SOLD: Hyalite View Ranch | Fay Ranches

H Y A L I T E VI EW R ANC H Bozeman, Montana $7,950,000 | 137± Acres

Hyalite View Ranch and views of the entire Gallatin Valley

INTRODUCTION Less than 15 minutes south of downtown Bozeman, Montana, find the 137± acre Hyalite View Ranch nestled amidst aspens, old-growth willows, Doug firs, and cottonwood trees. About .7 miles of Hyalite Creek traverses the lower portion of the property, originating at Hyalite Reservoir and flowing through National Forest land before reaching the property. A short but private drive leads to the upper bench and the 2,888± SF, three-bedroom, four-bathroom home that blends into its majestic surroundings.

The property also features a pole barn and horse corrals for the equestrian. Enjoy spectacular views of Bozeman’s Gallatin Valley and surrounding mountain ranges from the private, sun-drenched upper bench, adjoining over one mile of the Gallatin National Forest, which eventually connects with Yellowstone National Park. Enjoy millions of acres to recreate right out your back door! Offered turnkey, this property is move-in ready.

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

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ACREAGE The 137± acre perimeter fenced property varies in topography and vegetation with picturesque open meadows, towering cottonwood trees, and the beautiful Hyalite Creek babbling along the eastern property boundary. Elevation ranges from 5,400± feet to 5,900± feet, offering panoramic views of the valley and surrounding mountain ranges. The diverse acreage provides the perfect habitat for wildlife, including white-tailed deer, mule deer, moose, elk, mountain lion, bear, grouse, and an occasional turkey. About a mile of the property borders thousands of acres of Gallatin National Forest, making a day of hiking, horseback riding, mountain biking, or wildlife viewing easy. The property does not have any covenants or zoning in place and is divided into three parcels, providing a buyer with many options.

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Hyalite View Ranch | Bozeman, Montana

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

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IMPROVEMENTS This custom Montana 2,888 SF± three-bedroom, four-bathroom log home is exactly what you would imagine would be on this acreage. Staying cozy in the winters and bright and warm in the summers, this home is three stories in total. Both the main and upper levels feature gorgeous oak flooring. A floorto-ceiling river stone fireplace is the centerpiece of the living area, with a convenient bathroom in the back of the living area. A custom wagon wheel light shines brightly over the couch. The kitchen features stainless steel electric appliances. A wood fireplace keeps the dining area warm, while vaulted ceilings add to a spacious feel. Sliding doors bring light in and open to extensive decking around the home.

Two bedrooms and two bathrooms round out the main level. Head upstairs to access one bedroom and one bathroom, as well as a comfortable lofted sitting area. The large walkout basement, complete with tiled floors, a large master bath, and an entrance to the suite from outside, can be used in many ways.

Currently, it is used as the fourth bedroom, a large master suite. There are other exceptionally private build sites on the property.

A newly installed hot tub with a permanent roof sits behind the home, as well as a firepit boasting incredible views of the Bridger Mountains and Bozeman’s Gallatin Valley. Perfectly set up for the equestrian, corrals and trailer parking allow ease of access for trail riding around the property and contiguous National Forest land. A large shop increases storage space for toys and vehicles. Encourage your guests to stop by and park at the RV hookup near the home.

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Hyalite View Ranch | Bozeman, Montana

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

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Hyalite View Ranch | Bozeman, Montana

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

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RECREATION F ishing Hyalite View Ranch boasts fishing on .7± miles of Hyalite Creek, a small mountain stream that babbles from Hyalite Reservoir roughly 12 miles through National Forest land and through the acreage. Glorious pocket water can be found as the creek works its way down towards the Gallatin Valley. Post runoff, summer mornings can offer exceptional fly-fishing opportunities in the middle portions of the creek. Typically accessible year-round, these lower stretches can fish well in the spring, fall, and even winter months.

There are good numbers of wild fish in the 6-10” range, including cutthroat, rainbow, and brown trout.

The occasional 12-16” trout can be found in deeper pools that offer undercut banks and mid-current structure. Insects are abundant and follow a hatch cycle similar to the Gallatin River in the Gallatin Canyon. Expect mayflies, caddis, and stoneflies to be the most common aquatic invertebrates found in good numbers in all but the coldest and warmest months of the year. The spruce moth hatch can make for some memorable late July mornings on Hyalite Creek as well.

For more Hyalite Creek fishing information, head to: https://finsandfeathersonline.com/bozeman-flyfishing-blog/fly-fishing-hyalite-creek

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Hyalite Creek flowing through property

The closest river access is on the West Gallatin River, about 15 minutes from the Hyalite View Ranch.

The East Gallatin River is 30± minutes away. The Madison, Jefferson, and Yellowstone Rivers are 30 to 45 minutes from the property. These are arguably the most famous fly fishing rivers due to their scenic beauty and incredible numbers, and size of wild trout. The Madison, Yellowstone, and Gallatin Rivers are known for their dry fly fishing. From blue-winged olives and midges in the spring, the salmon fly hatch in June, mayflies, caddis, hoppers, and terrestrials in the summer, and back to blue-winged olives and midges in the fall and winter, the time is always right for fishing this area. Throw in some of the best streamer fishing in the state and excellent nymph fishing at all times of the year, and you have a variety of rivers that can provide a lifetime of entertainment for beginners and veterans. Fish in these rivers can exceed 24”.

Other rivers within 1.5 hours of the property are the Ruby, Big Hole, Missouri, and Beaverhead. Several internationally famed “fee” spring creek fisheries are also nearby. About an hour over the hill in the Paradise Valley along the Yellowstone River, the Depuy, Armstrong, and Nelson spring creeks attract anglers. Fishing conditions on these creeks are excellent, even through winter. These spring creeks are natural wonders emerging from the ground with a large volume of nutrient-rich water providing an enormous amount of aquatic life, including an abundance of wild trout. One to two hours of travel time will put you into the Henry’s Fork watershed in Idaho or well into the center of Yellowstone National Park. 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 fishing opportunities on over a 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. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Elk on property

Moose on property

RECREATION H unting | W ildlife There are excellent hunting opportunities on Hyalite View Ranch for elk, white-tailed and mule deer, bear, mountain lion, and grouse. Big game hunting can be outstanding in the fall, with elk and deer coming out of the mountains to feed in the valley farm ground.

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Hyalite View Ranch | Bozeman, Montana

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

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O ther R ecreation Recreate on your deeded acreage or the hundreds of thousands of acres of contiguous public land that borders Yellowstone Park. The Hyalite Canyon corridor is a popular recreation zone that offers camping, mountain biking, rock climbing, and various water sports in the summertime, as well as snow sports in the winter. Just south of the property, Hyalite Canyon Road leads to Hyalite Reservoir and is plowed throughout the winter, providing access to winter hikes, cross country skiing trails, ice climbing, and other winter outings. The road closes to motorized vehicles from April 1 to May 15, allowing for nonmotorized activities like hiking, biking, and running.

Ice climbing in Hyalite Canyon; outsidebozeman.com

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Hyalite Reservoir; www.visityellowstonecountry.com

Hyalite Reservoir; www.montanaoutdoor.com

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

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Views of the Bridger Mountains and Gallatin Valley from Hyalite View Ranch

LOCATION If you have ever driven to Hyalite Reservoir via Hyalite Canyon Road, you know the incredible beauty of the area, as well as the majestic Hyalite Creek that flows along the road and through the property. The surrounding area offers many recreational activities, including camping, fishing, boating, and hiking. Hyalite View Ranch is a 15± minute drive from the vibrant university town of Bozeman (population 52,800±), 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, mountain biking, or hiking.

Bozeman, Montana; source: Marriott

Bridger Bowl Ski Area is a 15± minute drive northeast of Bozeman and offers light, fluffy snow, locally known as the ‘cold smoke,’ providing a small-town atmosphere with world-class terrain. If you take Highway 191 south from Bozeman, within an hour, you will pass the entrance to three world-class ski resorts, Big Sky Resort and Moonlight Basin, as well as the Yellowstone Club. If you continue a few minutes further south from the turnoff to Big Sky, you will enter Yellowstone National Park, packed with unique scenic and geothermal features. The Park also has some of the best trout fishing in the world.

GETTING THERE Located 30± minutes from the property, Bozeman Yellowstone International Airport is the busiest airport in Montana. The airport is served by Alaska, Allegiant, American, Frontier, Jet Blue, Delta, Southwest, Sun Country, and United Airlines, with direct flights to and from numerous cities. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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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.

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Hyalite View Ranch | Bozeman, Montana

Hyalite Creek

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 Hyalite View Ranch does not have a conservation easement in place.

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

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QUICK FACTS • • • • • • • • • • • 18

137± deeded perimeter fenced acres in a secluded setting .7± miles of Hyalite Creek, a small fishery 2,888± SF, 3 bed, 4 bath home being offered turn-key Contiguous to hundreds of thousands of acres of Gallatin National Forest that borders Yellowstone National Park Additional building sites offering mountain and valley views No covenants/restrictions or zoning Wildlife including mule and white-tailed deer, moose, elk, turkey, bear, mountain lion, and grouse 15± minutes from downtown Bozeman 30± minutes from Bozeman Yellowstone International Airport 40± minutes from Bridger Bowl Ski Area 1± hour from Big Sky Resort Hyalite View Ranch | Bozeman, Montana

SUMMARY Acreage this large, this close to Bozeman, rarely becomes available. Tucked away against hundreds of thousands of acres of National Forest land, Hyalite View Ranch is a short drive to Bozeman’s amenities.

While not far from town, the property boasts privacy, lush meadows, secluded fishing, endless recreational opportunities, and gorgeous improvements, including a classic Montana custom log home, pole barn, and corrals for the equestrian. This breathtaking property has been managed and developed with no expense or detail overlooked.

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

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PRICE $7,950,000

TERMS Cash

CONTACT 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.

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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Hyalite View Ranch | Bozeman, Montana

GALLATIN NATIONAL FOREST

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.

BRANIF SCOTT broker associate

Licensed in: MT, WY c. 406-579-9599 bscott@fayranches.com

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