SOLD | East Gallatin River Farmhouse | Fay Ranches

E A ST G A L L AT I N R I VER FAR MHOUSE Bozeman, Montana $3,495,000 | 20± Acres

East Gallatin River on property and views of the Bridger Mountains

INTRODUCTION It’s the simple things that make life the sweetest—especially when enjoyed from a rocking chair on the front porch of East Gallatin River Farmhouse, surrounded by panoramic views of the Bridger Mountains.

This 20± acre riverfront getaway with private fishing access on the famed East Gallatin River for over 200 feet is an exclusive opportunity in the heart of the Gallatin Valley. The country estate blends seamlessly into the bucolic setting and boasts a barn, loafing shed, and four fenced pastures made for the equestrian enthusiast. Old-growth trees line the river and landscaped home, which totals 4,904± SF with five bedrooms, four full bathrooms, 1 three quarter bathroom, and one-half bathroom. Twenty acres of complete privacy located just 10± minutes to downtown Bozeman, 10± minutes to Bozeman Yellowstone International Airport, and 25± minutes to Bridger Bowl Ski Area, this property checks all the boxes.

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

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ACREAGE East Gallatin River Farmhouse sits on 20± very private acres with about 200 feet of the East Gallatin River running through the southeast side of the acreage. A variety of wildlife, including white-tailed deer, ducks, geese, pheasant, and bald eagles, call this property home. The estate sits on the southwest corner of the property, allowing for lots of useable acreage. The land is flat and easily walkable. Large cottonwood trees dominate the naturally lush river bottom landscape, while the grounds around the residence are professionally landscaped and maintained. Enjoy evenings on the river while watching the awe-inspiring alpenglow on the Bridger Mountains that tower over you.

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East Gallatin River Farmhouse | Bozeman, Montana

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

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IMPROVEMENTS M ain H ome This stately custom home was built in 1988 and underwent extensive renovations in 2004 and 2005. An ideally sized 4,904± SF, this elegant home features five bedrooms, four full bathrooms, 1 three quarter bathroom, and one-half bathroom. Perimeter fenced and professionally landscaped, enter the front gate off paved Nelson Road and follow a 350± foot private, hidden, tree-lined drive to reach the charming farmhouse.

Classic and custom, elegant finishes are showcased at every turn, including granite and marble, luxurious wool carpet, as well as solid Brazilian cherry flooring on the main level, and solid red oak flooring on the upper level. Natural light flows throughout the home through large Andersen windows and doors. Upon entry, you are greeted by a large living area with built-in bookshelves. Remodeled in 2012, the large chef’s kitchen includes granite countertops, soft close drawers, a wine fridge, a large island with a trash compactor, a double wall oven, and a gas stovetop. The kitchen flows easily into the dining area and two living areas, one with a gas fireplace, that open to the expansive back deck, allowing for seamless indoor/ outdoor entertaining. A spacious master bedroom offers plenty of room to get ready in the separate ensuite his and hers bathrooms. Cozy up by two fireplaces that keep the house warm on chilly nights.

About 2,200 SF of Port Orford cedar decking wraps around the home, perfect for dining alfresco while watching alpenglow on the Bridger Mountains. The large back deck provides a place to get even closer to the serene landscape, while chilly nights can be enjoyed looking up at the stars in the hot tub. A gazebo sheltered by landscaping and a stone fire pit grace the backyard, ideal for entertaining. Underground sprinklers, a back-up generator, and a security system add to the ease of the property. An attached heated 2-car garage provides plenty of storage.

O utbuildings A 4-stall barn and loafing shed with three frost-free hydrants beckon the horse enthusiast. Four large, fenced pastures are perfect for keeping and riding horses.

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East Gallatin River Farmhouse | Bozeman, Montana

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

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East Gallatin River Farmhouse | Bozeman, Montana

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

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East Gallatin River Farmhouse | Bozeman, Montana

RECREATION H unting | W ildlife | O ther R ecreation The Gallatin Valley and endless acres of nearby National Forest land provide opportunities for a wide variety of outdoor recreation. Whether you enjoy horseback riding, hiking, biking, kayaking, or rock climbing, this area hosts it all. Well known for big game hunting, the Gallatin Valley also offers worldclass upland bird and waterfowl hunting. Also, the wonders of Yellowstone National Park are a little over an hour away.

During the winter months, there are plenty of activities to keep you occupied. The Bridger Mountain Range, a sub-range of the Rocky Mountains that runs in a north-south direction between Bozeman and Livingston, is home to Bridger Bowl Ski Area. Bridger Bowl has a top elevation of 8,800 feet and a base elevation of 6,100 feet. On average, Bridger Bowl receives 300± inches of snow annually. Crosscut Mountain Sports Center is next to Bridger Bowl, offering 500+ acres to Nordic ski, snowshoe, and fat-tire bike. Backcountry skiing is also very popular in the area since snow is usually available on peaks such as Sacagawea from early fall until early summer.

Big Sky Resort is about an hour south and offers, in conjunction with Moonlight Basin, 5,850 skiable acres and 4,350 vertical feet. You can take a tram ride to the top of Lone Mountain, play a round of golf, hike to Ousel Falls, explore the Gallatin Canyon on horseback, or take mountain bikes on one of the many groomed trails. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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RECREATION F ishing East Gallatin River Farmhouse is an angler’s paradise, with 200± feet of the East Gallatin River flowing through the southeast corner for private fishing access. Consistent spring water flows with healthy streamside vegetation provide excellent fishing for rainbow and brown trout. Public river access is either 5.8± river miles upstream or 3.8± river miles downstream, making this stretch of the East Gallatin very unique and private.

The East Gallatin River by nature is a classic riffle, run, pool fishery that holds healthy populations of brown and rainbow trout with some fish reaching sizes up to 10 pounds while the average fish is around 12-14 inches. This stretch of the East Gallatin is too small to be floated and located far from any bridges, so you are likely to be all alone when you fish your private stretch of river. Throughout the year, various hatches and terrestrials provide for excellent “topwater” action on this stretch of the East Gallatin. In fall and spring, there are exceptional hatches of blue wing olives. Caddis are present from April through October and are thick at times. Golden stoneflies show up in April and May and make a yellow stimulator a great bait choice. In August and September, there is an excellent Trico hatch in the mornings. Because of the river’s meandering nature and the overhanging grass banks, the hopper fishing in July, August, and September can be tremendous.

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East Gallatin River

Madison River; source: Madison River Outfitters On any fly fishing property, no matter how good the fishing, the day will come when you want to venture out to fish other rivers. It would be difficult to find a location where you have more quality options within a short drive. The Madison, Gallatin, and Yellowstone Rivers are located about 15 to 45 minutes from the property. These are considered some of the most famous fly fishing rivers in the world due to their early notoriety from such legendary fly fishers as Joe Brooks, Charles Brooks, and Bud Lilly, and because of their scenic beauty and incredible numbers and size of trout. The Madison, Yellowstone, and Gallatin Rivers are known for their dry fly fishing. From blue wing olives and midges in the spring, the Salmon fly hatch in June, mayflies, caddis, hoppers, and terrestrials in the summer, and back to blue wing olives and midges in the fall and winter. Throw in some of the best streamer fishing in the state, as well as great nymph fishing, and you have a variety of rivers that can provide a lifetime of entertainment for beginners as well as seasoned veterans. There are fish in these rivers that will exceed 24”.

Other rivers that are within 1.5± hours from the property offering world-class trout fishing are the Jefferson, Ruby, Big Hole, Missouri, and the Beaverhead. Several world-class “fee” spring creek fisheries are also close at hand. Over the hill in Paradise Valley along the Yellowstone River, Depuy, Armstrong, and Nelson Spring Creeks attract avid anglers worldwide. Additionally, there are several tributaries and mountain lakes in the area.

Of course, the lure of traveling further may beckon a curious angler. About 1 to 2 hours will put you in the Henry’s Fork watershed in Idaho or well into the center of Yellowstone National Park. Yellowstone is where many of these famous rivers originate. Its nutrient-rich waters are the reason that the greater Yellowstone region is noted as one of the best areas in North America for catching trophy trout. The vastness of this area can occupy an angler for a lifetime.

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

LOCATION

Bozeman, Montana; source: Marriott

Bozeman (population 52,000±), a short 10± minute drive from East Gallatin River Farmhouse, is one of Montana’s major tourism and agricultural centers and one of the most diverse small towns in the Rocky Mountain West.

Bozeman is the fastest growing city in Montana, spurred in part by Montana State University’s very active and successful programs in support of entrepreneurship. Bozeman hosts an eclectic mix of ranchers, artists, professors, ski enthusiasts, and entrepreneurs drawn by world-class outdoor recreation, Montana State University, and a slice of old-fashioned Americana. Established in 1893, Montana State University’s campus houses the Museum of the Rockies.

Downtown Bozeman has been an important and historic gateway to the West for more than 100 years.

Today, downtown still features rows of historic buildings. Whether you are looking for a piece of artwork, need a Montana souvenir, or want to grab a bite to eat, you will discover an array of casual and fine dining restaurants, art galleries, unique retail shops, sporting goods for all your outdoor adventures, and much more! Art and culture are alive and well in Bozeman. It is home to many museums, talented artists, and excellent galleries. You can find theater, symphony and ballet, live music, rodeos, as well as the Sweet Pea Festival, Music on Main, and the Gallatin County Fair.

GETTING THERE Located just 10± minutes from the property, Bozeman Yellowstone International Airport is Montana’s busiest airport and the hub for those traveling to and from southwest Montana. The airport has a 9,000± foot runway and is serviced by numerous daily flights from Delta, United, American Airlines, Alaska Airlines, Allegiant, Frontier, Jet Blue, and Sun Country. The airport has non-stop flights to 21 destinations and caters to corporate and private aircraft.

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East Gallatin River Farmhouse | Bozeman, 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 The property does not have a conservation easement in place.

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

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QUICK FACTS • • • • • • • • • • • 14

20± deeded acres on the East Gallatin River 200± feet of East Gallatin River frontage for rainbow and brown trout fishing Spacious 4,904± SF, six-bed, four full bath, 1 three quarter bath, one half bath home Majestic views of the river and the Bridger Mountains 10± minutes from downtown Bozeman 10± minutes from Bozeman Yellowstone International Airport 25± minutes to Bridger Bowl Ski Area and Crosscut Mountain Sports Center 1± hour to Big Sky Resort 15± minutes to 1.5± hours to 9 world-class trout rivers Abundant wildlife including waterfowl, bald eagles, ducks, geese, pheasant, and white-tailed deer Easy year-round access off paved Nelson Road East Gallatin River Farmhouse | Bozeman, Montana

SUMMARY An idyllic country getaway, a fisher’s paradise, or an equestrian’s dream home, this is your piece of perfect in Bozeman, Montana. East Gallatin River Farmhouse is an angler’s paradise with an ideal mix of riffles, runs, and pools at every bend. Proximity to Bozeman amenities and recreational opportunities that make this area a year-round playground contribute to this exclusive opportunity. The wildlife, East Gallatin River frontage, country home, and location in the heart of the Gallatin Valley provide not only an opportunity for family and recreational enjoyment but also an investment in your future.

Views of the Bridger Mountains from the deck

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PRICE $3,495,000

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 properties, 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.

BOZEMAN

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