SOLD: Mill Creek Fish Camp | Fay Ranches

MIL L C R EEK FI S H C AMP Paradise Valley, Montana $5,885,000 | 18± Acres

Mill Creek Fish Camp | Pray, Montana

INTRODUCTION Bountiful wildlife and striking views of snow-capped peaks take over as you enter Mill Creek Fish Camp, a slice of history located in the Mill Creek drainage of Montana’s famed Paradise Valley. Sitting on the edge of unspoiled wilderness, Mill Creek Fish Camp offers sanctuary from the outside world yet is just 30± minutes from the town of Livingston. The 18± acre property is surrounded on three sides by thousands of acres of National Forest that connect to Yellowstone National Park, as well as BLM and State land, providing a new owner endless land to roam. Nestled in a serene and private setting sits a newly constructed 1,685± SF guest house with two bedrooms with en suite bathrooms, a 297± SF “bunkhouse,” and a 3,767± SF log lodge that is currently under construction with four-bedrooms, four full bathrooms, and one half bathroom.

Approximately 1,100 feet of East Fork Mill Creek flows past the under-construction lodge, offering exceptional native cutthroat trout fishing. A forested backdrop opens to panoramic views of Mill Creek, as well as striking vistas of Castle Rock, Arrow Peak, Knowles Peak, and The Pyramid, a mighty 10,700-foot peak.

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

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Guest Home

ACREAGE County maintained Mill Creek Road winds along the west boundary of the ranch, providing year-round access. Through the entry gate, follow the private drive lined with mature trees for 1,030± feet to reach the improvements. All structures are concealed from view due to strategic placement and tree cover. This area is so magical that the neighboring ranch was in a scene from the film A River Runs Through It. Many opportunities to explore the contiguous public land are available, including Passage Creek Falls Trailhead and East Fork Mill Creek Trailhead, both right down the road.

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Mill Creek Fish Camp | Pray, Montana

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

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IMPROVEMENTS Recreation of a 1930’s MT Lodge (Under Construction) A four-bedroom, 3,767± SF lodgepole pine lodge is planned for the property and will be completed in 2021. The lodge will include two main floor master bedrooms with en-suite bathrooms for comfortable living, as well as a half bathroom on the main floor, two additional upstairs bedrooms, and two full upstairs bathrooms. Cozy up to three Montana granite masonry wood-burning fireplaces. The kitchen will feature granite and 200-year-old reclaimed heart pine countertops, wood-paneled Thermador appliances, double ovens, a wine cooler, and custom cabinetry. In the bathrooms, you will find natural stone showers and Kohler “Memoirs” fixtures. Interior details include Montana fir throughout. Also, the lodge will feature art lighting and custom forged light fixtures that add to the ambiance. Additional components include a Danish wireless audio system for entertaining and an ADT security system to keep you safe. Four covered porches totaling 532± SF will invite relaxing mornings and evenings listening to the creek and watching wildlife traipse through the property. Floor plans, along with potential furniture placements, are available.

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Rendering of lodge under construction - rear view

Rendering of lodge under construction - front view

Progress as of 8/23/21

Progress as of 8/23/21

Progress as of 8/23/21

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

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Guest Home The guest home was built in 1923, relocated from a neighboring property in 2007, and completely restored in 2020. Approximately 1,685 SF of living space includes two bedrooms, both with en suite bathrooms, as well as an additional powder room and a separate laundry room. Stone has been incorporated to enhance the historic feel, with a stone foundation, sandstone walkway and patio, natural stone showers, and a stone fire pit to enjoy evening conversations around. The guest home stays warm on snowy days thanks to a masonry Montana moss granite wood burning fireplace and electric forced air heat. A rustic feel is evoked with Montana fir wood floors throughout, 200-year-old reclaimed heart pine countertops and handmade custom cabinetry. Some extras include a Danish wireless audio system, art lighting, custom light fixtures, an ADT security system, Bosch and Liebherr paneled appliances, and Kohler “Memoirs” sinks, commodes, and faucets. Enjoy sunrises and sunsets on the two covered porches totaling 415± SF. Guest Home

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Guest Home

Guest Home

Guest Home

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

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Guest Home

Bunkhouse

Bunkhouse

Bunkhouse A 297± SF bunkhouse with a covered porch sits on the property and is pictured above. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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Mill Creek Fish Camp | Pray, Montana

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

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LOCATION Mill Creek Fish Camp is located just 30± minutes south of Livingston, Montana. The drive is beautiful, traveling through Paradise Valley along the Yellowstone River. Livingston (population 8,150±) is a town rich in history and noted in many western journals as a once wild western place. Some rowdy women left their mark with such characters as Calamity Jane and Kitty O’Leary, adding tremendous flavor to our western history books. Today, Livingston is home to fine art galleries, gourmet restaurants, theaters, fly shops, and various boutiques and saloons, all packaged into a well-preserved historic district. The community is inhabited by a collection of writers, musicians, actors, and a colorful assortment of ranchers. With a worldfamous trout river, the Yellowstone, coursing its way directly through town, Livingston has always been home to some of the world’s best fly fishing guides.

GETTING THERE Approximately six miles east of Livingston is Livingston Municipal Airport, which has an FBO and a 5,700± foot paved runway suitable for those traveling privately (for more information, see www.airnav.com). The closest commercial airport to Paradise View Lodge is Bozeman Yellowstone International Airport, approximately nine miles west of Bozeman, serviced by Allegiant, Frontier, Delta, Horizon Air, North West, and United Airlines. The airfield also houses two facilities for private aircraft.

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Mill Creek Fish Camp | Pray, Montana

Livingston, MT; source: https://bigskyjournal.com/

AREA ATTRACTIONS Sage Lodge Sage Lodge is approximately 15 minutes from the property, located on the banks of the Yellowstone River.

It is an idyllic headquarters from where you can launch a day of fly fishing, hiking, biking, hunting, crosscountry skiing - or any other endeavor that calls your name. Here, your outdoor expeditions will culminate in serious indoor comfort. Sage Lodge guestrooms and Ranch Houses deliver Montana ambiance inspired by anglers. While at the Lodge, retreat to the full-service spa and the Fireside Room for a drink and a Montanainspired meal.

Chico Hot Springs One of the highlights of Paradise Valley is Chico Hot Springs. Located about 20 minutes west of the property, the circa-1900 lodge is placed right on top of a natural hot spring. Much of the old flavor has been preserved in the hotel with creaky aged wooden floors leading down a haunted hallway lined with guest rooms and a five-star gourmet restaurant. While modern additions to the complex now allow for a few more luxuries, the spirit of the old hotel lives on.

Yellowstone National Park; source: https://mountainwest.aaa.com/

Yellowstone National Park Head less than an hour south on Highway 89 through Paradise Valley to the north entrance of Yellowstone National Park, allowing access to fishing opportunities and National Forest. Elk, bighorn sheep, mule and white-tailed deer, coyotes, wolves, pronghorn antelope, eagles, moose, mountain goats, bears, and an array of other animals find suitable range and habitat in the Park. www.fayranches.com | (800) 238.8616 | info@fayranches.com 13

RECREATION Fly Fishing Approximately 1,100 feet of the East Fork of Mill Creek babbles through the property, providing excellent private native cuthroat trout fishing out your back door. Mill Creek is one of the larger tributaries into the Yellowstone River. This freestone creek fishes well, and wading is easy most of the time. It is perfect for a full or half-day walk/wade with some nice cutthroat.

Some of the best trout fishing in the world occurs on the Yellowstone River, located less than 15 minutes from Mill Creek Fish Camp. The Yellowstone River is the longest free-flowing river in the lower 48 states, flowing some 554± miles from its source in Wyoming’s mountains to its confluence with the Missouri River.

Downstream from Yellowstone National Park’s border, find over 100 miles of blue-ribbon trout water with excellent populations of brown, rainbow, and cutthroat trout. 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, and when river conditions are right, it is a fisherman’s Valhalla. There are three world-famous spring creek fisheries located in very close proximity to the property. Nelson’s, Depuy’s, and O’Hair’s (Armstrong’s) offer fee fishing on over 5 miles of some of the best spring creek water in the world. Fishing conditions on the creeks are consistently outstanding, 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 an abundance of 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. Just an hour away, 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.

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Yellowstone River; source: https://www.montanaangler.com/

Hunting & Wildlife This area has long been known as a destination for big game hunting. There is excellent elk, deer, black bear, and mountain lion hunting on the property and the thousands of acres of contiguous public land.

The Paradise Valley leads to the north entrance of Yellowstone National Park and provides access to the Yellowstone River and thousands of wilderness acres. Yellowstone National Park and additional wildlands managed by the U.S. National Forest Service, the Montana Department of Fish, Wildlife and Parks, the U.S. Fish and Wildlife Service, and private agricultural interests provide hunting, as well as photographic and viewing opportunities for many species. Elk, mule and white-tailed deer, coyote, pronghorn antelope, bald and golden eagles, moose, and an array of less obvious but no less remarkable animals find suitable range and habitat here.

Antelope; source: visityellowstonecountry

Elk; source: mhct.com

Mule Deer; source: burkeranchoutfitters

Bridger Bowl Ski Area; source: Bridger Bowl

Skiing, Snowboarding, and Golf Bridger Bowl Ski Area, a local winter playground, is approximately an hour from the property, while Big Sky Resort, one of the largest and best ski areas in the country, is located 2± hours from the property. There are several golf courses scattered throughout the area, including Livingston Golf & Country Club, about 30 minutes away, and other courses in Bozeman and Big Timber. 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.

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.

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Mill Creek Fish Camp | Pray, Montana

CONSERVATION/STEWARDSHIP This property is not under a conservation easement.

Each agent and staff member at Fay Ranches has a love of the land and a desire to see that it remains as productive agricultural ground as well as high 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 work 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± acres located in Montana’s famed Paradise Valley • Surrounded on 3 sides by National Forest that connects to Yellowstone National Park, as well as BLM and State land • Excellent native cutthroat trout fishing on 1,100± feet of the East Fork of Mill Creek running through the property along with Mill Creek just across the road • 3,767± SF, 4 bed, 4 full bath, 1 half bath lodge under construction to be completed in the fall of 2021 • 1,685± SF 2 bed, 2 full bath, 1 half bath guest home • 1 room “bunkhouse” built in 2004 with electricity and covered porch • Less than 15 minutes to blue-ribbon trout fishing on the Yellowstone River • 30± minutes to Livingston • 15± minutes to Sage Lodge, 20± minutes to Chico Hot Springs Resort, 50± minutes to Yellowstone National Park • Easy year-round access off county-maintained Mill Creek Road • Internet, TV, landline, and cell service via satellite/Century Link/Viasat

Guest Home 18

Mill Creek Fish Camp | Pray, Montana

Mill Creek, located across the road from the property

SUMMARY Mill Creek Fish Camp offers an opportunity to own a piece of Montana history. Located in the coveted Mill Creek drainage of Paradise Valley, the private 18± acres are made up of alpine trees, riparian habitat, and a stunning view of Castle Rock. Approximately 1,100 feet of the East Fork of Mill Creek flows through the parcel with National Forest bordering three sides. The East Fork of Mill Creek converges with Mill Creek a short distance from the property, offering excellent native cutthroat trout fishing on-site and nearby. Feel at home in the large under construction four-bedroom lodge while providing family and friends a place to stay in the two-bedroom guest home. Vast adjoining public land, well thought out improvements, trout fishing on the property and across the road, and easy access year-round make this an incredible opportunity. www.fayranches.com | (800) 238.8616 | info@fayranches.com

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PRICE $5,885,000

TERMS CASH

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.

CONTACT Please call Branif Scott at 406-579-9599 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 fly fishing properties and sporting ranches that we have listed, please visit our web page at www. fayranches.com.

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Guest Home

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 veracityof 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.

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.

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.

BRANIF SCOTT Broker Associate Licensed in: MT, WY. o. 406-586-4001 | c. 406-579-9599 bscott@fayranches.com

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