Columbus, Montana
$3,300,000
441± Acres
COTTONWOOD RANCH ON THE YELLOWSTONE
INTRODUCTION
Nestled just five miles east of Columbus, Montana, Cottonwood Ranch on the Yellowstone presents a rare and pristine 440± acre retreat along one of the west’s most celebrated rivers. With about two miles of live water frontage, including both primary and side channels of the Yellowstone River, the property offers exceptional access to a dynamic and wild riparian ecosystem. This stretch of the Yellowstone is known for its beauty, vitality, and recreational richness.
Approximately 200± acres of the ranch are covered in mature cottonwood bottomlands—a lush and diverse habitat that supports robust wildlife populations. The balance of the acreage transitions into productive pastureland, much of which is flood irrigated, adding agricultural value to the sporting potential. A long-term tenant has managed the ranch for over 25 years, maintaining a modest cow/calf operation and putting up hay annually. Improvements include a basic ranch house, livestock corrals, and various utility structures—functional but aged, providing a blank canvas for new ownership.
Approximately 120± acres sit outside the floodplain, offering elevated and highly desirable building sites for a home, lodge, or cabins. This unspoiled land boasts strong populations of whitetail deer, wild turkey, elk, waterfowl, and pheasant, along with diverse fishing opportunities. Additionally, the property has the tools in place for habitat improvements to be made to further maximize the sporting and agricultural potential.
Easily accessed year-round via a private end-of-the-road setting, the property offers both seclusion and proximity to amenities—just 45± minutes from Billings and an hour and 45± minutes from Bozeman. Cottonwood Ranch on the Yellowstone is an extraordinary opportunity to own a generational property rich with natural beauty, recreation, and future potential.
Cottonwood Ranch on the Yellowstone | Columbus, Montana
QUICK FACTS
• 440± acres about 5 miles east of Columbus, Montana
• Around two miles of live water frontage, including primary and side channels of the Yellowstone River
• Approximately 200± acres of a mature cottonwood riparian bottom
• The balance of the acreage is in pasture, much of which is flood irrigated
• Tenant, who has been on the place for about 25 years, lives on the place, runs a small cow/calf operation, and puts up some hay
• No conservation easement, covenants or restrictions, and approximately 120± acres sit outside the floodplain, offering multiple build-tosite options without limitations
• Top-tier central flyway waterfowl opportunities
• Trophy whitetail, turkey, elk, pheasants, and diverse fishing opportunities
• Habitat enhancement potential
• Easy year-round access to private “end of road” property
• 10 minutes to Columbus, Montana
• 45± minutes from Billings, Montana
• 1 hour and 45± minutes from Bozeman, Montana
Cottonwood Ranch on the Yellowstone | Columbus, Montana
ACREAGE
Cottonwood Ranch on the Yellowstone spans approximately 440± deeded acres of scenic and productive land in south-central Montana. Situated at an elevation of roughly 3,500± feet along the Yellowstone River, the property features a diverse blend of terrain, including about two miles of live water frontage lined with majestic, centuryold cottonwood trees. Roughly half of the acreage consists of lush cottonwood river bottom, making it ideal for both wildlife habitat and productive use. The remaining acreage includes flood-irrigated pasture and open areas suitable for ranching or potential build sites for a new home. Notably, the property is unencumbered by any conservation easement, providing future owners with full flexibility.
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Cottonwood Ranch on the Yellowstone | Columbus, Montana
AGRICULTURAL
Cottonwood Ranch on the Yellowstone supports a well-established and balanced agricultural operation. Much of the acreage is maintained as productive pastureland through flood irrigation. For approximately 25 years, a long-term tenant has lived on the property and managed a small cow/calf operation. In addition to raising cattle, the tenant also puts up hay, utilizing the irrigated ground. This combination of pasture, irrigation, and experienced stewardship reflects a practical and sustainable approach to ranching near the Yellowstone River.
7 Cottonwood Ranch on the Yellowstone | Columbus, Montana
RECREATION FISHING
The Yellowstone River, making up the property’s northern boundary, is one of Montana’s best known rivers. At nearly 700± miles long, it is the longest undammed river in the contiguous United States. Known to fishermen worldwide as one of the best trout rivers, the Yellowstone, much like all Montana rivers, gets its cold and clear water from its Yellowstone National Park tributaries. The river runs swiftly downstream through south central and southeastern Montana to the Missouri River in North Dakota, varying in width from 75 to 300 feet. The Yellowstone River transforms as it goes. Where it begins, it flows through steep canyons and narrow boulder corridors where the river’s cold waters quickly move downstream. It meets up with many mountain tributaries along the way, providing a cold and clear influx of water and fish numbers. On this particular stretch of river, you can expect to fish for brown trout, rainbow trout, mountain whitefish, and the occasional smallmouth bass. The Yellowstone River has it all for anglers of all experience levels and ages.
On any fly-fishing property, no matter how good the fishing is, the day will come when other water becomes enticing. Within a short drive from Cottonwood Ranch on the Yellowstone are seven fantastic small-stream fisheries. The West Fork of the Stillwater enters the Stillwater River upstream at Nye, and the Rosebud River joins the Stillwater in Absarokee. Both are excellent fisheries, with trout averaging 10+ inches. The famous Boulder River is 40± minutes west of the property. To the south, the Absaroka Beartooth Wilderness provides some of the finest alpine lake fishing in the country.
Photo not taken on property
9 Cottonwood Ranch on the Yellowstone | Columbus, Montana
RECREATION -
HUNTING | WILDLIFE
Cottonwood Ranch on the Yellowstone offers a rare, intimate opportunity to develop and enjoy premier waterfowl, pheasant, turkey, elk, mule deer, and top-tier whitetail hunting—all on the same property.
Strategically positioned along the Central Flyway, one of North America’s primary migratory bird routes, the ranch sits in a hotspot for fall waterfowl traffic. Each season, thousands of ducks and geese funnel through the Yellowstone and Stillwater River basins. The ranch is perfectly situated at the heart of this waterfowl activity, taking advantage of the areas mix of bottoms, grain fields, and sloughs.
Beyond the waterfowl and upland game, the ranch is a stronghold for big game. Vast stretches of nearby National Forest and designated wilderness areas offer additional access to exceptional elk and deer hunting opportunities, extending the sporting lifestyle well beyond the property boundaries.
OTHER RECREATION
An hour south of the property and nestled in the Beartooth Mountains, Red Lodge Mountain delivers big mountain skiing and snowboarding without the big crowds or high prices. With six chair lifts, a 2,400± feet vertical drop, 70 runs, and 1,635± acres of skiable terrain, this mountain is the perfect winter playground.
Stillwater County is sparsely populated and enjoys enormous public land that provides some of the best outdoor recreation available anywhere. The vast mountain ranges, beautiful meadows, and lush valleys offer a multitude of recreational pursuits, including horseback riding, hiking, backpacking, bird watching, mountain biking, whitewater rafting/kayaking, and cross-country skiing as well as just relaxing and enjoying the amazing scenery this area has to offer.
11 Cottonwood Ranch on the Yellowstone | Columbus, Montana
LOCATION
Just across the Yellowstone River and only a few minutes from the property, Columbus, Montana, provides essential amenities and small-town charm. This quiet community is a fishing paradise with a population of less than 2,000± people. Amenities include gas stations, a post office, a grocery store, a museum, restaurants, bars, a local brewery, and fly shops. About 20± minutes in the other direction, the quaint town of Absarokee is a stopping point on the way to Red Lodge. The Yellowstone River and Stillwater River confluence near town, and two scenic drives begin here.
Red Lodge is about 45± minutes from the property. The town is nestled in the magnificent Beartooth Mountains and surrounded by the Custer Gallatin National Forest. Red Lodge boasts a historic downtown with lots of restaurants, bars, and shops. The famed Pollard Hotel is steeped in history and has a guest list that includes Buffalo Bill Cody and Calamity Jane. The famous Beartooth National Scenic Byway originates in Red Lodge. It snakes 68± miles and over 10,947 feet in elevation on the Beartooth Pass into Cooke City and the northeast corner of Yellowstone National Park.
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AIRPORT SERVICVES
Woltermann Memorial Airport in Columbus is a ten-minute drive from the ranch. It is a paved runway that is 3,800 x 75 feet and supports private planes.
The closest commercial airport to the ranch is Billings-Logan International Airport (BIL), which is just under one hour away. United, Cape Air, Delta, Alaska, American Airlines, and Allegiant service the airport.
Bozeman Yellowstone International Airport, Montana’s busiest airport, is an easy one hour and 45 minutes away with direct flights to major metropolitan areas nationwide.
Cottonwood Ranch on the Yellowstone | Columbus, Montana
Cottonwood Ranch on the Yellowstone | Columbus, 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.
Cottonwood Ranch on the Yellowstone | Columbus, Montana
Cottonwood Ranch on the Yellowstone drives real value in a stunning 440± acre retreat featuring about two miles of live water frontage, lush cottonwood bottomlands, irrigated pasture, and abundant wildlife. With no covenants or easements, ideal building sites, and easy access to amenities, this property offers unmatched freedom and potential. For buyers seeking beauty, privacy, and long-term value in Montana’s iconic Yellowstone River corridor, this is a rare opportunity not to be missed.
Cottonwood Ranch on the Yellowstone | Columbus, 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.
$3,300,000 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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