RAINBOW POINT ON THE BIGHORN RIVER
St. Xavier, Big Horn County, Montana
$1,400,000
1± Acres
INTRODUCTION
Sitting on a prominent point on a bend of the Bighorn River about a half mile downstream of the St. Xavier Bridge, Rainbow Point offers spectacular views of the river from an opulent home along the riverbank. The property sits on one acre within a 175± acre HOA, allowing the resident homeowners to hunt upland birds, waterfowl, and fish within the common area. There is a community boat ramp for the residents as well.
One of the best and most well-known holes on this stretch of the river is right out the back door. The most easterly of Montana’s fine rivers, the blue-ribbon waters of the Bighorn, is also the finest in terms of numbers of fish. With nearly 2,500 fish per mile at an average of 19+ inches, catching 20” to 24” browns and rainbows every day, it is no surprise the river is known for its fantastic fishing and cold water.
The grand house recently underwent a extensive remodel and sports four bedrooms, 3.5 baths, and a large garage for multiple cars and boats. The Fort Smith Dam and Bighorn National Recreation Area are just 15± minutes up the road. Billings, Montana, is one hour and fifteen minutes away, and Sheridan, Wyoming, is 90± minutes away.
Rainbow Point on the Bighorn River is a unique luxury fishing residence, the only home like it right on the river. The other homes in the HOA are mere cabins compared to this property. The privacy and peacefulness of the setting need to be seen to be appreciated.
Rainbow Point on the Bighorn River | St. Xavier, Montana
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QUICK FACTS
• 1± riverfront deeded acre
• 175± acre HOA common recreation area
• 3,792± square foot, 4-bed, 3.5-bath home
• All the new appliances and furniture convey with the sale
• Large screened back porch and outdoor patio along the Bighorn River
• Sizable three-car garage with plenty of room for boats
• Private boat ramp for HOA members
• Close proximity to Bighorn National Recreation Area
• Private plane public airstrip nearby
• 90± minutes to Billings, Montana, or Sheridan, Wyoming
• Waterfowl and upland bird hunting right out your door
• Epic fly fishing
Rainbow Point on the Bighorn River | St. Xavier, Montana
• 1± deeded acres
• 175± acres common recreation area within HOA
The 1± acre lot lays along the riverbank on a prominent point across from the “island hole,” with huge cottonwoods and Russian olive trees lining either side of the driveway entering the property.
5 Rainbow Point on the Bighorn River | St. Xavier, Montana
IMPROVEMENTS
This home offers four bedrooms, three full baths, and a bonus room above the garage, making it perfect for a large family and guests. The kitchen boasts custom cabinetry, granite countertops, and a spacious island, ideal for entertaining. The open floor plan connects the kitchen and family room, with large windows offering stunning views of the river, creating a relaxing and scenic atmosphere. A stone fireplace in the family room adds warmth and charm. An extensive remodel of the entire house was just completed in July 2024. All the new furniture and appliances convey with the sale.
Enjoy the serene river views from the backyard patio or the lovely sunroom. Additional features include a heated 3-car garage with plenty of room for your boats, a home backup generator, and an ultraviolet water purifying system. Rainbow Point on the Bighorn River is perfect for nature lovers, outdoor enthusiasts, or anyone seeking a peaceful retreat with great fishing.
The Entryway
Sunroom
Kitchen
Kitchen
Rainbow Point on the Bighorn River | St. Xavier, Montana
Guest Bedroom
Guest Bedroom
Oversized Garage
Rainbow Point on the Bighorn River | St. Xavier, Montana
RECREATION
Bighorn National Recreation area offers many options for recreation, including Bighorn Canyon trails, boating on Bighorn Lake, and camping in the Canyon. The area is home to a variety of wildlife, including buffalo, bighorn sheep, and black bear, and adjoins the famous Pryor Mountain Wildhorse Range. The Bighorn Lake creates the divide between the Pryor’s and the Bighorn Mountains.
Bighorn Canyon
Photo not taken on property
FISHING
Montana fly fishing is among the best in the world, and Bighorn fly fishing is the best in Montana. U.S. Fish & Game states that the Bighorn River holds over 6,000 rainbow and brown trout per mile. When Yellowtail Dam was created in 1965, it consequently made one of the best tailwater fisheries that one can find anywhere. The river is fed from intake structures, which reside 150 below the surface of Bighorn Lake. Flows usually fall between 2,000 and 5,000 cubic feet per second (CFS). This provides consistency in the temperature and volume of the water needed for an optimal river ecosystem. The Bighorn River is known for its incredibly healthy plant and insect population, which generates vast quantities of fish. Brown trout average 15 inches, while rainbow trout average 16 inches. Estimates of about 6,0008,000 trout per mile make the Bighorn River an angler’s paradise.
HUNTING | WILDLIFE
Waterfowl hunting on the Bighorn River is as world-renowned as fishing.
A tailwater fishery, it never freezes on this portion of the river and is loaded with a variety of ducks, geese, and swans. Pheasant hunting is also spectacular in the area, and whitetailed deer are a common sight along the river.
Photo not taken on property
property
Photo not taken on property
13 Rainbow Point on the Bighorn River | St. Xavier, Montana
• Bighorn Canyon National Recreation Area
• Little Bighorn Battlefield National Monument
• Pryor Mountain Wild Horse Range
• Battle of the Little Bighorn Reenactment
• Crow Fair
• Sheridan WYO Rodeo
• Montana Fair in Billings
Photo credit: Wyatt DeVries
CLIMATE
St. Xavier, Montana, is known for its warm and sunny days during the summer months. Temperatures in the summer can range from the mid-50s to the high 80s, with plenty of sunshine and low humidity making it a great place to enjoy outdoor activities. The winters are cold and snowy, with temperatures that can dip into the single digits and even below zero at times. Snowfall is common throughout the winter, bringing an abundance of powdery snow perfect for sledding or skiing.
Climate charts of nearby Fort Smith, Montana, courtesy of https://www.city-data.com/city/Fort-Smith-Montana.html
Rainbow Point on the Bighorn River | St. Xavier, Montana
Rainbow Point is an hour and 15± minutes’ drive east of Montana’s largest city, Billings (population 122,077). Billings is home to Montana State University Billings and Rocky Mountain College. Billings is considered the trailhead of Montana. Sheridan, Wyoming, is the same distance to the south. It is a historical western cowboy town at the foothills of the Bighorn Mountains, offering restaurants and local breweries and home to the legendary Mint Bar.
From Billings, Montana, travel east 47 miles on I-90 to Hardin. Head south onto US Highway 313 for 23 miles to St. Xavier. Continue straight onto BIA 91, approximately 1.5 miles before the bridge, and turn right onto Riverbend Road. Continue down the lane and turn left at the fourth driveway on the left.
AIRPORT SERVICES
The Billing-Logan International Airport is located an hour and a half from the property. Alaska Air, Delta, Cape Air, United, Frontier, American Airlines, Allegiant Air, and Edwards Air Service provide service to Billings with direct flights to and from numerous cities. A commercial airport is in Sheridan, Wyoming, and a public 3,837± foot, paved airstrip sits at Fort Smith, where daylight landings of private planes are permissible.
17 Rainbow Point on the Bighorn River | St. Xavier, Montana
Rainbow Point on the Bighorn River | St. Xavier, Montana
HOA Land surrounding Rainbow Point on the Bighorn River
HOA Boat Ramp
21 Rainbow Point on the Bighorn River | St. Xavier, Montana
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.
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www.fayranches.com | 800.238.8616 | info@fayranches.com
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.
WATER RIGHTS
The home is supplied by a 5,000± gallon cistern supplied by a local water delivery service, costing on average about $100 a month. The HOA has a water right allowing this home to irrigate the grounds from the river, and the pumping installation runs an underground sprinkler network over the entire grounds.
23 Rainbow Point on the Bighorn River | St. Xavier, Montana
Rainbow Point on the Bighorn River offers a luxurious headquarters for the serious fisherman in a natural setting along the banks of one of the best flyfishing rivers in the lower 48.
25 Rainbow Point on the Bighorn River | St. Xavier, Montana
Please contact George Duke at (406) 670-7258 | gduke@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.
$1,400,000 Cash
$5,900
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. TAXES
Conventional Financing 1031 Exchange
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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