McLeod, Montana
$5,795,000
MONTANA RIVER RETREAT
68± Acres
INTRODUCTION
The Montana River Retreat may be the most attractive fly-angling property available in Montana today due to its extremely coveted Boulder River frontage and its thoughtfully designed mountain modern home already in place and waiting for a new owner to instantly enjoy.
The most significant and finite asset of this property lies in its abundance of water and exceptional angling opportunities. Spanning nearly half a mile, the pristine Boulder River flows alongside the property, offering deeded access to a world-class fishery. Renowned for its fast-moving, cold, and crystal-clear waters, the Boulder River is home to a robust population of both brown and rainbow trout. In addition to the river, the property features four spring-fed ponds, with one boasting large brown trout, as well as a spring-fed stream that meanders for approximately 2,500 feet. Together, these features not only enhance the property’s aesthetic appeal but also hold the potential for further enhancement to optimize the aquatic experience.
Before building the current home on the property, the owners spent many evenings camping under the stars on the property, enjoying the sounds of the river and the beautiful setting of the property within the cottonwood meadows and captivating views. As they considered the construction of the beautiful home that sits on the property today, they wanted to keep that natural feel of camping under the stars as a vision for the construction. The end result is a beautiful 2,000± square foot triangle-shaped home that maximizes views at all angles, providing the ultimate indoor and outdoor experience.
The Boulder River Valley is one of the most highly sought-after destinations in Montana, celebrated for its quintessential Montana scenery and the charming small-town atmosphere of Big Timber, Montana. This property is conveniently located just 25± minutes from Big Timber and a short drive of approximately 1 hour and 25 minutes from Bozeman, which offers world-class amenities and an international airport.
1 Montana River Retreat | McLeod, Montana
QUICK FACTS
• 68± deeded acres
• An exceptional fly angling property with just under 0.5 miles of blue-ribbon Boulder River frontage
• Primarily a wading fishery, with extremely minimal boat traffic
• A live water spring runs through the property for almost 2,500 feet, and the property includes four spring-fed ponds, one of which holds large trout
• A beautifully designed 2,000± square foot mountain modern home with three bedrooms and two bathrooms, thoughtfully nestled into the property to maximize views and privacy
• Potential for additional aquatic improvements to add further to the aesthetic and recreational appeal of the property
• A conservation easement through Montana Land Reliance includes an additional 4-acre elevated build site looking over the valley, allowing for up to a 3,000± square foot residence
• Plenty of waterfowl and whitetail deer
• 25± minutes from Big Timber, Montana
• 1 hour and 25 minutes from Bozeman, Montana
Montana River Retreat | McLeod, Montana
IMPROVEMENTS
LTS Architecture, based in Livingston, Montana, beautifully realized the owner’s vision in this triangle-shaped, Frank Lloyd Wright style mountain modern home. It seamlessly blends outdoor elements within the comfort of this stunning 3-bedroom, 2.5-bath, 2,000± square-foot sanctuary.
Step inside and be greeted by soaring 12-foot ceilings and a beautiful herringbone hardwood flooring design that flows seamlessly throughout every room. With 26 custom Marvin windows, each uniquely shaped to frame breathtaking views, you’ll feel connected to nature from every corner of your home. Cozy up by the wood-burning stove during chilly evenings or enjoy the convenience of air conditioning and modern thermostat controls that can be managed remotely. The guest bath features custom tiling and an elegant shower and bath for added luxury. The heart of the home, the kitchen, features top-of-the-line Viking appliances, complemented by stunning quartz countertops with bar seating that invite gatherings. Custom birch cabinetry balances the design, offering both style and functionality.
Step outside to discover architect-designed Triangle Trex decking, which expands your outdoor living area by over 1,500 square feet, complete with two inviting balconies looking upon the riparian meadows and the famous Boulder River. The exterior is adorned with durable fir siding and custom copper accents, enhancing its charm. A professionally installed greenhouse with a concrete foundation awaits your green thumb, while a specially designed 20-foot diameter teepee, crafted by the Crow Tribe, adds a unique touch to your outdoor space.
Finally, the fully finished garage, complete with heating and windows, adds 175± square feet of utility, along with a dedicated storage room for your tools and toys. This home is not just a residence; it’s a lifestyle waiting to be embraced.
5 Montana River Retreat | McLeod, Montana
Montana River Retreat | McLeod, Montana
Montana River Retreat | McLeod, Montana
LOCATION BOULDER RIVER VALLEY
The property is located just outside McLeod, Montana, which claims a post office, a school, and about 20 residents. Robert Redford’s movie, The Horse Whisperer, shows off the valley’s scenic beauty. The Boulder River will take you for a ride through wild country flanked by towering mountain peaks and lush ranch land. From its confluence with the Yellowstone River at Big Timber, the Boulder River can provide excellent recreational opportunities as it dashes through the valley floor after it originates in the Absaroka Beartooth Wilderness, where Granite Peak, the highest mountain in Montana, calls home. The upper section of the river is a fast mountain stream holding Class III and Class IV whitewater that provides the fly angler with pools filled with hungry trout and the kayaker with miles of excitement. Eventually, the river flows through the Natural Bridge Monument. This feature garners its name due to the river disappearing entirely in a large mass of rocks and then reappearing one hundred feet later in two distinct waterfalls that cascade down more than 100 feet. Below Natural Bridge, the current of the river slows as it passes through hayfields before reaching its confluence with the Yellowstone River.
BIG TIMBER
Sitting at the confluence of the Yellowstone and Boulder Rivers, and about a 20± minute drive north of the ranch, is Big Timber. A century ago, Big Timber was a railroad center that became the world’s sheep ranching capital, shipping more wool than any other US city at the time. Today, it is dedicated to agriculture and trout and remains a throwback to a simpler time where livestock far outnumbers people and small-town hospitality exudes. It offers an iconic hotel and restaurant, The Grand Hotel, as well as a variety of small shops, a wonderful bakery and coffee shop, art galleries, antique stores, a Carnegie Library, a fly shop, a supermarket, and a hardware store.
ACCESS
As you arrive in Big Timber, the property can be accessed via a paved highway, heading south for about 18± miles. The Bozeman-Yellowstone International Airport is approximately one hour and 30 minutes away, and the Big Timber Airport is a full-service FBO with a runway of 5,285± feet.
Montana River Retreat | McLeod, Montana
Montana River Retreat | McLeod, Montana
RECREATION ANGLING - BOULDER RIVER
The property features approximately half a mile of deeded Boulder River frontage, showcasing several excellent riffles, runs, and pools. This particular stretch of river along the property is highly appealing with a variety of productive riffles, runs and pools.
The fishing season begins on the Boulder in late March and early April. The first hatch is the Mother’s Day Caddis Hatch. Right around the same time, blue-winged olives and golden stoneflies also emerge during this pre-runoff bonanza. A yellow stimulator or elk hair caddis is the fly of choice during this time and can provide tremendous dry fly action. Caddis continue throughout the summer, and a high-floating attractor pattern will remain productive throughout these warmer months. Hoppers become the dry fly of choice on hot, sunny days starting in August. The hopper fishing lasts through September and is very similar to and just as much fun as the salmon fly hatch, except it lasts two months instead of a week. Hopper fishing is arguably the most enjoyable way to catch trout on a fly rod, and the river has some of the best hopper fishing available anywhere.
Throughout the fishing season, roughly April 1 to November 1, nymphs and streamers will work well when the fish are not taking dry flies. The trout in the river will average around 12 to 14 inches with populations of large fish in the 18 to 20-inch range. Fishing is predominantly for brown, rainbow, Yellowstone cutthroat trout, and mountain whitefish, which are also abundant in the West Boulder and East Boulder Rivers.
Outside of about a 4-6 week stretch, the Boulder River is exclusively a wading river due to it being to rough to float with minimal boat ramps. The lack of floating keeps the overall fishing pressure low, and the angling very enjoyable yearround.
In addition to the Boulder River frontage, the property features four spring-fed ponds, one of which holds exceptionally large trout, offering an outstanding Stillwater fishing option. With approximately 2,500 feet of spring creek running through the land, there’s potential to further enhance aquatic recreation.
15 Montana River Retreat | McLeod, Montana
ANGLING - YELLOWSTONE RIVER
The Yellowstone River is the longest free-flowing river in the lower 48 states, traveling 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River. There are more than 100 miles of Blue Ribbon trout water downstream from Yellowstone Park 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 as well as 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 paradise.
In less than 2 hours from the property, you can enter Yellowstone National Park, the birthplace of many of the finest trout rivers in the west. Headwater streams such as the Gibbon, Firehole and Lamar create rivers such as the Madison and Gallatin within its boundaries. The park hosts a lifetime of fishing opportunities with over a hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams found within such a small area.
Montana River Retreat | McLeod, Montana
RECREATION - CONTINUED
BIG GAME AND UPLAND BIRD HUNTING
The Montana River Retreat is located in Hunting District 560. The unit is a general draw for elk and deer and runs south of Big Timber, including the entire Boulder River drainage up into the Absaroka-Beartooth Wilderness. With approximately 60% of the unit being made up of National Forest, there is ample hunting opportunity with rising elk numbers and some high-quality bulls.
The archery season is a great time of year to be out in the field in this unit, primarily for chasing screaming bulls. The rifle season in unit 560 will likely provide the best opportunity for a quality mule deer, as it aligns with the peak of the mule deer rut.
The additional big game that exists on the property includes whitetail deer, black bear and the occasional moose. In addition to big game, there are turkeys, upland birds and with the significant amount of spring water, waterfowl visit the property often.
OTHER RECREATION
If you have a passion for searching for morel mushrooms, this property is perfect for you. The owners report harvesting between 10 and 20 pounds of morels on the land. Additionally, its location offers easy day trips to both Red Lodge Mountain Ski Resort and Bridger Bowl. With close proximity to the National Forest Service, you’ll also have quick access to hiking and mountain biking opportunities and the famous Natural Bridge, on the Boulder River, is just a few miles upstream from the property.
19 Montana River Retreat | McLeod, Montana
POTENTIAL AQUATICS RESTORATION PROJECT
When the sellers acquired the property, approximately 540 feet of stream bank along the Boulder River required restoration due to erosion. After securing the necessary permits, the owners collaborated with aquatic engineers to restore the bank using natural riprap made from woody debris like stumps and willows.
Currently, only one of the four ponds is deep enough to support fish, and the spring creek’s thermal efficiency and fish passage could be improved. Although a new buyer should conduct their own investigations, Restoration Engineering provided a report in 2017 indicating that an aquatic project is feasible. Specifically, the report suggested enhancing the flow distribution to a single, high-performing trout pond, restoring the island within the pond to improve habitat, and transforming the other ponds into wetland areas.
According to the report, the spring creek, spanning over 2,500 feet, has sufficient flow to create a spawning and rearing channel. If implemented correctly, a narrower and deeper channel would enhance thermal efficiency, provide optimal cover, and maintain higher velocities. This would help limit sediment deposition and aquatic plant growth while creating valuable spawning resources and a travel pathway for fish throughout the property.
Montana River Retreat | McLeod, Montana
Montana River Retreat | McLeod, 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
To protect open space and wildlife habitat, the property is protected by an Montana Land Reliance conservation easement. The easement does allow for two additional building sites on the property for additional improvements.
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.
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. 25 Montana River Retreat | McLeod, Montana
SUMMARY
The Montana River Retreat stands out as one of the most desirable fly-fishing properties in Montana, featuring nearly half a mile of pristine Boulder River frontage and a beautifully designed mountain modern home. This retreat offers unparalleled access to a world-class fishery, renowned for its abundant populations of brown and rainbow trout, complemented by four spring-fed ponds and a scenic spring creek. The thoughtfully constructed 2,000± square-foot home captures the natural beauty of the landscape and provides instant enjoyment for a new owner by providing a stunning and seamless indoor-outdoor living experience, while the ability to build an additional residence on the property also exists.
Nestled in the highly sought-after Boulder River Valley, just 25 minutes from Big Timber and a short drive from Bozeman, this property is ideally located for both relaxation and adventure. The surrounding area boasts rich recreational opportunities, from additional nearby Blue Ribbon fly angling opportunities, to ski resorts and public lands in close proximity to the property. With its unique blend of natural beauty, world class fly angling, modern amenities, and potential for further aquatics and construction improvements, the Montana River Retreat is a lifestyle opportunity waiting to be embraced by its next owner.
Montana River Retreat | McLeod, 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.
$5,795,000 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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