Big Timber, Montana
$2,500,000
311± Acres
INTRODUCTION
Sweet Grass Overlook is a remarkable 311± acre property that offers both striking beauty and practical utility in the heart of Sweet Grass County, Montana. Located just 20± minutes from Big Timber and the Yellowstone River, and within easy reach of Livingston and Bozeman, this ranch combines inspiring rural open space with accessibility to essential amenities and recreational opportunities.
Anchoring the property is a 4,895± square foot main residence, thoughtfully constructed in 1995 with timber frame accents. The home includes three spacious bedrooms and three bathrooms and sits in a position that takes full advantage of the sweeping views across the Sweet Grass Creek valley and southward to the iconic Absaroka Beartooth Mountains. A detached garage and a horse-ready pole barn with corrals make this property well-suited for equestrian pursuits or simply enjoying the vast Montana landscape.
Sweet Grass Overlook boasts approximately 2,200± feet—nearly half a mile—of Sweet Grass Creek flowing through both sides of the ranch. The creek offers year-round flow and supports wild trout, creating a rare on-property fishing opportunity. The ranch also shares a half-mile border with 320± acres of BLM land, expanding the recreational footprint and preserving open space.
The terrain is a mix of rolling rangeland, native grass pasture, and upland springs, making it ideal for livestock or wildlife habitat. Protected by a carefully designed conservation easement with Montana Land Reliance, this property maintains its natural character while offering long-term stewardship potential. Sweet Grass Overlook is a compelling opportunity for landowners who value water, scenery, privacy, and access—all in one package.
1 Sweet Grass Overlook | Big Timber, Montana
QUICK FACTS
• 311± deeded acres
• 4,895± square foot timber frame accented main home with three bedrooms and three bathrooms built in 1995
• Detached garage and horse pole barn with corrals set up for horses
• 2,200± feet (half a mile) of both sides of Sweet Grass Creek with year-round flow and wild trout fishing
• Borders a half a mile of 320± acres of BLM
• Rolling rangeland and grass pasture with upland springs
• Stunning views of the Sweet Grass Creek valley and Absaroka Beartooth Mountain range to the south
• 20± minutes from Big Timber, Montana and the Yellowstone River
• 1 hour from Livingston, Montana
• 1 hour and 20± minutes from Bozeman, Montana
• 1 hour and 30± minutes from Bridger Bowl Ski Area and Red Lodge Mountain
• Thoughtful conservation easement with Montana Land Reliance
Sweet Grass Overlook | Big Timber, Montana
ACREAGE & AGRICULTURE
The 311± deeded acres of Sweet Grass Overlook encompass a diverse and functional landscape, featuring gently rolling rangeland, productive grass pastures, and scattered upland springs that enhance both the ecological and agricultural value of the property. Approximately half a mile of Sweet Grass Creek flows through the acreage on both sides, providing consistent year-round water and a thriving wild trout fishery. The property also shares a border with 320± acres of BLM land, extending the open space and recreational access. With a mix of native vegetation and open meadows, the land is well-suited for livestock, wildlife habitat, and outdoor recreation, all while offering panoramic views of the Sweet Grass Creek valley and the rugged Absaroka Beartooth Mountains beyond.
Sweet Grass Overlook | Big Timber, Montana
IMPROVEMENTS
The improvements at Sweet Grass Overlook are well-suited for both comfortable living and practical land use. The main residence is a 4,895± square foot timber frame-accented home, thoughtfully built in 1995 with three bedrooms and three bathrooms. Its craftsmanship and design take full advantage of the surrounding views while offering ample space for gathering and everyday living. Complementing the home is a detached garage for additional storage or vehicle use, along with a horse pole barn and corrals that are fully set up for equestrian use. These improvements reflect a balance of form and function, supporting a range of lifestyle and land management pursuits.
Sweet Grass Overlook | Big Timber, Montana
RECREATION
FISHING
Sweet Grass Creek provides an exceptional fishing opportunity, especially during the the spring rainbow trout and fall brown trout runs . This spring- influenced tributary of the Yellowstone River sustains reliable water that make it ideal for year-round recreation. Anglers will appreciate the solitude and natural beauty of the setting, where wild trout thrive in a lightly pressured environment. With approximately a half mile of Sweet Grass Creek flowing directly through the property on both sides, this ranch offers a rare opportunity for private, on-site fishing in one of south-central Montana’s most scenic and productive fisheries. The Otter Creek fishing access on the Yellowstone River is just minutes away from the property, adding convenient access to one of the more quiet reaches of this famed river.
HUNTING | WILDLIFE
Located in Hunt District 515, the ranch is home to excellent populations of whitetail and mule deer, antelope, upland game birds, and the elk herd frequently roaming through the property. Nearby public land in the Bridger and Crazy Mountain ranges offers endless hunting opportunities for upland and big game alike.
OTHER RECREATION
With proximity to the Absaroka-Beartooth Wilderness mountains, outdoor recreation opportunities are endless, including hiking, horseback riding, mountain biking, and backpacking. Natural Bridge Falls is an hour’s drive from the property and provides beautiful scenery and amazing viewpoints.
Bridger Bowl Ski Area and Red Lodge Mountain (both resorts about 1.5± hour drive away from the property) offer unique ski choices. Just 77± miles from the property, Bridger Bowl offers an intimate atmosphere with affordable tickets, short lift lines, friendly people, and fantastic skiing. Red Lodge Mountain, one of Montana’s favorite secret ski areas, is only 89± miles from the Sweet Grass Overlook property.
9 Sweet Grass Overlook | Big Timber, Montana
LOCATION
BIG TIMBER
Sitting at the confluence of the Yellowstone and Boulder Rivers, Big Timber, Montana, is 20± minutes southwest of Sweet Grass Overlook. Big on history, Big Timber, once the intersection of wooly ranchers, river explores, and railroads, provides all necessary amenities and small Montana town charm one should expect from this notable community along the Lewis & Clark route west.
LIVINGSTON
About 1 hour drive west is Livingston (population 8,700±). Rich in history and noted in western journals as a rowdy western town, it was once filled with characters such as Calamity Jane and Kitty O’Leary. Before then, both the River and Mountain Crow Indians convened near here. Livingston, the gate to the Paradise Valley and Yellowstone National Park, now supports numerous galleries, bookstores, a restored railroad depot, award-winning restaurants, bars, and fly shops. The world-famous Yellowstone River rushes past town and is at the heart of the community’s spirit.
www.fayranches.com | 800.238.8616 | info@fayranches.com
BOZEMAN
The ranch is about 1 hour and 20 minutes from the vibrant university town of Bozeman (population 56,000±), home to Montana State University and the Museum of the Rockies. Bozeman has received national accolades for its scenic location, access to endless outdoor recreational activities, and historic downtown main street. Bozeman restaurants and shops have become favorite places for those who love nature – whether fishing, hunting, skiing, mountain biking, or hiking.
Sweet Grass Overlook | Big Timber, Montana
RED LODGE
Nestled against the Absaroka-Beartooth Mountain Range, Red Lodge, Montana, approximately 1 hour and 30 minutes southeast of the ranch, offers a quaint, historic western town atmosphere of extraordinary beauty. Genuine smiles invoke warmth and welcoming, western-style hospitality. Heralded as one of the most scenic drives in the United States, the Beartooth Highway, a National Scenic Byway, features breathtaking views of the Absaroka-Beartooth Mountains, and open high alpine plateaus dotted with countless glacial lakes, forested valleys, waterfalls, and wildlife. The Beartooth Highway ends in Cooke City, Montana, and the eastern entrance of Yellowstone National Park.
YELLOWSTONE
Yellowstone National Park lies approximately 2± hours from the Sweet Grass Overlook. The north entrance of Yellowstone National Park provides quick access to the Lamar Valley populations of elk, bighorn sheep, mule and white-tailed deer, coyotes, wolves, antelope, eagles, moose, black and grizzly bears, and other wildlife. The excellent variety and populations of rare and endangered wildlife speak to our first national park’s wildness and unspoiled nature.
www.fayranches.com | 800.238.8616 | info@fayranches.com
AIRPORT SERVICES
Big Timber Airport in Big Timber provides the closest private airfield service. Mission Field Airport in Livingston, 42± miles west of the ranch, hosts the nearest FBO with 5,700± feet paved runway suitable for private travelers.
The Bozeman Yellowstone International Airport, 84± miles west of the ranch, is Montana’s busiest commercial airport. More than 20 cities in the United States have non-stop flights to Bozeman Yellowstone International Airport. The airfield also includes two private aircraft facilities, with many charter and private flight services. The Billings Logan International Airport adds another large airport commercial option, only 83± miles east of Big Timber. The airport is served by many major airlines and offers a substantial selection of direct flights.
13 Sweet Grass Overlook | Big Timber, Montana
Sweet Grass Overlook | Big Timber, 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
A thoughtfully created conservation easement is in place with Montana Land Reliance on the property.
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.
16 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.
Sweet Grass Overlook | Big Timber, Montana
Sweet Grass Overlook offers a rare combination of scenic beauty, recreational opportunities, and thoughtful design. The timber frameaccented main residence captures expansive views of the Sweet Grass Creek valley and the Absaroka Beartooth Mountains, while additional structures support equestrian use and land management. Sweet Grass Creek flows through the property, providing year-round water, wild trout fishing, and a serene natural setting. The landscape includes rolling pastures, upland springs, and direct access to adjacent BLM land, expanding the property’s recreational and ecological value. With a conservation easement in place through Montana Land Reliance, Sweet Grass Overlook offers lasting protection and a meaningful connection to the land.
www.fayranches.com | 800.238.8616 | info@fayranches.com
Sweet Grass Overlook | Big Timber, Montana
Please contact Matt Henningsen at (406) 570-5072 | mhenningsen@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.
$2,500,000 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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