WEST BOZEMAN HOMESTEAD
Bozeman, Montana $7,000,000 150± Acres
INTRODUCTION Just ten minutes from Main Street Bozeman, West Bozeman Homestead offers 150± acres of Gallatin Valley land with the rare combination of in-town convenience and true agricultural character. Zoned Agricultural Suburban (AS) with no conservation easement, the property carries flexibility for buyers who want to keep it in production, expand its residential footprint, or explore future development potential under the county’s AS cluster and boundary relocation provisions. A spring-fed creek winds approximately 3,200± feet through the property, anchoring the landscape and supporting wildlife habitat, irrigation, and recreation alike. Open pasture and hay ground stretch toward unobstructed views of the Bridger Mountain Range, delivering the kind of mountain backdrop that defines Bozeman living without sacrificing proximity to town. Improvements include a modest 3-bedroom, 1-bathroom farmhouse built in 1900 and lightly updated over the years, offering character and a comfortable base camp for a full-scale renovation or a working headquarters while future plans take shape. A collection of outbuildings, including a barn, shed, and garage, supports equipment storage, livestock, or hobby farm operations from day one. Location is where West Bozeman Homestead truly shines. Beyond its ten-minute drive to downtown Bozeman, the ranch sits fifteen minutes from Bozeman Yellowstone International Airport, thirty minutes from Bridger Bowl Ski Area, and about an hour from Big Sky Resort, placing world-class skiing, air travel, and mountain recreation all within easy reach. Whether the goal is a legacy agricultural holding, a private estate close to town, or a long-term development play, West Bozeman Homestead offers a rare blend of location, water, and open Montana ground.
West Bozeman Homestead | Bozeman, Montana
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QUICK FACTS • • • • • • • •
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150± acres off Durston Road in Bozeman, Montana Creek flowing through the property approximately 3,200± feet Zoning AS – Agricultural Suburban and no conservation easement Views of five different mountain ranges, but close to Bozeman’s highend amenities Development opportunities or keep as an agricultural production property Modest single-family home with 3 bedrooms, one bathroom, built in 1900 with minor renovations Multiple outbuildings, including a shed, barn, and garage Easy access to outdoor recreation, including hiking, biking, hunting, skiing, and snowboarding, all close to Bozeman 10± minutes to Main Street, Bozeman 15± minutes to Bozeman Yellowstone International Airport 30± minutes to Bridger Bowl Ski Area Approximately 1 hour to Big Sky resort
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West Bozeman Homestead | Bozeman, Montana
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West Bozeman Homestead | Bozeman, Montana
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ACREAGE West Bozeman Homestead spans 150± acres off Durston Road, combining open pasture and hay ground with approximately 3,200± feet of flowing creek. Land holdings of this size are increasingly rare this close to downtown Bozeman, and this parcel is zoned Agricultural Suburban (AS) with no conservation easement, offering genuine flexibility for continued agricultural production or a private estate. Unobstructed views of five different mountain ranges stretch across the land, all just ten minutes from Main Street, Bozeman.
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IMPROVEMENTS Improvements at West Bozeman Homestead include a modest 3-bedroom, 1-bathroom farmhouse built in 1900, offering a functional base camp with room for updates as future plans take shape. A handful of outbuildings, including a shed, barn, and garage, provide practical storage and workspace for equipment, livestock, or hobby farm use. Under the property’s Agricultural Suburban (AS) zoning, one dwelling unit is permitted per parcel of record. For detailed information on Agricultural Suburban (AS) zoning, please contact the listing agent. West Bozeman Homestead | Bozeman, Montana
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RECREATION FISHING A small creek flows through West Bozeman Homestead for approximately 3,200± feet, offering fishing opportunities right on the property. Beyond that, a short drive from West Bozeman Homestead, the Madison, Gallatin, and Yellowstone rivers offer outstanding fishing within just 10–40 minutes. These three rivers rank among the most celebrated fly-fishing destinations in the world, prized for their scenic beauty and the abundance of large, wild trout, with the Madison, Yellowstone, and Gallatin all known for exceptional dry fly fishing. Beyond these, the surrounding area holds countless tributaries, spring creeks, and mountain lakes waiting to be discovered. For anglers drawn to travel a bit further, roughly two hours puts you in the Henry’s Fork watershed in Idaho or the heart of Yellowstone National Park, the birthplace of many of the West’s finest rivers. Headwater streams like the Gibbon, Firehole, and Lamar feed into rivers such as the Madison and Gallatin within the Park’s boundaries, and Yellowstone itself offers a lifetime of fishing across more than a hundred lakes and a thousand miles of streams. Few places in the world offer this much public water within such a small area. Photo not taken on property
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Photo not taken on property
Photo not taken on property
HUNTING | WILDLIFE Southwest Montana is widely regarded as one of the premier big game hunting destinations in the country, with the Bozeman area offering hunters direct access to expansive public lands and diverse terrain right outside town. From river bottoms to alpine timber, the region supports healthy populations of elk, mule deer, whitetail deer, black bear, and occasional pronghorn, drawing hunters from across the country each fall. Few places offer this combination of quality hunting grounds paired with the convenience and amenities of a growing city just minutes away. West Bozeman Homestead sits within Hunting District 309, known as the Gallatin Valley Weapons Restriction Area, encompassing the suburban outskirts of Bozeman, Gallatin Gateway, and Belgrade. The west side of the Bridger Mountains supports a diverse range of wildlife, including elk, mule deer, and moose that frequent the area’s meadows and timbered slopes. Black bears are commonly found throughout the region, with occasional sightings of mountain lions moving through the rugged terrain. This rich habitat offers exceptional opportunities to observe Montana’s iconic big game species in a natural, undisturbed setting. West Bozeman Homestead | Bozeman, Montana
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RECREATION CONTINUED SKIING & SNOWBOARDING Bridger Bowl Ski Area is a tremendous asset to the Bozeman community and only 30± minutes from the property. Considered “Bozeman’s own resort”, Bridger Bowl offers an intimate atmosphere where tickets are affordable, and the skiing is fantastic. Eight lifts service 2,000 skiable acres with a 2,600-foot vertical drop. Four lodges give skiers plenty of room to warm up and refuel. Jim Bridger Lodge and Saddle Peak Lodge are in the base area, and Deer Park Chalet and Alpine Cain are at mid-mountain. Big Sky Resort, located about an hour from the property, is an international destination for skiers, snowboarders, and summer vacationers. In the winter, Big Sky Resort offers 5,859 skiable acres, 4,350 vertical feet, and 38 lifts. Summer is just the right time to enjoy a round of golf, fly fish the Gallatin River, or explore miles of the National Forest by foot or horseback.
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OTHER RECREATION One of the most appealing aspects of living in Bozeman is the access to an extensive network of nearby trails. The property is located near the expansive Bridger Mountain trail system and a variety of hiking routes. Popular biking routes near Bozeman include Truman Gulch, Corbly Gulch, Bangtail Divide, Copper City, and Mystic Lake, all located approximately a 10–20 minute drive from the property to their respective trailheads. Hyalite Reservoir offers year-round recreation in a stunning canyon setting south of Bozeman, with summer activities including boating, paddleboarding, fishing, hiking, and mountain biking along its extensive trail network. In winter, the area transforms into a popular destination for ice climbing, considered among the best in the country, as well as cross-country skiing and snowshoeing. With numerous trailheads leading to waterfalls, alpine lakes, and peaks, Hyalite offers something for every outdoor enthusiast throughout the year. West Bozeman Homestead | Bozeman, Montana
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LOCATION BOZEMAN Bozeman is a lively university town of approximately 60,000± residents. Home to Montana State University and the renowned Museum of the Rockies, Bozeman has earned national acclaim for its scenic location, nearby vast outdoor recreation options, top-tier amenities, and charming historic downtown. Known for its vibrant community, Bozeman attracts nature enthusiasts of all kinds with popular activities such as fishing, hunting, skiing, mountain biking, and hiking. The town hosts a variety of events throughout the year, including weekly farmers’ markets and music concerts. Local favorites include the Sweet Pea Festival, a summer celebration in Lindley Park featuring artists, crafts, and live music, and the Christmas Stroll, an annual December event where Main Street closes for holiday festivities, food, and cheer. For skiers, Bozeman offers easy access to world-class slopes, with the Baxter Hotel’s iconic “Blue Light” signaling fresh snow at Bridger Bowl, the beloved local ski area. 12
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LIVINGSTON The property is one hour west of Livingston, Montana. Livingston (population 8,900±) is a town rich in history and noted in many western journals as a once wild western place. Today, Livingston is home to fine art galleries, restaurants, bars, fly shops, and various boutiques, all packaged into a well-preserved historic district. The community is inhabited by a collection of writers, artists, musicians, actors, and a colorful assortment of ranchers. Livingston has always been home to some of the world’s best fly-fishing guides, with a world-famous trout river, the Yellowstone, coursing through town.
YELLOWSTONE Head about an hour and a half south on Highway 89 through Paradise Valley to Gardner, Montana, and you’ll find Yellowstone National Park’s north entrance. It allows access to fishing opportunities and public land. Elk, bighorn sheep, mule and whitetail deer, coyotes, wolves, pronghorn antelope, eagles, moose, mountain goat, bears, bison, and various other animals find suitable ranges and habitats in the Park. The 2.2-millionacre park is one of America’s most famous and significant national parks and features picturesque waterfalls, canyons, and notorious geysers. West Bozeman Homestead | Bozeman, Montana
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West Bozeman Homestead | Bozeman, Montana
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AIRPORT SERVICES Bozeman Yellowstone International Airport is Montana’s busiest airport and the transportation hub for southwest Montana. It is located approximately 15± minutes from the property. The airport caters to commercial and private aircraft and provides hangar rentals. It is services by numerous daily flights from Delta, United American, Alaska, Allegiant, Frontier, Avelo, Jet Blue, Southwest, Sun Country, and Jet Suite.
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.
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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.
West Bozeman Homestead | Bozeman, Montana
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SUMMARY West Bozeman Homestead offers a rare opportunity to own significant acreage just minutes from downtown Bozeman, blending rural character with in-town convenience. The property provides flexibility for buyers interested in agricultural production or a private estate. Surrounded by mountain views, rivers, and public lands, it delivers easy access to some of Montana’s finest outdoor recreation. It’s a compelling offer for anyone seeking the best of both worlds: open Montana land and proximity to a thriving community.
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West Bozeman Homestead | Bozeman, Montana
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CONTACT PRICE $7,000,000
TERMS Cash Conventional Financing 1031 Exchange
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Please contact James Esperti at (406) 581-4795 | jesperti@ 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.
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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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