Whitetail Hollow at SxS Ranch | Fay Ranches

WHITETAIL HOLLOW AT SXS RANCH

Belgrade, Montana

$2,025,000

81± Acres

INTRODUCTION

Whitetail Hollow at SxS Ranch presents an outstanding opportunity to own a thoughtfully designed ranch property in one of southwest Montana’s most desirable locations, just 30± minutes north of Bozeman. Encompassing 81± deeded acres, the tract offers an ideal balance of privacy, accessibility, and year-round recreation, all set against a backdrop of sweeping mountain views and open native landscape. A carefully positioned 5± acre building envelope provides the opportunity to create a private residence while maintaining the integrity and natural character of the surrounding land.

Infrastructure has already been completed on the parcel, including road access and power, allowing a future owner to move efficiently toward development. Ownership also includes a shared recreational interest across a total of 971± acres, providing access to expansive open space and outstanding recreational amenities. Residents enjoy access to approximately 1.4± miles of Dry Creek, a highly regarded wild trout fishery offering excellent fly-fishing opportunities in a scenic setting.

The property supports abundant wildlife throughout the year, including whitetail and mule deer, elk, pronghorn, pheasant, sharptailed grouse, and Hungarian partridge, creating an authentic Montana sporting environment. Thoughtfully created covenants and design guidelines further enhance the longterm quality and value of the ranch while preserving the beauty of the surrounding landscape.

Conveniently located just 20± minutes from Bozeman, 45± minutes from Bridger Bowl Ski Area, 1 hour 20± minutes from Big Sky Resort, and approximately 1 hour 45± minutes from Yellowstone National Park, Whitetail Hollow at SxS Ranch offers both seclusion and exceptional access to the region’s premier destinations.

1 Whitetail Hollow at SxS Ranch | Belgrade, Montana

QUICK FACTS

• 81± deeded acres

• One building envelope approximately 5± acres

• Road and power infrastructure completed to parcels

• A shared recreational interest in a total of 971± acres

• Access to 1.4± miles of Dry Creek, an excellent wild trout fishery

• Stunning views of multiple mountain ranges

• Abundant wildlife, including whitetail and mule deer, elk, pronghorn, pheasant, sharptailed grouse, and Hungarian partridge

• Thoughtfully created covenants and design guidelines to protect your investment

• 20± minutes to Bozeman, Montana

• 45± minutes to Bridger Bowl Ski Area

• An hour 20± minutes to Big Sky Resort

• An hour 45± minutes to Yellowstone National Park

ACREAGE

This property is easily accessible year-round off county-maintained Skinner Road. The 81± acres include rolling hills, timber stands, and dryland farm ground that is currently being planted into wheat, improving a vibrant habitat that provides food and shelter for wildlife.

This property is in the private SxS Ranch Reserve and includes a shared recreational interest in 971± total acres. The SxS Ranch Reserve offers parcels ranging from 68± to 188± acres, each with a thoughtfully placed homesite, creating a landscape of wide-open spaces and breathtaking vistas. About 1.4 miles of Dry Creek meanders through the east side of the private reserve, providing shared access to exceptional trout-filled water.

This property includes a single designated building envelope encompassing approximately 5± acres. All improvements must be thoughtfully designed and constructed in accordance with the architectural guidelines, covenants, and design standards established by SxS Ranch Reserve. These parameters are intended to preserve the natural landscape, scenic views, and overall integrity of the community while allowing for a custom residence and associated improvements within the approved envelope.

RECREATION

Dry Creek, one of Bozeman’s best-kept fly-fishing secrets, meanders through Dry Creek Wilderness at SxS Ranch for about 0.75 miles and continues through the east side of the SxS Ranch Reserve, totaling approximately 1.4± miles of shared access. Recently completed stream restoration on SxS Ranch Reserve and the contiguous downstream section of Dry Creek accomplished two goals: improving the instream riparian habitat that had been degraded over the years and reconnecting the tributary to the East Gallatin River during low-flow periods in the summer and fall. Together, these restoration initiatives improved the connectivity of the entire fishery, benefiting the entire watershed as far downstream as the Missouri River. Dry Creek is now a fully connected tributary of the East Gallatin and Missouri Rivers. Historically, due to irrigation practices, Dry Creek ran dry downstream from the property during the summer and fall months. Reconnecting the waterway now allows larger migratory trout to move up from the East Gallatin and Missouri Rivers to spawn in this cold-water tributary. Colder, cleaner water flows out

of Dry Creek, and the right gravel size allows trout to leave eggs behind. The consistent cold spring water and healthy streamside vegetation provide excellent rainbow and brown trout fishing. The project is the result of the seller’s long-standing partnership with Trout Unlimited. As part of the long-term stewardship vision for the property, both the seller and Trout Unlimited plan to complete the final phase of restoration on the remaining reaches of Dry Creek within the SxS Ranch Reserve in the near future. Dry Creek, by nature, is a classic riffle, run, pool small stream fishery that holds healthy trout populations, with some fish reaching up to 6 pounds, while the average fish is around 12-16 inches. The closest off-site fishing access is on the East Gallatin River, 10± minutes away, and the West Gallatin River, 20± minutes away. In addition to the Gallatin Rivers, the Madison, Jefferson, and Yellowstone Rivers are located 45 to 60 minutes from the property. These legendary rivers are arguably the most famous fly-fishing rivers in the world, thanks to their scenic beauty and the abundance and size of wild trout. The Madison, Yellowstone, and Gallatin Rivers are known for their dry fly fishing.

Other rivers within 1.5 hours from the property that offer world-class trout fishing are the Ruby, Big Hole, Missouri, and the Beaverhead. Several internationally famed “fee” spring creek fisheries are also close at hand. An hour or so over the hill in the Paradise Valley along the Yellowstone River, Depuy, Armstrong, and Nelson Spring Creeks attract avid anglers. Fishing conditions on these creeks are wonderful, even in winter. These spring creeks are natural wonders, emerging from the ground with a large volume of nutrient-rich water and an abundance of aquatic life, including wild trout. Of course, at times, the lure of traveling farther may beckon a curious angler. One to two hours of travel time will put you into the Henry’s Fork watershed in Idaho or into the center of Yellowstone National Park. The Park is the birthplace of many of the finest trout rivers in the West. Headwater streams such as the Gibbon, Firehole, and Lamar create rivers such as the Madison and Gallatin within its boundaries. The Park hosts a lifetime of fishing opportunities with over 100 lakes and 1,000 miles of streams. Nowhere in the world are so many public rivers and streams found within such a small area.

RECREATION CONTINUED

WILDLIFE

Rich in wildlife and sporting opportunity, Whitetail Hollow at SxS Ranch offers a remarkable blend of upland bird habitat, big game presence, and proximity to vast public lands. Pheasant, Hungarian partridge, sharp-tailed grouse, antelope, and both mule and whitetail deer thrive throughout the property, creating exceptional hunting in one of the valley’s most productive regions. Golden eagles nest on the ranch while harriers and owls are frequent sights across the open grasslands and coulees. During the fall rut, elk move through the property in impressive numbers, returning again in spring to calve in the protected draws. Moose and bobcats add to the property’s rich wildlife diversity, while nearby public lands expand the recreational possibilities with outstanding big game hunting.

OTHER RECREATION

The area’s vast mountain ranges, beautiful meadows, streams, and lush valleys offer a multitude of recreational pursuits, including horseback riding, hiking, backpacking, birdwatching, mountain biking, e-biking, cross-country skiing, and simply relaxing and enjoying the scenery.

Bridger Bowl Ski Area is a tremendous asset to the Bozeman community and is a short drive from town and 45 minutes from the property. Considered “Bozeman’s resort,” Bridger Bowl offers an intimate atmosphere where tickets are affordable, lift lines are short, and the skiing is fantastic. A total of 8 lifts service 2,000 skiable acres with a 2,600-foot vertical drop. Three lodges give skiers plenty of room to warm up and refuel.

Big Sky Resort, about an hour and 20± minutes from the property, is an international destination for skiers, snowboarders, and summer vacationers. In the winter, Big Sky Resort offers 5,850± acres of skiable terrain and 4,350± vertical feet. Summer in Big Sky is just the right time to enjoy a round of golf, fly fish on the Gallatin River, or explore miles of National Forest by foot or horseback.

LOCATION BOZEMAN

Though exceptionally private, Whitetail Hollow at SxS Ranch is optimally situated only 30± minutes north of the vibrant Western town of Bozeman (population 64,000±), home to Montana State University and the Museum of the Rockies. In recent years, Bozeman has received national accolades for its scenic location, limitless outdoor activities, and historic downtown. Bozeman cafes, restaurants, and boutiques have become favorite places for those who love nature— whether fishing, hunting, skiing, mountain biking, or hiking.

GETTING THERE

Conveniently situated just 20± minutes from the property, Bozeman Yellowstone International Airport provides exceptional regional and national accessibility. As southwest Montana’s premier aviation center, the airport is serviced by an extensive roster of commercial airlines, including Delta, United, American, Alaska, Southwest, JetBlue, and others, offering direct connections to major metropolitan destinations. The airport also caters to private and corporate aviation with executive services, private hangar accommodations, and efficient aircraft access ideally suited for ranch owners and guests.

MINERAL RIGHTS

All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.

CONSERVATION | STEWARDSHIP

Each of us at Fay Ranches loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.

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

WATER RIGHTS

Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.

Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any Buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a Buyer might deem prudent. All Buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property.

17 Whitetail Hollow at SxS Ranch | Belgrade, Montana

Whitetail Hollow at SxS Ranch offers a rare blend of privacy and presence, wide-open Montana views, excellent wildlife, and a diverse landscape that feels both expansive and intimate. A defined building envelope alongside protected open space supports a well-sited residence while safeguarding the property’s long-term integrity. With Bozeman and the region’s top recreational destinations within comfortable reach, it’s an easy-to-access escape that still delivers real solitude. This is the kind of land you enjoy immediately and hold with pride for the next generation.

$2,025,000 Cash

Conventional Financing 1031 Exchange

Please contact Branif Scott at (406) 579-9599 | bscott@fayranches. com or Ryan Bramlette at (406) 580-9569 | rbramlette@fayranches. com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches, Inc. must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www.fayranches.com.

Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.

RELATIONSHIPS IN REAL ESTATE

As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:

1. SELLER AGENT

A “Seller Agent” is obligated to the Seller to:

Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations. Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.

A “Seller Agent” is obligated to the Buyer to:

Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.

2. BUYER AGENT

(cont)

A “Buyer Agent” is obligated to the Seller to:

Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.

3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.

A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer

agent, except a dual agent:

Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.

4. STATUTORY BROKER

A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:

Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.

5. IN-HOUSE SELLER AGENT DESIGNATE

Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.

6. IN-HOUSE BUYER AGENT DESIGNATE

Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.

BUYER AGENT

A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations.

Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.

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