow-capped summits that create a striking contrast against the rolling plains.
Cayuse Creek Ranch | Big Timber, Montana
Cayuse Creek Ranch | Big Timber, Montana
IMPROVEMENTS
The improvements at Cayuse Creek Ranch are thoughtfully designed to complement the landscape and support both comfortable living and practical ranch operations. The main home, built in 2016, offers 2,499± square feet of well-laid living space, featuring four bedrooms and three full bathrooms, with a guest quarter above the detached garage—ideal for hosting family or visitors. Just north of the main compound, a separate renovated guest home sits on a private 10-acre parcel with spring creek flowing nearby, providing a tranquil and scenic setting. Additional improvements include a detached garage, a new constructed shop for equipment and toy storage, and a 2-stall horse barn that is ready for use. All structures are positioned to take full advantage of the setting, with spring creek meandering nearby and panoramic views of the Crazy Mountains visible from the main home’s back patio. These striking mountains rise from the valley in bold relief, offering a dramatic backdrop and a strong sense of place. The improvements strike a balance between comfort and utility—tasteful, appropriately scaled, and ready for immediate enjoyment without being overbuilt.
Cayuse Creek Ranch | Big Timber, Montana
RECREATION FISHING
Cayuse Creek is a meandering, spring-fed meadow stream that lazily flows across the ranch for over two miles. The cool water grows spring water species such as water cress and crustaceans. Anglers familiar with spring-fed fisheries know that where there are sowbugs and scuds, there are big fish. The creek is populated by wild brown trout that gorge on the sowbugs and scuds as well as a plethora of aquatic and terrestrial foods. The brown trout love to rise to fluffy dry flies and hopper patterns. During a typical day of angling in the summer, the majority of fish will range from 12 inches to 18 inches, with the opportunity for trophy browns measuring in excess of 20 inches. The stream provides a peaceful, private angling experience in the midst of dramatic western scenery.
In addition to Cayuse Creek is a small spring creek that has been professionally restored as well and flows across the ranch and past the main house, providing an additional angling opportunity and providing a beautiful aesthetic to the main house. The back deck of the house overlooks the spring creek and the ranch with the jagged peaks of the Crazy Mountains looming in the background.
Cayuse Creek Ranch | Big Timber, Montana
RECREATION CONTINUED
HUNTING | WILDLIFE
Lying within Hunt District 515, Cayuse Creek Ranch offers hunting opportunities for whitetail deer, pronghorn, and upland game birds, making it a well-rounded property for sportsmen. Contiguous with the ranch, there are 2,100± acres of State of Montana land, which provides an additional area to pursue game.
In addition to the State lands, beyond the property boundaries, nearby public lands in the Crazy and Bridger Mountain ranges expand the opportunity for big game and upland bird hunting, offering access to vast and varied terrain. Whether for casual recreational use or more serious sporting pursuits, the ranch’s wildlife habitat, water, and proximity to public lands make it an appealing and versatile destination for hunters.
Photo not taken on property
Photo not taken on property
With its proximity to several prominent mountain ranges—including the Absaroka-Beartooth Wilderness, the Crazy Mountains, and the Bridger Range—Cayuse Creek Ranch is located in proximity to a wide range of outdoor recreation. Activities such as hiking, horseback riding, mountain biking, and backpacking are all easily enjoyed in the surrounding terrain.
For winter sports enthusiasts, the area is also well-positioned near three popular ski destinations. Bridger Bowl and Red Lodge Mountain, both about 1.5± hours from the ranch, offer distinct skiing experiences. Bridger Bowl is known for its light, powdery “cold smoke” snow, laid-back atmosphere, and affordable lift tickets. Red Lodge Mountain, a local favorite, features around 70 runs and delivers a more low-key, uncrowded ski experience. For those seeking a luxury resort, Big Sky Resort is approximately 2.5± hours away and is one of the largest ski areas in the U.S., boasting 5,850 acres of terrain and sweeping views of Lone Peak. With high-end amenities like heated chairlifts and gourmet dining, Big Sky delivers a premier mountain resort experience. Whether you’re exploring trails in the summer or skiing powder in the winter, the ranch’s location makes it a gateway to year-round adventure.
Cayuse Creek Ranch | Big Timber, Montana
LOCATION
BIG TIMBER
Sitting at the confluence of the Yellowstone and Boulder Rivers, Big Timber, Montana, is 20± minutes southwest of Cayuse Creek Ranch. Big on history, Big Timber, once an intersection of woolly ranchers, river explorers, and railroads, provides all necessary amenities and small Montana town charm one should expect from this notable community along the Lewis & Clark route west.
LIVINGSTON
About an hour’s drive west is Livingston (population 8,700±). Rich in history and noted in western journals as a rowdy western town, it was once filled with characters such as Calamity Jane and Kitty O’Leary. Before then, both the River and Mountain Crow Indians convened near here. Livingston, the gateway to Paradise Valley and Yellowstone National Park, now supports numerous galleries, bookstores, a restored railroad depot, award-winning restaurants, bars, and fly shops. The world-famous Yellowstone River rushes past the town and is at the heart of the community’s spirit.
BOZEMAN
The ranch is about 1 hour and 15± minutes from the vibrant university town of Bozeman (population 56,000±), home to Montana State University and the Museum of the Rockies. Bozeman has received national accolades for its scenic location, access to endless outdoor recreational activities, and historic downtown main street. Bozeman restaurants and shops have become favorite places for those who love nature, whether fishing, hunting, skiing, mountain biking, or hiking.
YELLOWSTONE
Head about an hour and 45± minutes south on Highway 89 through Paradise Valley to Gardiner, Montana, and you’ll find Yellowstone National Park’s north entrance. It allows access to fishing opportunities and public land. Elk, bighorn sheep, mule and whitetail deer, coyotes, wolves, pronghorn antelope, eagles, moose, mountain goats, bears, bison, and various other animals find suitable ranges and habitats in the Park. The 2.2 million acres park is one of America’s most famous and significant national parks and features picturesque waterfalls, canyons, and notorious geysers.
Cayuse Creek Ranch | Big Timber, Montana
Cayuse Creek Ranch | Big Timber, Montana
AIRPORT SERVICES
Big Timber Airport in Big Timber provides a 4,400± runway, which is the closest private airfield service, about 24± miles from the ranch. Mission Field Airport in Livingston, 50± miles west of the ranch, hosts the nearest FBO with a 5,700± feet paved runway suitable for private travelers.
The Bozeman Yellowstone International Airport, 92± miles west of the ranch, is Montana’s busiest commercial airport. More than 20 cities in the United States have non-stop flights to Bozeman Yellowstone International Airport. The airfield also includes two private aircraft facilities, with many charter and private flight services. Billings Logan International Airport adds another large airport commercial option, only 105± miles east of Big Timber. The airport is served by many major airlines and offers a substantial selection of direct flights.
Cayuse Creek Ranch | Big Timber, 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
Cayuse Creek Ranch is not currently under a conservation easement but presents a strong opportunity for one in the future.
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.
20 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.
Cayuse Creek Ranch | Big Timber, Montana
SUMMARY
Cayuse Creek Ranch is a beautiful and well-balanced property set in the heart of Montana’s Sweet Grass County. With its premium fly angling, abundant grass production, scenic beauty, high-quality improvements, and no covenants or restrictions, it offers exceptional recreational opportunities, grazing income, and long-term investment potential. Located near Big Timber and within easy reach of Bozeman, the ranch is a rare opportunity to own a legacy property in one of Montana’s most desirable regions.
Cayuse Creek Ranch | Big Timber, Montana
Please contact Greg Fay at (406) 581-5665 | gfay@fayranches.com or 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.
$13,950,000 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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