CLARKS FORK OF THE YELLOWSTONE OVERLOOK Edgar, Montana $1,277,500 153± Acres
INTRODUCTION Perched high on a hill on 153± private acres with a commanding view of the Clarks Fork of the Yellowstone River below and the Beartooth mountain range to the west, this newly constructed barndominium offers 4 bedrooms, 3 full baths, 2 half baths, and approximately 5,600± square feet of living space. The surrounding terrain of rolling tillable farm ground provides ample space for cultivating dryland crops or pasture. The interior includes granite countertops, Pella windows, engineered hardwood flooring, and radiant floor heating throughout the building’s first floor. A large, spacious kitchen features a walk-in pantry and a separate dining room. Two bedrooms downstairs include a Jack-and-Jill suite with walk-in closets and a shared bathroom. Two large master suites upstairs include full bathrooms and large walk-in closets. A large bonus room and two separate rooms upstairs could be made into bedrooms or home offices. The large shop measuring 60’ x 104’ includes additional loft storage, with a 60’ x 24’ porch extension, a three-car garage, and spray-in insulation. Outside the home, there is a chicken coop, a well house, and a drip irrigation system for the trees. A 6-foot chain-link fence with an automatic security gate surrounds the house. A whole-house reverse osmosis system from the well feeds a 2,200-gallon cistern that supplies the home. The 1,000-gallon propane tank is buried. Located near the small farming community of Edgar, the property borders East Pryor Road, which leads to the Pryor Mountains on its northern side, and the Edgar-Fromberg Road, which runs along the river on its western border. The Clarks Fork of the Yellowstone Overlook Ranch offers scenic views, wildlife like upland birds and mule deer, and plenty of room to grow grass and crops for livestock, all within a 45± minute drive to Billings international airport, big box stores, restaurants, and a 20± minute drive to Laurel with access to Walmart and other amenities.
Clarks Fork of the Yellowstone River | Edgar, Montana
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QUICK FACTS • • • • • • • • • • •
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153± acres of dryland farm ground and range 5,600± SF 4-bedroom, 3.5-bathroom home Attached 3-car garage 60’ x 104’ shop Whole-house reverse osmosis system Exterior well and pump house 6’ chain link perimeter security fence with automatic entry gate Custom chicken coops and a drip irrigation system for the trees Large grain bin in good condition Scenic old original homestead buildings Approximately 0.5 miles of irrigation canal flows through the property, and is accessible for livestock water from May to November
www.fayranches.com | 800.238.8616 | info@fayranches.com
Clarks Fork of the Yellowstone River | Edgar, Montana
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ACREAGE This farm and ranch offers 153± acres of gently rolling, tillable dryland farmland, with the balance in native grasses and sagebrush. The western side above the river features cottonwood and willow trees along the canal, as well as brushier terrain of Russian olive and cattails.
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Clarks Fork of the Yellowstone River | Edgar, Montana
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Clarks Fork of the Yellowstone River | Edgar, Montana
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www.fayranches.com | 800.238.8616 | info@fayranches.com
Clarks Fork of the Yellowstone River | Edgar, Montana
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RECREATION HUNTING & FISHING The Clarks Fork of the Yellowstone Overlook always has mule deer on and around the place. Whitetail deer, turkeys, and upland birds like partridges and pheasants are frequent visitors as well. Hunting in the nearby Pryor Mountains for big game and upland birds is excellent, and the fishing in the Clarks Fork of the Yellowstone River is very good for rainbow and brown trout in the spring and fall. The main branch of the Yellowstone River is 20± minutes away at the confluence with the Clarks Fork near Laurel, Montana, and offers great fishing and boating year-round.
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AREA HISTORY The ranch enjoys a convenient location between two authentic Montana communities, each offering its own unique character and history. Just 35± minutes from ranch headquarters, the historic town of Red Lodge serves as the gateway to adventure and small-town charm. Throughout its colorful past, Red Lodge welcomed legendary figures such as Buffalo Bill Cody, Liver-Eating Johnson, and Calamity Jane, and even witnessed a bank robbery by the infamous Butch Cassidy. Today, the town blends its rich Western heritage with a vibrant Edgar, Montana atmosphere, featuring locally owned shops, art galleries, and an impressive selection of restaurants lining Broadway, the heart of downtown. Continuing south from Red Lodge leads travelers onto the scenic Beartooth Highway, often called “America’s Most Beautiful Drive,” which climbs through breathtaking alpine landscapes to the Northeast Entrance of Yellowstone National Park. Nearby Edgar, Montana, offers a glimpse into the agricultural roots that continue to define much of the region. Established in 1909 and named by founder John Thornton after his brother Edgar, the town grew alongside the farming communities that cultivated sugar beets, barley, and other crops throughout the fertile surrounding valleys. In its early years, Edgar supported residents with a bank, hotel, meat market, school, and other essential businesses serving the area’s agricultural economy. While the town has evolved over the decades, it remains a close-knit rural community marked by its grain silos, local businesses, and enduring small-town spirit. The Edgar Bar remains a popular gathering place for residents from across the countryside, hosting live music, dances, and community events that reflect the welcoming nature of Montana’s rural lifestyle. Clarks Fork of the Yellowstone River | Edgar, Montana
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NEARBY AT TR ACTION S Skiing at Red Lodge Mountain offers an authentic Montana experience with breathtaking views, uncrowded slopes, and a laid-back atmosphere. Known for its diverse terrain, the mountain caters to all skill levels, from wide groomers for beginners to challenging steeps and glades for advanced skiers. With an average of 250 inches of snowfall each season, Red Lodge provides excellent conditions without the crowds.
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MINER AL 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.
CON SERVATION | STEWARDSHIP Each of us at Fay Ranches 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 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 significantly enhanced our work landscape. Clarks Fork of the Yellowstone River | Edgar, Montana
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LOCATION “The Most Charming Small Town in America,” Red Lodge, is a short 35± minute drive from the Clarks Fork of the Yellowstone Overlook ranch. This historic town offers terrific shopping, restaurants, watering holes, a central ski area, and the gateway to Yellowstone Park via the scenic Beartooth Highway. The small farm-and-ranch community of nearby Edgar features a post office and a volunteer fire department and is home to the famous Edgar Bar Steakhouse. The farm’s location is equidistant from Red Lodge, Billings, and the Wyoming Border (35± minutes). The ranch is about one hour north of Cody, Wyoming, and about 45 minutes from Lovell.
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www.fayranches.com | 800.238.8616 | info@fayranches.com
AIRPORT SERVICES The Billings Airport is 45± minutes away, offering service from Alaska Airlines, Delta, Cape Air, United, Frontier, American Airlines, Allegiant Air, and Edwards Jet Service. The Cody airport with direct flights to Denver is 1± hour away, while the Bozeman airport is 2± hours driving distance.
Clarks Fork of the Yellowstone River | Edgar, Montana
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SUMMARY The Clarks Fork of the Yellowstone Overlook offers a fantastic combination of privacy and acreage, with stunning views of the Clarks Fork River Valley below and the Beartooth Mountains along the Front Range of the Rockies. Set in the heart of the valley, the views from the home will always thrill and inspire, from the spectacular fall colors of the mature cottonwoods along the river below to the majestic snow-capped peaks beyond. Situated on the secluded east side of the river corridor, there is plenty of room to farm here and raise horses and livestock just minutes away from the Pryor Mountains, and a short drive to Red Lodge or Billings.
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www.fayranches.com | 800.238.8616 | info@fayranches.com
Clarks Fork of the Yellowstone River | Edgar, Montana
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CONTACT PRICE
Please contact George Duke at (406) 670-7258 | gduke@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.
$1,277,500
TA XES $837 (2025)
TERMS Cash Conventional Financing 1031 Exchange
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NOTICE 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.
www.fayranches.com | 800.238.8616 | info@fayranches.com
REL ATION SHIPS 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 t h e 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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