Hoodoo Creek Mountain Retreat | Fay Ranches by Fay Ranches

HOOD OO CR EEK MOU NT AI N R ET R EAT Boulder, Montana $750,000 | 40± Acres

Hoodoo Creek Mountain Retreat | Boulder, Montana

INTRODUCTION Hoodoo Creek Mountain Retreat is a pristine mountain getaway surrounded by unlimited National Forest Lands within close proximity to the quaint community of Boulder, which serves as the county seat for Jefferson County. Featuring two cozy yet spacious mountain cabins, this offering would be an ideal family or corporate retreat. The cool waters of Hoodoo Creek slice through the forest between the two cabins and create an inviting atmosphere welcoming many species of wildlife that call the area home. With easy access to the surrounding Beaverhead/Deer Lodge National Forest lands, the recreational amenities from the cabins are unmatched. The two cabins are strategically located in an area where hiking, horseback riding, or four-wheeling adventures can afford some of the most breathtaking views and complete solitude in nature. Nearby features worthy of exploration include the breathtaking Occidental Plateau, a unique high altitude mountain plateau amid Big Sky Country. Away from the hustle and bustle, this true mountain retreat is shared by other area residents, including wildlife species such as elk, deer, moose, bear, and more!

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

LOCATION Boulder, Montana, once aptly named for the boulders which make up much of the landscape, is the county seat for Jefferson County. First established in the 19th century as a stagecoach stop for travelers between Fort Benton and Virginia City, the community quickly became a central hub and trade center for area farmers, ranchers, and miners. Boasting a population of just over 1,000 residents, today, Boulder and the surrounding area still remain deeply rooted in agriculture. They are appreciated for their abundant recreational opportunities within close proximity to the larger communities of Helena and Butte, Montana. Helena, Montana’s state capital, is located an hour from the property and combines an active beat of students, politics, and outdoor activities. Local events often occur and create an ambiance of community— theater and symphony, a jazz festival, concerts, rodeos, race in the Governor’s Cup, and enjoy the largest sled dog race in the lower 48 states. Helena was founded with the July 14, 1864 discovery of gold in Last Chance Gulch by four men, known as “The Four Georgians.” By 1888, about 50 millionaires lived in Helena, more per capita than any city in the world. The State Capital Building (with its distinctive gold rotunda), the Civic Center, and the Saint Helena Cathedral are among the many unique historic buildings in Helena. Today Helena serves as a robust home to over 31,000 full-time residents, features quality higher education opportunities at both Carroll College and Helena College, and is the county seat to Lewis and Clark County. The valley includes excellent medical facilities, a regional airport with flights to major hubs for connections to almost anywhere, Montana state offices, Fort Harrison and a Veterans Hospital, and a variety of shopping, dining, performing arts, and other amenities. The Helena community features a vibrant and active business atmosphere. It offers a wonderful quality of life to the full-time and parttime residents in the Helena Valley and region. Also, approximately an hour from the cabins, Butte, Montana’s fifth-largest city, was once known as “the richest hill on earth.” The city remains deeply rooted in mining history and is a culturally rich community thanks to the strong immigrant population first attracted to the region by the multitude of employment opportunities at the mines during their heyday. Butte remains deep-rooted in culture and hosts many annual events, including a Folk Festival, an Irish Festival, and many more annual events throughout the year. Plus, Butte is also one of the largest National Historic Landmark Districts in the nation, with approximately 6,000 structures recognized by that designation. Montana Tech College, major shopping, dining, medical, and airport are also located in Butte. 2

Hoodoo Creek Mountain Retreat | Boulder, Montana

GETTING THERE Hoodoo Creek Mountain Retreat sits amidst the Beaverhead/Deer Lodge National Forest, accessed from either Jefferson City or Boulder along with a series of well-maintained mountain roads that connect with Forest Service roads as you near the property. As you enter the forest, the roads make travel easy to the cabins during the spring, summer, and fall months. During the wintertime, access is best via snowmachine or snowcat from the point that the winter plowing ends to the property boundary.

AIRPORT INFORMATION Helena Regional Airport is located approximately an hour from the property. The airport accommodates direct flights to Salt Lake, Seattle, Denver, and Minneapolis via Alaska, Delta, and United Airlines. Exec Air, located in Helena, caters to private aircraft. Butte, also approximately an hour drive from the property, offers commercial and private air service at Bert Mooney Airport. This airport is serviced primarily by Delta and its affiliates. Butte Aviation, which offers private air services, is also located at the Bert Mooney Airport. Butte Aviation is the premier FBO in Southwest Montana, offering a variety of private air services and charter flights. 3 www.fayranches.com | (800) 238.8616 | info@fayranches.com

ACREAGE 40± deeded acres. The property includes two cabin homes, a variety of outbuildings, including barns, sheds and is fenced for horses.

Hoodoo Creek Mountain Retreat | Boulder, Montana

SCENIC VISTAS The Hoodoo Creek Mountain Retreat is located in a region easily accessible by vehicle with outstanding views along the drive to the cabins. Situated in the Beaverhead/Deer Lodge National Forest heart surrounded by timbered draws, alpine meadows, and ridges that offer some of the most spectacular vistas deep within the confines of the pristine forest, this cabin property is special. The nearby Occidental Plateau offers a one-of-a-kind experience with unmatched scenery along the high alpine plain, a feature unique to the area. Beautiful scenery, including uninterrupted views of surrounding mountains, create the backdrop for this mountain retreat property. www.fayranches.com | (800) 238.8616 | info@fayranches.com

CLIMATE Boulder, Montana, is a relatively mild climate with July highs around 80 degrees and winter lows dipping to 10 degrees. Jefferson County area typically receives on average 13 inches of rain and 46 inches of snow per year.

Data provided by: http://www.city-data.com/city/Boulder-Montana.html

Hoodoo Creek Mountain Retreat | Boulder, Montana

WATER RIGHTS A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to the use of water and not ownership of the water itself. All water rights filed with Montana DNRC will transfer upon sale. All water in Montana is the property of the State of Montana for the use of the people of Montana. The actual ownership of water rights in Montana may not be known, as many water rights are still the subject of a statewide adjudication process. The transfer of water rights is recorded with the state’s Department of Natural Resources and Conservation, and the transfer of any right may or may not warrant that right until the adjudication process has been completed. www.fayranches.com | (800) 238.8616 | info@fayranches.com

RECREATION F ishing Close to the cabins, the Boulder River is enjoyed for mountain whitefish, brook, brown, and rainbow trout fishing and is close to the property. The nearby Helena Valley is known for its lakes region, including Canyon Ferry, Hauser, and Holter Lakes, along the Missouri River and Lake Helena, which graces the valley just minutes from the ranch. Canyon Ferry, Hauser, and Holter Lakes provide a multitude of fishing and recreational opportunities and are a favorite of residents and visitors alike. Plus, float fishing along the famed “Mighty Mo” Missouri River is a short drive from the Helena Valley as well. Those in search of additional fly fishing opportunities might enjoy the scenic drive to the Clark Fork, Blackfoot, Dearborn, or Little Blackfoot Rivers.

H unting & W ildlife The region is known for a healthy wildlife population, including abundant elk, moose, deer, bear, and more. In fact, it is a frequent occurrence to see a variety of wildlife species grazing in the meadow adjacent to one or both of the cabins.

Hoodoo Creek Mountain Retreat | Boulder, 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 Ranches has a love of the land and a desire to see it remain as productive agricultural ground as well as quality fish and wildlife habitat. Through promoting the use of thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide open spaces, enhancing and creating fisheries and wildlife habitat, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, the landscape on which we work has been significantly enhanced by the conservation ethic and land-use practices of our clients. www.fayranches.com | (800) 238.8616 | info@fayranches.com

INCOME | RETURN OPPORTUNITY The seller has enjoyed the cabins and property as a family and corporate retreat for business associates to enjoy time together surrounded by Montana’s pristine nature. The combination of cabins would make an excellent vacation rental or Bed and Breakfast location or site for hunters to rent and enjoy as a basecamp and location to limitless adventures. 10

Hoodoo Creek Mountain Retreat | Boulder, Montana

IMPROVEMENTS B ig C abin The larger cabin can accommodate a crowd but is also cozy and situated to enjoy beautiful mountain views through the large picture windows on the main floor. Grab a spotting scope to enjoy watching wildlife as they graze along the meadows and slopes of the surrounding mountains. The main living area is spacious and flows nicely, allowing for group gatherings. Plus, a large attached deck is a welcoming spot to enjoy dinner on a sunny summer evening while enjoying breathtaking views. With five bedrooms, this cabin would make an ideal family or corporate retreat, bed, and breakfast, or hunting lodge. Plus, adjacent to the log cabin, a barn was once used for horses and storage of hay and associated tack. This property includes several additional outbuildings, fenced pasture, water for livestock, and an ideal location to begin endless horseback adventures. www.fayranches.com | (800) 238.8616 | info@fayranches.com

Hoodoo Creek Mountain Retreat | Boulder, Montana

S mall C abin The smaller cabin is nestled privately amidst the serene forest lands, where the landscape includes a variety of timber and pocket parks and meadows with springs and creeks. In the morning, enjoy a cup of coffee while taking in the morning sun as moose or elk graze the lush grasses that grace the meadow setting adjacent to the cabin. A cool and clear mountain stream rambles through the meadow just to the side of the cabin, creating an idyllic setting and is a favorite watering hole for a variety of wildlife species. The cabin features a master bedroom on the main level and an open living space ideal for entertaining. The kitchen, dining, and living areas flow nicely and include a vaulted ceiling and big windows to take in the beauty of the surroundings. A cozy wood stove provides ample warmth during the cooler months and provides ambiance making the open living space a natural gathering area. An additional bedroom is located in a spacious lofted area. Plus, a garage and workshop below the home provide project space and lots of room for storage. www.fayranches.com | (800) 238.8616 | info@fayranches.com

Hoodoo Creek Mountain Retreat | Boulder, Montana

QUICK FACTS • Two well-maintained log cabins on pristine and secluded mountain property surrounded by National Forest Lands for unlimited recreation and enjoyment. • Self-sufficient with solar power in place for comfortable off-grid living • Property is fenced and can be used for grazing for riding and/or pack horses • Facilities including several outbuildings and barn are adjacent to the larger cabin to support livestock and store hay and tack. • Awesome location for four wheeler adventures from the cabins • Located in close proximity to the Occidental Plateau, a high mountain plain unique to the area • Abundant wildlife include elk, moose, deer, bear and more • Ideal big game hunting retreat • Approximately one hour from Helena and Butte for major services, dining and shopping www.fayranches.com | (800) 238.8616 | info@fayranches.com

Hoodoo Creek Mountain Retreat | Boulder, Montana

SUMMARY Hoodoo Creek Mountain Retreat is a classic mountain getaway ideal for a family or corporate retreat. With exceptional scenery, National Forest access, a multitude of recreation, including hiking, horseback riding, hunting, four-wheeling, snowmobiling, and more, these cabins are ideal home bases for varied recreational opportunities. Montana lifestyle embraces!

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

PRICE $750,000 Seller to offer cabins and property in it’s entirety or to sell individually as follows: • Small cabin and approximately 20± acres available for $385,000 • Large cabin and approximately 20± acres available for $375,000

TERMS Cash, Conventional Financing, 1031 Tax Exchange

CONTACT Please contact Kimberly Lowry at (406) 490-4323 | klowry@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.

Hoodoo Creek Mountain Retreat | Boulder, Montana

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

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

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.

KIMBERLY LOWRY broker associate

Licensed in: MT c. 406-490-4323 klowry@fayranches.com

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