North Star Ranch | Fay Ranches

NORTH STAR RANCH

Bozeman, Montana

$15,995,000

160± Acres

INTRODUCTION

Welcome to North Star Ranch, a world-class property that combines pristine turn-key improvements, breathtaking views, exceptional equestrian facilities, and secluded privacy, all just minutes away from Bozeman, Montana. Spanning approximately 160± acres, this turnkey property is part of the exclusive North Pass Ranches community, known for its expansive open spaces and stunning natural beauty. Located a mere 20-minute drive from the ranch gate to downtown Bozeman, North Star Ranch boasts a prime location, offering both proximity to extensive amenities and ample space to embrace the great outdoors.

Perched atop a hill, the ranch offers expansive views to the west of the Gallatin, Madison, and Tobacco Root Mountain ranges, as well as the valley floor where Bozeman resides. To the east, you’ll enjoy an unobstructed view of the impressive Absaroka-Beartooth range. These views must be seen to be believed. The property includes an 8,000± square foot custom home featuring the highest quality craftsmanship. Additionally, a well-finished 3,000± square foot guest house provides extra space for hosting guests or accommodating a full-time caretaker. The ranch’s equestrian facilities feature five indoor stables, two foaling stalls, a spacious heated indoor riding arena, a tack room, a bathroom, and several pastures and paddocks with brand-new fencing.

The recreational opportunities at North Star Ranch are exceptional. In addition to the 160± deeded acres that are filled with wildlife, private trails, and sledding hills, the gated community of North Pass Ranches, in which North Star Ranch resides, includes 10± miles of additional developed trails, ideal for horseback riding, mountain biking, hiking, snowmobiling, cross-country skiing, and trail running. The common area features three ponds where residents can swim or fish within the ranch headquarters. Additional amenities include a stable for day boarding horses, a corral, and a common pavilion with a grill and outdoor eating area, perfect for hosting family reunions or special events.

North Star Ranch offers a unique turn-key combination of luxury living and outdoor adventure, making it an unparalleled destination for those seeking a fulfilling and distinctive lifestyle in Montana. Whether as a permanent residence or a legacy retreat, this ranch community provides the perfect setting for creating lasting memories amidst Montana’s natural splendor. 1

QUICK FACTS

• 160± deeded acres located within the exclusive North Pass Ranches gated ranch community

• Turn-key improvements featuring an 8,000± square foot main home, a 3,000± square foot guest home, and premium equestrian facilities

• Unobstructed views of five mountain ranges that you must see to believe

• Private gate access with paved roads leading directly to the property

• Access to North Pass Ranches’ ponds and trails for additional recreation, including fly fishing, horseback riding, and swimming

• 20± minutes from Bozeman, Montana

• 20± minutes from Livingston, Montana

• 25± minutes from Bridger Bowl Ski Area

• 1.5± hours from Big Sky, Montana, and Yellowstone National Park

North Star Ranch | Bozeman, Montana

North Star Ranch | Bozeman, Montana

IMPROVEMENTS

The main home on the property spans approximately 8,000 square feet and features four bedrooms, each with an en-suite bathroom, plus three additional half baths. The home showcases the finest artisan craftsmanship, including plasterwork by the New Age Artisans team, hand-crafted cabinets, antique French oak flooring and ceilings, two steam showers, and a theater room.

The four-bedroom guest house, approximately 3,000 square feet, is well-equipped and beautifully finished, making it ideal for guests or as a caretaker’s residence.

The equestrian facilities on the property are premium, featuring five indoor stables, two foaling stalls, a spacious heated indoor riding arena, a tack room, a bathroom, and several pastures and paddocks with brand-new fencing. The setting is stunning, with grassy pastures, timbered hillsides, and the Absaroka-Beartooth mountains providing a breathtaking backdrop. You can access private trails on the deeded acreage from the corrals, which connect to approximately 10 miles of additional trails exclusive to North Pass Ranch owners, all in a rider-friendly setting with panoramic views.

North Star Ranch | Bozeman, Montana

North Star Ranch | Bozeman, Montana

North Star Ranch | Bozeman, Montana

North Star Ranch | Bozeman, Montana

RECREATION

ON THE RANCH

Within the 160± deeded acres, opportunities for wildlife viewing are abundant. Elk, mule deer, moose, and black bear frequently visit the property, offering an intimate setting for viewing and photographing wildlife on your own land. Additionally, the trail system within the deeded acreage, as well as the trails extending into North Pass Ranches, is perfect for horseback riding, trail running, and mountain biking. In winter, the ranch transforms into a winter wonderland, ideal for private sledding hills, cross-country skiing, and other winter sports.

HUNTING | WILDLIFE

Southwest Montana has long been known as a destination for big game hunting. In the fall, the area has a tremendous amount of public land, close to North Star Ranch, that offers productive sporting opportunities for big game such as elk, mule deer, white-tailed deer and black bear.

FISHING

Just 30± minutes from North Star Ranch, some of the best trout fishing in the world occurs on the Yellowstone River. The Yellowstone River is the longest, free-flowing river in the lower 48 states, traversing some 554± miles from its source in the mountains of Wyoming to its confluence with the Missouri River. The Yellowstone is an excellent river for floating and wade fishing. The river is most noted for the “Mother’s Day” caddis hatch, and when river conditions are right, it’s a fisherman’s Valhalla.

Yellowstone National Park is the birthplace of many of the finest trout rivers in the West. Headwater streams such as the Gibbon, Firehole, and Lamar create the Madison and Gallatin rivers. The Park hosts a lifetime of fishing opportunities with over one hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams within such a small area.

15 North Star Ranch | Bozeman, Montana

RECREATION CONTINUED SKIING & SNOWBOARDING

Bridger Bowl Ski Area is a tremendous asset to the Bozeman community and is only 17± miles from the property. Considered “Bozeman’s own resort,” Bridger Bowl offers an intimate atmosphere where tickets are affordable, lift lines are short, and the skiing is fantastic. A total of eight lifts service 2,000 skiable acres with a 2,600-foot vertical drop. Three lodges give skiers plenty of room to warm up and refuel. Learn more about skiing at Bridger Bowl at http: www.bridgerbowl.com.

Big Sky Resort, located 1 hour and 30 minutes from North Star Ranch, is an international destination for skiers, snowboarders, and summer vacationers alike. In the winter, Big Sky offers 3,812 acres of terrain scattered over three mountains. Summer is just the right time to enjoy a round of golf, fly fish the Gallatin River, or explore miles of National Forest by foot or horseback.

OTHER RECREATION

As a result of so much open ground, outdoor recreation in this area is plentiful. The vast mountain ranges, beautiful meadows, streams, and lush valleys offer many opportunities for horseback riding, hiking, backpacking, bird watching, mountain biking, and cross-country skiing.

In addition, several golf courses are scattered throughout the area, including Riverside Country Club, Black Bull, Valley View Golf Club, and Bridger Creek Golf Course.

LOCATION BOZEMAN

North Star Ranch is a short 20± minute drive from the ranch gate to 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.

YELLOWSTONE

Head about an hour and a half south on Highway 89 through Paradise Valley to Gardiner, Montana, and you’ll find Yellowstone National Park’s north entrance. It allows access to fishing opportunities and public land. Elk, bighorn sheep, mule and white-tailed deer, coyotes, wolves, pronghorn antelope, eagles, moose, mountain goats, bears, buffaloes, and an array of other animals find suitable range and habitat in the Park. The 2.2-million-acre park is one of America’s most famous and most significant national parks and features picturesque waterfalls, canyons, and notorious geysers.

LIVINGSTON

North Star Ranch is just 30± minutes west of Livingston, Montana. Livingston (population 7,900±) is a town rich in history and noted in many western journals as a once wild western place. Today, Livingston is home to fine art galleries, restaurants, bars, theaters, fly shops, and various boutiques, 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. Livingston has always been home to some of the world’s best fly-fishing guides, with a world-famous trout river, the Yellowstone, coursing its way through town.

North Star Ranch | Bozeman, Montana

North Star Ranch | Bozeman, Montana

AIRPORT SERVICES

Bozeman – Yellowstone International Airport is the transportation hub for southwest Montana and is located approximately 30± minutes from the property. The airport caters to corporate and private aircraft as well as provides hangar rentals. It is serviced by numerous daily flights from Delta, United, American, Alaska, Allegiant, Frontier, Avelo, Jet Blue Southwest, Sun Country, and Jet Suite.

North Star Ranch | Bozeman, Montana

MINERAL RIGHTS

All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.

CONSERVATION | STEWARDSHIP

Each of us at Fay loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.

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.

North Star Ranch represents a rare opportunity that epitomizes luxury living amidst Montana’s natural splendor. It offers turn-key improvements, end-of-road privacy, stunning views, and exceptional equestrian facilities, all within a short drive from two of Montana’s most vibrant communities, Bozeman and Livingston. The outstanding improvements, top-tier horse facilities, and numerous recreational opportunities within North Star Ranch and the North Pass Ranch community provide a lifestyle experience that is incredibly difficult to duplicate. Blending luxury with outdoor adventure, North Star Ranch is the perfect setting for a permanent residence or a legacy retreat, ideal for creating lasting memories in one of Montana’s most desirable locations.

www.fayranches.com | 800.238.8616 | info@fayranches.com

North Star Ranch | Bozeman, Montana

Please contact Ryan Bramlette at (406) 580-9569 | rbramlette@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay 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.

$15,995,000 Cash

Conventional Financing 1031 Exchange

Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.

RELATIONSHIPS IN REAL ESTATE

As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:

1. SELLER AGENT

A “Seller Agent” is obligated to the Seller to:

Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations.

Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.

A “Seller Agent” is obligated to the Buyer to:

Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.

2. BUYER AGENT (cont)

A “Buyer Agent” is obligated to the Seller to:

Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.

3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.

A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer agent, except a dual agent:

Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.

4. STATUTORY BROKER

A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:

Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.

5. IN-HOUSE SELLER AGENT DESIGNATE Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.

6. IN-HOUSE BUYER AGENT DESIGNATE

Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.

BUYER AGENT

A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations. Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.

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