VERITAS LODGE Fort Smith, Big Horn County, Montana $1,300,000 | 47± Acres
Veritas Lodge | Fort Smith, Montana
VeritasINTRODUCTIONLodgesitsjustonemiledownstream
With one of the highest concentrations of wild brown and rainbow trout per mile in the west, the Bighorn River is an angler’s paradise. The lodge puts you in the heart of this incredible fishing experience, with a luxurious headquarters from which to begin and end your long days on the river. Being a tailwater fishery, the river below the dam never freezes in winter and is home to some of the state’s best waterfowl and wild pheasant hunting.
Veritas Lodge was built 13 years ago by two fun-loving and serious flyfishing couples seeking a Montana retreat. It has two large decks on the front and back, opening up to both bedrooms. The great room has a high vaulted ceiling with retractable windows, which provide wonderful natural light, a custom elk antler chandelier, and glass spanning the entire gable end of the lodge overlooking the river.
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Veritas Lodge is equidistant from Billings, Montana, or Sheridan, Wyoming, at 90 minutes from either airport. There is also a 3,837± foot paved public airstrip at Fort Smith where daylight landings of private planes are permissible. 238.8616
of the Yellowtail Dam near Fort Smith, Montana, on 47± riverfront acres of one of the most iconic flyfishing tailwaters in the lower 48. The property has over one-quarter mile of frontage on the river, a gently rolling topography of chokecherry and buffalo berry bushes, willows and cottonwoods, a spring, and several small coulees. Ringneck pheasant, whitetail deer, black bear, fox, coyote, and small game abound.
There are two master bedrooms with a bath and another bathroom in the main lodge. Central air conditioning, forced air, and a gas fireplace add to the comfort. All of the furniture, appliances, and some of the artwork and taxidermy/hides will go with the lodge. It is situated below the hill leading to the river, out of view from the main road with a private gate.
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QUICK FACTS • 2,100± square foot custom luxury lodge • 47± acres • Quarter-mile of Bighorn River frontage • Outstanding waterfowl and fishing habitat with open water year-round • Beautiful Bighorn and Pryor Mountain views • Close proximity to Bighorn Canyon National Recreation Area • Large front and back decks • Close to Billings, Montana & Sheridan, Wyoming • Private plane public airstrip nearby • Located 1.5 miles from Fort Smith, Montana 2 Veritas Lodge | Fort Smith, Montana
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VeritasLOCATIONLodgeisa90±minute
drive from Montana’s largest city, Billings (population 117,116), and home to Montana State University Billings and Rocky Mountain College. Billings is considered the trailhead of Montana. Sheridan, Wyoming is a 90± minute drive to the south, a historical western cowboy town at the foothills of the Bighorn Mountains offering restaurants, local breweries, and home to the legendary Mint Bar.
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AREA HISTORY
Veritas Lodge is about 1.5 miles outside Fort Smith, at the base of the Bighorn and Pryor Mountains on the Crow Indian Reservation. In 1863, John Bozeman and John Jacobs scouted a direct route from Virginia City, Montana, into Central Wyoming. This route became known as the Bozeman Trail, which connected the Oregon Trail to Montana’s gold rush territory. This route provided a more direct course and was more sufficiently watered than any previous trail into Montana.
Fort Smith was established on August 12, 1866, to protect immigrants traveling on the Bozeman Trail from attacks by the Sioux Indians. The trail crossed the Bighorn River 400 yards from the fort. Located near the present-day town of Fort Smith, all that remains of that crossing are low mounds and interesting Todaystories.Fort Smith is a charming, remote trout bum town with an economy that thrives from the area’s world-class fishing and hunting. Local businesses offer fishing supplies, fishing trips, lodging, lunches, groceries, fuel, and souvenirs. Aside from hunting and flyfishing, Fort Smith offers other forms of outdoor recreation, including hiking, bike riding, bird and animal watching, boating, fishing, water skiing, and wakeboarding on Bighorn Lake. The Litle Bighorn National Monument and Custer Battlefield are about one hour’s drive away, where Custer’s “Last Stand” took place. Smith, Montana
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The•ACREAGE47±totalacresacreageconsistsofriverfront with brush, cottonwood stands, springs, and grassland. 8 Veritas Lodge | Fort Smith, Montana
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CLIMATE Climate data for Fort Smith, Montana courtesy of http://www.city-data.com/city/Fort-Smith-Montana.html 10 Veritas Lodge | Fort Smith, Montana
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TheIMPROVEMENTSLodgeis2,100squarefeetandincludes large outside decks on the front and back: 432 square feet on the front and 700 square feet on the back. The main room includes a long dining table, large modern kitchen, living room, gas fireplace, and tall vaulted ceilings with four big electric retractable windows. There is a separate mudroom with an entrance. The furniture and some of the artwork and taxidermy/skins will convey, providing a turnkey move in a property. Currently, the adjoining Orvis Lodge uses Veritas as an overflow rental for their VIP guests when the owners are not in residence. 12 Veritas Lodge | Fort Smith, Montana
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BighornRECREATIONNationalRecreationArea offers many options for recreation, including Bighorn Canyon trails, boating on Bighorn Lake, and camping in the Canyon. The area is home to various wildlife, including buffalo, bighorn sheep, and black bear, and adjoins the famous Pryor Mountains Wildhorse Range. The Bighorn Lake creates the divide between the Pryors and the Bighorn Mountains. Bighorn Canyon Photo not taken on property 16 Veritas Lodge | Fort Smith, Montana
H unting & W ildlife Waterfowl hunting on the Bighorn River is as world-renowned as the 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 whitetail deer are a common sight along the river. Photo not taken on property www.fayranches.com | (800) 238.8616 | info@fayranches.com 17
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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 made one of the best tailwater fisheries one can find anywhere. The river is fed from intake structures, which reside 150 feet below the surface of Bighorn Lake. Flows usually fall between 2,000 and 5,000 cubic feet per second (CFS), providing 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 6,000-8,000 trout per mile make the Bighorn River an anglers paradise. 238.8616
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f is H ing Montana fly fishing is amongst the best in the world, and Bighorn fly fishing is the best in Montana.
NEARBY ATTRACTIONS & ACTIVITIES • Bighorn Canyon National Recreation Area • Little Bighorn Battlefield National Monument • Pryor Mountain Wild Horse Range • Battle of the Little Bighorn Reenactment Photo Credit: Wyatt DeVries • Crow Fair • Sheridan WYO Rodeo • Montana Fair in Billings 20 Veritas Lodge | Fort Smith, Montana
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INCOME OPPORTUNITY
When the current owners are not in residence, the lodge is rented out to guests by the neighboring Orvis-approved Forrester’s Bighorn River Resort. The Riverbend Angler Cabins property, downstream neighbor of Veritas, has a near full occupancy year round. Montana
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Each of us at Fay Ranches loves the land and wants to see it remain productive agricultural ground and quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have sig nificantly enhanced our work landscape. Smith, Montana
STEWARDSHIP
All mineral rights appurtenant to the property and owned by the Seller will convey to the Buyer at clos ing. Mineral rights are not guaranteed. It is suggested that the Buyer conduct a mineral search with a title CONSERVATIONcompany.
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MINERAL RIGHTS
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SUMMARYVeritasLodgeoffersaluxury headquarters for the serious fisherman in a scenic natural setting steeped in tranquility. 26 Veritas Lodge | Fort Smith, Montana
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Furniture,NOTICECONTACTTERMSNOTEappliances,chandelier, and some artwork and taxidermy will convey Cash, Conventional Financing, 1031 Tax Exchange Please contact George Duke at (406) 670-7258 | gduke@fayranches.com or Dane Reed at (406) 425-0939 | dreed@fayranches.com 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 properties, fly fishing properties, and sporting ranches that we have listed, please visit our web page at www.fayranches.com . 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 28$1,300,000PRICEsatisfaction.VeritasLodge|Fort Smith, Montana
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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.
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:
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 “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.
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.
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.
RELATIONSHIPS IN REAL ESTATE
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.
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.
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.
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.
GEORGE DUKE RancH sales Licensed in: MT, WY c. gduke@fayranches.com406-670-7258 FAY RANCHES INC. (800) info@fayranches.com238.8616www.fayranches.com DANE REED RancH sales Licensed in: MT, WY c. dreed@fayranches.com406-425-0939
