LINEHAN OUTFITTING
Libby, Montana
$3,600,000
8.55± Acres
INTRODUCTION
Founded in 1992, Linehan Outfitting is one of the longest successfully operating outfitting businesses in the industry and is widely recognized for providing premier fly fishing, wing shooting, and big game hunting adventures across northwest Montana. Located near the town of Libby, in a pristine and less-discovered area of Montana rich with fish and wildlife, they operate from their Orvis-endorsed Kootenai River Lodge, situated just a few feet from the water’s edge along the Kootenai River. The lodge serves as the perfect launching point for guests, who can relax and enjoy the sights and sounds of the river between their hunting and fishing adventures. Linehan Outfitting is one of the few businesses in the industry offering a full range of hunting and fishing packages year-round, ensuring continuous operations and cash flow. The primary fishing operations are centered along the Kootenai River, a well-managed trout-rich fishery where dry fly fishing is the standard throughout the season. The river’s flows are dam-controlled and stable, ensuring cold water, healthy fish, and satisfied anglers all summer and into the fall. In addition to the Kootenai, guides and their anglers can access numerous local stillwater options, along with lesser-known smaller rivers and creeks in the surrounding area. During the shoulder seasons, the business operates across all of western Montana’s storied fisheries, including the Bitterroot, Blackfoot, Clark Fork, and Missouri Rivers. In the fall and winter, operations shift focus to big game and upland bird hunting across a vast area of private and public lands in the Kootenai National Forest. By embracing the traditional philosophy of fair chase ethics in their hunting program, they offer guests an authentic Montana hunting experience. Linehan Outfitting was built from the ground up and has experienced sustainable year-over-year growth, boasting a significant return customer base. The business holds extensive hunting and fishing permits, many of which are exclusive, creating a barrier to competitive entry. Although it is running profitably, there is room to expand the business within the existing permits and to increase the riverfront lodging operation. With a high demand for quality Montana hunting and fishing experiences, Linehan Outfitting represents an opportunity for a new owner to write the next chapter of this highly regarded outfitting business.
1 Linehan Outfitting | Libby, Montana
QUICK FACTS
• Sale includes Linehan Outfitting and the Kootenai River Lodge
• The lodge sits on 8.55± deeded acres with .2± miles of Kootenai River frontage
• 33+ year brand recognition with a high level of client satisfaction and repeat business
• Extensive exclusive hunting and fishing permits create a barrier to competitive entry
• One of few companies in the industry providing a full range of fly fishing, bird hunting, and big game adventure
• Exclusive Orvis Endorsement for fly fishing and bird hunting in northwest Montana
• Established online visibility and highly ranked organic search
• Vast area of operation across an untracked area of northwest Montana that is wild and exceptionally beautiful
• An hour 45± minutes to Flathead Lake
• Just over 2 hours from Glacier National Park
• 2.5± hours from Kalispell
• 3± hours from Missoula 2
ACREAGE
Linehan Outfitting operates out of the Kootenai River Lodge, which sits on a bench overlooking the river. The 8.5± acre property is well landscaped, private, scenic, and situated in high-game traffic areas. Sightings of turkey, whitetail deer, bald eagles, elk, ospreys, moose, and trout are common here.
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Linehan Outfitting | Libby, Montana
OPERATION
Linehan Outfitting has offered premier fly fishing, wing shooting, and big game hunting adventures in the far northwest corner of Montana for over thirty years. This area of Montana is still far less traveled and not typical big sky country. It is a place of dense coniferous forests rich with fish and game. Linehan Outfitting offers full-service fly fishing and hunting packages twelve months a year.
Founded in 1992 by Tim and Joanne Linehan, Linehan Outfitting was built the old-fashioned way. Tim and Joanne had a strategic vision for Linehan Outfitting. Early on, they decided that instead of becoming one of the biggest outfitting businesses in the industry, they wanted to be one of the best. Linehan Outfitting is Orvis-endorsed in their fly fishing and wing shooting programs. They have been awarded the Orvis-endorsed Outfitter of the Year twice, Orvis-endorsed Guide of the Year, Montana Outfitters and Guides Association Outfitter of the Year, and have been nominated several other times in both categories and have had guides nominated as well.
Unlike many other outfitting businesses that operate seasonally, Linehan Outfitting operates and runs guides twelve months a year. The winter/spring hunting season runs from January through May. In March, fly fishing trips start, and through the middle of June, trips are run on the local Kootenai River, and guides travel around the state with clients. By midJune, the local fly fishing season is in full swing and runs well into October. In September, wing shooting/ grouse hunting trips begin and run through October. November is about deer, elk, moose, bighorn sheep, and black bear, and December includes mountain lion hunts. Linehan Outfitting employs three fulltime employees and 8-12 guides (independent contractors) throughout the year. A complete inventory list can be made available to qualified Buyers upon the execution of an NDA.
Linehan Outfitting | Libby, Montana
IMPROVEMENTS
The Kootenai River Lodge is an exquisite fly fishing and hunting lodge nestled along the northern bank of the pristine Kootenai River, a productive trout fishery, in one of the most scenic areas of western Montana. The 2,272± square foot lodge includes four bedrooms and two bathrooms and perfectly suits groups of up to eight people. Views of the Kootenai River, with the Cabinet Mountains as the backdrop, can be seen from the lodge and throughout the acreage. This property feels like a world away, yet it is just a couple minutes from amenities in Libby, Montana.
• 2,272± square foot, four bed, two bath lodge
• 8.5± deeded acres with .2± miles of Kootenai River frontage, with plenty of room for expansion.
• Guests enjoy “backyard” fly fishing and outstanding views of the Cabinet Mountains
• Contiguous to thousands of acres of Kootenai National Forest
• Private and scenic location only a couple minutes from the town of Libby, Montana
Linehan Outfitting | Libby, Montana
RECREATION
The property boasts .2± miles of Kootenai River frontage. The Kootenai River is Montana’s largest tailwater fishery, with over half its drainage in British Columbia. It is a major tributary of the Columbia River, and due to its remote and pristine waters, it can be a dream to fish. Hatches of caddis and pale morning dun mayflies are generally consistent through July and August, and during late summer and early fall, it’s hopper time. The Kootenai River is best fished from a drift boat, and with approximately forty miles of fishable water, you can see a different stretch each day.
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Linehan Outfitting | Libby, Montana
HUNTING | WILDLIFE
Linehan Outfitting is recognized for consistently offering some of the most authentic adventures available in the lower forty-eight states and is known for employing some of the hardest-working guides in the industry. Regardless of whether hunters have success, praise for guides and the overall experience is a testament to the enduring quality of Linehan Outfitting. Linehan Outfitting hunts for all big game species, including whitetail and mule deer, elk, black bear, moose, bighorn sheep, mountain goats, mountain lions, wolves, and forest grouse. Montana is about fair chase, and Linehan Outfitting upholds and believes in that philosophy. There are no fences or feeders on their hunting concessions; this is a true free-range experience. This area is extensive and uncrowded, and seeing other hunters during the day is rare.
The Kootenai River is an outstanding site for viewing bald eagles, nesting osprey, great blue herons, and waterfowl. On the east bank of David Thompson Bridge, just below the powerhouse, you can watch bald eagles and osprey diving for fish and returning to nearby snags; there are more than 20 nests between Libby and the dam. Bald eagles swarm below the dam in the fall to catch kokanee salmon. Eagle migration starts in October, peaks in mid-November, and tapers off near the end of December. The river is regulated by Libby Dam, which supplies water from the 90-mile-long Lake Koocanusa. Besides offering a prime trout fishery, the river area affords viewing opportunities for eagles, osprey, deer, and mountain sheep. Ducks and geese frequent three islands located 2.5 miles down the river from Libby during migrations.
Linehan Outfitting | Libby, Montana
LOCATION
This riverfront property is easily accessed from Montana Highway 37/Kootenai River Road and just minutes from Libby, Montana. Settled in the 1880s, Libby was named after a miner’s daughter, so the story goes. Libby is a small city of about 3,300 residents, located on the beautiful Kootenai River and shadowed by the Cabinet Mountains. Libby is known as the “City of Eagles.” Several eagle sculptures around town include three 60-foot eagles, one at each end of town and one majestically perched over the gateway to Libby’s downtown.
Glacier Park International Airport is less than two hours east and is serviced by Alaska, Allegiant, United, Delta, Sun Country, American, and Avelo Airlines. Libby Airport is about 15 minutes south of the property for private air travel and includes a 5003 x 75-foot runway.
Linehan Outfitting | Libby, 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
This property is not under conservation easement.
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.
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.
With a high demand for quality Montana hunting and fishing experiences, Linehan Outfitting represents an opportunity for a new owner to write the next chapter of this highly regarded outfitting business within the farthest reaches of Northwest Montana. This proven enterprise enjoys a loyal clientele drawn to its expertly guided trips and prime access to renowned fisheries and exclusive hunting territories. With a long-standing reputation for exceptional service and ethical practices, Linehan Outfitting is a pillar of the Montana outdoor experience.
Linehan Outfitting | Libby, Montana
Please contact Dan Mahoney at (406) 360-7373 | dmahoney@fayranches.com or Vinny Delgado at (406) 253-0507 | vdelgado@fayranches.com to schedule a showing. This is an exclusive 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 our web page at www. fayranches.com.
$3,600,000 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.
LIBBY, MONTANA
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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