CLARKS FORK WATERFOWL CAMP
Bridger, Montana $1,200,000 37± Acres
INTRODUCTION Clarks Fork Waterfowl Camp is a premier 37+ acre property in Bridger, Montana, offering an exceptional combination of agricultural productivity, recreational opportunity, and convenient access to some of the region’s finest outdoor amenities. Located along approximately 1,450 linear feet of the Clarks Fork of the Yellowstone River, the property provides an outstanding setting for waterfowl enthusiasts, hunters, anglers, and those seeking a peaceful rural lifestyle. The property features a comfortable three-bedroom, two-bath 2005 manufactured home, along with a detached two-car garage, large shop, meat cooler, workshops, and storage buildings. Agricultural improvements include two irrigation ditches, approximately 30 acres currently producing more than three tons of hay per acre annually, and around 90 tons of alfalfa hay from three cuttings each year. The property also includes two wells, multiple outbuildings. For the outdoor enthusiast, Clarks Fork Waterfowl Camp is ideally positioned along a river corridor surrounded by productive farms growing corn, barley, and sugar beets—an environment that naturally attracts abundant wildlife. The property offers excellent waterfowl habitat and hunting opportunities, with ducks and geese using the river and surrounding agricultural ground. The river is also known for good trout fishing, providing year-round recreational appeal. Conveniently located approximately five minutes from both Fromberg and Bridger, the property is within easy reach of Billings and Red Lodge, while Cody, Wyoming, and Bozeman are also accessible for additional services, entertainment, and travel. Whether used as a private hunting retreat, working agricultural property, or rural Montana residence, Clarks Fork Waterfowl Camp offers a rare opportunity to own a versatile property with strong improvements, productive land, and exceptional wildlife appeal.
Clarksfork Waterfowl Camp | Bridger, Montana
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QUICK FACTS • • • • • • • • • •
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37± acres with 1,450± linear feet along the Clarks Fork of the Yellowstone River 3-bedroom, 2-bath 2005 modular home Detached 2-car garage, large shop, and multiple outbuildings Meat cooler/hanging area (holds 2 beef) Approximately 30 acres of alfalfa producing 3+ tons per acre annually 90± tons of alfalfa hay per year from 3 cuttings 2 wells, 2 irrigation ditches, and excellent water rights Outstanding fly-fishing opportunities Ducks Unlimited Waterfowl Production Area across the river 5± minutes to Fromberg or Bridger, 35± minutes to Billings or Red Lodge, 1± hour to Cody, WY, and 2.5± hours to Bozeman
www.fayranches.com | 800.238.8616 | info@fayranches.com
Clarksfork Waterfowl Camp | Bridger, Montana
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ACREAGE The property adjoins 270± acres owned and managed by the United States Fish & Wildlife Service. This neighboring federal ownership expands the surrounding open-space character beyond the deeded acreage and provides an exceptional setting for waterfowl, wildlife viewing, and outdoor recreation along the Clarks Fork of the Yellowstone River. This 37± acre property offers a versatile combination of productive agricultural land, river frontage, and excellent wildlife habitat. Approximately 30 acres are irrigated and currently used for alfalfa hay production, yielding more than 3 tons per acre annually from three cuttings. The remaining acreage, along with approximately 1,450 feet of Clarks Fork of the Yellowstone River frontage, provides exceptional opportunities for waterfowl hunting, fishing, recreation, and enjoying Montana’s rural landscape.
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Clarksfork Waterfowl Camp | Bridger, Montana
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SCENIC VISTAS Sweeping views stretch across the Clarks Fork Valley to the rugged foothills and the distant Beartooth Mountains. The combination of open agricultural land, broad Montana skies, and dramatic mountain scenery creates a memorable setting with a strong sense of space and place.
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IMPROVEMENTS The property includes a well-maintained modular home offering comfortable living space in a scenic rural setting. Additional improvements include a substantial shop suitable for equipment storage, projects, and general utility, along with a dedicated meat cooler that supports the property’s hunting and agricultural uses. Together, these improvements provide a practical foundation for both year-round living and recreational enjoyment. The layout is well suited for managing the irrigated acreage, storing equipment, and making the most of the property’s river frontage and surrounding wildlife habitat.
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INCOME OPPORTUNIT Y Approximately 30 acres of irrigated ground currently support alfalfa production, with an estimated annual yield of 90 tons. The property also offers the ability to run a small number of cattle or horses, providing additional agricultural utility and potential income.
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RECREATION The Clarks Fork Waterfowl Camp offers exceptional recreational opportunities along the Clarks Fork of the Yellowstone River. With more than 1,450± feet of river frontage, the property is ideally suited for waterfowl hunting, fishing, wildlife viewing, and enjoying Montana’s outdoors. Across the river, a substantial tract managed by the U.S. Fish & Wildlife Service enhances the surrounding wildlife habitat and adds to the property’s sense of open space. Combined with private river frontage and nearby mountain views, the setting offers a distinctive opportunity for hunting, outdoor recreation, and peaceful riverside living.
Photos not taken on the property
HUNTING | WILDLIFE The Clarks Fork Waterfowl Camp offers diverse hunting opportunities in a scenic Montana setting along the Clarks Fork of the Yellowstone River. The property’s river frontage, irrigated fields, and neighboring U.S. Fish & Wildlife Service property across the river provide valuable habitat for a variety of game species. Hunting opportunities may include mule deer, white-tailed deer, pheasant, Canada geese, and ducks. With more than 1,450± feet of river frontage and approximately 30 acres of irrigated agricultural ground, the property combines productive land, wildlife habitat, and convenient access to exceptional waterfowl and upland game hunting. 18
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FISHING The Clarks Fork Waterfowl Camp offers excellent fishing opportunities along more than 1,450± feet of frontage on the Clarks Fork of the Yellowstone River. Anglers may pursue a variety of species, including trout, burbot, catfish, smallmouth bass, and freshwater drum. The river’s diverse fishery, scenic setting, and abundant wildlife create an appealing environment for both casual anglers and dedicated fishermen. Whether casting from the bank, wading the river, or enjoying a quiet afternoon along the water, the property provides direct access to recreational fishing in a beautiful Montana setting.
Photo not taken on the property Clarksfork Waterfowl Camp | Bridger, Montana
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AREA HISTORY Bridger is a historic agricultural community in south-central Montana along the Clarks Fork of the Yellowstone River. The area has deep connections to the Crow people and was later shaped by exploration, ranching, farming, and irrigation. The town is named for mountain man and explorer Jim Bridger, who traveled extensively throughout the American West. Today, Bridger retains its rural character and agricultural heritage, serving as a gateway to the surrounding ranchlands, river corridors, and mountain landscapes of the Clarks Fork Valley.
Yellowstone River, Montana 20
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NEARBY AT TR ACTION S & ACTIVITIES
Beartooth Mountains
Bridger offers convenient access to a variety of outdoor and cultural attractions. The scenic communities and shops of Red Lodge are nearby, along with the Beartooth Highway and Beartooth Mountains, renowned for hiking, fishing, and sightseeing. The Clarks Fork of the Yellowstone River provides opportunities for boating, wildlife viewing, and angling, while nearby public lands offer hunting and outdoor recreation. Billings provides additional shopping, dining, healthcare, and entertainment options, making Bridger an ideal base for exploring south-central Montana.
Red Lodge, Montana Clarksfork Waterfowl Camp | Bridger, Montana
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LOCATION Located near Bridger, Montana, the Clarks Fork Waterfowl Camp enjoys a peaceful setting along the Clarks Fork of the Yellowstone River. The property offers wide-open views of the surrounding valley, foothills, and Beartooth Mountains while remaining close to everyday services. Bridger provides local conveniences and community amenities, while Red Lodge and Billings offer expanded shopping, dining, healthcare, and recreation. With easy access to nearby roads, public lands, and river-based activities, the location combines privacy and outdoor opportunity with practical access to south-central Montana’s most desirable destinations. The setting is well suited to recreation, agriculture, wildlife, and a comfortable rural lifestyle.
AIRPORT SERVICES The Clarks Fork Waterfowl Camp is conveniently accessible via Billings Logan International Airport (BIL), located approximately 46 miles away. As the region’s primary commercial airport, BIL offers daily service from major airlines, providing convenient connections for owners and guests traveling from across the country. The drive from the terminal to the property is typically under an hour, connecting urban amenities with the quiet setting of the Clarks Fork Valley. Nearby Bridger Municipal Airport (6S1) also accommodates private and general aviation, offering additional flexibility for regional travel. 22
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WATER RIGHTS The property benefits from strong irrigation rights on both the Bridger Ditch and the Orchard Canal, providing reliable access to valuable agricultural water. These established water rights support the property’s irrigated ground and help sustain productive alfalfa production. With dependable delivery from two local irrigation systems, the land is well positioned for continued hay production, livestock use, and other agricultural purposes. The combination of fertile ground and established irrigation infrastructure adds meaningful value to the property and enhances its long-term agricultural potential.
CON SERVATION | STEWARDSHIP Each of us at Fay Ranches loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.
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SUMMARY Clarks Fork Waterfowl Camp offers an exceptional combination of recreation, agriculture, and Montana country living near Bridger. Set along the Clarks Fork of the Yellowstone River, the property provides expansive scenery, diverse wildlife habitat, and easy access to outdoor pursuits. Approximately 30 acres of irrigated ground add productive agricultural value, while existing improvements support both everyday living and seasonal operations. With abundant waterfowl, upland birds, big game, and fishing opportunities nearby, the camp serves as a versatile retreat, working property, and base for exploring the Beartooth Mountain region, Red Lodge, and the greater Yellowstone River corridor.
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Clarksfork Waterfowl Camp | Bridger, Montana
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CONTACT PRICE
Please contact Dane Reed at (406) 425-0939 | dreed@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.
$1,200,000
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TERMS
NOTICE
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.
www.fayranches.com | 800.238.8616 | info@fayranches.com
REL ATION SHIPS 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 t h e 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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