TROUT CREEK LODGE ON THE STILLWATER RIVER
Absarokee, Montana $2,995,000 20.77± Acres
INTRODUCTION Trout Creek Lodge is a secluded and private residence located along Montana’s beautiful Stillwater River in the heart of South Central Montana’s Beartooth Mountains foothills. With an exclusive easement in and to the 21± acre estate within a large ranch under a perpetual conservation easement, the lodge offers owners the perfect setting to experience tranquility and nature. The two-story, two-bedroom/2.5bathroom custom log home, built in 1990, sits across a private bridge on a hill overlooking the river, with spectacular views of the Beartooth Mountains. The property’s defining feature is its live water. Ownership includes both sides of the river as it passes through , along with approximately 2,000 feet of both banks of Trout Creek before it enters the Stillwater. The confluence consistently creates one of the better fishing holes on this stretch of river. Brown trout move into Trout Creek each fall to spawn, while rainbow trout make the same migration each spring. The upper part of the land is bounded by a 120± acre Bureau of Land Management (BLM) section accessible only to one other neighbor, affording big-game hunting opportunities. This fishing and recreational sanctuary is only 15± minutes from the western river town of Absarokee, 45± minutes from the resort town of Red Lodge, and 1± hour from Montana’s largest city, Billings. This is the best part of the Stillwater River country. A place where life is slower, the air is sweeter, and the sound of the water splashing over the rocks produces a symphony for the soul. Home to a variety of wildlife, it is not uncommon to see black bears, deer, turkeys, and ruffed grouse at all times in and around the grounds.
Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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QUICK FACTS • • • • • •
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Custom-built 3,100± square foot, 2-bedroom/2.5-bathroom home Large screened-in porch addition perfect for grilling, meals, parties, etc 0.2± miles of both sides of Trout Creek, including the mouth where it dumps into the Stillwater 900± feet of river frontage on both sides of the Stillwater River Spectacular views of the Beartooth mountains and the eastern front of the Rockies, and of the Stillwater River Exclusive easement in and to the property through the Trout Creek Ranch; only one other user has the right to cross the property to access the upper Trout Creek road, the current owner of the ranch 120± acres of rugged BLM lands, a short hike above the house, accessible by only one other neighbor, and frequented by elk and deer throughout the year 30± minutes to the Woodbine trailhead, and access to the Absaroka-Beartooth Wilderness and the Beartooth Mountains Plateau 15± minutes to Absarokee. Montana 45± minutes to Red Lodge, Montana
www.fayranches.com | 800.238.8616 | info@fayranches.com
Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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ACREAGE • •
20.77± deeded acres Adjacent to 120± acres of BLM
This 20.77± acre property is home to ponderosa pine, aspen trees, and rocky terrain, with willows and chokecherry growing along the creek. An underground sprinkler system irrigates the manicured lawn, drawing water directly from the creek.
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Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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SCENIC VISTAS From its perch on the hill above the mouth of Trout Creek, the lodge offers a commanding view of the river below and the rugged outcrops of the Beartooth Mountains in the distance.
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Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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IMPROVEMENTS The lodge was constructed in 1990 by local “log doggers”, with hand hewed logs which were peeled and cut to stack on site. The rock fireplace was built with large glacial stones all sourced from the surrounding ranch. The home is 3,160± square feet with 2-bedrooms and 2.5-bathrooms. The ground level features a large atrium/solarium, a 2-car attached garage, a storage/exercise room, a spare bedroom, a kitchen, a living room, and a large screened outdoor porch, plus two smaller outdoor porch/sitting areas. Upstairs, there is a large master bedroom, a walk-in closet, and a bath.
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Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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www.fayranches.com | 800.238.8616 | info@fayranches.com
Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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RECREATION In addition to swimming and rafting the Stillwater and the nearby Yellowstone River, the Woodbine Trailhead into the Custer National Forest and Absaroka-Beartooth Wilderness is just up the road, offering opportunities for daytrip hiking and longer horseback packtrips into the mountains and the Beartooth Plateau.
HUNTING | WILDLIFE The surrounding ranch is in a perpetual conservation easement and has been managed as a wild place with no livestock and minimal hunting since 1989. A variety of wildlife call this area home and are seen on and around the property’s grounds, most notably whitetail deer and turkeys, often in the yard. Ruffed grouse and elk pass through, and the eagles perch on the tall cottonwoods below the house, competing with you for the fish. Ducks and geese raise their young on the river and the creek each spring and linger on until the fall as well. 12
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FISHING The fishing on this stretch of the Stillwater River is what Montana is famous for and what most of the state’s now more densely populated parts used to be. The cold, clean water always runs crystal clear over the glacial gravel and boulders and is home to healthy, hardy rainbow and brown trout, as well as mountain whitefish. Once the high water recedes, this stretch is impossible for the professional guides to raft through because of the large rocks and boulders, and extremely difficult for wade fishermen to make it very far along the rocky banks into this extremely private stretch of river from the county road miles away, up or downstream. The experience of fishing here takes on a religious quality for the consummate fly fisherman, with incredible days on the river during big hatches.
SKIING
Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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AREA HISTORY Formerly Indian country a century ago, today the Stillwater River valley is a dramatic hidden gem of a landscape where the rugged Beartooth Mountains meet a fast-paced , free-flowing mountain stream carved out by ancient glaciers and geological shifts to form legendary trout waters.
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Red Lodge
NEARBY AT TR ACTION S & ACTIVITIES Red Lodge, Montana, the “most charming small town in America” (Forbes- 8/7, 2024), is 45± miles away with Yellowstone National Park via the scenic Beartooth Highway starting at the south of town. There are many great festivals and events as well, from the Red Lodge Rodeo to local celebrations like Nye Goes Nuts, Absarokee Days, and Fishtail Daze, which feature street fairs, dances, BBQ cookoffs, and more. The Fishtail store offers a variety of groceries and homemade goodies, and Fishtail is also home to the renowned ‘Montasia” restaurant. Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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LOCATION Trout Creek Lodge sits on the Stillwater River, 15± minutes from Absarokee for supplies and fuel. Columbus and I-90 are 30± minutes away. Red Lodge, with its ski hill and gateway into the BeartoothAbsaroka high country, is 30± minutes south on Highway 78. Fishtail and Nye, two of Montana’s smallest true mountain towns, are each about 15± minutes out. This is Stillwater County, named for the river running through your property, and it delivers exactly what that name promises: blue-ribbon water, big peaks close enough to ski by lunch, and small towns that still know your name.
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AIRPORT SERVICES Billings Logan International is 1± hour away, with daily commercial service to major hubs and full FBO capability for private aircraft. Bozeman Yellowstone International is 2± hours west, worth the extra drive if you’re flying in on one of its nonstop routes to the coasts. Either way, you land, and you’re on the ranch before you’d have cleared long-term parking back home.
GET TING THERE From Bozeman, take I-90 east to Columbus, Montana. From Billings, take I-90 west to Columbus. Then south on Highway 78 to Absarokee. Turn right at the center of town onto Stillwater River Road. Proceed 7 miles on pavement, then 4 miles more on gravel. After passing the Cliff Swallows State Fishing Access, the turn is on your right onto Trout Creek Ranch Road under the big archway. Follow Trout Creek Ranch Road approximately 1 mile over the Stillwater ditch and then across the bridge over the river. The property begins just before you cross the Trout Creek bridge; bear right along the river across the cattleguard, and the house is up the hill on your left, above the mouth of Trout Creek. Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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www.fayranches.com | 800.238.8616 | info@fayranches.com
Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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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.
WATER SOURCES The property has a good well with excellent drinking water.
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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. Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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www.fayranches.com | 800.238.8616 | info@fayranches.com
SUMMARY Trout Creek Lodge controls both banks of the Stillwater River and about a quarter mile of Trout Creek at the confluence, where brown trout run each fall and rainbows each spring, one of the best holes on this stretch of water. The 21± acre estate sits within a larger ranch under permanent conservation easement, so the privacy here is permanent too. A 120± acre BLM parcel above the property, shared with only one neighbor, adds big-game hunting to the mix. About fifteen minutes from Absarokee, an hour from Billings, this is Stillwater River country at its best.
Trout Creek Lodge on the Stillwater River | Absarokee, Montana
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CONTACT PRICE
Please contact George Duke at (406) 670-7258 | gduke@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
TA XES $5,631.34
TERMS Cash Conventional Financing 1031 Exchange
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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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