RIO VISTA
Manhattan, Montana
$3,795,000
20± Acres
INTRODUCTION
Set on a spectacular promontory overlooking the East Gallatin River and the five mountain ranges that encircle the greater Gallatin Valley, this property blends end-of-the-road privacy with top-of-the-world views for a not-to-be-missed opportunity to own a truly exceptional piece of riverfront real estate in Southwest Montana. Initially acquired by one of the developers of Gallatin River Ranch for his home, this property is arguably the crown jewel of the Horseshoe Hills. With its magnificent 7,890± square foot custom home, fully remodeled two-bedroom, two-and-a-half bathroom guest apartment, spacious shop and barn spaces, stables, corrals, stocked pond, and direct access to the river, this 20± acre property offers all of the trappings of ranch lifestyle without the associated maintenance headaches and carrying costs. The Gallatin River Ranch community affords its residents world-class amenities for anglers as well as equestrian and outdoor enthusiasts, with an expertly staffed horseback riding and boarding facility, 1,600± acres of open space and trails, and 2.5± shared Gallatin River miles with private fishing access. Wildlife frequent this property, so enjoy your morning coffee on the balcony as you watch white-tailed deer, pheasants, Hungarian partridge, waterfowl, and bald eagles. When it comes time to soak in the hot tub at the end of the day, you will witness some of the most breathtaking light shows Mother Nature can create. Steeped in privacy and scenic solitude, yet only 30± minutes from downtown Bozeman and its award-winning restaurants, shopping, amenities, and attractions, this property embodies all the qualities of a true legacy property and is a must-see for the discerning buyer who will accept nothing less than the best.
1 Rio Vista | Manhattan, Montana
QUICK FACTS
• 20± deeded acres plus 2,000± acres of open space and miles of trails in Gallatin River Ranch
• Almost 800 feet of both sides of the East Gallatin River plus some river braids on property, with a total of 2.5± shared river miles
• Beautiful pond stocked with rainbow trout
• World-class equestrian center with indoor/ outdoor arenas and a full boarding facility that is exclusively available to residents of Gallatin River Ranch
• 4 bed, 4.5 bath, 7,890± SF main home
• 2 bed, 2.5 bath, 1,780± SF guest apartment that sits over a barn/shop
• 10± minutes to the charming town of Manhattan, Montana
• 20± minutes to Bozeman and Bozeman
Yellowstone International Airport
• Less than an hour to Bridger Bowl Ski Area
• Approximately an hour and 20± minutes to Big Sky Resort
• Less than two hours to two entrances of Yellowstone National Park
ACREAGE
Rio Vista encompasses 20± deeded acres in one parcel, with both sides of the East Gallatin River flowing through the south side of the property for almost 800 feet, plus some additional river braids. To access the property, follow a dirt road into the ranch past horse pastures and dramatic ravines to reach the primary residence, located at the bottom of one of the most scenic private driveways in the Gallatin Valley. The main residence is on the edge of the Horseshoe Hills, directly above the East Gallatin River (accessed via a trail that leads down the coulee just east of the home). The stocked, fully permitted, and well-maintained pond behind the main home is ideal for fishing, swimming, paddleboarding, picnics, and all-around summer fun. The grounds immediately surrounding the buildings are irrigated and professionally landscaped with various mature trees, shrubs, and perennials, which make it a lush and welcoming oasis amidst the native grasses and trees of the greater Gallatin River Ranch landscape. The guest apartment and shop/barn sit to the north, offering privacy and separation from guests or renters. Large cottonwood trees dominate the natural riparian landscape on the south part of the property where the East Gallatin River flows. The property shares its southern border with a large private ranch, while the southwest portion corners 270± acres of land owned by MT Fish Wildlife and Parks.
3 Rio Vista | Manhattan, Montana
IMPROVEMENTS MAIN HOME
Perched on a rocky outcropping directly above the East Gallatin River, the spacious four-bedroom, 4.5-bathroom, architecturally designed main home boasts unsurpassed views of the entire Gallatin Valley from every window on each of its three levels. A covered walkway leads to a beautiful front door, which invites you into the main level of the stunning custom home, where the vaulted ceilings of the living room create a sense of awe and openness as your eyes are drawn to the panoramic vistas beyond the floor-to-ceiling windows. Large wood beams, metal joists, and custom iron railings highlight the quality of craftsmanship and the level of detail given to every element of the home. A stone fireplace keeps you cozy on winter evenings, while the natural light that floods through the windows bathes each space in warmth on chilly spring days. An open floor plan leads to the dining area and a chef’s kitchen, creating the ultimate entertaining space. The inviting, well-lit kitchen includes high-end appliances, a large island with a second sink for food prep, granite countertops, and a paneled refrigerator.
Rio Vista | Manhattan, Montana
The main floor primary bedroom includes two large walk-in closets, custom built-in shelves, a gas fireplace, and direct access to a patio with a luxury hot tub. The ensuite primary bathroom features a double vanity and a tub under a window with a jaw-dropping view of the Tobacco Root Mountains, while the walk-in shower boasts multiple shower heads. The additional bedrooms and bathrooms are on the upper and lower levels, making this home perfect for large families or frequent houseguests.
Rio Vista | Manhattan, Montana
A spacious and light-filled basement features a living area/game room, a second kitchen, a large theater room, and sliding doors out to yet another outdoor entertaining area with views of the river below and the Bridger Mountains in the distance. An attached two-car garage and a detached two-car garage provide plenty of storage space. The current owners have performed extensive projects around the property to repair, improve and enhance the appeal of an already remarkable property and their pride of ownership is exceedingly evident. Equipped with Starlink internet, top quality appliances, a reverse-osmosis water filtration system, in-floor radiant heat, an intercom system, and the kind of high-end custom finishes that you find in only the most well-built homes, the main house is truly in a league of its own.
8 www.fayranches.com | 800.238.8616 | info@fayranches.com
GUEST APARTMENT
After a complete gut/remodel in 2020, the modern and spacious two-bedroom, 2.5-bathroom, 1,780± SF second-level guest apartment sits north of the main home and over the barn/shop, providing plenty of privacy. The open floor plan includes a kitchen with a farmhouse sink, living area, dining area, bedrooms, bathrooms, laundry room, and deck perfect for sipping coffee as the wildlife traipse by. The guest apartment can be legally used as a vacation rental and is currently booking for $400 per night during the summer season and up to $4000 per month in the off-season—a nice source of passive income without the feeling of having guests in your private space.
Rio Vista | Manhattan, Montana
SHOP | BARN | DETACHED GARAGE
Below the guest apartment is a shop/barn, which includes a three-car garage, one with an oversized door, four horse stalls, and a heated workroom area for projects. In addition, there is a detached two-car garage with one oversized door for extra space near the main home.
Rio Vista | Manhattan, Montana
RECREATION FISHING
Rio Vista is an angler’s paradise, with 800± feet of both sides of the East Gallatin River flowing through the south end of the property (this is a portion of the 2.5± miles of private river frontage shared by the community). Consistent spring water flows into this part of the river, while the healthy streamside vegetation provides excellent habitat for trout. The East Gallatin River, by nature, is a classic riffle-run-pool fishery that holds healthy populations of brown and rainbow trout, with some fish reaching sizes up to 10 pounds while the average fish is around 12-14 inches. Throughout the year, various mayfly hatches and terrestrials provide excellent “topwater” action on this stretch of the East Gallatin. The river sees prolific hatches of blue-winged olives and other species in fall and spring. Caddis are present from April through October and can be thick at times. Golden stoneflies appear in April and May, while the trico clouds hover over the river on cool mornings in August and September. Because of the river’s meandering nature and the overhanging grass banks, the hopper fishing in July, August, and September can be sensational!
WILDLIFE
The Gallatin Valley and the vast public land near Gallatin River Ranch provide unlimited opportunities for various recreational pursuits. Whether you enjoy horseback riding, hiking, biking, kayaking, or rock climbing, this area offers it all. As a destination that has always captured the attention (and demanded the respect) of the sporting community, the Gallatin Valley also offers world-class upland bird and waterfowl hunting. Furthermore, some of Montana’s finest hunting and fishing regions are all within a two-hour drive of this property.
OTHER RECREATION
During the winter months, the Gallatin Valley offers plenty of activities to keep you occupied. The Bridger Mountain Range, a sub-range of the Rocky Mountains that runs in a north-south direction between Bozeman and Livingston, is home to Bridger Bowl Ski Area. Bridger Bowl has a top elevation of 8,800 feet and a base elevation of 6,100 feet. On average, Bridger Bowl receives 300± inches of snow annually. Crosscut Mountain Sports Center is next to Bridger Bowl, offering 500+ acres to Nordic ski, snowshoe, and fat-tire bike. Backcountry skiing is also top-rated in the area since snow is usually available on peaks such as Sacagawea from early fall until early summer. Big Sky Resort, the Yellowstone Club, and the Spanish Peaks Mountain Club are located a little over an hour from the property and boast world-class snowboarding and skiing. Southwest Montana acts as a gateway to the wonders of Yellowstone National Park. Located just 10 minutes from Interstate 90, Rio Vista gives you quick and easy access to Montana recreation opportunities.
Rio Vista | Manhattan, Montana
LOCATION
Manhattan, Montana, about 10 minutes south, has a widely cherished small-town charm. With a population of just over 2,000, this agricultural community boasts endless recreation options within a short distance from town yet includes necessary amenities.
This rural retreat is a mere 30± minutes from the vibrant university town of Bozeman (population 59,000±), which is 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, snowboarding, mountain biking, or hiking.
Bozeman-Yellowstone International Airport is southwest Montana’s transportation hub and is only a half hour from the property. It is serviced by numerous daily flights from Delta, United, American, Alaska, Allegiant, Avelo, Frontier, Jet Blue, Southwest, Sun Country, and Jet Suite. The airport also caters to corporate and private aircraft and provides hangar rentals.
GALLATIN RIVER RANCH
For many years, Gallatin River Ranch has attracted residents seeking privacy, open space, and rural Montana values with the amenities and conveniences of town living. This community perfectly combines all of the best attributes of both ways of life and, as such, stands out as a truly unique residential ranch community in Southwest Montana. While each of the parcels are approximately 20 acres, they share privileged access to 2,000± acres of open space, miles of trails, 2.5± miles of the East Gallatin River (with private fishing access), adjacency to State land, a world-class equestrian facility and other lifestyle amenities, an on-site volunteer fire department (staffed with a fire chief and EMT responders), a year-round ranch manager and security cameras as well as some of the most spectacular populations of wildlife that can be found anywhere in the valley. With well-considered covenants governing property use and architectural design, you can be assured that your investment will not be compromised by the decisions of your neighbors. When it comes to lifestyle, Gallatin River Ranch is the total package.
Rio Vista | Manhattan, 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 a 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.
17 Rio Vista | Manhattan, Montana
SUMMARY
Soak in the exceptional scenery from this picturesque property, overlooking the East Gallatin River with some of the most magnificent views in the Gallatin Valley. Ideally positioned minutes from Manhattan and Bozeman’s diverse amenities and bustling university atmosphere, this highly desirable property boasts a beautiful home and guest quarters, equestrian amenities, both sides of the East Gallatin River flowing through, and stunning views of the Bridger Mountains. If you desire to own an outstanding sporting property near great restaurants, shopping, and a commercial airport, then it’s unlikely you will find one better than this.
Rio Vista | Manhattan, Montana
Please contact Branif Scott at (406) 579-9599 | bscott@fayranches.com or Bessie Hudgens at (406) 595-6030 | bessie.hudgens@bhhsmt.com to schedule a showing. This is a co-listing. An agent from Fay Ranches, Inc. or Berkshire Hathaway 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.
$3,795,000 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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