SPRINGTIME RANCH ON THE YELLOWSTONE RIVER
Big Timber, Montana
$8,500,000
693± Acres
INTRODUCTION
Springtime Ranch on the Yellowstone River is a remarkable 693± acre property ideally situated between Big Timber and Columbus, near the quiet community of Reed Point, Montana. Offering about two miles of Yellowstone River frontage, the ranch provides exceptional access to one of the West’s most renowned blue-ribbon trout fisheries, making it a premier destination for fly fishing enthusiasts.
The property features approximately 202± acres of productive land under pivot irrigation, supported by two pivots, along with an additional 13± acres of adjoining BLM land that enhances both privacy and recreational opportunity. The landscape is diverse and visually striking, ranging from irrigated fields and lush riparian bottomlands to steep, rolling hillsides laden with ponderosa pine, creating a dynamic, scenic setting.
Abundant wildlife frequents the ranch, including mule deer, whitetail deer, pronghorn, turkey, black bear, a variety of bird species, and offers excellent wildlife viewing and occasional big game hunting. Outdoor recreation opportunities are plentiful, with space for horseback riding, hiking, and exploring the natural terrain.
Improvements include a 2,400± square foot home built in 1988, featuring three bedrooms and two bathrooms, perched atop a hill with sweeping views of the surrounding countryside. A secondary 1,575± square foot bungalow with two bedrooms and one bathroom, and a shop/garage, sits near the base of the hill, ideal for guests or additional living space.
Conveniently located just 30± minutes from Big Timber and approximately one hour from Billings and Billings Logan International Airport, Springtime Ranch on the Yellowstone River offers a rare combination of accessibility, productivity, and Montana beauty.
Springtime Ranch on the Yellowstone River | Reed Point, Montana
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QUICK FACTS
• 693± acres and approximately 2 miles of Yellowstone River frontage
• Lush river bottom with multiple side channels and sloughs
• Two private river islands totaling approximately 75± acres and a 2± acre pond
• 202± acres under pivot irrigation – two pivots on the property
• Bordering 13± acres of BLM land
• The property is under conservation easement with Montana Land Reliance
• Wildlife include mule and whitetail deer, pronghorn, various bird species and the occasional elk
• Outdoor recreation including fly fishing on the Yellowstone River, hunting, hiking throughout the property, horseback riding
• Versatile topography, including steep hillsides with ponderosa pine peppered along the hillside, irrigated land, and riparian river bottom land
• Improvements, including a 2,400± square foot home built in 1988 with three bedrooms, two bathrooms, perched on top of a hill
• Additional bungalow 1,575± square foot home with two bedrooms and 1 bathroom – towards the base of the hill
• Beautiful shop/garage under the bungalow with in-floor heat
• 30± minutes from Big Timber, Montana
• About an 1 hour from Billings and Billings International Airport
• Just minutes from Reed Point, with a convenience store, gas, and a popular saloon serving cold drinks and a full menu
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Springtime Ranch on the Yellowstone River | Reed Point, Montana
RANCH HISTORY
Springtime Ranch on the Yellowstone River occupies a stretch of the valley traveled by William Clark during the Corps of Discovery’s 1806 return expedition. The southwestern corner of the property, known locally as the “Swimming Hole,” has been historically verified as the site of an Indian fort documented in Clark’s Yellowstone River journal entries, making it an exceptionally rare authenticated Expedition landmark on private land. Historians and subject experts have confirmed that the defensive timber structure and elevated vantage point described by Clark correspond directly with the topography found on the ranch today. Properties carrying this level of verified Lewis and Clark heritage are among the most culturally distinguished private holdings in the American West.
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Springtime Ranch on the Yellowstone River | Reed Point, Montana
ACREAGE
The 693± acres of Springtime Ranch on the Yellowstone River offer a stunning blend of scenic beauty and functional landscape. From lush, irrigated fields to rolling hillsides dotted with ponderosa pine and expansive 2± miles of Yellowstone River frontage, the property showcases classic Montana terrain at its finest. The diverse topography creates dramatic views in every direction, with elevated vantage points overlooking the river bottom and the surrounding mountain ranges which include the Absaroka/Beartooth and the Crazy mountains. This mix of productive ground and picturesque setting makes the acreage both visually captivating and highly versatile.
Springtime Ranch on the Yellowstone River | Reed Point, Montana
IMPROVEMENTS
The improvements at Springtime Ranch on the Yellowstone River are thoughtfully positioned to take full advantage of the property’s sweeping views and natural setting. The 2,400± square foot main home, built in 1988, sits atop a hill and features three bedrooms and two bathrooms, offering a comfortable residence with a commanding vantage point. A secondary 1,575± square foot bungalow with two bedrooms and one bathroom is located near the base of the hill, providing ideal accommodation for guests, family, or a ranch manager. Together, these homes create a functional and inviting living arrangement suited for both full-time residence and recreational use. The ranch is in a Montana Land Reliance conservation easement, which allows another home to be built anywhere on the ranch with no square-footage restrictions.
Springtime Ranch on the Yellowstone River | Reed Point, Montana
RECREATION
FISHING
The Yellowstone River, making up the property’s southern boundary, is one of Montana’s best-known rivers. At nearly 700± miles long, it is the longest undammed river in the contiguous United States. Known to fishermen worldwide as one of the best trout rivers, the Yellowstone, much like all Montana rivers, gets its cold and clear water from its Yellowstone National Park tributaries. The river runs swiftly downstream through south central and southeastern Montana to the Missouri River in North Dakota, varying in width from 75 to 300 feet. The Yellowstone River transforms as it goes. Where it begins, it flows through steep canyons and narrow boulder corridors where the river’s cold waters quickly move downstream. It meets up with many mountain tributaries along the way, providing a cold and clear influx of water and fish numbers. From dry fly action in the spring to streamer fishing for spawning brown trout in the fall, the Yellowstone River has it all for anglers of all experience levels and ages.
On any fly-fishing property, no matter how good the fishing is, the day will come when other water becomes enticing. Within a short drive from Springtime Ranch on the Yellowstone River are seven fantastic small-stream fisheries. The West Fork of the Stillwater enters the Stillwater River upstream at Nye, and the Rosebud River joins the Stillwater in Absarokee. Both are excellent fisheries. The famous Boulder River is about an hour west of the property. To the south, the Absaroka Beartooth Wilderness provides some of the finest alpine lake fishing in the country.
Springtime Ranch on the Yellowstone River | Reed Point, Montana
RECREATION CONTINUED
HUNTING | WILDLIFE
With productive fields and quality riparian corridors, Springtime Ranch on the Yellowstone River provides intimate opportunities to develop and enjoy waterfowl, pheasants, turkeys, elk and deer on the property. The Yellowstone River is fantastic for duck and goose hunting along this reach. The seemingly endless acres of nearby National Forest and Wilderness offer occasional big-game hunting for deer and elk.
Photo not taken on property
Photo not taken on property
OTHER RECREATION
An hour south of the property and nestled in the Beartooth Mountains, Red Lodge Mountain delivers big mountain skiing and snowboarding without the big crowds or high prices. With six chair lifts, a 2,400± feet vertical drop, 70 runs, and 1,635± acres of skiable terrain, this mountain is the perfect winter playground.
Stillwater County is sparsely populated and enjoys vast public lands that offer some of the best outdoor recreation available anywhere. The vast mountain ranges, beautiful meadows, and lush valleys offer a multitude of recreational pursuits, including horseback riding, hiking, backpacking, bird watching, mountain biking, white-water rafting/kayaking, and cross-country skiing, as well as just relaxing and enjoying the amazing scenery this area has to offer.
Springtime Ranch on the Yellowstone River | Reed Point, Montana
Springtime Ranch on the Yellowstone River | Reed Point, Montana
LOCATION
REED POINT
Reed Point, Montana, offers a quiet, small-town atmosphere with a few amenities. Residents and visitors enjoy local conveniences such as a café, saloon, and general store.
Just 20± minutes east of the property, Columbus, Montana, provides essential amenities and smalltown charm. This quiet community is a fishing paradise with a population of less than 2,000± people. Amenities include gas stations, a post office, a grocery store, a museum, restaurants, bars, and fly shops. The Beartooth Front Scenic Drive begins in this town.
BIG TIMBER
Big Timber, Montana, is about 30± minutes from the ranch and offers a welcoming small-town atmosphere, a strong sense of community, and western charm. Residents and visitors enjoy a variety of local amenities, including restaurants, shops, schools, and essential services, as well as access to healthcare and outdoor outfitters. Nestled along the Yellowstone River and near the Crazy Mountains, the town provides a relaxed lifestyle with convenient access to abundant outdoor recreation.
RED LODGE
Red Lodge is about an hour south of the property. The town is nestled in the magnificent Beartooth Mountains and surrounded by the Custer Gallatin National Forest. Red Lodge boasts a historic downtown with lots of restaurants, bars, and shops. The famed Pollard Hotel is steeped in history and has hosted Buffalo Bill Cody and Calamity Jane. The famous Beartooth National Scenic Byway originates in Red Lodge. It snakes 68± miles and over 10,947 feet in elevation on the Beartooth Pass into Cooke City and the northeast corner of Yellowstone National Park.
Main Street Big Timber, Montana
Beartooth Mountains
17 Springtime Ranch on the Yellowstone River | Reed Point, Montana
AIRPORT SERVICES
Woltermann Memorial Airport in Columbus is a 20± minute drive from the ranch and supports private planes. The paved runway is 3,800 x 75 feet.
The closest commercial airport to Springtime Ranch on the Yellowstone River is the BillingsLogan International Airport (BIL), at just under an hour from the ranch. The airport is served by United, Cape Air, Delta, Alaska, American Airlines, and Allegiant.
Bozeman Yellowstone International Airport, Montana’s busiest airport, is an easy 1-hour 25± minutes away with direct flights to many major metropolitan areas across the country.
Springtime Ranch on the Yellowstone River | Reed Point, Montana
MINERAL RIGHTS
All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.
CONSERVATION | STEWARDSHIP
The ranch is under conservation easement with Montana Land Reliance. Please reach out to the listing agent for more information.
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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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.
21 Springtime Ranch on the Yellowstone River | Reed Point, Montana
SUMMARY
Springtime Ranch on the Yellowstone River offers a rare combination of Yellowstone River frontage, productive acreage, and diverse terrain in a highly desirable Montana setting. With scenic beauty ranging from irrigated fields to elevated hillsides and abundant wildlife, the property supports both agricultural use and exceptional recreation. Improvements provide comfortable living with sweeping views, while the location offers convenient access to nearby towns and amenities. This is a balanced opportunity for those seeking both functionality and the quintessential Montana ranch lifestyle.
Springtime Ranch on the Yellowstone River | Reed Point, Montana
$8,500,000 Cash
Conventional Financing 1031 Exchange
Please contact James Esperti at (406) 581-4795 | jesperti@ 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.
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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