Twenty Odd Base Camp | Fay Ranches

TWENTY ODD BASE CAMP

Trout Creek, Montana

$3,200,000

91± Acres

INTRODUCTION

At the base of Twenty Odd Peak, just five minutes west of Trout Creek in the heart of Northwest Montana, Twenty Odd Base Camp is an exceptional mountain retreat featuring charming improvements within the seclusion of well-managed forest land. Offering a blend of privacy, natural beauty, and year-round recreation, the 91± acre retreat reflects meticulous stewardship of its forest ecosystem, complemented by open meadows and a tranquil pond that create ideal habitat for abundant wildlife. Deer, elk, moose, bear, wild turkey, and numerous bird species are commonly observed throughout the ranch and region, offering endless opportunities to enjoy Montana’s remarkable natural surroundings.

The property’s extensive trail system invites exploration through the timbered landscape before ascending over 700 feet elevation to a breathtaking overlook, where sweeping views encompass the Clark Fork River, Noxon Reservoir, and the surrounding mountain ranges. Direct access to adjacent National Forest lands opens the door to exceptional hiking, hunting, horseback riding, and countless outdoor adventures.

Designed for both everyday living and memorable gatherings, the improvements include a welcoming main residence complemented by an event center that has hosted weddings and special celebrations, offering flexibility for entertaining, multi-generational gatherings, or future creative uses. Two charming two-bedroom, one-bath rustic log guest cabins provide comfortable accommodations for family and friends, while a detached garage with workshop space offers ample room for vehicles, equipment, and hobbies.

Nestled within the forest, the improvements feel both secluded and connected to the landscape. Open meadows among mature timber offer picturesque vistas — often visited by a variety of wildlife species — while the pond adds a scenic focal point for wildlife year-round.

Minutes from Trout Creek and close to the Clark Fork River, Noxon Reservoir, and thousands of acres of National Forest providing easy access to the Cabinet Mountain Wilderness. This property is a rare opportunity to own a premier Montana mountain retreat — combining privacy, panoramic views, and toptier recreation for lasting memories with family and friends.

1 Twenty Odd Base Base | Trout Creek, Montana

QUICK FACTS

• 91± acres, roughly 5 minutes west of Trout Creek, Montana

• Main residence and event center (weddings, reunions, retreats, corporate events)

• Two 2 bedrooms/1 bath log guest cabins — family use or income potential

• Well-managed forest with native meadows for privacy & habitat

• Private pond draws elk, deer, moose, turkey, waterfowl, birds

• Trail system climbing over 700 feet to panoramic overlooks

• Views of Clark Fork River, Noxon Reservoir, surrounding ranges

• Direct National Forest access — hiking, horseback riding, hunting

• Detached garage/workshop for vehicles & equipment

• Minutes to Trout Creek; easy reach of river, reservoir, recreation

• Glacier International Airport: 2± hours (commercial + FBO); Thompson Falls Airport nearby: 4,200± foot paved runway

Twenty Odd Base Camp acreage blends dense timber stands, open meadow pockets, and a rugged, sparsely wooded hillside rising toward the property’s high ground. The eastern boundary adjoins US Forest Service (USFS) land, offering direct access to thousands of additional acres for recreation. This mix of forested draws, open terrain, and public land access creates diverse wildlife habitats and multiple-use options.

SCENIC VISTAS

This exceptional property enjoys sweeping views of the rugged Cabinet Mountains and the scenic Clark Fork River Valley, where the landscape unfolds into a breathtaking Northwest Montana backdrop. Rising over 700 feet from the valley floor, the property’s trail system leads through mature forest and open meadows to elevated viewpoints overlooking Noxon Reservoir, the Clark Fork River, and the surrounding mountain ranges. The interplay of timbered slopes, open clearings, and expansive vistas creates a setting that feels both private and connected to the vast wilderness beyond. Here, mornings begin with the sounds of nature and the glow of sunlight moving across the mountains, while evenings invite quiet reflection beneath Montana’s endless skies. The result is a truly special retreat that offers a deep connection to the land, remarkable recreational opportunities, and the timeless beauty that defines Northwest Montana.

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MAIN HOME

• One-level living, 2 bedrooms/2 baths, 1,152± square feet

• Luxury vinyl plank flooring throughout

• Upstairs loft

• Kitchen with granite counters, rustic maple cabinets, stainless steel appliances

• 16’ x 24’ addition (2025) with picture window, expanding living space

• Hot tub overlooking surrounding forest

• Antler Dance Hall and Event Space: 3,328± square feet, built 2016, ideal for events and entertaining

• Prep kitchen in hall with stackable washer/ dryer

• Belgian Gulch Saloon with bar area

• Rustic concrete floors

• Exposed beams and accent lighting for rustic barn-like feel

Additional Features

• Pond that attracts wildlife

• Detached 26’ x 28’ garage with lean-to, built 2015

• Upgraded septic system and drain field (2016)

• 12’ x 12’ fenced raised bed garden

URSA CABIN

• 832± square feet, built 2016

• 2 beds/1 bath

• Fully equipped kitchen

• Electric baseboard heat

• Covered deck

• Walking trail to private fire pit

• Comfortably accommodates four adults

WAPITI CABIN

• 1,100± square feet, renovated 2015

• 2 beds/1 bath

• Fully equipped kitchen

• Dining area for up to 8

• Wood stove, washer/dryer

• Covered patio

• Comfortably accommodates four adults

INCOME OPPORTUNITY

ANTLER DANCE HALL AND EVENT SPACE

In addition to its exceptional recreational and lifestyle appeal, Twenty Odd Base Camp offers an attractive opportunity for supplemental income. The property has successfully hosted weddings, family celebrations, retreats, and other special events on a limited basis, with the spacious event center serving as a memorable gathering place amid the natural beauty of northwest Montana. Two charming two-bedroom, one-bath guest cabins provide comfortable accommodations for event guests while also generating additional revenue through short-term lodging for travelers exploring the Trout Creek region. A new owner may choose to continue operating the property as it has been enjoyed historically or explore opportunities to thoughtfully expand the event and lodging business, subject to applicable permits and regulations. Whether envisioned as a boutique event venue, corporate retreat destination, family reunion property, or simply a private mountain retreat with supplemental income potential, Twenty Odd Base Camp offers remarkable flexibility to suit a variety of ownership objectives.

RECREATION

The Trout Creek area surrounding Twenty Odd Base Camp offers exceptional outdoor recreation, with access to thousands of acres of public lands and some of Northwest Montana’s most scenic waterways. A thoughtfully developed trail system winds through mature forest and open meadows, while the private pond and expansive views create endless opportunities for wildlife viewing and relaxation. Beyond the property, the region delivers world-class hiking, hunting, fishing, and boating, with the Clark Fork River and Noxon Reservoir nearby and the Cabinet Mountains inviting exploration across thousands of acres of rugged wilderness.

HUNTING | WILDLIFE

Twenty Odd Base Camp is in a region renowned for abundant wildlife, extensive public lands, and exceptional hunting. The property’s diverse landscape of mature forest, open meadows, elevation change, and a private pond creates an attractive habitat for elk, deer, moose, black bear, wild turkey, and numerous other species throughout the year. Surrounded by thousands of acres of National Forest and the rugged Cabinet Mountain Wilderness, the property offers convenient access to some of Northwest Montana’s premier recreational hunting. This combination of private acreage, abundant habitat, and nearby public lands creates a unique setting for hunters and outdoor enthusiasts alike.

FISHING

Nestled in the scenic mountains of Northwest Montana, the Trout Creek region offers an exceptional fishing experience amid some of the most beautiful landscapes in the Northern Rockies. The nearby Clark Fork River provides outstanding trout fishing, with miles of river access and scenic float trips through forested mountain terrain. Just minutes away, Noxon Reservoir expands the possibilities with excellent warm water fishing for bass, walleye and pike, in addition to boating and kayaking against the backdrop of the Cabinet Mountains. Whether wading a quiet stretch of river or spending a summer afternoon on the reservoir, the Trout Creek area delivers an authentic Montana fishing experience.

OTHER RECREATION

Beyond the property boundaries lies an extraordinary outdoor playground offering recreation in every season. Surrounded by the rugged Cabinet Mountains and expansive National Forest, the Trout Creek region provides endless opportunities for hiking, horseback riding, mountain biking, ATV exploration, and snowmobiling. Scenic trails wind through forests, valleys, and alpine landscapes, while nearby destinations including the Cabinet Mountains Wilderness, Scotchman Peaks, Ross Creek Cedars, and Kootenai Falls offer memorable exploration, photography, and wildlife viewing. Whether a quiet woodland walk or a winter excursion through snow-covered forests, the area delivers the freedom and connection to nature that defines the Montana outdoor lifestyle.

NEARBY ATTRACTIONS & ACTIVITIES

The Trout Creek region has long been recognized as one of northwest Montana’s premier outdoor recreation destinations, offering an extraordinary diversity of activities throughout every season. Trout Creek hosts an annual huckleberry festival and sits near the Clark Fork River, prized for its scenic beauty and excellent fishing, and Noxon Reservoir, which offers exceptional boating, kayaking, paddleboarding, swimming, and water sports set against the backdrop of the Cabinet Mountains. Thousands of acres of surrounding Lolo and Kootenai National Forest invite endless exploration with miles of trails for hiking, horseback riding, mountain biking, ATV adventures, snowmobiling, and cross-country skiing. The area is also well known for outstanding big game hunting, with healthy populations of elk, whitetail and mule deer, moose, black bear, mountain lion, wild turkey, and upland birds. Nearby attractions include the spectacular Scotchman Peaks Wilderness, the Cabinet Mountains Wilderness, Ross Creek Cedars Scenic Area, Kootenai Falls, and the renowned Quinn’s Hot Springs Resort, offering opportunities for hiking, wildlife viewing, photography, relaxation, and memorable family adventures. Whether casting a fly into blue-ribbon waters, boating across the reservoir, exploring miles of mountain trails, or simply enjoying the solitude and breathtaking scenery, the Trout Creek area offers an exceptional recreational lifestyle that embodies the very best of northwest Montana.

Tucked within the spectacular Clark Fork River Valley, Trout Creek embodies the authentic spirit of northwest Montana. Framed by the rugged Cabinet Mountains and surrounded by National Forest lands, this charming mountain community offers an extraordinary blend of recreation, natural beauty, and rural tranquility. The Clark Fork River and Noxon Reservoir are celebrated for fishing, boating, and water sports, while miles of public trails invite hiking, hunting, and wildlife viewing among elk, moose, deer, and bald eagles. Despite its peaceful setting, Trout Creek remains conveniently accessible to Missoula, Kalispell, and Spokane, ideal for a legacy family property.

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AIRPORT SERVICES

Despite its private mountain setting, the property offers convenient access for travelers arriving by both commercial and private aircraft. Missoula Montana Airport, approximately two hours away, provides year-round commercial service with nonstop and connecting flights to major destinations across the United States, making travel to and from the ranch remarkably convenient. For private aviation, Minuteman Aviation and Northstar Jet, both based at Missoula Montana Airport, offer full-service FBO facilities for corporate and private aircraft. Closer to the property, the Thompson Falls Airport features a 4,200 foot paved runway and accommodates general aviation, making the property readily accessible for owners and guests arriving by private aircraft. Missoula Montana Airport (MSO) –served by Alaska, American, Delta, Allegiant, and United with connections through major hubs.

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.

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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.

At the base of Twenty Odd Peak, 91± acres of wellmanaged forest and open meadow create a rare mountain retreat just minutes from Trout Creek. A private pond draws resident elk, deer, and wild turkey, while a trail system climbs to over 700 feet to sweeping views of the Clark Fork River and Noxon Reservoir. The improvements, the main residence, the 3,328± squarefoot Antler Hall event space, and two guest cabins, have already proven their versatility, hosting weddings and family gatherings with room to grow. Combining privacy, recreation, and income potential, Twenty Odd Base Camp offers endless opportunities in Northwest Montana.

$3,200,000 Cash

Conventional Financing 1031 Exchange

Please contact Kimberly Lowry at (406) 490-4323 | klowry@ 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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