PROPERTY
OVERVIEW
East Gallatin River Preserve | Belgrade, Montana
The riverfront East Gallatin River Preserve is a beautiful and serene property situated in the Gallatin Valley. With over one-half mile of the best stretch of the East Gallatin River forming its western property line, the property enjoys excellent fly fishing for trout, in addition to a pond stocked with rainbow trout. The property is conveniently located just north of Bozeman, Montana, offering easy access to shopping, dining, and entertainment, while simultaneously providing an oasis of privacy and seclusion.
The 86 acre property features a natural setting along the riparian area of the river, as well as crop fields and food plots creating an ideal habitat for wildlife. On any given day, one might see pheasants, partridge, turkey, ducks, geese, white-tailed deer, and even the occasional moose, all with the Bridger Mountains providing a dramatic backdrop. During the respective seasons, one can hunt waterfowl, pheasants, and white-tailed deer on the property.
Watching the seasons change on the East Gallatin River Preserve is mesmerizing—from the first green of spring, to runoff in May, to the lush haying season in mid-summer, then into autumn with the deep yellow and orange leaves of the aspens and cottonwoods on full display as pheasants, geese and ducks fly, and the vegetation matures as the winter season settles in. Montana winters are also beautiful on this property. As the sun sets to the west, it highlights the Bridger Mountains with classic Montana alpenglow. Cozy up in front of the large, picturesque windows and fireplace in the home, enveloped in the natural landscape that surrounds you.
The one-acre pond was built by Pond and Stream Consulting out of Bozeman and appears as if it’s been there for a hundred years. Cattails, a dock, and well-placed casting areas allow for an evening of fly fishing for the hungry rainbow trout that live there.
The entire property has been highly curated with hay and grain fields, food plots for wildlife, with naturally landscaped lawns and trails connecting all the buildings. There are two recirculating streams passing through the property, as well as a seasonal extension of Middle Cottonwood Creek. Many large trees have been situated around the property in addition to the 250+ mature blue spruce trees that create a visual barrier along the three fence lines surrounding the property.
BELGRADE, MT | 86± ACRES | OFFERED @ $24.5M
IMPROVEMENTS
The original dwelling on the property is a charming 1,200 square foot unique, artistic, highly-functional, rustic cabin built custom by local home builders, Yellowstone Traditions. It has one bedroom, one bathroom, sleeping loft, kitchen, and fireplace, with a porch looking over a great lawn, the trout pond, and to the river beyond
In addition, there is a two-story, one bedroom, two-bathroom manager’s home, which includes an oversized two-car garage, dog wash station, kennels, and more. This functional yet stylish structure sits in a location that overlooks the property—perfectly framing the commanding views of the Bridger Mountains and the East Gallatin River. Adjacent is the greenhouse and garden spot as well as a log shop/shed that was brought down from Trail Creek, restacked and improved, and repurposed to hold farm equipment and supplies.
The new expansive main home was completed in 2023, again by Yellowstone Traditions. The home is over 5,500 square feet of living space with over 9,000 square feet under roof, featuring three bedrooms, 3.5 bathrooms, a stone great room and chef’s kitchen, a butler pantry, master wing, two separate offices, an exercise room and mudroom, covered patios with an attached greatly oversized four car garage. The home is spacious and elegant, with vaulted ceilings to capture the views east and west, and that Big Sky feel. The home is tucked in nicely against the banks of the East Gallatin River; the building site having been grandfathered in to provide irreplaceable proximity to the river.
Coming into the circular drive on the east side of the house, you’re welcomed by the dramatic main entrance and an outdoor patio, BBQ and firepit that captures the views of the Bridgers to the east. The exterior finishes showcase unique high-quality materials, including stone and mortar, wood, steel, and glass exteriors to give the house a modern and natural feel. Entering the home through the foyer, you walk into the great room and are greeted by the impressive stone fireplace, living room, dining area, and the open design chef’s kitchen with a dining island and top of the line Viking and SubZero appliances. The kitchen window over one of the farmer’s sinks looks out over the East Gallatin River, as well as the back porch, and is perfect for enjoying western sunsets.
Behind the fireplace is the large master wing with bedroom views directly of the river. The bathroom has two walk-in closets, along with double vanities and water closets, and indoor and outdoor showers. From the closet area, you can easily access the exercise area, and then onto a second private office overlooking the pond.
Above the four-car garage is a beautiful, vaulted office and game room with its own half bath and excellent views to both the north across the pond and south to the Spanish Peaks. From the garage, you pass through a mudroom/gear room with a dog wash, into the utility space that includes a large laundry room, with plenty of storage for household items, guns, wine, and outdoor gear.
The architect for the cabin was Swaback Partners. The custom home was designed in conjunction with the owner and Annex Architects. All structures on the property were built by renowned contactor Yellowstone Traditions of Bozeman, Montana. There is a conservation easement on the property with Gallatin Valley Land Trust which allows up to 30,000 square feet of building coverage (over twice what exists today) within the two building envelopes.
THE MAIN HOUSE
DRAIN FIELD
REPLACEMENT AREA APPROX
LOCATION
LOCATION & ACCESS
Only a 12 mile drive to the heart of downtown Bozeman, this property sits north of Interstate 90 in an area primarily comprised of high-end rural residential homes, along with Riverside Country Club. The weather north of Bozeman along the Bridger Mountains tends to be milder than in Bozeman, with more sun and less snow than Bridger Canyon or the south side of the valley. There is quick access to the airport (less than a 10 minute drive), with the airport having minimal impact on the property. The property also sits within the East Gallatin Zoning District, limiting further development and subdivisions.
DRIVEWAY
PUMPHOUSE
SUMMARY
EAST GALLATIN RIVER PRESERVE
Offered @ $24,500,000
CONDITIONS OF SALE
• All purchase offers must be in writing and specify an earnest money amount equal to no less than 5.00% of the Buyer’s offering price. Earnest monies shall be deposited in escrow within 5 business days of acceptance of the offer by both parties.
• All Buyers must provide the contact information of the Buyer’s banker or financial institution that can assist the Sellers and their agents in validating the Buyer’s financial ability to execute the transaction. All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the property.
• The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at the Buyer’s expense. Title to the real property will be conveyed by warranty deed.
• All of the Ranch’s water rights will be transferred to the Buyer and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing.
TERMS
The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Seller may acquire.
This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc. is intended only as generic guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Western Ranch Brokers. Prospective Buyers should verify all information to their sole and complete satisfaction.
OUR TEAM
JIM TOTH
Broker (406) 539-2550
jim@westernranchbrokers.com
With 20 years of experience as a ranch broker, Jim Toth knows that land is worth more than just its physical assets. With a career built in the agriculture business, private ranch management, and as one of the busiest outfitters in Western Montana, Jim knows the view from the saddle as well as the view from the office and how important they are to each other. But he just might not take off his boots in the conference room.
Jim also understands the value and importance of tillable acreage, how cattle stocking rate affects rangelands, the ins-and-outs of water rights, habitat management, and a lot more. Along with a desire to get to know a prospective seller or buyer, Jim’s ability to gauge a property’s values and understand the desires of a buyer is a large part of his success–the rest of his successes are the result of his approachable and personable demeanor.
Always willing to share a favorite fishing hole or be the one to buy the first round, Jim finds that nearly all of his clients come to him first through business but then remain as friends. In 1991, he opened the Grizzly Hackle fly shop in Missoula, a brand that became synonymous with fly fishing in Southwest Montana. When his fishing clients started turning to him for help buying Montana ranches of their own, ranch brokering became a logical next step in his career. In 2002, he sold the fly shop and dedicated all of his time to ranch brokerage, eventually founding Western Ranch Brokers.
Jim and his wife Cassandra spend time on their small ranch outside of Belgrade, Montana. When not fishing or riding their horses, they enjoy traveling the West to visit their adult children.
LET OUR EXPERIENCE LEAD THE WAY
The team at Western Ranch Brokers bring a level of expertise and hands on ranch experience you won’t find anywhere else. We are here to ensure you have a reliable, trustworthy, hardworking advisor when buying or selling a ranch. Our handshake is backed by a team of tireless professionals committed to your interests.
RELATIONSHIPS IN REAL ESTATE
Montana law requires real estate licensees who are acting as agents of sellers or buyers of real property to advise the potential sellers or buyers with whom they work of the nature of their agency relationship.
SELLERS AGENTS
A seller’s agent, under a listing agreement with the seller, acts solely on behalf of the seller. A seller can authorize a seller’s agent to work with subagents, buyer’s agents and/or transaction coordinators. A subagent of the seller is one who has agreed to work with the listing agent, and who, like the listing agent, acts solely on behalf of the seller. Seller’s agents and their subagents will disclose to the seller known information about the buyer which may be used to the benefit of the seller. Individual services may be waived by the seller through execution of a limited service agreement.
BUYERS AGENTS
A buyer’s agent, under a buyer’s agency agreement with the buyer, acts solely on behalf of the buyer. A subagent of the buyer is one who has agreed to work with the buyer’s agent with who, like the buyer’s agent, acts solely on behalf of the buyer. Buyer’s agents and their subagents will disclose to the buyer known information about the seller which may be used to benefit the buyer. Individual services may be waived by the buyer through execution of a limited service agreement.
DUAL AGENTS
A real estate licensee can be the agent of both the seller and the buyer in a transaction, but only with the knowledge and informed consent, in writing, of both the seller and the buyer. In such a dual agency situation, the licensee will not be able to disclose all known information to either the seller or the buyer. As a dual agent, the licensee will not be able to provide the full range of fiduciary duties to the seller or buyer. The obligations of a dual agent are subject to any specific provisions set forth in any agreement between the dual agent, the seller and the buyer.
