SOLD: Paradise View Lodge | Fay Ranches

P A R A DI S E VI EW LODGE Livingston, Montana $3,495,000 | 15± Acres

Paradise View Lodge | Livingston, Montana

INTRODUCTION Peaceful and private, yet just 10± minutes from the artsy town of Livingston, Paradise View Lodge sits regally on 15± acres atop a ridge, providing incredible views of Livingston, Paradise Valley, and the Absaroka Mountain Range. A pond with multiple stone waterfalls lies just behind the grand home with a walkway built for morning and evening strolls. No expense was spared when building this stately 9,778± SF home. The main portion includes four bedrooms and five and a half bathrooms. Each bedroom has its own bathroom and fireplace. A separate entrance leads into an attached two-bedroom, two-bathroom guest home. Combined, the home totals six bedrooms and seven and a half bathrooms. Nearby Fleshman Creek drainage and State Land to the south offer not only appealing viewsheds but also cover travel corridors and access to food and water that entice an abundance of wildlife. Simply put, this much variety packed into 15± acres is extraordinary.

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

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Paradise View Lodge | Livingston, Montana

IMPROVEMENTS The exterior of the home was crafted from river rock and log and features custom iron lamps. A striking two-tier steel chandelier hangs overhead as you enter through fir and mahogany double doors. Upon entry, a custom steel double staircase and waterfall greets you. Thoughtful interior details include reclaimed fir plank floors, fir posts and beams, and pigmented plaster walls and ceilings. Mocha travertine tile complements much of the first floor, while marble and travertine tiling can be found in the bathrooms.

From the wealth of finishes and quality workmanship to the gracious and inviting living spaces, comfort is a priority at the Lodge. Radiant heated fir floors and six gas fireplaces throughout the home keep everyone warm on winter nights. Huge two-story windows in the living area frame the pond and multiple waterfalls just behind the home with the Absaroka Mountain Range and Livingston in the distance. The large main level living area and additional recreation room are centered around a large wood-burning stone fireplace with a polished poured concrete hearth for those chilly winter nights. The kitchen features stone countertops, custom rustic cherry cabinets, and new Thermador appliances, including an extra wall oven. Take the curved staircase to the slate-tiled lower level which includes a theater room, an additional cozy living room with a gas fireplace, an exercise room, and a bathroom with a sauna.

Enjoy your surroundings and listen to the waterfalls on any of the home’s many wraparound decks and porches with custom steel railings. There is more than enough room to store your toys and vehicles in the three-stall attached garage below the guest home and an additional two car detached garage.

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

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Paradise View Lodge | Livingston, Montana

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A ttached G uest H ouse A breezeway with a slate stone floor, knotty alder trim, and alder doors leads to the attached 2- bedroom 2-bathroom guest home. Reclaimed fir plank floors make up most of the guest home, with marble and ceramic tiled floors in the bathrooms. Some highlights of the guest home include a large great room with vaulted pine ceilings and a beautiful granite gas fireplace, granite countertops, a spacious media room, and a large pantry in the kitchen, as well as a dual fuel stove and new microwave and dishwasher. The master bedroom boasts vaulted pine ceilings, while the master bathroom includes a whirlpool tub and walk-in shower.

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Paradise View Lodge | Livingston, Montana

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

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RECREATION F ly F ishing Some of the best trout fishing in the world occurs on the Yellowstone River, located less than 15 minutes from Paradise View Lodge.

The Yellowstone River is the longest freeflowing river in the lower 48 states, flowing some 554± miles from its source in Wyoming’s mountains to its confluence with the Missouri River. Downstream from Yellowstone National Park’s 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 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 Valhalla.

Yellowstone River; source: Flickr

There are three world-famous spring creek fisheries located in very close proximity to the property.

Nelson’s, Depuy’s, and O’Hair’s (Armstrong’s) offer free fishing on over 5 miles of some of the best spring creek water in the world. Fishing conditions on the creeks are consistently wonderful, even through winter. These spring creeks are natural wonders emerging from the ground with a large volume of nutrient-rich water providing for an enormous amount of aquatic life, including an abundance of wild trout.

Yellowstone National Park is the birthplace of many of the finest trout rivers in the West. Headwater streams such as the Gibbon, Firehole, and Lamar create the Madison and Gallatin rivers. The park, just an hour away, hosts a lifetime of fishing opportunities with over one 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.

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Paradise View Lodge | Livingston, Montana

White-tailed deer; source: gohunt

Elk, not taken on property

Bridger Bowl; source: freeskier

H unting & W ildlife This area has long been known as a destination for big game hunting. There is excellent elk, deer, black bear, and mountain lion hunting on nearby public land. The Paradise Valley leads to the north entrance of Yellowstone National Park and provides access to the Yellowstone River and thousands of acres 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 white-tailed deer, coyote, pronghorn antelope, bald and golden eagles, moose, and an array of less obvious but no less remarkable animals find suitable range and habitat here.

S kiing , S nowboarding ,

and

G olf

Bridger Bowl Ski Area, a local winter playground, is approximately 45 minutes from the property, while Big Sky Resort, one of the largest and best ski areas in the country, is located a little less than 2 hours from the property. There are several golf courses scattered throughout the area, including Livingston Golf & Country Club, just under 15 minutes away, as well as other courses in Bozeman and Big Timber. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Livingston, MT; source: Big Sky Journal

LOCATION L ivingston Paradise View Lodge is located just 10± minutes west of Livingston, Montana. Livingston (population 8,150±) is a town rich in history and noted in many western journals as a once wild western place.

Some rowdy women left their mark with such characters as Calamity Jane and Kitty O’Leary, adding tremendous flavor to our western history books. Today, Livingston is home to fine art galleries, gourmet restaurants, theaters, fly shops, and a variety of boutiques and saloons, all packaged into a well-preserved historical district. The community is inhabited by a collection of writers, musicians, actors, and a colorful assortment of ranchers. With a world-famous trout river, the Yellowstone, coursing its way directly through town, Livingston has always been home to some of the world’s best fly fishing guides.

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Paradise View Lodge | Livingston, Montana

B ozeman Bozeman is a 40± minute drive to the west of Paradise View Lodge. Bozeman (population 52,034±) is called “the most livable place” for good reason. Enjoy world-renowned fly fishing, dramatic mountains for hiking, mountain biking, rock climbing, skiing, snowboarding, hunting, backcountry exploring, and impressive wildlife. When you are ready for more of a city experience, dive into Bozeman’s thriving arts communities, ranging from main street festivals, farmers’ markets, cultural centers, and museums to symphonies, theaters, and art galleries.

Bozeman, MT; source: Marriott

GETTING THERE About six miles east of Livingston is Livingston Municipal Airport, which has an FBO and a 5,700± foot paved runway suitable for those traveling privately. The closest commercial airport to Paradise View Lodge is Bozeman Yellowstone International Airport, approximately nine miles west of Bozeman, serviced by Alaska, Allegiant, American Airlines, Frontier, Delta, Jet Blue, Southwest, Sun Country, and United Airlines. The airfield also houses two facilities for private aircraft. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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AREA ATTRACTIONS Y ellowstone N ational P ark Head about an hour south on Highway 89 through Paradise Valley to Yellowstone National Park’s north entrance, allowing access to fishing opportunities and National Forest. Elk, bighorn sheep, mule and white-tailed deer, coyotes, wolves, pronghorn antelope, eagles, moose, mountain goats, bears, and an array of other animals find suitable range and habitat in the Park.

Yellowstone National Park; source: Flickr

S age L odge About 35 minutes south of the property is Sage Lodge, located on the Yellowstone River. It is an idyllic headquarters from where you can launch a day of fly fishing, hiking, biking, hunting, cross-country skiing - or any other endeavor that calls your name. Sage Lodge guestrooms and Ranch Houses deliver ambiance inspired by anglers. While at the Lodge, retreat to the spa or the Fireside Room for a drink and a Montana-inspired meal.

C hico H ot S prings Located about 40 minutes south of the property, the circa-1900 lodge is placed right on top of a natural hot spring. Much of the old flavor has been preserved in the hotel with creaky aged wooden floors leading down a haunted hallway lined with guest rooms and a five-star gourmet restaurant. While modern additions to the complex now allow for a few more luxuries, the spirit of the old hotel lives on.

Sage Lodge; source: tripadvisor

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Chico Hot Springs

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

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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

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Paradise View Lodge | Livingston, Montana

SUMMARY This 15± acre private residence is all about convenience. Come home to a timeless family estate close to Yellowstone National Park, Livingston, Bozeman and its commercial airport, and the Yellowstone River.

With a plethora of wildlife traveling through the property, a tranquil pond with multiple waterfalls and a walkway out the backdoor, easy access to recreational pursuits on and off the property, and magnificent views, it is difficult to imagine an investment that will provide more enjoyment.

QUICK FACTS • • • • • • • • •

15± deeded acres easily accessed off Fleshman Creek Road End of the road privacy 9,778± SF, 6 bed, 7.5 bath home, including attached 2 bed, 2 bath guest home with separate entrance Amazing views of the Absaroka Mountains, Livingston, and the Paradise Valley Peaceful small pond with multiple waterfalls and walkways Less than 15 minutes to world-class fishing on the Yellowstone River 10± minutes from Livingston 40± minutes to Bozeman and its commercial airport About 1 hour to Yellowstone National Park www.fayranches.com | (800) 238.8616 | info@fayranches.com

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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.

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Paradise View Lodge | Livingston, Montana

YELLOWSTONE RIVER

LIVINGSTON

PARADISE VALLEY

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