Elk Ranch | Fay Ranches

ELK RANCH

Livingston, Montana $2,595,000 40± Acres

INTRODUCTION Elk Ranch is a private 40± acre retreat set between Bozeman and Livingston in the heart of one of southwest Montana’s premier recreational regions. Views of the Gallatin and Bridger ranges stretch across the horizon, complementing a varied landscape of native grasses, timber, and rolling terrain. The property provides excellent habitat for elk, deer, and numerous bird species throughout the seasons.

Offering a quiet sense of seclusion without sacrificing access to the amenities of Bozeman and Livingston, Elk Ranch presents an increasingly rare opportunity to enjoy meaningful acreage in a highly desirable location. The centerpiece of Elk Ranch is a custom 4,390± square-foot log home featuring five bedrooms and four bathrooms, accompanied by a 1,269± square-foot, two-bedroom apartment above a large three-stall garage/shop. From the home’s expansive porches, the landscape unfolds across meadows toward the mountains beyond, with elk frequently moving through the property in the early morning and evening hours. The property enjoys convenient access to both Bozeman and Livingston, each located approximately 20± minutes away. From skiing and trout fishing to Yellowstone National Park, some of Montana’s most celebrated recreational opportunities are close at hand, making Elk Ranch an exceptional base for experiencing southwest Montana.

Elk Ranch | Livingston, Montana

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QUICK FACTS • • • • • • • • • •

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40± acres conveniently located between Bozeman and Livingston 4,390± square foot, 5-bedroom, 4-bathroom log home 1,269± square foot, 2-bedroom, 1-bathroom, garage apartment with a 3-stall large garage below Haven for elk, deer, and other wildlife Incredible views set amongst the pines 20± minutes west of Livingston 20± minutes from the vibrant town of Bozeman 30± minutes from Bozeman/Yellowstone International Airport, the busiest airport in Montana 30± minutes from Bridger Bowl Ski Area 1.5± hours north of Yellowstone National Park

www.fayranches.com | 800.238.8616 | info@fayranches.com

Elk Ranch | Livingston, Montana

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ACREAGE Elk Ranch spans 40± acres between Bozeman and Livingston, offering a rare blend of privacy, mountain views, and acreage. The land is anchored by a custom 4,390± square-foot, five-bedroom, fourbathroom log home, along with a 1,269± square-foot, two-bedroom, one-bathroom garage apartment above a three-stall garage, providing the owner with ample living space alongside room for guests, staff, or storage. Beyond the improvements, the acreage itself supports elk and other wildlife amid pine-studded terrain, with sweeping views that frame the Bridger peaks. It’s a setting that balances a true legacy home with scenic ground, all within easy reach of Bozeman, Livingston, and the region’s skiing, fishing, and access to Yellowstone.

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www.fayranches.com | 800.238.8616 | info@fayranches.com

Elk Ranch | Livingston, Montana

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IMPROVEMENTS The log home at the heart of the property is a striking example of true mountain craftsmanship, its exterior built from large hand-fitted logs beneath a steep, dramatic roofline. Every inch of this 4,390±-square-foot residence reflects quality and was built in 1999. With five bedrooms, 4 bathrooms, and a spacious open floor plan. A wraparound deck with black metal railing stretches across the front of the home, offering multiple seating and dining areas framed by pine forest and mountain views, an ideal spot for morning coffee or evening gatherings under big Montana skies.

Inside, the home opens into a soaring, vaulted great room with exposed log trusses and beams that showcase the scale and craftsmanship of the build. Large windows on every side pull in natural light and frame the surrounding pines, while a freestanding wood stove anchors a cozy sitting area near the base of a log staircase leading to the loft above. The space is rich with rustic character, from mounted wildlife and Western art to hand-built log furniture, giving the home a lived-in, authentic mountain lodge feel throughout.

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The kitchen carries the same warm, cabin aesthetic, with custom cabinetry, granite countertops, a stainless refrigerator, and a central island with bar seating, all set beneath log beams and tile flooring. It flows easily into the dining and living areas, making the main level well-suited for both everyday living and entertaining guests.

The main level features radiant floor heat, a spacious primary suite and bathroom with dual sinks, a jetted tub, glass shower, large picture windows, and a sliding glass door to a private deck with a sunken hot tub.

A second bedroom and three-quarter bathroom sit across the great room, while the window-lined main living area opens to an expansive wraparound porch.

A large, carpeted loft upstairs provides flexible office and sleeping space and currently accommodates two single beds and a desk.

The lower level expands the home’s living and guest accommodations with a comfortable additional living area and three spacious bedrooms. Two bedrooms share a three-quarter bathroom, while the third offers a private ensuite full bathroom. Baseboard heat, a generous laundry room with a sink, and direct access to the garage make the space both comfortable and functional.

Elk Ranch | Livingston, Montana

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www.fayranches.com | 800.238.8616 | info@fayranches.com

Elk Ranch | Livingston, Montana

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GUEST APARTMENT Built in 2010, the 1,269± square-foot guest apartment provides two bedrooms, one bathroom, and radiant floor heat, offering comfortable accommodations for family, guests, or a caretaker. Situated above a large three-stall garage with half a bathroom, the building offers exceptional utility, with ample space for a workshop, vehicle storage, boats, snowmobiles, and other outdoor recreational gear.

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www.fayranches.com | 800.238.8616 | info@fayranches.com

Elk Ranch | Livingston, Montana

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RECREATION FLY FISHING A short 20-minute drive from the property lies the legendary Yellowstone River, home to some of the finest trout fishing in the world. As the longest free-flowing river in the lower 48, it winds for 554± miles from the Wyoming high country to its union with the Missouri. Downstream from Yellowstone National Park, anglers can explore over 100 miles of blue-ribbon trout water, teeming with brown, rainbow, and cutthroat trout. Renowned for its famous “Mother’s Day” caddis hatch, the Yellowstone offers unparalleled floating and wade fishing experiences in a truly iconic setting.

Located just south of Livingston in the iconic Paradise Valley, three of the world’s most renowned spring creek fisheries—Nelson’s, DePuy’s, and O’Hair’s (Armstrong’s)—offer access to over five miles of pristine, fee-based trout water. These spring creeks, celebrated for their clarity and nutrient-rich flow, provide exceptional fishing. Teeming with aquatic life and wild trout, they are truly natural wonders, perfectly suited for anglers seeking an unmatched fly-fishing experience.

Just 73± miles from the property, Yellowstone National Park is the birthplace of some of the West’s most iconic trout rivers. The Gibbon, Firehole, and Lamar Rivers converge to form the legendary Madison River, while the Gallatin River begins just inside the park’s western boundary below Three Rivers Peak.

With more than a thousand miles of fishable streams and over 100 pristine lakes, Yellowstone offers an unmatched concentration of public fishing waters, making it a true angler’s paradise.

Head west from the property, and in just under an hour, you’ll find yourself casting into some of the best trout water in the country. The Missouri River’s headwaters, along with the East and West Gallatin, Madison, and Jefferson Rivers, promise thrilling days on the water with unforgettable views and healthy fish populations.

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www.fayranches.com | 800.238.8616 | info@fayranches.com

HUNTING | WILDLIFE Dozens of animals make this area home, including deer, elk, grouse, and even the occasional moose. Bird watching for raptors, bald eagles, mountain bluebirds, sandhill cranes, and other species is phenomenal and can keep you occupied for hours.

Offering both privacy and prime habitat, the property serves as a vital wintering ground for elk herds that return year after year in a majestic seasonal ritual. Outstanding opportunities for whitetail and mule deer hunting are also available. With over-the-counter licenses readily available to residents, the property offers an exceptional hunting retreat for owners and their guests.

Renowned for big game hunting, the Bozeman and Livingston areas are surrounded by public and private lands managed by various agencies. These lands offer exceptional hunting and outstanding opportunities for photography and wildlife viewing.

SKIING AND SNOWBOARDING Bridger Bowl, just 30± minutes from Elk Ranch, offers 2,000 acres of skiable terrain, 2,600 feet of vertical drop, and eight lifts. Known for its laid-back vibe, short lift lines, and affordability, it’s Bozeman’s go-to mountain. Four lodges, two at the base, two mid-mountain, make it easy to enjoy a full day on the slopes.

Big Sky Resort, only 45± miles from Bozeman, boasts 5,512± acres of skiable terrain, including Moonlight Basin. It’s a four-season destination with golf, fly fishing, hiking, and horseback riding. Nearby, the Yellowstone Club offers a private ski and golf experience found nowhere else in the world.

Elk Ranch | Livingston, Montana

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GET TING THERE Take Elk Ridge Road south from I-90 for a little over one mile to access Elk Ranch, each turn revealing another magnificent view, as the improved gravel road curves through picturesque surroundings and rolling hills. This scenic drive leads to the 40± deeded acres.

Conveniently located just six miles east of Livingston, Mission Field Airport offers an FBO and a 5,700± foot paved runway ideal for private air travel. Bozeman Yellowstone International Airport is only 30± minutes away and is Montana’s busiest airport for commercial flights. Served by major carriers including Alaska, Allegiant, American, JetBlue, Delta, Southwest, Sun Country, and United, it provides direct access to numerous cities across the country.

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www.fayranches.com | 800.238.8616 | info@fayranches.com

BOZEMAN Tucked into a peaceful Montana landscape, the property enjoys the privacy of a rural retreat while remaining close to one of the state’s most dynamic mountain towns. Bozeman Yellowstone International Airport is just 25± minutes away, and the restaurants, shops, and cultural attractions of downtown Bozeman are approximately 35± minutes from the property.

Home to around 58,000 residents, Bozeman pairs an energetic Western community with Montana State University, the Museum of the Rockies, and exceptional year-round recreation, from blue-ribbon fly fishing and hiking to skiing and mountain biking.

YELLOWSTONE NATIONAL PARK About an hour and a half south, the north entrance to Yellowstone National Park opens a world of natural wonders. Anglers can explore its famed rivers and streams, while wildlife enthusiasts may spot everything from bald eagles and wolves to bison and mountain goats.

The park’s thriving populations of rare and endangered species underscore its importance as one of America’s last truly wild landscapes.

Elk Ranch | Livingston, Montana

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MINER AL 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.

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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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.

Elk Ranch | Livingston, Montana

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www.fayranches.com | 800.238.8616 | info@fayranches.com

SUMMARY Elk Ranch offers 40± acres equally distant between Bozeman and Livingston, anchored by a custom 4,390± square foot, fivebedroom, four-bathroom log home and a 1,269± square foot, two-bedroom, onebathroom garage apartment above a large three-stall garage. Built with hand-fitted logs, vaulted ceilings, and a wraparound deck, the home delivers true mountain craftsmanship alongside sweeping views of the Gallatin and Bridger ranges. The land itself is a haven for elk, deer, and abundant bird life, with meadow, timbered ground, and rolling terrain giving the ranch its rich sense of place and functioning as prime winter range and hunting ground for the owners. Just 20± minutes from Bozeman, 20± minutes from Livingston, and within easy reach of Bridger Bowl, Big Sky Resort, and Yellowstone National Park, the property also sits close to some of the best fly fishing in the country, from the Yellowstone River and Paradise Valley’s spring creeks to the Madison and Gallatin headwaters. Combining a true legacy home with privacy, recreation, and an unmatched Montana setting, Elk Ranch delivers a rare opportunity between two of the state’s most desirable towns.

Elk Ranch | Livingston, Montana

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CONTACT PRICE

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, 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.

$2,595,000

TERMS Cash Conventional Financing 1031 Exchange

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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.

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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