GREYCLIFF HUNTING PRESERVE
Reed Point, Montana $4,840,000 1,280± Acres
INTRODUCTION For the serious sportsman, this 1,280± acre property combines quality big-game habitat, privacy, and a productive working ranch. Large bull elk and mature mule deer bucks regularly use the land, making hunting the centerpiece of what makes this ranch special. The property sits in Montana Hunting District 515, known for year-round elk habitat. A mix of grasslands, timbered breaks, and agricultural ground. On the ground, rolling hills, brush-filled draws, timber, open meadows, and multiple live springs create the diverse habitat big game seek year-round. That combination of cover and water, plus 167± tillable acres, offers strong forage and room to establish food plots to further enhance habitat. Elk are the main draw, with the chance to pursue large bulls in a private-land setting. Mule deer are equally appealing, working the mix of open country, brush, and timber. Antelope and upland birds add further variety. A network of trails provides excellent side-by-side access across the ranch, reaching springs, meadows, timbered draws, and glassing points. The property also borders 320± acres of landlocked BLM land, adding privacy and expanding the recreational setting. The ranch is currently run as a working livestock operation, carrying about 100 cow/calf pairs and 120 ewes, with the agricultural ground complementing the wildlife habitat. Two manufactured homes offer basic accommodations for owners, guests, or ranch help. Access is via Deadmans Canyon Road, about 1 hour 15 minutes from Bozeman and an hour from Billings. With no restrictions, live springs, tillable ground, adjoining BLM land, and established livestock use, this is a property built around the Montana hunting experience anchored by big bull elk, mature mule deer, and the chance to own and manage a substantial private holding on your own terms.
Greycliff Hunting Preserve | Reed Point, Montana
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QUICK FACTS • • • • • • • • • • •
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1,280± acres, no restrictions Multiple live springs on the property Easy access off Deadmans Canyon Road Excellent big game hunting — elk, mule deer, antelope, plus upland birds Located in Montana Hunting District 515 Two modest manufactured homes 167± tillable acres suitable for food plots Borders another 320± acres of landlocked BLM ground within the Hobble Diamond 1 hr 15 min from Bozeman and one hour to Billings Currently runs ~100 pairs plus 120 ewes Extensive trail system for side-by-side access across the entire property
www.fayranches.com | 800.238.8616 | info@fayranches.com
Greycliff Hunting Preserve | Reed Point
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ACREAGE This 1,280± acre Montana property offers a rare combination of productive ranch ground, exceptional hunting, and recreational appeal, all with no deed restrictions. Multiple live springs provide valuable water resources, while 167± tillable acres offer opportunities for agriculture and strategically placed food plots. The ranch currently supports approximately 100 cowcalf pairs and 120 ewes, providing a strong working-ranch component. Located in Montana Hunting District 515, the property offers excellent habitat for elk, mule deer, antelope, and upland birds, with the added benefit of bordering 320± acres of landlocked BLM ground within the Hobble Diamond, enhancing both privacy and wildlife habitat. An extensive trail system provides side-by-side access throughout the ranch.
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IMPROVEMENTS The property includes two 1,280± square foot, three-bedroom, two-bath manufactured homes, providing living accommodations for owners, family, or ranch hands; one home was built in 1991 and the other in 2022. Both are equipped with forced-air propane heat, with central air conditioning in the newer home. Each residence has its own well, with septic systems serving the homes. Fiber optic internet is available on the property. The ranch’s agricultural improvements include a 40± foot by 80± foot calving barn constructed in 2017, along with six additional smaller outbuildings located around the headquarters. These include a chicken coop, storage shed, tack room, fencing, and other useful utility structures. Together, the improvements provide practical support for the property’s current livestock operation and day-to-day ranch use.
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RECREATION HUNTING | WILDLIFE Wildlife is one of the defining features of this 1,280± acre property. Located in Montana Hunting District 515, the ranch supports an impressive population of large bull elk, mature mule deer, and antelope, as well as abundant upland game birds. The combination of varied terrain, live springs, agricultural ground, and adjoining BLM land creates excellent habitat and wildlife security across the property. Numerous photographs document the quality of the wildlife found here, including exceptional bull elk and mature mule deer bucks, providing a true representation of the hunting potential this ranch offers. For the serious Montana sportsman, the opportunity to pursue quality big game and upland birds on a private, unrestricted ranch makes the wildlife component particularly compelling.
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FISHING The nearby Yellowstone River offers an outstanding fishing opportunity and adds another dimension to the property’s recreational appeal. The Yellowstone is one of Montana’s premier blue-ribbon trout fisheries, known for its populations of wild trout, including Yellowstone cutthroat and brown trout, as well as excellent seasonal fishing for anglers of all experience levels. With the river near Reed Point, Montana, owners can enjoy convenient access to some of the region’s most scenic and productive waters while staying close to the ranch. The combination of quality big-game hunting on the property and exceptional trout fishing on the nearby Yellowstone River makes this an especially attractive recreational offering. Greycliff Hunting Preserve | Reed Point, Montana
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Greycliff Hunting Preserve | Reed Point, Montana
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LOCATION Located at near Reed Point and Greycliff, Montana, this property enjoys a convenient position in the heart of south-central Montana ranch country. Greycliff and Reed Point sit along Interstate 90 roughly midway between Billings and Bozeman, providing excellent access to both metropolitan areas. Big Timber is approximately 12 miles away, offering local services, dining, schools, and a strong western community, while Billings is roughly 70–75 miles to the east and Bozeman is approximately 70–75 miles to the west. The location offers an appealing balance of privacy and working-ranch character with convenient access to major services, commercial air travel, and the recreational opportunities of the Yellowstone River and surrounding mountains.
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AIRPORT SERVICES The property is conveniently located near Bozeman Yellowstone International Airport (BZN) and Billings Logan International Airport (BIL), providing excellent access to major markets across the country. Bozeman offers nonstop service through Alaska, Allegiant, American, Delta, JetBlue, Southwest, Sun Country, and United, with direct connections to major airline hubs including Seattle, Portland, San Francisco, Los Angeles, Denver, Salt Lake City, Dallas/ Fort Worth, Chicago, Minneapolis/St. Paul, Atlanta, and Phoenix, along with numerous seasonal destinations. Billings provides yearround service through Alaska, American, Delta, United, Allegiant, and Cape Air, with nonstop flights to key hubs including Denver, Dallas/Fort Worth, Salt Lake City, Seattle, Minneapolis/St. Paul, and Las Vegas, plus seasonal service to Chicago O’Hare. Together, these airports provide convenient connectivity for ranch owners, guests, and business travel while maintaining the privacy and rural character of the property.
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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 This property is free of a conservation easement, providing the next owner with greater flexibility in the ranch’s future use and management. For buyers looking to maintain a working agricultural operation while preserving future options, the absence of an existing conservation easement is a significant advantage. The new owner would also retain the opportunity to place a conservation easement of their choosing in the future, should that align with their long-term goals for the property. 16
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WATER RIGHTS The property includes two established water rights associated with wells serving domestic and stockwater uses. These water rights provide an important water resource for the residents and the ongoing livestock operation. 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.
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SUMMARY For the serious Montana sportsman, this 1,280± acre property in Hunting District 515 offers an exceptional combination of quality big-game habitat, proven wildlife, and a productive working ranch. Large bull elk and mature mule deer are defining features of the property, with numerous photographs documenting impressive bulls and mature bucks on the ranch. Antelope and upland game birds add to the diversity, while the varied terrain, live springs, 167± tillable acres, and adjoining 320± acres of landlocked BLM ground provide valuable habitat and security for wildlife. An extensive trail system provides side-by-side access throughout the ranch, enabling efficient access to different hunting areas while maintaining the property’s privacy and rugged character. Beyond the hunting, the ranch offers the infrastructure and resources to support an active agricultural operation and is free of deed restrictions and conservation easements, providing the next owner with flexibility in how the ranch is managed and the opportunity to consider a conservation easement in the future if desired. With quality elk and mule deer, strong antelope and upland bird habitat, agricultural utility, and no conservation easement, this is a versatile Montana hunting ranch with the substance to serve both the serious sportsman and the working rancher.
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CONTACT PRICE $4,840,000
TERMS Cash Conventional Financing 1031 Exchange
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Please contact Sam Shelton at (406) 600-5354 | sshelton@ fayranches.com or Kebi Smith at (406) 671-2436 | ksmith@ 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.
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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