Little Fish Creek Lookout | Fay Ranches

Whitehall, Montana

$3,450,000

306± Acres

INTRODUCTION

Perched at 5,480± feet of elevation in the heart of Jefferson Valley, Little Fish Creek Lookout is a rare offering that blends dramatic natural surroundings with a one-of-a-kind custom residence. Encompassing 306± acres in southwest Montana, this property delivers an unmatched sense of solitude and scale, bordering 450± acres of state land and 480± acres of BLM, effectively extending your backyard to nearly 1,200± acres of open country.

The centerpiece of the ranch is a recently built 1,800± square foot fire tower lookout-inspired home, featuring two bedrooms, one bathroom, and high-end finishes throughout. The 2-car garage is heated and features a second bathroom, stubbed for plumbing. True to its architectural inspiration, the home commands breathtaking 360-degree views of the Highland, Ruby, Snowcrest, and Tobacco Root Mountain ranges, a panorama that changes with every season and never grows old. Power runs to the home, ensuring modern comfort and convenience without sacrificing the property’s sense of remote mountain living.

Nature is woven into every corner of the property. Lined with aspen and cottonwood trees, Little Fish Creek meanders through large boulders and cliffs on the northern section of the property for approximately 0.5± miles, providing water, wildlife habitat, and a peaceful focal point for the land. Scattered pine, fir, spruce, and juniper trees punctuate the rolling terrain alongside native sagebrush, while elk, whitetail and mule deer, moose, various bird species, and the occasional bear or mountain lion remind you that this is Montana in its truest form. Proximity to the Beaverhead-Deerlodge National Forest further enhances the recreational and hunting opportunities available.

Conveniently located just 15± minutes from Twin Bridges, 20± minutes from Whitehall, 40± minutes from Butte, and 1 hour 15± minutes from Bozeman Yellowstone International Airport, Little Fish Creek Lookout is as accessible as it is extraordinary, making this a true Montana retreat without compromise.

1 Little Fish Creek Lookout | Whitehall, Montana

QUICK FACTS

• 306± acres with commanding mountain and valley views

• 0.5± mile of Little Fish Creek flowing year-round through the property, as well as Fish Creek accessible via state land

• Bordering 450± acres of state and 480± acres of BLM, each offering excellent hunting and recreation pursuits

• Recently built 1,800± square foot fire tower lookout inspired home with two bedrooms, one bathroom, with an incredible open floor plan, offering an abundance of natural light, while capturing views in all directions

• 2-car heated garage that is finished, offering another bathroom that is stubbed with plumbing

• Near Beaverhead/Deerlodge National Forest, with stunning views of the Highland, Ruby, Snowcrest, and Tobacco Root Mountain ranges from everywhere on the property

• Wildlife, including elk, whitetail and mule deer, moose, turkey, various bird species, and occasional sightings of bears or mountain lions

• Scattered pine, fir, spruce, juniper trees, and sagebrush cover the property

• 15± minutes from the quaint little town of Twin Bridges

• 20± minutes to Whitehall, Montana

• 40± minutes to Butte, Montana

• 1 hour and 15± minutes from Bozeman Yellowstone International Airport

ACREAGE

Spanning 306± acres, Little Fish Creek Lookout offers a diverse and productive landscape that rises from open meadows to rolling terrain and timber. Along with healthy, diverse forest foliage, the landscape is sprinkled with large boulders and rock formations that give the property a unique feel. Also, the property borders 450± acres of state land and 480± acres of BLM land, which is landlocked from public access, effectively expanding the usable range to nearly 1,200± acres of contiguous open country. This combination of deeded acreage and public land adjacency is a rare find in southwest Montana, providing exceptional privacy, wildlife habitat, and year-round recreational access.

IMPROVEMENTS

The crown jewel of Little Fish Creek Lookout is a recently built, 1,800±-square-foot residence inspired by the iconic fire tower lookouts of the American West. Thoughtfully designed to maximize its elevated setting, the home features:

• Two bedrooms, each with private access to the concrete patio

• An oversized bathroom offering dual vanity sinks and a large multi-head shower

• High-end finishes that balance rustic character with modern comfort

• Floor-to-ceiling windows and an open living concept draw the surrounding mountain landscape inside, while the structure’s vertical design pays homage to its lookout heritage

• Large skylight adding to the abundance of natural light

• A large, wrap-around deck on the second level providing outstanding outdoor space and views

• Mini-split for heat and air-conditioning

• Home is built with weather-resistant materials to ensure longevity and low-level maintenance

• A finished, oversized 2-car garage complete with another bathroom, which is stubbed with all the necessary plumbing and ready to finish out

Every detail of the home reflects intentional craftsmanship, making it as functional as it is visually striking. Whether used as a full-time residence or a private mountain retreat, this is a property that leaves a lasting impression the moment you arrive.

RECREATION

FISHING

A short drive from the property are multiple world-class trout rivers. The Jefferson, Ruby, Beaverhead, Big Hole, and Madison Rivers are all within striking distance and are considered some of the best trout fisheries in the world.

The Jefferson River is the closest fishery and is widely regarded as one of southwest Montana’s premier fly-fishing destinations, known for its robust populations of brown and rainbow trout and its classic, wade-friendly character. The river’s long, meandering pools and riffles offer exceptional fishing throughout the season, drawing anglers from across the country to its cottonwood-lined banks. Owning a property with private creek frontage and convenient access to the Jefferson River is a combination that serious anglers rarely encounter.

Little Fish Creek runs through the property for approximately 0.5± miles, winding past large boulders and cliffs beneath stands of aspen and cottonwood. Just steps from the home, it creates a peaceful, private setting. Fed by the surrounding Highland Mountains, the creek flows with cold, year-round water that draws wildlife to the property year around.

HUNTING | WILDLIFE

The wildlife habitat at Little Fish Creek Lookout is defined by variety — a productive mix of creek bottom, scattered pine and juniper timber, open meadows, and native sagebrush that collectively support a remarkable diversity of species year-round. Elk are the marquee draw for hunters, with the property’s proximity to Beaverhead/Deerlodge National Forest and its bordering state and BLM lands providing an expansive range that supports healthy, huntable populations season after season. Whitetail and mule deer are abundant throughout the ranch, and the open country surrounding the property is prime antelope habitat. Bird hunters will find plenty to pursue, with pheasants and other upland game available throughout the area. The occasional mountain lion sighting serves as a reminder that this is truly wild Montana country, where apex predators still roam the timbered ridgelines and canyon draws. Paired with Montana’s accessible public land hunting opportunities on the neighboring state and BLM acreage, Little Fish Creek Lookout delivers a hunting experience that covers virtually every species the region has to offer.

RECREATION CONTINUED

OTHER RECREATION

The recreational offerings around Little Fish Creek Lookout extend well beyond the ranch’s boundaries, tapping into some of the most diverse outdoor terrain in Montana. The Beaverhead/Deerlodge National Forest provides immediate access to hundreds of miles of trails suited for hiking, horseback riding, mountain biking, and OHV exploration across a vast and varied landscape. Just minutes from the ranch, the Pipestone Recreation Area stands as one of the premier off-road destinations in the region, offering world-class OHV riding across an expansive and varied terrain that draws enthusiasts from across the Northwest. Water-based recreation is equally abundant, with four lakes within 60 miles offering boating, paddling, and additional fishing opportunities beyond the Jefferson River. History and geology enthusiasts will appreciate the proximity to Lewis & Clark Caverns State Park, home to some of the largest limestone caverns in the Northwest and a rich network of hiking and biking trails. Come winter, the region shifts seamlessly into snowmobile and ski country, with five ski areas nearby and endless backcountry terrain accessible directly from the surrounding national forest lands.

LOCATION TWIN BRIDGES

The small town of Twin Bridges sits at the convergence of the Ruby, Beaverhead, and Big Hole Rivers, offering essential amenities and services while serving as a renowned hub for world-class fly fishing in southwest Montana. Its charming main street, local restaurants, and welcoming community make it a natural stopping point for those exploring this remarkable corner of the state.

WHITEHALL

The town of Whitehall, just 20± minutes from the ranch, offers the essential amenities and small-town character that make daily life in southwest Montana both comfortable and genuinely enjoyable. Local shops, restaurants, fuel, and services cover the everyday necessities, while the broader Jefferson Valley community provides a welcoming and tight-knit social fabric that is increasingly rare to find.

www.fayranches.com | 800.238.8616 | info@fayranches.com

LOCATION-CONTINUED

BUTTE

Located just 40± minutes from Little Fish Creek Lookout, Butte serves as the primary regional hub for more extensive shopping, medical care, dining, and professional services in southwest Montana. As one of Montana’s larger cities, Butte offers everything from big-box retail and specialty stores to a strong network of healthcare providers, making it an invaluable resource for ranch owners and their families. The city’s regional airport also provides an additional travel option, further enhancing the accessibility and convenience of the property’s location.

BOZEMAN

Bozeman, Montana, just 1 hour and 15± minutes from Little Fish Creek Lookout, has earned its reputation as one of the most desirable cities in the American West, a dynamic and rapidly growing community that seamlessly blends outdoor culture with a sophisticated urban amenity base. World-class restaurants, boutique shopping, a thriving arts scene, and Montana State University all contribute to a vibrant city energy that remains firmly rooted in its mountain town identity. Bozeman Yellowstone International Airport caps it all off, offering direct flights to major hubs across the country and making the ranch as connected to the wider world as its owner desires.

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.

Little Fish Creek Lookout is a rare and compelling Montana mountain property that delivers an unmatched combination of privacy, natural beauty, and one-of-a-kind improvements in the heart of Jefferson Valley. From the fire tower lookout-inspired home to the private creek frontage, abundant wildlife, and seamless access to thousands of acres of public land, every element of this ranch speaks to a lifestyle that is increasingly difficult to find. For those seeking a true Montana legacy holding, Little Fish Creek Lookout stands in a class of its own.

$3,450,000 Cash

Conventional Financing 1031 Exchange

Please contact James Esperti at (406) 581-4795 | jesperti@ 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

(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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