Middle Cottonwood Homestead | Fay Ranches

Bozeman, Montana

$2,995,000 20± Acres

INTRODUCTION

Tucked into the heart of Montana’s coveted Middle Cottonwood area, Middle Cottonwood Homestead is a rare 20± acre offering that captures the essence of Big Sky living. This is a property where wideopen pastures, pockets of mature woodland, and a seasonal creek come together to create a landscape as functional as it is beautiful, equally suited to raising livestock, riding horses, or simply soaking in unobstructed mountain views from your own front porch.

At the center of the ranch sits a thoughtfully designed 3,765± square foot home, offering four bedrooms and three and a half bathrooms. Vaulted ceilings bring an airy, open feel to the living spaces, while a wood-burning fireplace adds warmth on cold Montana evenings. Step outside to the covered porch, the perfect spot to unwind after a day spent hiking, fishing, skiing, or simply exploring the land you call home. Beyond the house, the ranch is outfitted for the equestrian or hobby farmer alike, with a large pole barn for hay and equipment storage, a dedicated tack shed, and convenient firewood storage tucked beside the garage.

What truly sets Middle Cottonwood Homestead apart is its location. You’re just down the road from National Forest land along the Bridger Range, putting world class hiking, hunting, and backcountry access right at your doorstep. Yet you’re still only minutes from Bozeman’s high end shopping, dining, and amenities, roughly 15 minutes from Bozeman Yellowstone International Airport, 30 minutes from Bridger Bowl Ski Area, and about an hour and fifteen minutes from Big Sky Resort.

Middle Cottonwood Homestead offers the rare combination of rural privacy, recreational access, and proximity to city conveniences, a true Montana retreat.

QUICK FACTS

• 20± acres located in the desirable Middle Cottonwood Zoning District

• Middle Cottonwood Creek flows seasonally through the property

• 3,765± square foot Cape Cod style home with 4 bedrooms and 3.5 bathrooms

• Vaulted ceilings, wood-burning fireplace, and covered porch for relaxing after a day of outdoor recreation

• Mature cottonwoods frame the home and extent through the property

• Mix of pastures, farmland, and wooded areas

• Large pole barn/hay storage building, tack shed, and firewood storage next to the detached garage

• Close to Bozeman’s high-end amenities, and just up the road from National Forest land on the Bridger Range

• Approximately 15± minutes to Bozeman Yellowstone International Airport

• Approximately 30± minutes to Bridger Bowl Ski Area

• Approximately 1 hour 15± minutes to Big Sky Resort

ACREAGE

Middle Cottonwood Homestead is outfitted for the equestrian or hobby farmer alike, offering the space and setting needed to support a small-scale operation. With 20± acres of open pasture and wooded terrain, the land provides room for horses, livestock, or simply growing into your homesteading goals at your own pace. Set in one of Bozeman’s most sought-after neighborhoods, the property offers a rare sense of rural privacy while remaining part of a well-established rural community. It’s this combination, usable acreage and a desirable setting, that makes it an ideal fit for those seeking both a working property and a peaceful retreat.

IMPROVEMENTS

The property is thoughtfully improved to support both comfortable living and functional land use. At the center of the property sits a 3,765± square foot Cape Cod style country home offering four bedrooms and three and a half bathrooms, with vaulted ceilings that create an open, airy feel throughout the living spaces. A wood-burning fireplace adds warmth on cold Montana evenings, and the finished basement offers additional space to spread out. The covered porch is the perfect spot to relax with a cold drink after a long day spent and take in the views. Supporting the property’s equestrian and hobby farm potential is a large pole barn for hay and equipment storage, along with a dedicated tack shed and convenient firewood storage tucked beside the garage. Together, these improvements make Middle Cottonwood Homestead a turnkey property, ready for both everyday family living and a rural lifestyle.

RECREATION

FISHING

A short driving distance from Middle Cottonwood Homestead, the Gallatin, Madison, and Yellowstone rivers offer quality fishing opportunities within 10– 40± minutes. All three rivers are arguably the most famous fly-fishing rivers in the world due to their scenic beauty and the incredible numbers and size of wild trout.

Additionally, several tributaries, spring creeks, and mountain lakes in the area will become known to you as you explore your surroundings. Of course, at times, the lure of traveling further beckons a curious angler. About two hours of travel time will put you into the Henry’s Fork watershed in Idaho or the center of Yellowstone National Park. Yellowstone is the birthplace of many of the finest rivers in the west. Headwater streams such as the Gibbon, Firehole, and Lamar create rivers like the Madison and Gallatin within their boundaries. The Park hosts a lifetime of fishing opportunities with over a hundred lakes and a thousand miles of streams. Nowhere in the world are so many public rivers and streams within such a small area.

HUNTING WILDLIFE

The property is at the doorstep to the Bridger Mountain Range, the crown jewel of the Gallatin Valley, and is in Hunting District 312, which offers general tags for archery and rifle hunting elk, and is a special permit area for hunting trophy mule deer, moose, and mountain goat.

The Bridger Mountains supports a diverse range of wildlife, including mountain goats, elk, mule deer, moose, and mountain grouse that are frequently seen from meadows and timbered slopes, to the highest peaks in the Bridger Range. Black bears are commonly found throughout the range, with occasional sightings of mountain lions moving through the rugged terrain. This rich habitat offers exceptional opportunities to observe Montana’s iconic big game species in a natural, undisturbed setting.

9 Middle Cottonwood Homestead | Bozeman, Montana

RECREATION - CONTINUED

SKIING & SNOWBOARDING

Bridger Bowl Ski Area is a tremendous asset to the Bozeman community and only 30± minutes from the property. Considered “Bozeman’s own resort”, Bridger Bowl offers an intimate atmosphere where tickets are affordable, and the skiing is fantastic. Eight lifts service 2,000± skiable acres with a 2,600-foot vertical drop. Four lodges give skiers plenty of room to warm up and refuel. Jim Bridger Lodge and Saddle Peak Lodge are in the base area, and Deer Park Chalet and Alpine Cabin are at mid-mountain.

Big Sky Resort, located an hour and fifteen minutes from the property, is an international destination for skiers, snowboarders, and summer vacationers. In the winter, Big Sky Resort offers 5,859± skiable acres, 4,350 vertical feet, and 38 lifts. Summer is just the right time to enjoy a round of golf, fly fish the Gallatin River, or explore miles of the National Forest on foot or horseback.

OTHER RECREATION

One of the most appealing aspects of living in Bozeman is the access to an extensive network of nearby trails. The property is located less than half a mile from the Middle Cottonwood Trailhead, providing a gateway to the expansive Bridger Mountain trail system and a variety of hiking routes right out your front door. Popular mountain biking routes near Bozeman include Truman Gulch, Corbly Gulch, Bangtail Divide, and Mystic Lake, all located approximately a 10–20± minute drive from the property to their respective trailheads.

LOCATION BOZEMAN

Middle Cottonwood Homestead is just 15± minutes from Bozeman, a lively university town of approximately 60,000± residents. Bozeman, home to Montana State University and the renowned Museum of the Rockies, has earned national acclaim for its scenic location, vast outdoor recreation options nearby, top-tier amenities, and charming historic downtown. Known for its vibrant community, Bozeman attracts nature enthusiasts of all kinds with popular activities such as fishing, hunting, skiing, mountain biking, and hiking.

The town hosts a variety of events throughout the year, including weekly farmers markets and music concerts. Local favorites include the Sweet Pea Festival, a summer celebration in Lindley Park featuring artists, crafts, and live music, and the Christmas Stroll, an annual December event where Main Street closes for holiday festivities, food, and cheer. For skiers, Bozeman offers easy access to world-class slopes, with the Baxter Hotel’s iconic “Blue Light” signaling fresh snow at Bridger Bowl, the beloved local ski area.

LIVINGSTON YELLOWSTONE

The property is approximately 40± west of Livingston, Montana. Livingston (population 9,000±) is a town rich in history and noted in many western journals as a once wild western place. Today, Livingston is home to fine art galleries, restaurants, bars, fly shops, and various boutiques, all packaged into a well-preserved historic district. The community is inhabited by a collection of writers, artists, musicians, actors, and a colorful assortment of ranchers. Livingston has always been home to some of the world’s best fly-fishing guides, with a worldfamous trout river, the Yellowstone, coursing through town.

Head about an hour and 45± minutes south on Highway 89 through Paradise Valley to Gardner, Montana, and you’ll find Yellowstone National Park’s north entrance. It allows access to fishing opportunities and public land. Elk, bighorn sheep, mule and whitetail deer, coyotes, wolves, pronghorn antelope, eagles, moose, mountain goat, bears, bison, and various other animals find suitable ranges and habitats in the Park. The 2.2-million-acre park is one of America’s most famous and significant national parks and features picturesque waterfalls, canyons, and notorious geysers.

AIRPORT SERVICES

Bozeman Yellowstone International Airport is Montana’s busiest airport and the transportation hub for southwest Montana. It is located approximately 15± minutes from the property. The airport caters to commercial and private aircraft and provides hangar rentals. It is services by numerous daily flights from Delta, United American, Alaska, Allegiant, Frontier, Avelo, Jet Blue, Southwest, Sun Country, and Jet Suite.

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.

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.

Middle Cottonwood Homestead offers a rare opportunity to own 20± acres in one of the most soughtafter areas in Bozeman. This property blends rural privacy with everyday convenience, offering space to live, work, and play surrounded by open land and mountain scenery. Ideal for those seeking a peaceful retreat or a small-scale ranch lifestyle, it captures the very best of what Montana living has to offer.

Please contact Matt Henningsen at (406) 570-5072 | mhenningsen@ 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.

$2,995,000 Cash

Conventional Financing 1031 Exchange

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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