YELLOWSTONE TRAIL RIVER RANCH
Miles City, Montana
$1,800,000
572± Acres
INTRODUCTION
This exceptional 572± acre property offers Yellowstone River frontage, abundant wildlife, productive farmland, and outstanding recreational opportunities in a remarkably private setting. Year-round access is provided by a private easement through the seller’s ranch via a well-maintained gravel road.
The property features approximately 110± acres of productive dryland farmland, a solar-powered well, and numerous natural springs throughout the rolling hills, offering excellent potential for future water development. An established road system provides convenient access across the ranch.
Wildlife is plentiful, with pronghorn antelope, mule deer, whitetail deer, and elk regularly using the property. Upland bird hunting opportunities include Hungarian partridge, sharp-tailed grouse, turkey, and ring-necked pheasants.
Located less than one mile inside Custer County, the property offers legal waterfowl hunting on the Yellowstone River, unlike the closed section immediately upstream. This stretch of river is well known for exceptional duck and goose hunting. The Yellowstone also provides excellent fishing for walleye, smallmouth bass, northern pike, and channel catfish.
A well-established side-by-side trail currently provides access to the river. With minimal improvements, a new owner could upgrade the existing route into a road and develop a private boat launch, creating convenient access for boating, fishing, and waterfowl hunting. The nearest public boat ramps are approximately 20 miles upstream and 20± miles downstream, offering an uncommon level of privacy and access to one of Montana’s premier river systems.
Whether you’re seeking a productive ranch, premier hunting property, or a private recreational retreat, this Yellowstone River offering presents a rare opportunity to own an exceptional piece of eastern Montana.
1 Yellowstone Trail River Ranch | Miles City, Montana
QUICK FACTS
• 572± deeded acres with Yellowstone River frontage
• Private, year-round access via a well-maintained gravel road through a recorded easement
• Less than one mile inside Custer County, where waterfowl hunting on the Yellowstone River is permitted
• Approximately 110± acres of productive dryland farm ground
• Solar-powered well with numerous natural springs offering additional water development potential
• Excellent internal road system providing access throughout the ranch
• Established side-by-side trail leading to the Yellowstone River with potential for future road improvements
• Opportunity to develop a private boat launch on the Yellowstone River
• Exceptional big game habitat for elk, mule deer, whitetail deer, and pronghorn antelope
• Outstanding upland bird hunting for Hungarian partridge, sharp-tailed grouse, turkey, and ring-necked pheasants
• Premier waterfowl hunting on a renowned stretch of the Yellowstone River
• Excellent fishing for walleye, smallmouth bass, northern pike, and channel catfish
• Exceptional privacy with the nearest public boat ramps approximately 20 miles upstream and 20 miles downstream
• Ideal as a recreational retreat, hunting ranch, working ranch, or legacy investment property
2 www.fayranches.com | 800.238.8616 | info@fayranches.com
Yellowstone Trail River Ranch | Miles City, Montana
ACREAGE
• 572± deeded acres
The Yellowstone Trail River Ranch consists of 572± deeded acres featuring a diverse mix of productive farmland, native rangeland, and Yellowstone River frontage. Approximately 110± acres are in dryland cultivation, with the balance comprised of rolling hills, brushy draws, and river breaks that provide exceptional wildlife habitat and scenic diversity. The northern boundary follows the Yellowstone River, where cottonwoodlined banks and secluded stretches offer premier recreational opportunities. An established sideby-side trail currently provides access to the river, with potential for future improvement into a dedicated road and private boat launch. Water resources include a solar-powered artesian well and multiple natural springs that enhance both livestock use and wildlife habitat. Internal ranch roads provide excellent access throughout the property. The combination of productive ground, varied topography, and direct river access creates a rare eastern Montana holding with strong agricultural utility and outstanding recreational appeal.
Yellowstone Trail River Ranch | Miles City, Montana
SCENIC VISTAS
The Yellowstone Trail River Ranch offers exceptional scenic diversity, with expansive views across rolling eastern Montana hills, productive valleys, and rugged river breaks. Elevated vantage points throughout the property provide sweeping vistas of the Yellowstone River corridor, where cottonwood-lined bends contrast with open grasslands and cultivated fields below. The terrain transitions naturally from upland prairie to timbered draws and secluded river bottom, creating everchanging perspectives in every direction. Sunrises and sunsets stretch across unobstructed horizons, highlighting the property’s scale, privacy, and natural beauty in a setting defined by wide-open space and dramatic landscape variation.
www.fayranches.com | 800.238.8616 | info@fayranches.com
Yellowstone Trail River Ranch | Miles City, Montana
Yellowstone Trail River Ranch | Miles City, Montana
RECREATION
The ranch offers a changing landscape of rolling hills and open prairie with views extending across the Yellowstone River valley. Elevated points provide long, unobstructed sightlines that emphasize the property’s scale, privacy, and natural setting. The terrain supports a variety of outdoor recreation, including horseback riding, ATV and side-by-side travel, hiking, wildlife observation, photography, and rock hounding along the banks of the Yellowstone River, with varied topography that creates a quiet and highly usable outdoor environment throughout the ranch.
HUNTING | WILDLIFE
The Yellowstone Trail River Ranch supports a diverse range of wildlife, offering excellent big-game and bird-hunting opportunities across varied habitat types. The property regularly hosts elk, mule deer, whitetail deer, and pronghorn antelope, providing strong populations across the rolling hills, grasslands, and sheltered draws. Upland bird hunting is well represented with Hungarian partridge, sharp-tailed grouse, ring-necked pheasants, and wild turkey, found throughout the ranch’s mix of native cover, agricultural fields, and transitional habitat. The diversity of terrain creates consistent opportunities across multiple species and seasons, making the property well-suited for both experienced sportsmen and family-oriented recreation. The combination of open country and timbered breaks provides excellent wildlife habitat and a highly functional landscape for year-round outdoor recreation.
Photo not taken on property
Photo not taken on property
Photo not taken on property
Yellowstone Trail River Ranch | Miles City, Montana
FISHING
The Yellowstone River frontage at the Yellowstone Trail River Ranch offers exceptional warm-water fishing in a highly private setting. The river supports a healthy and diverse fishery, including walleye, smallmouth bass, northern pike, and channel catfish, providing excellent angling opportunities for a range of skill levels and preferences. The varied river structure, including bends, runs, and deeper pools, creates productive habitat and consistent fishing conditions throughout the season. Whether casting from the bank, wading the shoreline, or enjoying boating along the river, the setting provides a quiet and uncrowded experience along one of Montana’s most iconic waterways. With limited access in the surrounding area, this stretch of river offers a rare sense of seclusion and space, enhancing both the property’s recreational value and overall appeal.
13 Yellowstone Trail River Ranch | Miles City, Montana
INCOME OPPORTUNITY
The Yellowstone Trail River Ranch offers strong income-producing opportunities through both agriculture and leasing. Approximately 110± acres of dryland farm ground can be operated by an owner or leased for annual cash rent, providing consistent income with minimal management. The native rangeland also supports grazing opportunities, with potential for seasonal leases or a smallscale livestock operation. In addition, the property’s recreational attributes may provide supplemental leasing income. This flexibility allows the ranch to generate revenue while maintaining long-term ownership and stewardship of the land.
Yellowstone Trail River Ranch | Miles City, Montana
Yellowstone Trail River Ranch | Miles City, Montana
AREA HISTORY
The Yellowstone Trail was established in 1912 as one of the first transcontinental automobile routes in the United States. Rather than a single built highway, it followed a network of existing rural roads and was marked by volunteers with yellow “Y” signs to guide early motorists across the country. Stretching from the Midwest to the Pacific Northwest, the route passed through Montana’s Yellowstone River corridor, connecting ranching communities and early trade centers during the rise of automobile travel. Importantly, the historic Yellowstone Trail ran directly through the ranch itself, linking the property to this early overland travel route along the Yellowstone River. For the Yellowstone Trail River Ranch, the name reflects both its location along the Yellowstone River and its direct connection to this historic corridor of exploration and movement through eastern Montana.
Photo not taken on property
NEARBY ATTRACTIONS & ACTIVITIES
Located a short drive from the Yellowstone Trail River Ranch, Miles City, Montana, is the regional center for ranching, agriculture, and western tradition in eastern Montana, offering essential services and a strong small-town community. Each May, Miles City hosts the Miles City Bucking Horse Sale, a nationally recognized event featuring bucking stock sales, rodeo action, and western celebrations that honor the area’s deep ranching heritage and cowboy culture.
Photo not taken on property
Photo not taken on property
Photo not taken on property 19 Yellowstone Trail River Ranch | Miles City, Montana
The Yellowstone Trail River Ranch is located in eastern Montana’s Custer County, along the Yellowstone River corridor in established ranch country approximately 15 miles west of Miles City. This positioning provides convenient access to regional services, supplies, and amenities while maintaining a private and highly secluded rural setting. The surrounding area is dominated by large agricultural and ranch holdings, preserving wideopen views and a strong sense of privacy. Access to the property is secured via a deeded easement and a maintained gravel road system, ensuring reliable year-round entry. The location offers an ideal balance of seclusion, practicality, and proximity to one of eastern Montana’s primary regional hubs.
AIRPORT SERVICES
Miles City Airport (MLS) Located in Miles City, approximately 15 miles from the ranch. This is the closest airport and offers limited commercial service, primarily through regional carriers with connections to larger hubs. Billings Logan International Airport (BIL) About 150–160 miles west of the ranch, this is the nearest full-service commercial airport. It provides regular flights to major hubs such as Denver, Salt Lake City, Minneapolis, and beyond. Glendive Yellowstone River Airport (GDV) Roughly 90–100 miles east, this is a smaller regional airport with limited service and general aviation access. For most buyers and visitors, Billings Logan International Airport serves as the primary gateway, while Miles City Airport is the most convenient for private or regional travel.
Yellowstone Trail River Ranch | Miles City, Montana
Yellowstone Trail River Ranch | Miles City, Montana
WATER SOURCES
The Yellowstone Trail River Ranch is well supported by a diverse and reliable set of water resources. A solar-powered well provides a dependable year-round water source, complemented by multiple natural springs dispersed throughout the hills, which enhance both livestock and wildlife habitats. The ranch’s proximity to the Yellowstone River adds another significant dimension of water potential. In addition to existing sources, there is a possibility of acquiring supplemental water rights tied to the Yellowstone River, offering future flexibility for agricultural, livestock, or habitat development uses. Together, these resources provide a strong foundation for both current operations and long-term water management opportunities across the property.
MINERAL RIGHTS
The seller wishes to retain half of the owned mineral rights and half of the owned fossil rights 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.
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 Yellowstone Trail River Ranch | Miles City, Montana
SUMMARY
The Yellowstone Trail River Ranch spans 572± acres along a premier stretch of the Yellowstone River in eastern Montana, combining productive dryland farming, native rangeland, and private river frontage. The landscape supports diverse recreation, with abundant wildlife including elk, deer, pronghorn, and wild turkey, along with strong upland bird populations. The Yellowstone River enhances the property with opportunities for fishing, boating, and seasonal waterfowl use in a highly private setting. Internal access routes and a trail system provide ease of movement throughout the ranch for horseback riding, hiking, ATV, and side-by-side recreation. Blending productivity, seclusion, and recreation, the ranch offers a rare opportunity along one of Montana’s most sought-after river corridors.
Yellowstone Trail River Ranch | Miles City, Montana
Yellowstone Trail River Ranch | Miles City, Montana
Please contact Dane Reed at (406) 425-0939 | dreed@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.
$1,800,000 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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