Sun Canyon Lodge & Outfitting | Fay Ranches

SUN CANYON LODGE & OUTFITTING

Augusta, Montana

$3,000,000

INTRODUCTION

Sun Canyon Lodge & Outfitting presents a rare opportunity to acquire an established, multifaceted business with valuable commercial use permits for lodging and guest services, as well as guided hunting, fishing, horseback travel, and pack trips in some of the most scenic and remote counties in the lower 48.

The lodge and accommodations are located just outside Augusta, Montana, on Forest Service lands at the base of the Rocky Mountain Front. The setting offers immediate access to exceptional wilderness adventure.

Sun Canyon Lodge & Outfitting operates through two complementary segments: a professionally guided backcountry outfitting program in the Bob Marshall Wilderness, and a lodge operation offering lodging, camping, and a popular public restaurant and bar. Together, these components create diversified revenue and serve a broad, consistent client base.

Sun Canyon Lodge & Outfitting holds extensive Forest Service permits that allow it to guide hundreds of clients each year. Offerings include horseback expeditions to established camps and destinations such as the Chinese Wall, wilderness fly fishing, educational and photography-focused trips, day horse-packing outings, and a highly sought-after fall hunting program during archery and rifle seasons.

Experienced guides, quality mountain stock, established camps, and a broad permitted operating area underpin the operation, which draws loyal returning guests, new visitors seeking authentic Montana experiences, and do-it-yourself backcountry travelers using the lodge as a base camp.

Family-owned since 1983, Sun Canyon Lodge & Outfitting offers decades of stability, strong brand recognition, and solid growth potential for a new owner.

Opportunities of this caliber are uncommon. For newcomers to the outfitting world or established operators seeking expansion, Sun Canyon Lodge & Outfitting represents a distinctive, time-tested presence in one of America’s most remarkable wild landscapes.

1 Sun Canyon Lodge & Outfitting | Augusta, Montana

QUICK FACTS

• Established business with over 40± years of successful operation

• Full-service operation with lodge/bar/restaurant with a liquor license, guest cabins, owner’s residence, employee housing, outbuildings, and corrals

• Turnkey sale includes all equipment, stock, vehicles, branding, and established client base

• Coveted special use permits allow inclusive operations throughout Montana’s Bob Marshall Wilderness and Lodge facility area

• Prime camp locations and a large operating area include iconic locations

• One of only a few outfitters permitted to hunt in a game-rich portion of the Bob Marshall near Sun River Game Range

• Diversity in revenue streams and a broad customer base

• Strong and reputable business known for providing the highest quality hospitality and wilderness experiences

• Located near Augusta, Montana, along the Rocky Mountain Front

IMPROVEMENTS

Lodge

• Full-service bar and restaurant with a liquor license

• Originally built in 1923 as a dance hall for Gibson Dam workers, the lodge is a popular gathering spot for guests, locals, and travelers.

Guest Cabins

• Cabin 1 – 1940’s log cabin with three double beds and three twin beds, one bathroom with shower, fridge, and microwave

• Cabin 2 & 3 – Built in 2022, each with two double beds, a small bathroom and shower, fridge, microwave, and living area

• Cabin 4 & 5 – One built in 2019, the other in 2022. Each with two double beds and one twin bed. No indoor plumbing, but located near the bathhouse

Additional Lodging

• Owners Residence – Built in 2011 – 1,024± square feet, two bedroom, one bath log home

• Gals’ House – Used for guests and/or employees

• Guide Shack -- Every good outfitting operation needs one.

Additional Improvements

• Campground with ten designated sites, RV dump, and running water

• Bath House – Showers and bathrooms for the campground and two dry cabins

• Tack Shed, Shop, Supportive Outbuildings, and Corrals for stock

ACREAGE

Sun Canyon Lodge & Outfitting is located on Forest Service land and operates under permits with the U.S. Forest Service. The Lodge has cultivated a loyal clientele and is a vital resource between the wilderness and the nearest town as the perfect jumping-off point for endless wilderness adventure.

SCENIC VISTAS

Sun Canyon Lodge & Outfitting, situated just outside Augusta at the base of the Rocky Mountain Front, offers a rare opportunity to acquire an established business with a legacy reputation for authentic backcountry adventures and exceptional hospitality. The operation combines a full-scale guided outfitting program in the Bob Marshall and Scapegoat Wilderness areas with a lodge offering guest services, lodging, a popular restaurant and bar, and an event program hosting weddings and other gatherings.

Extensive Forest Service permits allow hundreds of clients each year into some of Montana’s most remote wilderness, creating diversified revenue, loyal guests, and year-after-year demand. This is an ideal opportunity for an outdoor enthusiast entering the outfitting industry or an established outfitter looking to expand operations under highly sought-after permits.

OPERATIONAL SUMMARY

Sun Canyon Lodge & Outfitting serves guests through two complementary pillars: a premier wilderness outfitting operation and a full-service lodge that welcomes both adventurers and everyday travelers.

Wilderness Outfitting Operation

Sun Canyon Lodge & Outfitting guides roughly 200± clients each year into the renowned Bob Marshall Wilderness. Guests typically travel on horseback to remote backcountry camps for fishing, camping, and true wilderness exploration. Signature excursions include treks through the Scapegoat Wilderness and journeys along the iconic Chinese Wall of the Continental Divide.

The operating season begins around Mother’s Day weekend. Early-season trips often focus on wilderness pack travel and photography. By early July, the fishing season is in full swing, and summer expeditions to the Chinese Wall are underway. Archery hunts begin in early September and transition into rifle season, which continues through November. Current ownership closes the lodge in early December for the remainder of the winter.

Full-Service Lodge

Throughout the entire operating season, the lodge provides comfortable lodging, camping, and a convenient jumping-off point for do-it-yourself wilderness travelers, along with a seven-day-a-week bar and restaurant. The property’s ample space and dramatic mountain backdrop also make it an appealing setting for larger groups and wedding parties.

The lodge is open daily from 7am until close. Its rustic restaurant features classic American fare, and a full-service bar is a popular gathering place for seasonal guests and residents throughout the region.

Even with its remote setting, Sun Canyon benefits from strong seasonal demand. A reputation for friendly service and a standout Rocky Mountain Front location ensures a continual flow of returning guests and new visitors throughout the operating season.

HUNTING & SPECIALTY OPPORTUNITIES

Hunting Program

Sun Canyon Lodge & Outfitting offers a well-established and highly regarded hunting program supported by exclusive Forest Service permits in a vast and highly coveted portion of the Bob Marshall Wilderness and the Lewis and Clark National Forest. The operation maintains several traditional backcountry camps that are accessed by horseback, providing hunters with comfortable wall-tent accommodations and family-style meals. The permitted elk camps sit in a premier location adjacent to the Sun River Game Range, an area long known for exceptional hunting in a general either-sex unit, which ensures consistent demand.

Archery and Rifle Seasons

Hunting begins in early September with archery season, a prime time to pursue bull elk and experience classic calling setups and spot-and-stalk opportunities throughout the surrounding wilderness. As autumn progresses, rifle season opens in late October and continues through November. Sun Canyon’s primary rifle camps offer access to productive country that consistently produces both bull and cow elk, along with opportunities for whitetail and mule deer.

Lodge-Based Hunts and Specialty Opportunities

For guests who prefer more comfort or reduced physical demands, lodge-based hunts provide access to elk, whitetail, and mule deer while allowing hunters to return each night to cabin accommodations and meals at the lodge. These trips appeal to a broader range of clients and help diversify the customer base.

The operation also offers drop camps for do-it-yourself hunters, with pack support into and out of the backcountry. These self-guided options attract hunters who want a more independent experience while still relying on professional packing services.

Specialty hunts add further range to the program, including opportunities for bighorn sheep, antelope, and winter mountain lion hunts with hounds. This variety brings in clients with different interests.

While several outfitters work within the Bob Marshall Wilderness, Sun Canyon Lodge & Outfitting stands out because of its prime location, strong service quality, publicfacing lodge and restaurant, and the loyalty it has built over many years. Its position as both a welcoming stop for everyday travelers and a trusted outfitting service gives it a meaningful advantage. Many people first discover Sun Canyon when they stop in for a meal or while passing through the area and later return as outfitting clients. Some even book their wilderness trips a year or two in advance.

Sun Canyon Lodge & Outfitting benefits from its visibility, accessibility, and long-standing reputation for taking excellent care of its guests. The result is a customer base that often spans generations, with families returning season after season.

Sun Canyon Lodge is a well-loved part of the community and an important stop for anyone traveling between town and the backcountry. The business is positioned well for continued growth. Demand for its lodging, restaurant, and outfitting services has steadily increased each year, as repeat clients and new customers are drawn to the area for the unmatched scenery and the experiences the lodge provides.

“The diversity of Sun Canyon Lodge & Outfitting program and the breadth of their permits, combined with decades of experience in the same permitted areas, contribute to the business’s strong reputation and steady harvest rates.”

INCOME OPPORTUNITY

Sun Canyon Lodge & Outfitting, guest cabins, outbuildings, and all the business assets, including the special use permits, are included in this offering. A detailed asset list and financials are available to qualified buyers upon execution of a Non-Disclosure Agreement. Please contact listing agents Dan Mahoney or Mike DeShore for more information.

AREA HISTORY

Located at the base of the Rocky Mountain Front, Augusta, Montana, is a small ranching community shaped by centuries of connection to the land. Long before the town was established, Indigenous tribes like the Assiniboine and Gros Ventre moved through the area, relying on its abundant wildlife, rivers, and open terrain for hunting and migration. In the late 1800s, the area began to attract settlers drawn by the promise of ranching and farming in the fertile valleys beneath towering mountain front. Their perseverance in harsh conditions helped forge Augusta’s identity as the “Last Original Cow Town”, a title that reflects its long-standing ties to agriculture.

The Sun River and its tributaries supported both early ranchers and farmers, and the surrounding mountains provided resources and access for hunting and exploration. Today, Augusta serves as the primary gateway to the 1-million-acre Bob Marshall Wilderness Complex, offering extensive opportunities for hiking, hunting, and backcountry exploration.

Augusta remains a small, rural community with essential services, local institutions like the Buckhorn Bar, and practical proximity to Great Falls, about an hour away. The town’s location and working-land roots make it a practical base for those interested in the Rocky Mountain Front, area ranching operations, or the surrounding public lands.

LOCATION

About the Bob Marshall Wilderness Area

A significant portion of the business operations takes place in the Bob Marshall Wilderness, which was congressionally designated as a wilderness area in 1964. The “Bob,” as the locals call it, is made up of over 1 million acres and is one of the most well-preserved mountain ecosystems in the world today. It’s the kind of wilderness that most people can only dream of. Its unique beauty is highlighted by towering peaks, wide open river drainages, and dense forests, and the area is home to a vast array of wildlife, including grizzly and black bears, elk, moose, deer, mountain goats, bighorn sheep, mountain lions, wolves, and bald eagles. The fisheries in the Bob are similarly bountiful and provide unparalleled opportunities to catch native west slope cutthroat and bull trout.

GETTING THERE

Sun Canyon Lodge is located 25± miles west of Augusta, Montana. From Augusta, head northwest on Fleming Street, turn right on Manix Street and continue on Sun Canyon Road, following signs for Sun Canyon. Turn left onto Sun Canyon Lodge Road.

AIRPORT SERVICES

Great Falls International Airport, located just 80± miles from Sun Canyon Lodge, offers direct flights to six major US markets and connecting flights to cities around the world. Direct flights include Denver, Las Vegas, Minneapolis, Phoenix/Mesa, Salt Lake City, and Seattle. GTF accommodates United, Delta, Alaska, and Allegiant Airlines.

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 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 has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay 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.

Sun Canyon Lodge & Outfitting, situated just outside Augusta at the base of the Rocky Mountain Front, offers a rare opportunity to acquire an established business with a legacy reputation for authentic backcountry adventures and exceptional hospitality. The operation combines a full-scale guided outfitting program in the Bob Marshall and Scapegoat Wilderness areas with a lodge offering guest services, lodging, a popular restaurant and bar, and an event program hosting weddings and other gatherings. Extensive Forest Service permits allow hundreds of clients each year into some of Montana’s most remote wilderness, creating diversified revenue, loyal guests, and yearafter-year demand. This is an ideal opportunity for an outdoor enthusiast entering the outfitting industry or an established outfitter looking to expand operations under highly sought-after permits.

$3,000,000 Cash

Conventional Financing 1031 Exchange

Please contact Mike DeShore at (406) 543-8888 | mdeshore@ fayranches.com or Daniel Mahoney at (406) 360-7373 | dmahoney@ 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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