SOLD: Be Still River Ranch | Fay Ranches

BE STILL RIVER RANCH

Columbus, Montana

$3,850,000 | 66± Acres

Be Still River Ranch | Columbus, Montana

INTRODUCTION

This stunning modern home sits on 66± deeded acres along the picturesque Yellowstone and Stillwater Rivers, with views of the Beartooth Mountains looming in the distance. Vast wetlands and river braids comprise most of the acreage and are home to trout, along with eagles, cranes, and other birds. Hunt for white-tailed deer, turkeys, and waterfowl out your backdoor. The 2,657± SF, three-bed, two-and-a-half bath custom home was built in 2019 and boasts a sleek contemporary design and luxury features, including walnut cabinets and doors, radiant heated floors, Thermador/Sub Zero appliances, fully integrated audio/visual, reclaimed wood siding, and two garages. This home connects seamlessly to the stunning landscape with spacious open-concept living areas, floor-to-ceiling steel windows, and an unmatched indoor-outdoor flow. A wood-burning fireplace sets the scene in the winter. Located equidistant to Big Timber, Red Lodge, and Billings and its commercial airport, but also a few minutes from the small town of Columbus for nearby amenities, this is a rare opportunity to own a modern sanctuary in a truly idyllic setting. Take advantage of direct river access for fishing, boating, and outdoor recreation. Float the Stillwater or Yellowstone River and get off at your own property. This riverfront property is being sold fully furnished, complete with designer furniture, stylish fixtures, and modern appliances.

QUICK FACTS

• 66± deeded acres with Yellowstone River and Stillwater River frontage

• Multiple Stillwater River braids run through property

• Hunting for deer, turkeys, waterfowl

• 2,657± SF, 3 bed, 2.5 bath modern home built in 2019 with an attached two-car garage

• Oversized detached three-car garage with RV storage

• Vast wetlands provide bird watching for eagles, cranes, etc.

• A few minutes to Columbus, MT and less than 15 minutes to Absarokee, MT

• 40± minutes to Billings, MT and 50± minutes to its commercial airport

• 40± minutes to Big Timber, MT

• 45± minutes to Red Lodge, MT and a little further to Red Lodge Mountain for skiing/snowboarding

• This property is being sold fully furnished, complete with designer furniture, stylish fixtures, and modern appliances

Stillwater River braids run through property

ACREAGE

Be Still River Ranch encompasses 66± deeded acres at about 3,600± feet in elevation. Views of the Beartooth Mountains dominate to the southwest. The Yellowstone River borders the property to the north, while the Stillwater River borders it to the west. Several intimate channels of the Stillwater River run through the property. Follow the private drive for about a quarter mile, crossing a bridge over one of these Stillwater River braids to reach the home.

IMPROVEMENTS

A quarter-mile drive takes you over the Stillwater River braids that wind through the property and up to the 2,657± SF, three-bed, two-and-a-half-bath custom home. Built in 2019, the home boasts a sleek contemporary design and luxury features, including walnut cabinets and doors, radiant heated floors, Thermador/Sub Zero appliances, fully integrated audio/visual, reclaimed wood siding, and a two-car attached garage. The home connects seamlessly to the stunning landscape with spacious open-concept living areas, floor-to-ceiling steel windows, and an unmatched indoor-outdoor flow. A wood-burning fireplace sets the scene in the winter. Located to the east of the home, an oversized three-car garage with RV storage provides plenty of room to store recreational toys.

RECREATION

F 10

ishing

Fishing on the Stillwater River

The Yellowstone River is one of Montana’s best-known rivers, making up the property’s northern boundary for a little over a quarter mile. 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 it’s 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. Where it begins, it flows through steep canyons and narrow bouldered corridors where the river’s cold waters quickly move downstream. It meets up with the Stillwater River, 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 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. Many fantastic, small stream fisheries are within a short drive from Be Still River Ranch. The West Fork of the Stillwater enters the river upstream at Nye, and the Rosebud River joins the Stillwater in Absarokee. Both are excellent fisheries, with trout averaging 10 inches. The famous Boulder River is 40± minutes west of the property. To the south, the Absaroka Beartooth Wilderness provides some of the finest alpine lake fishing in the country.

h unting & W ildli F e

The Stillwater Valley boasts good waterfowl hunting, and the Yellowstone River is fantastic for duck and goose hunting. You will find deer, turkeys, and some upland birds on the property. The endless acres of nearby National Forest and wilderness yield outstanding big game hunting for deer, elk, antelope, moose, and upland birds.

O ther r ecreati O n

An hour south of the property and nestled in the Beartooth Mountains, Red Lodge Mountain delivers big mountain fun without the big crowds or prices. This mountain is the perfect winter playground with six chair lifts, a 2,400’ vertical drop, 70 runs, and 1,635 acres of skiable terrain.

Stillwater County is sparsely populated and enjoys an enormous amount of public land that provides 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 fantastic scenery this area has to offer.

Beartooth Mountains in the distance

LOCATION

Just across the Yellowstone River and only a few minutes from the property, Columbus, Montana, provides essential amenities and small-town charm. With a population of less than 2,000 people, this quiet community is a fishing paradise. Amenities include gas stations, a post office, a grocery store, a museum, restaurants, bars, and fly shops. The Beartooth Front Scenic Drive begins in town.

Less than 15 minutes in the other direction, the quaint town of Absarokee is a stopping point on the way to Red Lodge. The Stillwater River runs through town, and two scenic drives begin here.

Be Still River Ranch is 40± minutes from Montana’s largest city, Billings (population 118,000±), and its commercial airport. Billings has rapidly grown since its founding as a railroad town in 1882. Now, it’s the largest city in the state.

Big Timber, 40± minutes from the property, is a thriving agricultural area, with the beautiful Crazy Mountains providing a perfect backdrop for all types of outdoor recreation, photography, and scenic drives. Big Timber is the gateway to the Absaroka-Beartooth Wilderness and has some of the best blueribbon trout fishing in the state.

Red Lodge is just 45± from the property and is nestled in the magnificent Beartooth Mountains and surrounded by Custer Gallatin National Forest. Red Lodge boasts a historic downtown with many restaurants, bars, and shops. The famed Pollard Hotel is steeped in history with a guest list that includes 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.

GETTING THERE

Woltermann Memorial Airport in Columbus supports private planes about five minutes from the ranch. The paved runway is 3,800 x 75 feet. About 45 minutes away, the Red Lodge Airport supports private aircraft with a paved 4,000 x 75-foot runway. The closest commercial airport to Be Still River Ranch is the Billings Logan International Airport (BIL), about 1.5± hours from the ranch. The airport is served by United, Cape Air, Delta, Alaska, American Airlines, and Allegiant.

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.

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

This property is not under conservation easement.

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.

Be Still River Ranch | Columbus, Montana

SUMMARY

Be Still River Ranch is bordered by two blue-ribbon rivers, the Stillwater River to the west and the Yellowstone River to the north. Nestled in the picturesque landscape of southwestern Montana, this modern home embraces its surroundings’ tranquility and natural beauty. Situated at the confluence of two majestic rivers, it offers a breathtaking view from every angle. The sleek architectural design seamlessly blends with the environment, utilizing large windows that flood the interior with abundant natural light and provide uninterrupted views. Inside, the open-concept layout creates a seamless flow between the living spaces, allowing a new owner to enjoy a sense of spaciousness and connection to nature. The 66± deeded acres provide the perfect setting for relaxation and entertaining, where one can savor the soothing sounds of the rushing rivers and revel in the serenity of this idyllic location. This modern home on two rivers is a true haven for those seeking a harmonious blend of contemporary comfort and the untamed beauty of Montana’s wilderness. Recreational pursuits abound, including outstanding fly fishing and big game, upland bird, and waterfowl hunting. Red Lodge Mountain is only an hour south, and the closest commercial airport is less than an hour away in Billings.

$3,850,000

PRICE TERMS

Cash, Conventional Financing, 1031 Tax Exchange

CONTACT NOTICE

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 .

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.

24 Be Still River Ranch | Columbus, Montana

Home with Yellowstone River in background

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.