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OXBO RIVERBEND

Bozeman, Montana $15,000,000 220± Acres

INTRODUCTION Oxbo Riverbend was envisioned by renowned local architect and accomplished sportsman Jerry Locati. The 220± deeded acre property includes over 1.5 miles of both sides of the East Gallatin River, an outstanding wild trout fishery, with views of the Bridger Mountains. World-class fly fishing and bird hunting guide John Hudgens manages the ranch, and his wildlife enhancement and stream restoration work have made it a conservation success. Private roads and trails run throughout, and the land is farmed and maintained to promote wildlife, offering excellent pheasant, deer, and waterfowl hunting. Lush riparian acreage supports a diverse ecosystem. The property is a blank canvas: a new owner can build a primary home and guest home within a building envelope next to a pond. Just five minutes from Bozeman and 10 minutes from Bozeman Yellowstone International Airport, it offers both seclusion and easy access to town. Oxbo Riverbend is a recreational property best appreciated in person. This listing is for the sale of a one-third interest in the LLC/ community.

Oxbo Riverbend | Bozeman, Montana

QUICK FACTS • • • • • • • • • • • • •

220± deeded acres (this is the sale of a third interest in the LLC/community) 5 acre building envelope next to a pond, allowing for a single-family home, guest home, and associated outbuildings Over 1.5 miles of both side of the East Gallatin River, an exceptional wild trout fishery Bank restoration to avoid future degradation and enhance already high wild trout populations Shared amenities, including a barn and private roads and trails Majestic views of the Bridger Mountains Farmed and maintained to enhance, protect, and promote wildlife Notable waterfowl and upland bird hunting in a shooting preserve, so the season is extended to March 31st 5± minutes to Bozeman, Montana 10± minutes to Bozeman Yellowstone International Airport 30± minutes to Bridger Bowl Ski Area An hour to Big Sky, Montana An hour 20± minutes to Yellowstone National Park

The 220± deeded acres are optimized for recreation and serve as a healthy habitat for an abundance of wildlife. The elevation is around 4,560± feet. The acreage ranges from farmland to riparian habitat, with a small portion designated for structures.

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

Oxbo Riverbend | Bozeman, Montana

ACREAGE Oxbo Riverbend includes over a mile and a half of both sides of the East Gallatin River, a primary tributary of the Missouri populated with rainbow trout, brown trout, and mountain whitefish. Montana’s 1984 Stream Access Law allows public recreational use of navigable waterways where they can be reached via public property. Oxbo Riverbend’s location is far enough from the nearest public access point that nonmembers rarely appear, though members may occasionally see them. Contact the listing agent for more information about fishing at Oxbo Riverbend.

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

Oxbo Riverbend | Bozeman, Montana

RECREATION HUNTING | WILDLIFE Oxbo Riverbend offers notable hunting opportunities for upland birds, waterfowl, deer, and occasionally elk. The property holds a shooting preserve license permitting up to 400 rooster pheasants to be released during an extended season, September 1 through March 31. Beyond wild and released pheasants, the property supports a substantial population of Hungarian partridge. Bag limits and hunting schedules are set at the annual meeting, following nesting season. All bird hunting is restricted to designated zones to promote safety and responsible harvest across species. Big game hunting is archery-only, from mobile blinds or tree stands. Located in HD 309, the property’s seasons run from September into February, extending well beyond traditional hunting windows. Contact the listing agent for more information on hunting at Oxbo Riverbend.

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

Big Sky, Montana

WINTER RECREATION Just 16± miles from town, Bridger Bowl Ski Area is a tremendous asset to the Bozeman community. Known as “Bozeman’s resort,” it offers an intimate atmosphere with affordable tickets, short lift lines, and excellent skiing. Eight lifts service 2,000 skiable acres with a 2,600-foot vertical drop, and four lodges give skiers plenty of room to warm up and refuel: Jim Bridger Lodge and Saddle Peak Lodge at the base, and Deer Park Chalet and Alpine Cabin at mid-mountain. An hour from the property, Big Sky Resort, the Yellowstone Club, and Spanish Peaks Mountain Club offer world-class skiing and snowboarding as well.

Oxbo Riverbend | Bozeman, Montana

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

FISHING Oxbo Riverbend includes over a mile and a half of both sides of the East Gallatin River, a primary tributary of the Missouri populated with rainbow trout, brown trout, and mountain whitefish. Montana’s 1984 Stream Access Law allows public recreational use of navigable waterways where they can be reached via public property. Oxbo Riverbend’s location is far enough from the nearest public access point that non-members rarely appear, though members may occasionally see them. Contact the listing agent for more information about fishing at Oxbo Riverbend. When the day comes to explore other great fishing, southwest Montana offers no shortage of quality options. The Madison, Gallatin, and Yellowstone Rivers, 15 to 45 minutes from the property, are among the most famous fly fishing rivers in the world, known for their scenic beauty, abundant and outsized trout, and early notoriety thanks to legendary anglers like Joe Brooks, Charles Brooks, and Bud Lilly. Within 1.5 to 2± hours, the Jefferson, Big Hole, Ruby, Missouri, and Beaverhead Rivers offer world-class trout fishing as well. Several renowned fee-access spring creeks are also nearby: DePuy, Armstrong, and Nelson Spring Creeks, over the hill in Paradise Valley along the Yellowstone River, draw anglers from around the world. Beyond these, countless tributaries, spring creeks, and mountain lakes remain to be discovered as the area is explored. Idaho’s Henry’s Fork watershed and Yellowstone National Park, source of many famous rivers, are also within reach. The Park’s nutrient-rich waters are part of why the greater Yellowstone ecosystem ranks among North America’s best for trophy trout fishing. The sheer scope of this region could occupy an angler for a lifetime. Oxbo Riverbend | Bozeman, Montana

LOCATION Bozeman (population 58,000±), about five minutes south of the property, is one of Montana’s major tourism and agricultural centers and is one of the most diverse small towns in the Rocky Mountain West. Established in 1893, Montana State University’s campus houses the Museum of the Rockies. The museum features a planetarium, paleontology, ethnology, displays of dinosaurs and dinosaur eggs unearthed in Montana, Plains Indian artifacts, pioneer exhibits, and Western art exhibits. Downtown Bozeman has been a gateway to the West for over 100 years. Merchants outfitted explorers, miners, ranchers, and the army with supplies to sustain them. Today, downtown features rows of turn-of-the-century buildings. Art and culture are alive and well in Bozeman. It is home to many museums, talented artists, and excellent galleries.

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

GET TING THERE Bozeman-Yellowstone International Airport is southwest Montana’s transportation hub and is only 10± minutes from the property. It is serviced by numerous daily flights from Delta, United, American, Alaska, Allegiant, Avelo, Frontier, Jet Blue, Southwest, Sun Country, and Jet Suite. The airport also caters to corporate and private aircraft and provides hangar rentals.

Oxbo Riverbend | Bozeman, Montana

This listing is for the sale of a one-third interest in the LLC/community. Oxbo Riverbend, envisioned by renowned local architect and accomplished sportsman Jerry Locati, is a shared community of like-minded owners united by a commitment to conservation and recreation. World-class fly fishing and bird hunting guide John Hudgens manages the property. The shared 220± acres include three building envelopes and three ponds, with each owner able to build a single-family home, associated outbuildings, and a guest home within their envelope. Each owner is also assigned a tent camping site along the river, along with access to common areas and limited common areas surrounding their building envelope and campsite. Contact the listing agent for community and design guidelines.

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

Oxbo Riverbend | Bozeman, Montana

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. 14

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.

Oxbo Riverbend | Bozeman, Montana

SUMMARY Take in the exceptional scenery of this picturesque property, overlooking the East Gallatin River with some of the most magnificent views in the Gallatin Valley. Ideally positioned just minutes from Bozeman’s diverse amenities and lively university atmosphere, the property features a beautiful home and guest quarters, equestrian amenities, both banks of the East Gallatin River, and stunning views of the Bridger Mountains. For those seeking an outstanding sporting property near great restaurants, shopping, and a commercial airport, it would be hard to find one better than this.

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

Oxbo Riverbend | Bozeman, Montana

CONTACT PRICE $15,000,000

TERMS

Cash Conventional Financing 1031 Exchange

Please contact Vinny Delgado at (406) 253-0507| vdelgado@ 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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