Stillwater Riffle Ranch | Fay Ranches

Columbus, Montana

$2,850,000

158± Acres

INTRODUCTION

Stillwater Riffle Ranch is a rare offering along one of Montana’s most celebrated trout rivers, combining productive acreage, exceptional live water, and a highly accessible location just south of Columbus. Spanning approximately 158± acres, the ranch is anchored by roughly 1,600± feet of Stillwater River frontage forming its entire northern boundary, classic riffle water that supports healthy populations of rainbow and brown trout on a renowned Blue-Ribbon fishery.

Beyond the river, the property features approximately 92± irrigable acres with water rights diverted from the Stillwater via the Roadhouse and Nichols Ditches, providing meaningful agricultural productivity and long-term upside. The balance of the land offers open ground, riparian habitat, and sweeping views that define this stretch of Stillwater Valley.

Improvements include a comfortable, modest headquarters with a three-bedroom, 1.5-bath residence offering approximately 1,523± square feet. Originally built in 1900 and updated in 1980, the home enjoys expansive views of the Beartooth Mountains and is complemented by a detached garage. Classic ranch infrastructure rounds out the improvements, including a quintessential red barn, equipment shed, and additional storage buildings that support both agricultural and recreational use.

Currently leased for production and grazing to a local rancher, Stillwater Riffle Ranch offers immediate operational continuity with flexibility for future ownership vision. With close proximity to Columbus, easy access to Red Lodge and Yellowstone Country, and under an hour to Billings and major air service, this is a scarce blend of Blue-Ribbon water, productive ground, and an easy-to-enjoy Montana basecamp.

1 Stillwater Riffle Ranch | Columbus, Montana

QUICK FACTS

• 158± acres located just south of Columbus, Montana

• Approximately 1,600± feet of Stillwater River frontage forming the entire north boundary

• Situated on a premier Montana Blue Ribbon trout fishery

• Classic riffle water supporting healthy populations of rainbow and brown trout

• Approximately 92± irrigable acres with strong production potential

• Irrigation water diverted from the Stillwater via the Roadhouse and Nichols Ditches

• Modest headquarters featuring a 1,523± square foot 3-bedroom, 1.5bath home

• Traditional ranch infrastructure with a classic red barn, equipment shed, and storage buildings

• Convenient access, approximately 10 miles to Columbus, 40 miles to Red Lodge, and under an hour to Billings 2 www.fayranches.com | 800.238.8616 | info@fayranches.com

AGRICULTURE

Stillwater Riffle Ranch offers a productive agricultural foundation with approximately 92± irrigable acres, supported by irrigation diversions from the Stillwater River through the Roadhouse and Nichols Ditches. The property is currently leased for hay production and grazing to a local rancher. With fertile ground, reliable water, and established infrastructure, the ranch presents excellent potential for expanded forage production, livestock use, or a custom small-scale farming operation. This combination of live water and working acreage creates meaningful upside for both agricultural and recreational-minded ownership.

ACREAGE

Stillwater Riffle Ranch encompasses approximately 158± acres of prime Stillwater Valley ground, offering an exceptional mix of productive pasture, riparian habitat, and scenic open space. The property is anchored by roughly 1,600± feet of Stillwater River frontage, forming the entire northern boundary and providing classic Montana live-water appeal. With approximately 92± irrigable acres, the ranch supports strong agricultural potential alongside native grasses and lush river-bottom vegetation. Mature cottonwoods and streamside cover enhance both wildlife habitat and recreational enjoyment. From the headquarters and across the acreage, the ranch enjoys sweeping, unobstructed views of the Beartooth Mountains, creating a truly iconic Montana setting.

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

IMPROVEMENTS

Headquartered by a charming three-bedroom, 1.5-bath home spanning approximately 1,523± square feet, the property blends historic character with modern practicality, having been originally constructed in 1900 and updated in 1980. The residence captures breathtaking views of the Beartooth Mountains and is supported by a detached garage, a classic red barn, equipment shed, and additional storage buildings that together provide a well-rounded platform for both ranching and recreational pursuits.

RECREATION

FISHING

The Stillwater River, one of Montana’s premier trout streams, forms the entire northern boundary of Stillwater Riffle Ranch. This section of the river is celebrated for its clear water, classic riffle structure, and productive holding runs that create ideal habitat for wild rainbow and brown trout. With approximately 1,600± feet of frontage, the property offers exceptional private access to a renowned Blue-Ribbon fishery. Anglers can enjoy outstanding fly fishing opportunities along this scenic stretch, where healthy trout populations and consistent river conditions make for an unforgettable Montana experience.

Photo not taken on property

HUNTING | WILDLIFE

The ranch lies in prime south-central Montana big-game country in the renowned Stillwater and Yellowstone River region. The productive mix of irrigated ground, native pasture, and river-bottom habitat creates excellent conditions for mule deer, whitetail deer, and elk, particularly during fall migration and the rut. The riparian corridor and surrounding agricultural fields also support pheasant, sharp-tailed grouse, and Hungarian partridge, offering quality upland bird hunting opportunities. In addition to game species, the area is rich with wildlife, including wild turkey, waterfowl along the river, moose, black bear, and an abundance of raptors and other native birds that thrive in this diverse river-valley ecosystem.

OTHER RECREATION

Beyond the exceptional fishing and hunting, the Stillwater Valley offers abundant year-round recreation. The nearby Beartooth Mountains provide outstanding hiking and mountain biking opportunities, with miles of scenic trails, alpine lakes, and access to the famed Beartooth Highway. Just approximately 40± miles away, Red Lodge Mountain offers downhill skiing and snowboarding in the winter, along with summer trail access and events. The surrounding public lands, river corridors, and mountain terrain create endless opportunities for exploring southwest Montana’s rugged and scenic landscape.

LOCATION

COLUMBUS

Columbus, Montana is a charming small town located just 10± miles north of Stillwater Riffle Ranch, offering convenient access to everyday amenities while maintaining a relaxed rural character. Situated along the Yellowstone River, Columbus features local dining, shops, schools, and essential services, making it an ideal nearby hub for ranch living. Its central location also provides easy travel to Billings and the greater south-central Montana region.

RED LODGE

Red Lodge, Montana, located approximately 40± miles from the property, is a vibrant mountain town known for its western heritage, lively downtown, and gateway access to the Beartooth Mountains. Red Lodge offers excellent restaurants, galleries, community events, and outdoor recreation year-round. It also serves as the entrance to the famed Beartooth Highway and nearby Yellowstone National Park, adding to its appeal as a destination and recreational basecamp.

AIRPORT SERVICES

Woltermann Memorial Airport in Columbus is a 15± minute drive from the ranch. It is a paved runway that is 3,800 x 75 feet and supports private planes.

The closest commercial airport to the ranch is Billings-Logan International Airport (BIL), which is just under one hour away. United, Cape Air, Delta, Alaska, American Airlines, and Allegiant service the airport.

Bozeman Yellowstone International Airport, Montana’s busiest airport, is an easy one hour and 50± minutes away with direct flights to major metropolitan areas nationwide.

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.

16 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.

17 Stillwater Riffle Ranch | Columbus, Montana

Stillwater Riffle Ranch is a rare Stillwater Valley offering that combines premier river frontage, productive irrigated ground, and a comfortable Montana headquarters with sweeping Beartooth Mountain views. Anchored by a renowned Blue-Ribbon stretch of the Stillwater River, the property provides exceptional fly fishing and outstanding recreational appeal in a highly accessible location near Columbus. Classic ranch improvements, agricultural upside, and established operations create a versatile foundation for both working and lifestyle use. With close proximity to Red Lodge, Billings, and major air service, this is an ideal Montana basecamp with lasting value and potential.

$2,850,000 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

(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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