Hollowtop Homestead | Fay Ranches

INTRODUCTION

Set amid the open ranch lands of the Willow Creek Valley and framed by the dramatic peaks of the Tobacco Root Mountains, Hollowtop Homestead offers 9± acres of quintessential Montana country living just outside the small ranching community of Harrison. The property combines privacy, space, and a genuine rural setting with substantial, thoughtfully designed improvements, all within easy reach of Southwest Montana’s renowned fly fishing, public lands, and mountain recreation.

Originally constructed in 2008 and extensively remodeled in 2020, the 5,848± square foot residence features three plus bedrooms and three bathrooms across two spacious levels. Ten foot ceilings, generously proportioned rooms, and abundant natural light create a comfortable and welcoming interior, while broad windows capture unobstructed views of the surrounding ranch country and Hollowtop Mountain.

At the center of the home is a large, timelessly designed kitchen well suited for everyday living and entertaining. An attached three car garage provides convenient vehicle and equipment storage, while a 48 by 60 foot insulated Morton shop, completed in 2024, offers exceptional space for equipment, projects, or hobbies.

The setting feels distinctly rural, with working ranches, agricultural ground, and expansive mountain views defining the landscape. Whitetail deer, elk, moose, and numerous bird species are frequently seen on the property and throughout the neighboring ranch lands.

Hollowtop Homestead is also well positioned for recreation. Harrison Lake is approximately five minutes away, offering access to boating and fishing, while the Madison River is about 30± minutes out, near the heart of Montana’s fly fishing scene. Thousands of acres of public land in the Tobacco Roots are also nearby for hiking, hunting, and camping.

Despite its peaceful setting, the property remains accessible, with Three Forks, Ennis, and Bozeman Yellowstone International Airport all within an easy drive, offering an uncommon opportunity in one of Southwest Montana’s most scenic locations.

1 Hollowtop Homestead | Harrison, Montana

QUICK FACTS

• 9± acres near Harrison, offering privacy, open space, and an authentic rural Montana setting

• Dramatic views of Hollowtop Mountain and the Tobacco Root Range across the surrounding ranch country

• 5,848± square-foot residence, originally built in 2008 and extensively remodeled in 2020, with three-plus bedrooms and three bathrooms

• Spacious interiors with 10-foot ceilings on both levels, generous room sizes, abundant natural light, and a well-appointed kitchen designed for everyday living and entertaining

• Attached three-car garage and a 48 by 60 foot insulated Morton shop completed in 2024

• Approximately five minutes from Harrison Lake and near extensive public lands in the Tobacco Root Mountains

• Located near the epicenter of Montana fly fishing, with the Madison River approximately 30± minutes away and several of the West’s most iconic trout fisheries within an hour or slightly more

• Approximately 25± minutes from Three Forks, Montana

• 30± minutes from Ennis, Montana

• 45± minutes from Bozeman Yellowstone International Aiport

IMPROVEMENTS

The 5,848±-square-foot residence at Hollowtop Homestead was thoughtfully designed for comfort, functionality, and entertaining. Ten-foot ceilings on both levels, generously sized rooms, and expansive windows create a bright and open atmosphere while showcasing exceptional views of Hollowtop Mountain and the surrounding countryside.

The oversized kitchen is a defining feature of the home. It includes custom cabinetry, a gas cooktop, warming drawer, convection microwave, wall oven, extra-large pantry, and a separate prep-sink area that also functions as a butler’s pantry. The layout provides ample workspace and storage while allowing for effortless preparation and entertaining.

The main level includes a spacious primary suite with a walk-in closet and tiled bathroom featuring a garden tub. Also located on the main floor are a private office with built-in cabinetry, a guest bedroom, a three-quarter bathroom, and a laundry room with direct access to the attached three-car garage. The lower level benefits from the same 10-foot ceilings and includes a comfortable family room with an oak wet bar, an additional guest bedroom and three-quarter bathroom, and a flexible bonus room with a sink that is well suited for hobbies, crafts, games, or other uses. A dedicated home gym provides additional versatility. The mechanical room houses the boiler serving the home’s radiant in-floor heating system.

Rounding out the improvements is a 48 by 60 foot insulated Morton shop with power. The building offers substantial room for vehicles, boats, recreational equipment, workshop activities, projects, and storage, with the flexibility to accommodate a variety of future uses.

RECREATION FISHING

Hollowtop Homestead lies near the epicenter of Montana fly fishing, placing many of the West’s most celebrated blue-ribbon trout fisheries within remarkably close reach.

The Madison River, one of the country’s most recognized trout streams, is approximately 30± minutes away near Ennis. Known for its clear water, prolific insect hatches, and healthy populations of brown and rainbow trout, the Madison offers outstanding fishing throughout much of the year.

The Jefferson, Gallatin, Ruby, and Henry’s Fork are generally within approximately one hour of the property, while the Beaverhead, Big Hole, and Yellowstone rivers are slightly farther afield. Together, these rivers provide an extraordinary range of angling opportunities, from technical dry-fly fishing and productive float trips to secluded stretches of freestone and spring-creek water.

not taken on property

Harrison Lake is approximately five minutes from the property and offers convenient access to fishing, boating, and other water-based recreation. Ennis Lake and numerous alpine lakes tucked into the Tobacco Root Mountains further expand the area’s fishing opportunities.

Few locations provide this level of access to such a broad collection of iconic Western trout water while retaining the privacy and quiet of a rural ranch-country setting.

RECREATION - CONTINUED

HUNTING | WILDLIFE

The property is located near extensive public lands in the Tobacco Root Mountains, including portions of the Beaverhead-Deerlodge National Forest approximately 10 miles away as the crow flies.

The broader area supports healthy populations of elk, mule deer, whitetail deer, moose, and antelope, along with upland birds, waterfowl, and a wide variety of other wildlife. Hunting opportunities are available throughout Southwest Montana, subject to current Montana Fish, Wildlife & Parks regulations, season structures, licensing requirements, and special-draw permits.

Wildlife is also frequently observed on and around the property. Whitetail deer, elk, moose, raptors, songbirds, and waterfowl are all part of the surrounding landscape, reinforcing the property’s connection to the open ranch lands and mountain habitat of the region.

OTHER RECREATION

Nearby public lands provide access to hiking, backpacking, horseback riding, camping, birdwatching, mountain biking, wildlife viewing, and backcountry exploration. Recreation ranges from accessible day trips to more demanding multi-day routes through the Tobacco Root Mountains.

Numerous trails lead to high-mountain lakes, alpine basins, and elevated viewpoints overlooking the valleys below. During the winter months, the surrounding mountains also provide opportunities for snowmobiling, cross-country skiing, snowshoeing, and other seasonal pursuits.

Norris Hot Springs and Potosi Hot Springs offer opportunities to soak and unwind after a day outdoors. Together with the nearby rivers, lakes, mountains, and public lands, these amenities make the property well suited for year-round recreation.

AREA HISTORY

Harrison was originally known as Ferguson and served as a stagecoach stop along the route to Virginia City. The Northern Pacific Railroad later extended a branch line through the area in 1889, helping establish the community as an agricultural and transportation center.

The town was subsequently renamed for the Henry C. Harrison family, who settled in the Willow Creek Valley in 1865 and became known for raising Morgan horses and Shorthorn cattle, as well as operating a successful dairy.

Today, Harrison remains a small and authentic ranching community at the base of the Tobacco Root Mountains. The surrounding valley continues to reflect the agricultural heritage of Southwest Montana, with working farms, ranches, open landscapes, and a strong connection to the land.

NEARBY ATTRACTIONS & ACTIVITIES

Madison Buffalo Jump State Park, located approximately 37± miles from the property, preserves one of the largest known buffalo jump sites in North America. The site provides insight into the hunting practices and cultural history of the Indigenous peoples who occupied the region.

Lewis and Clark Caverns State Park is approximately 30± miles away and features one of the largest known limestone cave systems in the Northwest. Guided cave tours, hiking trails, campgrounds, and interpretive programs make it one of the region’s most popular destinations.

Norris Hot Springs features a naturally heated mineral-water pool in a rustic setting and has long been known locally as “the Water of the Gods.” Potosi Hot Springs, a more remote and undeveloped geothermal site, is also located within convenient driving distance.

Yellowstone National Park is approximately one hour and 45± minutes from the property, reached by traveling through the scenic Madison Valley. The park is internationally recognized for its geysers, hot springs, wildlife, and extraordinary landscapes, including habitat for grizzly bears, wolves, bison, elk, and numerous other species.

LOCATION

HARRISON

Harrison is a small ranching community offering essential local services, including a grocery store, diner, post office, and the Harrison K-12 School. The town serves the surrounding agricultural community and retains the quiet, unhurried character of rural Montana.

Harrison Lake is located just outside town and provides a convenient destination for fishing, boating, paddling, and other seasonal recreation.

ENNIS

Located approximately 30± minutes from the property, Ennis is widely regarded as one of Montana’s premier fly-fishing communities. Its location along the Madison River has made it a longstanding destination for anglers from around the world.

The town offers a useful range of amenities, including restaurants, shops, fly-fishing outfitters, a grocery store, medical services, lodging, and community events.

Its historic Main Street retains an authentic Western character while serving as a gateway to the Madison Valley, Virginia City, Yellowstone National Park, and the surrounding mountain ranges.

THREE FORKS

Three Forks is approximately 25 minutes from the property and offers groceries, restaurants, fuel, lodging, and other everyday services. Its location near the confluence of the Jefferson, Madison, and Gallatin rivers provides additional access to fishing and recreation.

The community also offers convenient connections to Interstate 90, Bozeman, and the broader Gallatin Valley.

BOZEMAN

Bozeman offers a broad range of small-city amenities while maintaining a strong connection to the surrounding mountains and outdoor lifestyle. Its historic downtown features restaurants, galleries, shops, breweries, and cultural venues, while Montana State University contributes educational, athletic, and community resources.

The city also provides comprehensive healthcare, professional services, retail shopping, and convenient access to skiing, hiking, fishing, and other recreation.

Most importantly, Bozeman Yellowstone International Airport is approximately 45 minutes from Hollowtop Homestead, allowing owners and guests to reach the property conveniently without compromising its privacy, rural character, or sense of seclusion.

AIRPORT SERVICES

Bozeman Yellowstone International Airport is located approximately 45± miles from Hollowtop Homestead and is generally an easy 45±-minute drive from the property. As Montana’s busiest commercial airport, it provides convenient access to numerous major U.S. markets and accommodates both commercial and private aviation.

The airport also includes multiple fixed-base operators and service providers for private and charter aircraft.

For smaller private aircraft, Ennis–Big Sky Airport, FAA identifier EKS, is approximately 36± miles south of the property. Three Forks Airport, FAA identifier 9S5, is approximately 20± miles to the north.

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

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.

20 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.

SUMMARY

Hollowtop Homestead offers a rare combination of timeless improvements, an authentic rural ranch-land setting, and outstanding views of the Tobacco Root Mountains. The property is ideally positioned near several of the West’s most iconic fly-fishing destinations, with the Madison River only a half hour away and several other celebrated trout waters generally within an hour or less. Despite its peaceful and private setting, Bozeman Yellowstone International Airport is only 45± minutes away, providing exceptional convenience without compromising the character of country living. For buyers seeking space, quality, recreation, and access, Hollowtop Homestead represents a compelling opportunity in the heart of Southwest Montana.

$2,500,000 Cash

Conventional Financing 1031 Exchange

Please contact Ryan Bramlette at (406) 580-9569 | rbramlette@ 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.

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

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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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