OFF THE MARKET: Boulder River Confluence | Fay Ranches

BOULDER RIVER CONFLUENCE

McLeod, Montana

$1,800,000 | 150± Acres

INTRODUCTION

Closely held and rarely available, Boulder River Confluence is an opportunity to live in one of Montana’s most beautiful and scenic river valleys. Sitting at the confluence of the Main Boulder River and the West Boulder River, this property is easily accessed year-round off Highway 298. Bordering the Main Boulder River for about a half mile and the West Boulder River for 280± feet, the ranch encompasses 150± riverfront acres contiguous to 72± acres of State land. Rolling terrain offers private building sites and mountain views. Elevation ranges from about 4,740’ to 4,820’. A well and power make this the perfect property to build your Montana dream home on the river. The Beartooth Mountains and AbsarokaBeartooth Wilderness loom to the south, while the Crazy Mountains dominate the landscape to the north. Just 15± minutes south of Big Timber, Montana, with easy year-round access off Highway 298, this secluded property is a wildlife epicenter with excellent fishing opportunities.

QUICK FACTS

• 150± deeded acres contiguous to 72± acres of State land

• About half a mile of Main Boulder River frontage

• 280± feet of West Boulder River frontage

• Easy access off paved Highway 298

• Beautiful mountain valley views with a river bottom setting

• Abundant wildlife

• Plethora of nearby recreational opportunities in the Absaroka-Beartooth Wilderness

• A few minutes from McLeod, Montana, for a post office

• 15± minutes from Big Timber, Montana, and its private airport

• 1 hour and 20± minutes to Bozeman-Yellowstone International Airport

• 1 hour and 30± minutes to Billings-Logan International Airport

RECREATION

F ishing

This property is a fishing dream with a rich riparian corridor, including about half a mile of the Main Boulder River and a few hundred feet of the West Boulder River. The Boulder River flows 20± more miles from the property into the Yellowstone River near Big Timber. At the confluence of the West Boulder and Boulder Rivers, the West Boulder River has traveled some 29± miles through wilderness. The Boulder River provides relative privacy because it can only be floated during spring runoff. The rest of the year, you will have the river to yourself most of the time. During normal summer flows, the river averages between 40 and 70 feet in width and can be crossed by the wade fisher at the head and tail of most pools. The river is known for its freestone characteristics and the incredible clarity of its waters. The fishing season begins on the Boulder in late March/early April. The first hatch will be the Mother’s Day Caddis Hatch. Some blue-winged olives and golden stoneflies also emerge during this pre-runoff bonanza. A yellow stimulator or elk hair caddis is the fly of choice during this time and can provide tremendous top-water action. Caddis will continue throughout the summer, and a high-floating attractor pattern will remain productive throughout the warmer months. Hoppers become the dry fly of choice on hot days starting in August. Hopper fishing will last through September and is arguably the most enjoyable way to catch trout on a fly rod. Throughout the fishing season, roughly April 1 to November 1, nymphs and streamers will work well when the fish are not taking dry flies. The trout in the river will average around 14 to 16 inches, with an excellent population of large fish in the 18 to 20inch range. Additionally, during spawning in the spring and fall, very large rainbows and browns move up out of the Yellowstone to spawn in the Boulder and its tributaries.

Just 20± minutes north, the Yellowstone River is the longest free-flowing river in the lower 48 states, traveling 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River. There are over 100 miles of blue-ribbon trout water downstream from the Yellowstone Park border, with excellent brown, rainbow, and cutthroat trout populations. The Yellowstone is considered large by trout river standards and is a great river to float an d wade fish.

Yellowstone National Park is the birthplace of many of the finest trout rivers in the West. Headwater streams such as the Gibbon, Firehole, and Lamar create rivers like the Madison and Gallatin within its boundaries. The park hosts many fishing opportunities, with over a hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams within such a small area. Yellowtone’s north entrance, Gardiner, is an hour and 40± minutes from the property.

No matter how good the fishing is, the day will come when other waters beckon on any fly-fishing property. Finding a location with more quality options within a short drive is challenging. The Gallatin, Madison, Missouri, and Jefferson Rivers are within 2 hours of the property. In addition to these famous rivers, there are several tributaries, spring creeks, and mountain lakes in the area that will become familiar.

h unting & W ildli F e

The Boulder River Valley is famous for its large numbers of white-tailed and mule deer. In addition to deer hunting, there are various hunting opportunities for other game species—elk, antelope, bear, turkey, Hungarian partridge, sharp-tailed grouse, and pheasant on the property and on nearby public land.

Wildlife is abundant on the Boulder River Confluence, including white-tailed deer, mule deer, occasional elk, and upland birds. The nearby Absaroka-Beartooth Wilderness is home to elk, moose, white-tailed and mule deer, black bear, numerous bird species, grouse, and m any other forest creatures.

O ther r ecreati O n

The nearby Absaroka-Beartooth Wilderness offers endless recreation opportunities, including horseback riding, hiking, backpacking, camping, bird watching, mountain biking, cross-country skiing, and more. For winter recreation, Bridger Bowl Ski Area is an hour and 20± minutes away for skiing and snowboarding. Red Lodge Mountain is less than two hours away, and Big Sky Resort is a little over two hours away.

Mule deer; not taken on property

Hungarian partridge; not taken on property

LOCATION

McLeod, Montana provides a post office a few minutes down the road. Less than 15± minutes south along the Boulder River on Highway 298, the Natural Bridge Falls offers stunning beauty, trails, and picnic areas.

B ig t i MB er

Big Timber, Montana, is just 15± minutes away. Big Timber (population 1,700±) is a classic western town along the Yellowstone River. A century ago, it was a railroad center that became the world’s sheep ranching capital, shipping more wool than any other U.S. city. These days, restaurants, art galleries, antique stores, a Carnegie Library, boutiques, a fly shop, a supermarket, and a hardware store line the streets. The rugged Crazy Mountains dominate the landscape to the northwest, and the jagged AbsarokaBeartooth Wilderness (900,000+ acres) preside to the south. The Boulder River joins the Yellowstone River within a stone’s throw of town, providing world-class trout fishing.

GETTING THERE

Big Timber Airport, 20± minutes from the property and for private air travel, features a 5,285’ runway and a 3,475’ runway.

Bozeman Yellowstone International Airport, the busiest airport in Montana, is an hour and 20± minutes away for commercial air travel. The airport is served by Alaska, Allegiant, American, Avelo, Delta, Jet Blue, Southwest, Sun Country, and United Airlines, with direct flights to many major cities.

Billings Logan International Airport is about 1.5± hours from the ranch. The airport is served by United, Cape Air, Delta, Alaska, American Airlines, and Allegiant.

WATER SOURCES | 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 conversation 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.

SUMMARY

Nestled within the picturesque Boulder River Valley of Montana, the Boulder River Confluence presents a rare and exclusive opportunity for those seeking riverfront property. This 150± deeded acre property is situated at the meeting point of the Main Boulder River and the West Boulder River, easily accessible throughout the year via Highway 298. With approximately half a mile of Main Boulder River frontage and 280± feet of West Boulder River frontage, the property is also contiguous to 72± acres of State land. To the south, the majestic Beartooth Mountains and Absaroka-Beartooth Wilderness create a breathtaking backdrop, while to the north, the commanding presence of the Crazy Mountains captivates the landscape. A mere 15± minute drive south of Big Timber, Montana, this secluded haven serves as a thriving sanctuary for wildlife enthusiasts, with exceptional fishing opportunities awaiting just steps away.

$1,800,000

PRICE TERMS

Cash, Conventional Financing, 1031 Tax Exchange

CONTACT NOTICE

Please contact Vinny Delgado at (406) 253-0507 | vdelgado@fayranches.com or Mary Ann Duffey at (406) 930-6607 | maryann@sonnytoddrealestate.com to schedule a showing. This is an co-listing. An agent from Fay Ranches or Sonny Todd Real Estate 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.

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.