SOLD: 5asH Cabin on the Boulder | Fay Ranches

5 a s H C A B I N ON T HE B OU LDER McLeod, Montana $1,795,000| 1± acre

5asH Cabin on the Boulder | McLeod, Montana

INTRODUCTION Nestled within the picturesque embrace of the Absaroka Beartooth Wilderness Area, 5asH Cabin on the Boulder is a classic, meticulously designed cabin-on-the-river. Located in an idyllic retreat along the upper Boulder River in the Custer Gallatin National Forest, near the famed Natural Bridge Falls, 5asH Cabin on the Boulder is a testament to timeless charm and thoughtful craftsmanship. The property occupies one deeded acre surrounded by forest service on three sides, offering a sanctuary of tranquility in the heart of Montana’s wilderness.

A 1,326± square-foot cabin acts as the refuge centerpiece. The masterpiece, completed in 2019, seamlessly blends rustic allure with modern comforts. With two bedrooms, two baths, and a loft for additional sleeping arrangements, the 5asH Cabin on the Boulder is a haven of warmth and relaxation. Modern amenities abound, including electric heating, wood-burning stoves, a rejuvenating hot tub, and the luxury of fiber optic connectivity directly to the cabin.

5asH Cabin on the Boulder is a haven for fly anglers drawn to its exceptional fishing opportunities.

With its frontage on the property, the upper Boulder River holds brown, rainbow, cutthroat, and brook trout, with average fish in the 8 to 14-inch range and the upper-end trout reaching an impressive 20± inches. The setting is an angler’s paradise with clear waters, consistent yearly flows, and Speculator Creek confluence on the property.

Surrounded by Custer Gallatin National Forest on three sides within the Absaroka Beartooth Wilderness, the property has an unparalleled sense of privacy. Wildlife enthusiasts will enjoy frequent encounters, and big game hunting opportunities start immediately outside the property.

Accessible year-round via a well-maintained and plowed road, 5asH Cabin on the Boulder is conveniently located just under an hour south of Big Timber, Montana. Bozeman Yellowstone International Airport and the vibrant city of Bozeman are within a two-hour drive, offering a perfect balance of seclusion and accessibility to civilization. Embrace the serenity, the fishing adventures, and the natural wonders that await in this Montana masterpiece called 5asH Cabin on the Boulder.

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

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QUICK FACTS • • • • • • • • • •

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One deeded acre, surrounded by Forest Service on three sides Classic, immaculately designed cabin-on-the-river in an idyllic setting A 1,326± square foot cabin includes two bedrooms, two baths, and a loft completed in 2019 Modern amenities: electric heating, wood-burning stoves, hot tub, and fiber optic connectivity Favored by fly anglers for exceptional brown, rainbow, cutthroat, and brook trout fishing opportunities Upper Boulder River frontage and Speculator Creek with trout ranging from 8± to 14± inches, with some reaching 20± inches Additional sporting opportunities include big game hunting surrounding the property Year-round accessibility via a well-maintained and plowed road Just under one hour south of Big Timber, Montana Under two hours from Bozeman Yellowstone International Airport and Bozeman, Montana

5asH Cabin on the Boulder | McLeod, Montana

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

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ACREAGE The 5asH Cabin on the Boulder is a true gem within its one± acre, offering an expansive embrace of nature’s wonders. With an impressive 375± feet of Boulder River frontage and ownership of both sides of Speculator Creek for 180± feet, the property immerses you in a pristine wilderness. Towering spruce, pine, fir, and aspen trees paint a lush tapestry, casting dappled shadows over the natural landscape.

This haven goes beyond a cabin; it is a sanctuary where the soothing sounds of flowing water and the fragrance of evergreen trees create an immersive experience that elevates the retreat concept to new heights.

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5asH Cabin on the Boulder | McLeod, Montana

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

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IMPROVEMENTS A seamlessly crafted 1,326± square-foot cabin, completed in 2019, beckons with its timeless allure. 5asH Cabin on the Boulder features two bedrooms, two baths, and a loft, creating a harmonious blend of rustic charm and modern comfort. Modern amenities abound within its walls, offering an exquisite balance of convenience and luxury. From electric heating to the warmth of wood-burning stoves, the cabin provides a cozy retreat in all seasons. A rejuvenating hot tub awaits beneath the vast Montana sky. The connectivity of fiber optics seamlessly brings the modern world to this tranquil abode, ensuring that every moment spent here is both a retreat into nature and a connection to contemporary conveniences.

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5asH Cabin on the Boulder | McLeod, Montana

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

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RECREATION F ishing 5asH Cabin on the Boulder is a paradise for fly anglers, revered for its extraordinary fishing opportunities that beckon enthusiasts from far and wide. With the coveted Boulder River frontage and the pristine waters of Speculator Creek, the property opens the door to a world of angling delights. Trout of various species, including the illustrious brown, rainbow, cutthroat, and brook trout, grace these waters, their sizes ranging from a modest 8± inches to an impressive 20± inches. The dance of fishing lines against the backdrop of the upper Boulder River and Speculator Creek creates a symphony of angler’s delight, making this retreat a sought-after destination for those who seek the thrill of a fruitful fishing experience.

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5asH Cabin on the Boulder | McLeod, Montana

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

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H unting & W ildlife Nestled within the Absaroka Mountain Range, 5asH Cabin on the Boulder offers more than scenic beauty. The property transforms into a wildlife sanctuary with frequent encounters, including moose, elk, deer, and the awe-inspiring presence of bears.

Situated in Montana Hunting District 565, 5asH Cabin on the Boulder not only captivates with its natural wonders but also provides a unique opportunity for wildlife enthusiasts and hunters to witness and engage with the diverse fauna that graces the landscape. Here, the boundaries between the observer and the observed blur, creating an immersive experience where the wild residents become an integral part of the charm and allure of this enchanting retreat. An avid archer, the Seller frequently encounters elk within a few hundred yards of the cabin.

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O ther R ecreation | F amily A dventures Embark on a year-round adventure playground right at your doorstep, where the possibilities for outdoor recreation are vast. From invigorating hikes to horseback riding, the 5asH Cabin on the Boulder invites you to explore the untamed beauty of the Custer Gallatin National Forest and the Absaroka Beartooth Wilderness Area. In the winter, snowmobiling and backcountry skiing add a touch of thrill to the landscape, transforming the surroundings into a pristine wonderland awaiting discovery. Whether you seek the rush of adrenaline or the serenity of a leisurely ride, this retreat offers diverse outdoor activities, ensuring that each season brings new opportunities for exploration and enjoyment. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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WATER SOURCES | WATER RIGHTS With 375± feet of Boulder River frontage and ownership of both sides of Speculator Creek for 180± feet, the property boasts a stunning waterfront location. In 2018, a well was installed and inspected to provide indoor plumbing to the residence. One domestic water right appurtenant to the property will convey to the Buyer at closing.

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5asH Cabin on the Boulder | McLeod, Montana

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

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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.

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5asH Cabin on the Boulder | McLeod, Montana Name | City, State

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

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AREA HISTORY | ATTRACTIONS The history of McLeod, Montana, a small unincorporated community, is closely tied to Montana’s exploration and development of timber and mineral deposits in the Boulder River Valley. In the late 19th century, the area attracted loggers and miners who sought to capitalize on its abundant resources.

Logging operations were prevalent, taking advantage of the extensive forests of spruce, pine, fir, and aspen that characterize the landscape. These timber resources were crucial in supporting the region’s growth and development.

The Boulder River flows over a precipice, creating a captivating and scenic water cascade called Natural Bridge Falls. Natural Bridge Falls showcases unique geological features that make it an ideal spot for photography and a serene retreat into the heart of the landscape.

Natural Bridge Falls

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5asH Cabin on the Boulder | McLeod, Montana

LOCATION | AIRPORT SERVICES Big Timber Montana lies under an hour from 5asH Cabin on the Boulder, exuding small-town charm and a warm, welcoming atmosphere. Situated along the banks of the Boulder River, this quaint community of around 1,700 embodies the spirit of rural Montana living. Rich in agricultural heritage, vast ranchlands, and the rugged beauty of the Absaroka Mountains surround Big Timber. The town’s Main Street features historic buildings, charming boutiques, and locally-owned eateries, offering a glimpse into its Western past.

Howard Field Airport in Big Timber provides the closest private airfield service. Mission Field Airport in Livingston, 29± miles west of Big Timber, hosts the nearest FBO with a 5,700± feet paved runway suitable for private travelers.

The Bozeman Yellowstone International Airport resides under two hours from 5asH Cabin on the Boulder. Alaska, Allegiant, American, Avelo, Delta, JetBlue, Southwest, Sun Country, and United Airlines provide Bozeman Yellowstone International Airport non-stop service. The airfield also includes two facilities for private aircraft. Jet Aviation, Yellowstone Jetcenter, Million Air, Northern Wings Aviation, and Summit Aviation offer private and charter flight services.

Big Timber, Montana

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

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5asH Cabin on the Boulder | McLeod, Montana

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

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SUMMARY Nestled in the Absaroka Beartooth Wilderness Area, the 5asH Cabin on the Boulder is a meticulously designed retreat along the upper Boulder River. This classic cabin-on-the-river occupies one± acre. The 1,326± square foot cabin, completed in 2019, harmoniously blends rustic charm and modern amenities, including electric heating, wood-burning stoves, a hot tub, and fiber optic connectivity.

A haven for anglers, the property boasts Boulder River frontage with brown, rainbow, cutthroat, and brook trout. Surrounded by Forest Service on three sides, the 5asH Cabin on the Boulder ensures privacy in an idyllic Montana setting.

Accessible year-round, this quintessential retreat is under an hour from Big Timber, Montana, and within two hours of Bozeman Yellowstone International Airport. 5asH Cabin on the Boulder offers a perfect blend of seclusion and accessibility, inviting residents to embrace serenity, fishing adventures, and the natural wonders of Montana.

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5asH Cabin on the Boulder | McLeod, Montana

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

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PRICE $1,795,000

TERMS Cash

CONTACT 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 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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5asH Cabin on the Boulder | McLeod, Montana

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

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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.

RYAN BRAMLETTE, ALC Ranch Sales Licensed in: MT o. 406-586-4001 | c. 406-5809569 rbramlette@fayranches.com

FAY RANCHES INC. (800) 238.8616 info@fayranches.com www.fayranches.com