HARRISON HOLLOW
Bozeman, Montana
$1,495,000
37± Acres
INTRODUCTION
Harrison Hollow spans approximately 37.15 acres in the highly sought-after Trail Creek area, ideally located just 15± miles from Bozeman, 24± miles from Livingston, and 13± miles from Paradise Valley. A rustic one-bedroom, two-bath cabin sits above a spacious two-car garage with additional office and storage space, offering a comfortable base camp and the opportunity to build a primary residence. The property features sweeping views of the Gallatin Mountains to the west, Chimney Rock to the southwest, and the Absaroka/Beartooth range rising above Paradise Valley to the south. Rolling hills transition into aspen groves and willow-lined draws along a spring, leading into mature timber. The property consists of all usable ground, so bring your horses, hiking boots, and 4-wheelers. Wildlife is abundant, including elk, moose, grouse, and deer. A paved road system extending to the property ensures dependable, year-round access.
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Harrison Hollow | Bozeman, Montana
QUICK FACTS
• 37.15± acres of private Montana landscape in the desirable Trail Creek area
• Stunning mix of open meadows, small spring, mature timber, aspen stands, and willows
• Multiple building sites with commanding views of the surrounding mountain ranges
• The property is accessible via wellmaintained paved roads
• 13± miles from Paradise Valley, Montana
• 15± miles from Bozeman, Montana
• 24± miles from Livingston, Montana
• 79± miles from Yellowstone National Park
• Tons of wildlife, including elk, deer, moose, grouse, and deer, to name a few
• Suitable as a full-time residence, seasonal getaway, or investment property with the ability to build another primary residence
• Multiple access points to nearby national forest lands are available throughout the Trail Creek area, offering exceptional recreational opportunities
Harrison Hollow | Bozeman, Montana
ACREAGE
Set on 37.15± private acres in the scenic Trail Creek area of Bozeman, this property offers a diverse and picturesque landscape that embodies the essence of Southwest Montana. With well-maintained paved road access to the property, the acreage features a beautiful blend of open meadows and mature timber, creating a balanced setting that supports both usability and natural privacy. Gently rolling terrain enhances the visual appeal while providing multiple potential building or recreation sites, all framed by expansive mountain and valley views. A seasonal small pond adds character and attracts local wildlife, with frequent sightings of deer, elk, and moose throughout the property. Multiple access points to nearby national forest lands are available throughout the Trail Creek area, offering exceptional recreational opportunities. Whether envisioned as a private retreat, recreational haven, or future legacy holding, the land offers both versatility and a strong connection to the surrounding environment, delivering the space, seclusion, and natural beauty that define Montana living.
Harrison Hollow | Bozeman, Montana
Harrison Hollow | Bozeman, Montana
IMPROVEMENTS
Thoughtfully positioned to capture sweeping views, the property lends itself equally to relaxation and recreation. A rustic one-bedroom, two-bath cabin/guest house sits above a spacious two-car garage with an office and storage, offering a comfortable base camp for enjoying the land. Built in 2002, the cabin includes a durable metal roof, a well, power, a grid-tied solar system, radiant heat, and an expansive wrap-around deck for year-round use. With both a three-bedroom and a one-bedroom septic system in place, along with multiple build sites, the property provides immediate functionality and the opportunity to build an additional residence.
OUTBUILDINGS
The property offers a metal paddock complete with two horse stalls and a tack room.
Harrison Hollow | Bozeman, Montana
RECREATION
WILDLIFE
The property supports a rich and diverse array of wildlife, offering an authentic Montana experience right out the front door. Its blend of open meadows, timbered cover, and nearby water sources creates an ideal habitat for a variety of species. Elk and deer are frequent visitors, often moving through the property in the early mornings and evenings, while moose are known to inhabit the surrounding area. Upland birds and raptors are commonly seen overhead, adding to the dynamic natural setting. The peaceful, low-density surroundings and proximity to larger tracts of undeveloped land further enhance wildlife movement, making the property especially appealing to those who value quiet observation, photography, or recreational hunting.
The Trail Creek and Paradise Valley areas have long been known as a destination for big-game hunting. This area District 314, is a resident general draw for elk and deer, so hunting tags are available over the counter.
Photo not taken on property
FISHING
Although an alpine property, world-class fishing is not far. Some of the best trout fishing in the world occurs on the Yellowstone River, which is located just minutes from Harrison Hollow. The Yellowstone River is the longest, free-flowing river in the lower 48 states, flowing some 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River. Downstream from the Yellowstone Park border, there are more than 100 miles of Blue-Ribbon trout water with excellent populations of brown, rainbow, and cutthroat trout. The Yellowstone is considered large by trout-river standards and is a great river to float and wade fish. The river is most noted for the “Mother’s Day” caddis hatch, and when river conditions are right, it is a fisherman’s Valhalla.
In close proximity to Harrison Hollow are three celebrated spring creek fisheries: Nelson’s, Depuy’s, and O’Hair’s (Armstrong’s). Offering over five miles of pristine spring creek water, these fisheries provide access to some of the finest fly fishing available. Conditions remain remarkably consistent throughout the year, including winter months. Originating from natural underground springs, these creeks carry nutrientrich water that sustains abundant aquatic ecosystems and healthy wild trout populations.
Yellowstone National Park, a little over an hour south of the property, is the birthplace of many of the finest trout rivers in the West. Headwater streams such as the Gibbon, Firehole, and Lamar converge to form the Madison River. The Gallatin River’s headwaters sit just inside the park’s west boundary below Three Rivers Peak. The park offers many fishing opportunities, with over 100 lakes and 1,000 miles of streams. Nowhere in the world are so many public rivers and streams found within such a small area. Other rivers, just 30± minutes to an hour and a half west of the property, offering world-class trout fishing include the headwaters of the mighty Missouri River, the East and West Gallatin Rivers, the Madison River, and the Jefferson River. Still water surrounded by stunning peaks makes for a fishing locale you may never want to leave. There are excellent trout lakes all over the nearby mountain ranges; some you can drive to, and others are hikes of varying lengths to reach. Tube floating in these settings is sublime.
RECREATION
Bridger Bowl Ski Area, 40± minutes from the property, is a tremendous asset to the Bozeman community. Considered “Bozeman’s resort,” Bridger Bowl offers an intimate atmosphere where tickets are affordable, lift lines are short, and the skiing is fantastic. Eight lifts service 2,000 skiable acres with a 2,600-foot vertical drop.
Big Sky Resort, about an hour and fifteen minutes from Harrison Hollow, is an international destination for skiers, snowboarders, and summer vacationers. In the winter, Big Sky offers 5,850 skiable acres and 4,350 vertical feet, with a brand-new tram to Lone Peak as of 2023. Just south of Big Sky is the renowned Yellowstone Club. The world’s only private ski and golf resort offers a quiet retreat for its members.
The Paradise Valley leads to the north entrance of Yellowstone National Park and provides access to the Yellowstone River and large tracts of national forest and wilderness. Yellowstone National Park and additional wildlands managed by the U.S. National Forest Service, the Montana Department of Fish, Wildlife, and Parks, the U.S. Fish and Wildlife Service, and private agricultural interests provide hunting, as well as photographic and viewing opportunities for many species. Elk, mule and whitetail deer, coyote, pronghorn antelope, bald and golden eagles, moose, and an array of less obvious but no less remarkable animals still find suitable range and habitat here. 12
GETTING THERE
The property is well-positioned for regional and national travel, with several airports within a comfortable driving distance. Bozeman Yellowstone International Airport, located approximately 30± minutes away, offers the most extensive commercial service, with direct flights to major cities. Additional access is available via Billings Logan International Airport, located approximately 2± hours away, providing another convenient option for air travel.
Six miles east of Livingston, 40± minutes away, is Livingston Municipal Airport, which has an FBO and a 5,700’ paved runway suitable for those traveling privately.
Harrison Hollow | Bozeman, Montana
AREA ATTRACTIONS
YELLOWSTONE NATIONAL PARK
Highway 89 leads through Paradise Valley to the north entrance of Yellowstone National Park, which allows access to many more fishing opportunities and even more National Forest. Elk, bighorn sheep, mule and whitetail deer, coyotes, wolves, pronghorn antelope, bald and golden eagles, moose, mountain goats, black and grizzly bears, and an array of less obvious but no less remarkable animals find suitable range and habitat in the park. The great variety and populations of rare and endangered wildlife species speaks to the wildness and unspoiled nature of this amazing place.
CHICO HOT SPRINGS
Just 40± minutes from the property, Chico Hot Springs stands as one of Paradise Valley’s most iconic destinations. Dating back to the early 1900s, the lodge was constructed over a natural hot spring and has drawn visitors for more than a century. The property retains its historic character, with aged wooden floors, a distinctive atmosphere, and a sense of old Montana charm. Guests can enjoy a top-tier dining experience at the on-site restaurant or unwind at the classic Western bar near the pool. Though updated with modern amenities, Chico continues to reflect its rich heritage.
SAGE LODGE
Set against the dramatic backdrop of Paradise Valley, Sage Lodge is a premier destination that seamlessly combines upscale comfort with the rugged beauty of Montana. Overlooking the Yellowstone River, the property features thoughtfully designed rooms and cabins, a full-service spa, and multiple dining venues highlighting locally inspired cuisine. Whether casting a line in nearby blue-ribbon waters or unwinding by the fire, Sage Lodge offers a sophisticated yet relaxed mountain experience.
Harrison Hollow | Bozeman, Montana
LOCATION BOZEMAN, MONTANA
Bozeman is located just 16± miles west of Harrison Hollow. With a population of approximately 58,000, it serves as one of Montana’s primary tourism and agricultural hubs and is among the most dynamic small towns in the Rocky Mountain West. The community brings together ranchers, artists, academics, outdoor enthusiasts, and entrepreneurs, all drawn by worldclass recreation, Montana State University, and a strong sense of classic Americana.
Founded in 1893, Montana State University is home to the renowned Museum of the Rockies, featuring a planetarium, extensive paleontology collections, including dinosaurs and dinosaur eggs discovered in Montana, and Plains Indian artifacts, pioneer exhibits, and Western art.
Bozeman’s historic downtown has long served as a gateway to the West. Once a supplier to explorers, miners, and ranchers, it now features beautifully preserved turn-of-the-century buildings that house over 100 shops and restaurants. The town also offers a vibrant arts and culture scene, including museums, galleries, theater, symphony, ballet, rodeo events, and popular festivals such as Sweet Pea, Wild West Winter Fest, and the Gallatin County Fair.
LIVINGSTON, MONTANA
Situated just 24± miles southwest of Livingston, Montana, and roughly 1.5 hours from Yellowstone National Park, Harrison Hollow enjoys a prime location near one of the West’s most historic towns. Livingston, home to approximately 8,000 residents, serves as the county seat of Park County and is well known for its storied past as a lively frontier settlement. Legendary characters like Calamity Jane and Kitty O’Leary contributed to its colorful reputation. The area was also home to the Crow Indians for generations, who relied on its rich landscape and natural resources.
Modern-day Livingston is a lively and inviting town, where fine art galleries, upscale dining, theaters, premier fly shops, and unique boutiques and saloons line its historic streets. A creative and diverse community of writers, musicians, actors, and ranchers calls it home. The Yellowstone River runs through the heart of town, attracting anglers and some of the world’s top fly-fishing guides. Days can easily be spent browsing storefronts, followed by an evening of good food and conversation.
17 Harrison Hollow | Bozeman, Montana
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.
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 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.
19 Harrison Hollow | Bozeman, Montana
Harrison Hollow spans a picturesque 37.15± acres, featuring a diverse landscape of timber, open meadows, aspens, willows, a natural spring, and sweeping mountain views. Ideally located within easy reach of Bozeman, Livingston, and Paradise Valley, the property offers a rare balance of accessibility and privacy. Its proximity to Yellowstone National Park enhances its appeal, while abundant wildlife contributes to an authentic Montana setting. Tucked among the pines, Harrison Hollow blends natural beauty, tranquility, energy efficiency, and recreational opportunities, making it an ideal retreat just minutes from modern conveniences.
Harrison Hollow | Bozeman, Montana
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.
$1,495,000 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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