CINNABAR MOUNTAIN RANCH
Gardiner, Montana
$4,250,000
135± Acres
INTRODUCTION
Located a short half hour drive from Yellowstone National Park, escape to the untamed beauty of this recently finished custom log home resting upon 135± pristine deeded acres in the foothills of Electric Peak, the highest point in northern Yellowstone National Park. About a third of a mile of Hoppe Creek runs through the east side of Cinnabar Mountain Ranch. The 3,542± square foot primary residence features three bedrooms, four bathrooms, and an office that could serve as a fourth bedroom. This gorgeous home offers massive views of Montana’s landscapes from floor-to-ceiling windows. Watch moose, elk, bear, deer, and an abundance of other wildlife stroll through the property on the way to or from Yellowstone National Park. Nearby, yet hidden from the main residence, stands a quaint one-bedroom dry cabin. This cabin was constructed in 1964 by Don Stemitz, a descendant of one of the pioneering ranching families that settled the region in the 1800s. A true Montana mountain escape, this property offers the perfect mix of modern amenities and proximity to Gardiner, Montana, the original entrance to Yellowstone National Park, while feeling very private and secluded.
Cinnabar Mountain Ranch | Gardiner, Montana
QUICK FACTS
• 135± deeded acres in two parcels
• About a third of a mile of Hoppe Creek
• 3,542± SF, three bed, four bath primary residence
• Rustic one-bedroom dry cabin
• Abundant wildlife, including moose, elk, bear, and deer
• Amazing views of Cinnabar Mountain and the Absaroka Range
• Corners National Forest, with thousands more acres of public land nearby
• 15± minutes to Yellowstone Hot Springs and the Yellowstone River
• 30± minutes to Gardiner, Montana, the north entrance to Yellowstone National Park
ACREAGE
An inholding in the gorgeous Royal Teton Ranch, this 135± deeded acre property comprises two parcels and is mostly forested. Elevation ranges from 6,200± feet to 6,650± feet. About a third of a mile of Hoppe Creek runs through the east side of the property. The primary home sits on the edge of a large field, affording it incredible views. A small pond sits just north of the home.
Cinnabar Mountain Ranch | Gardiner, Montana
IMPROVEMENTS HOME
Sitting on the edge of a large field overlooking Cinnabar Mountain, the 3,542± SF, three bed, four bath primary residence was recently built in 2023. A small pond sits just north. As you enter, you will immediately notice the details of the home, from a tree arch over the door to trees used as beams throughout to soaring ceilings that open the space. Floor-to-ceiling windows are the focal point of the living area, framing a grass-swept field leading to stunning, unobstructed, panoramic views of the Absaroka Range. A floor-to-ceiling rock fireplace keeps the home cozy when the snow flies. The custom rock and wood kitchen includes a large granite island, a double wall oven, and stainless-steel appliances. With its generous living areas, you will have ample space to entertain guests or retreat in tranquil solitude. Downstairs on the lower level, you will find one en-suite bedroom and two additional bedrooms that share a bathroom. You will find one bedroom with an attached bathroom on the second floor, which is open to the living area below.
Cinnabar Mountain Ranch | Gardiner, Montana
DRY CABIN
Nearby, yet hidden from the main residence, stands a quaint one-bedroom dry cabin. This cabin was constructed in 1964 by Don Stemitz, a descendant of one of the pioneering ranching families that settled the region in the 1800s.
Cinnabar Mountain Ranch | Gardiner, Montana
RECREATION
FISHING
Some of the best trout fishing in the world occurs 15± minutes from the property on the famed Yellowstone River. The Yellowstone River is the longest, free-flowing river in the lower 48 states, flowing 554± miles. The Yellowstone is considered large by trout river standards and is a great river to float and wade fish. The river is most noted for the “Mother’s Day” caddis hatch.
Three world-famous spring creek fisheries are just over an hour north in the Paradise Valley. Nelson’s, Depuy’s, and O’Hair’s (Armstrong’s) offer fee fishing on over five miles of some of the best spring creek water in the world. Fishing conditions on the creeks are consistently excellent, even through winter. These spring creeks are natural wonders emerging from the ground, with a large volume of nutrient-rich water providing for an enormous amount of aquatic life, including wild trout.
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 the Madison and Gallatin Rivers. The park hosts a lifetime of fishing opportunities with over one hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams found within such a small area.
Fly fishing; not taken on property
HUNTING | WILDLIFE
While hunting is prohibited inside Yellowstone National Park, it is permitted on the surrounding public/private lands and Gallatin National Forest. The area and this property boast diverse habitats, including lush meadows, dense forests, and rugged mountains. This variety provides ideal conditions for elk, offering them ample food sources, water, and cover throughout the year. This area boasts some of the best elk hunting in Montana, and some say it’s some of the finest elk hunting in the country. Ideal elk country with spectacular scenery in a gorgeous mountain wilderness setting, this area is home to a significant portion of the northern Yellowstone elk herd and migratory herds. Various other big game is available in Yellowstone Country, including moose, black bear, bison, bighorn sheep, mule deer, white-tailed deer, and antelope. Enjoy bird watching for bald and golden eagles, sandhill cranes, and other native and migratory species.
OTHER RECREATION
The Paradise Valley is known for its spectacular views and abundant recreational activities right out your back door. Within minutes, you can access hunting in several mountain ranges and public lands, fishing, floating, paddle-boarding, kayaking, hiking, cross-country or downhill skiing, snowboarding, snowmobiling, ice skating, and many scenic drives. Yellowstone National Park is 15± minutes from Cinnabar Mountain Ranch. Explore Old Faithful, Mammoth Hot Springs, canyons, waterfalls, lakes, and rivers in the park.
Bridger Bowl Ski Area is less than two hours away and offers a local atmosphere and lots of “cold smoke” powder. Big Sky Resort, the Yellowstone Club, and the Spanish Peaks Mountain Club are located less than three hours from the property and boast world-class snowboarding and skiing.
9 Cinnabar Mountain Ranch | Gardiner, Montana
LOCATION
This one-of-a-kind property is 30± minutes from Gardiner, Montana. Gardiner is the north entrance of Yellowstone Park, so local shops and restaurants thrive. The Yellowstone River runs right through town, and elk are known to wander the streets. Yellowstone Hot Springs is 15± minutes from Cinnabar Mountain Ranch, while Sage Lodge and Chico Hot Springs are less than an hour north. Emigrant, Montana, is 30± minutes north and includes a gas station, a few restaurants, and The Old Saloon, a well-known music venue in the area.
A little over an hour north is Livingston. Rich in history, Livingston, the gateway to the Paradise Valley, supports numerous galleries, bookstores, restaurants, bars, and fly shops. The world-famous Yellowstone River rushes past town. This property is about an hour and a half from the vibrant university town of Bozeman, home to Montana State University and the Museum of the Rockies. Bozeman has received national accolades for its scenic location, endless outdoor activities, and historic downtown. Bozeman restaurants and shops have become favorite places for those who love nature—whether fishing, hunting, skiing, snowboarding, mountain biking, or hiking.
Yellowstone National Park
GETTING THERE
Nearby, Gardiner Airport features a 3,200-foot paved runway for private air travel. Six miles east of Livingston is Mission Field Airport, which has an FBO and a 5,700± foot paved runway suitable for those traveling privately.
Bozeman-Yellowstone International Airport is southwest Montana’s transportation hub and is less than two hours from the property. It is serviced by numerous daily flights from Delta, United, American, Alaska, Allegiant, Avelo, Frontier, Jet Blue, Southwest, Sun Country, and Jet Suite. The airport also caters to corporate and private aircraft and provides hangar rentals.
Cinnabar Mountain Ranch | Gardiner, Montana
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
Each of us at Fay 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 has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay 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. 12
www.fayranches.com | 800.238.8616 | info@fayranches.com
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.
Mountain Ranch | Gardiner, Montana
Very private yet close to the wonders of Yellowstone National Park and Gardiner, Montana, this 135± acre property offers seclusion yet proximity to endless adventures. The 3,542± SF, three-bed, four-bath main home was finished in 2023 and is move-in ready, with stunning views and vaulted ceilings. Enjoy a cup of coffee on the deck as the wildlife comes alive, including moose, elk, deer, and many other animals that traverse to and from Yellowstone National Park. The land boasts around a third of a mile of Hoppe Creek. A one-bedroom dry cabin adds charm and character. This retreat offers modern comforts and a deep connection to the region’s history and wildlife.
www.fayranches.com | 800.238.8616 | info@fayranches.com
Cinnabar Mountain Ranch | Gardiner, Montana
Please contact Branif Scott at (406) 579-9599 | bscott@fayranches.com or Rick Eisen at (406) 223-6872 | rick@legacylandsllc.com to schedule a showing. This is a co-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 www.fayranches.com.
$4,250,000 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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