5350 River Road represents the flawless balance of architecturally designed improvements that perfectly accompany and elevate the spectacular 163± acres with well over 1 mile of both sides of the Gallatin River.

This truly transcendent opportunity lives a world away, but in reality, is only ten minutes from the vibrant downtown of Bozeman, Montana. The extensive use of natural stone and recycled wood blend seamlessly into the natural environment as if created with the spectacular riparian bottom itself. The resplendent live water of the Gallatin River provides excellent trout fishing right out the door and there is a vast stand of mature cottonwood and aspen trees that surround the home and extend through the property creating a comforting sense of privacy and an abundance of welcoming filtered light. The native landscape is beautifully accompanied by spectacular gardens that create a colorful and artistic palate that transitions with the Montana seasons.

The improvements are luxurious and elegant, yet rustic, and easily balance with the irrigated agricultural production, wildlife, equestrian, and recreational pursuits that can be pursued on the property. Additional improvements include an insulated shop building, a pole barn for hay and equipment storage, and an outdoor riding arena bordered by the Gallatin River.  The mature trees, live water, and well-irrigated hay fields combine to offer an experience that feels far removed from the busy Bozeman community, yet it’s just a brief drive away in reality.

An easy ten-minute drive west of Bozeman, 5350 River Road is located on a well-maintained paved road that follows the Gallatin River just north of Four Corners and southwest of Belgrade.

Bozeman is an active, vibrant, university-oriented city steeped in culture and art. The fourth largest city in the state, Bozeman is home to Montana State University, Museum of the Rockies, and abundant opportunities for fine dining, entertainment venues, and shopping. Bozeman is proud to maintain its lively downtown core, which lends itself to the small-town feeling, that couples nicely with amenities typically found in larger cities. Within an hour and a half from Bozeman is Yellowstone National Park, which is easily accessible via either the north entrance in Gardiner or the west entrance in West Yellowstone.

Recently upgraded, Bozeman Yellowstone International Airport at Gallatin Field in Belgrade (BZN) offers several full-service FBOs, including the Yellowstone Jet Center, and excellent commercial services through Alaska, Allegiant, American, Delta, Frontier, Southwest, JetBlue, Sun Country, and United Airlines. One of the busiest passenger airports in the Pacific Northwest, and the busiest in the State of Montana, BZN offers direct flights to 25 major airports around the nation including direct flights to the West Coast, East Coast, Texas, the Southeast, and Florida.

Approximate distances to other Montana cities and attractions are as follows:

With 163± deeded acres, 5350 River Road is the ideal size and location for a small horse and cattle operation, which combined with the excellent fishing and whitetail hunting opportunities creates a great recreational property, while still offering easy access to all the amenities of Bozeman and the resort communities in Big Sky.

The property extends roughly .75 miles on a north-to-south axis, with the house located roughly in the middle and the braids of the Gallatin River along the eastern border. The north end of the property includes the irrigated pastures, shop, pole barn, and a 160′ x 300′ outdoor riding arena. The southern and eastern borders offer an amazing riparian bottom with several channels of the Gallatin River and two irrigation canals running through the stands of mature cottonwood and aspen trees.

The property attracts a wide selection of wildlife and big game including whitetail deer, moose, upland birds, waterfowl, bobcats, mountain lions, and black bears.

Main House

The centerpiece of the property is the rustic, yet elegant and timeless home that was designed by renowned local architect Larry Pearson and built by the highly regarded building company Onsite Management in 2002 and recently remodeled by another premier local builder Yellowstone Traditions. The home was designed to incorporate and repurpose three historic Montana barns that were reclaimed and used as distinct design elements within the three wings of the home. The 3,456 square-foot house was impeccably and carefully designed for single-level living with easy traffic flow that transitions indoors and outdoors between the wings of the home that surround an incredibly welcoming, protected, and accessible interior courtyard. Utilizing the historic barns provides an immediate sense of history and when combined with extensive use of reclaimed wood and natural stone elements, weaves an amazing tapestry that blends naturally and timelessly with the active river bottom environment.

A natural flagstone path guides you to the custom front door of the house and sets the stage for the architectural experience inside. As you enter the foyer, your eye is immediately drawn through the home into the courtyard with artistic functional furniture and the surrounding river-bottom aspen stand. The wide-plank fir flooring, moss rock, and plaster walls that extend throughout the home offer a grounding sense of continuity and connectivity.

The open kitchen, dining, and great room feature vaulted ceilings with recycled timber frame and square-cut log accents that form the welcoming and active center of the home. This open-concept floor plan provides an inviting location for everyone to gather while preparing meals and enjoying a beverage and companionship. The living space opens to a screened porch on one side and the courtyard on the other allowing the gardens and river meadows to pour into the living area through the expansive banks of windows and French doors. The living room is complete with a massive moss rock fireplace with a hearth that provides the perfect place to warm by the wood-burning fire. Tucked in behind the fireplace is a cozy office space that was created with the historic bones of the ‘Springhill Granary’ building.

The spacious gourmet kitchen features beautiful dark walnut custom cabinets, that nicely balance the prevalent ambient light and grey soapstone countertops. There are three Waterworks sinks and fixtures, with generous wrap-around counters and a huge center island space providing multiple workstations and comfortable opportunities for many helping hands. The commercial-grade appliances will satisfy any level of culinary event and include a Sub-Zero refrigerator, two Sub-Zero freezer drawers, under counter beverage chiller, double dishwashers, an ice maker, a Thermador double ovens, and a Thermador range with six burners, a griddle, water pot filler, and custom vent hood. Truly a kitchen built to meet the needs of the most discerning gourmet chef or host a large family gathering.

The dining room adjoins the kitchen and features a spectacular sitting area that looks north over the irrigated meadows and provides the perfect setting for lingering over dinners while enjoying the surrounding nature-filled experience. This is a very rustic, yet elegant and welcoming space and few locations anywhere in the world will provide the exceptional and nature-filled indoor/outdoor dining and living experiences of 5350 River Road.

As you exit the living area and walk down the hallway past the entry foyer, you encounter a nicely finished powder room. The ‘Ovando Stagecoach’ building is the second historic structure that was used in the home and has been utilized as the foundation for a colorful and welcoming family or guest bedroom. There is a beautifully appointed bathroom that features a clawfoot tub and double sinks. This bathroom is complete with an extra door into the hallway in Jack-and-Jill fashion, to service the room across the hall to the east that historically was outfitted with a comfortable day bed and makes a comfortable short-term guest space or could be converted into a second office should that be needed for the modern lifestyle. As the hallway ends, a right turn leads to a beautiful laundry room with built-in counters, shelves, cabinets, and an LG washer and dryer.

The mud room leads to an exterior door that accesses the two-car garage via a covered breezeway. The garage was designed and built to be converted into a carriage house, should additional living space be needed. The gravel parking area along the driveway could then be converted into a larger garage.

A left turn at the end of the hallway leads you back towards the river and into the former ‘McAllister Granary’, which is now beautifully repurposed as a dramatic master bedroom. The master bedroom has a vaulted ceiling with square-cut timber frame accents and windows on three walls that provide an uninterrupted invitation to experience the natural surrounding landscape and river bottom. The private master bathroom includes tile flooring with radiant heat, a steam shower with a European glass door, and a custom cabinet with a slab counter and two drop-in sinks. There is a spacious and well-organized master closet complete with custom storage rails, shelves, and cabinetry that has been part of the recent remodel and adds another layer of luxury and convenience to the master bedroom experience.

The upper level of the home is partially finished with heat and drywall but is accessible only via the pull-down attic stairs in the mud room and houses the mechanical room and additional storage.

Hay and Equipment Barn

There is a 50′ x 70′ uninsulated pole barn with a metal roof and wood siding on the upper dormer and shed roofs off both sides, which create three covered bays. The middle and north bays are used for hay and equipment storage. The south bay is connected to the Priefert horse corrals and offers overhead shelter for livestock and horses. There is power to the barn and a well for stock water.

OUTDOOR RIDING ARENA

The 160′ x 300′ outdoor riding arena has a sand mix surface and is located in between stands of mature aspen trees on the banks of the Gallatin River. The arena has been historically used for steer roping, with additional alleys and head catch, but currently is set up with an exterior fence of portable metal panels around the sand surface only. The arena area is complete with an additional well, Ritchie livestock waters, and a loafing shed.

Shop

The shop building is 37’ x 48’ and features recycled wood siding and a full concrete floor that has recently been updated with an epoxy finish and a shed roof over a four-stall indoor/outdoor dog kennel. The shop is fully finished with a metal panel ceiling and is insulated and heated with an overhead gas heater. There are built-in shelving units along the walls, cabinets with counters, a garage sink, and a washer and dryer. There is an 11’ x 12’ roll-up door with an automatic opener and a man door.

Near the shop building, there is a fenced dog run and there are several Ritchie livestock drinkers that are already plumbed. The area is ready to be customized by adding loafing sheds and corrals that meet the next owner’s livestock and equine needs. There is also an old foundation for a horse barn that has never been built.

According to the Montana Department of Natural Resources and Conservation’s Water Rights Division, the property owns the following water rights:

Surface/irrigation

Typically, one CFS (cubic foot-per-second = 448.8 gallons per minute) is required to irrigate 40 acres of land.

All water rights in Montana are subject to adjudication by the Montana Water Court and, as a result of that process, may be changed as to validity, amount, priority date, place of use, and other such changes as the court determines. This water district is currently under the Preliminary-Temporary Decree as classified by the Department of Natural Resources and Conservation (DNRC). The seller has made all the filings currently required and will transfer the water rights as they currently stand with no warranty of future viability.
All water rights appurtenant to and for the benefit of the property will be conveyed to the buyer at the closing of a sale.

With well over a mile of the Gallatin River running through the property in two braids, the fishing on the property is exceptional. Trout fishing in the area is legendary and anglers come from all over the world to experience the fly fishing available in southwestern Montana and Yellowstone National Park. The list of famous rivers within an easy day trip from the property read like a destination-fishing guidebook with the Yellowstone, Gallatin, Madison, and the spring creeks of Paradise Valley all within less than an hour. Expanding the scope just a little includes additional notable rivers such as the Jefferson, Big Hole, Ruby, Beaverhead, Missouri, and the amazing waters of Yellowstone National Park. The property would be an outstanding home base for the devoted angler providing miles of rivers and streams to relish for a lifetime on a comfortable day-trip basis.

An indication of this area’s world-renowned trout fishing reputation is the headquartering of the internationally acclaimed Simms Fishing Products in Bozeman and Winston Fly Rods nearby in Twin Bridges.

For the equestrian enthusiast, the property offers many comfortable horseback rides and includes a 300′ x 160′ outdoor riding arena that is surrounded by trees right on the banks of the Gallatin River. There may be outdoor arenas with more shine and polish, but you’d be hard-pressed to find one with a more beautiful riverfront setting. In addition to all the riding on the property, there are boundless opportunities for riding in the nearby national forests. There are also many options in Bozeman and throughout the state of Montana for competing in all facets of the sport – western or English.

Exceptional skiing is available at two spectacular ski areas that are less than an hour’s drive from the property. Bridger Bowl features its famous ‘Cold Smoke’ snow on over 2,000 skiable acres and a 2,700-foot vertical rise with a wide variety of terrain including long slopes, glades, chutes, and gullies. For the Nordic ski enthusiast, Crosscut Mountain Sports Center offers over 35 kilometers of groomed Nordic skiing trails that are well suited to all ability levels. The famed Big Sky Resort, with adjoining luxury resorts – Yellowstone Club, Spanish Peak, and Moonlight Basin, offers a world-class resort experience only an hour away. Lone Mountain Ranch offers internationally renowned Nordic skiing in the Meadow Village of Big Sky. Bozeman offers a comfortable, small-town feeling with big-city amenities that is ranked as one of the top 10 ski towns by Skiing Magazine.

Golf enthusiasts will appreciate the proximity to Cottonwood Creek Golf Course, which is located only three miles from the property. The Gallatin Valley is also home to a number of other public and private golf courses, including Black Bull, Valley View, Riverside Country Club, and Bridger Creek, which offer premier golf facilities in Montana and a variety of other activities such as racquet sports, swimming, and dining.

The city of Bozeman offers a very diverse and active local calendar that includes music, symphony, theatre, and a full slate of NCAA Division I Intercollegiate athletic events that are available at Montana State University. There are many avid fans who actively follow the MSU Bobcats, creating lively and welcoming sporting events throughout the fall, winter, and spring months. The next owner of the property will be able to live in a number of different worlds with fishing, hunting, skiing, golf, tennis, and the cultural conveniences of Bozeman so easily accessible.

Long before Lewis and Clark arrived in the Gallatin Valley, the Native Americans referred to it as “The Valley of Flowers”, a result of the right mix of moisture and sunshine producing gorgeous flowers. The valley’s name is derived from the Gallatin River, so named by Lewis and Clark to honor President Thomas Jefferson’s Secretary of the Treasury, Albert Gallatin. Although Mr. Gallatin is the namesake for this world-class river, its fertile valley, and the magnificent mountain range, the honorable statesman never had the opportunity to visit our nation’s frontiers. Foreign service took him to Europe, not out west to explore mountains and prairies. However, because of his interest in conservation, he was a worthy namesake for this abundantly beautiful area.

Early Europeans may have entered the Gallatin Valley in the late 1700s as they trapped for beaver pelts to send back east for hats and coats. Lewis and Clark’s Corps of Discovery left the first written descriptions of the valley in both 1805 and 1806 during their epic journey. A gentleman from Georgia named John Bozeman was looking for gold and established the Bozeman Trail as a shortcut connecting the Oregon Trail to the gold rush Territory of Montana. Many followed this trail for gold but stayed in the valley to take up farming, ranching, logging, and business.

Bozeman was incorporated in 1883 and grew steadily, reaching a population of 3,500 by 1900. Bozeman is now one of the fastest-growing micropolitan cities in the nation with a population in 2020 of 52,000 – not including approximately 16,000 full-time students at Montana State University, and the rapidly growing and developing greater Gallatin Valley that now exceeds 118,000 people.

The seller will convey with 5350 River Road 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon, and gravel rights they actually own, subject to reservations by previous owners. The sellers make no representation as to the quantity or quality of any mineral or other sub-surface rights appurtenant to the property.

Electricity is provided by NorthWestern Energy. There are two buried 1,000-gallon propane tanks, which are owned and can be filled by one of several local vendors. High-speed internet is available through the Starlink satellite system, which is highly regarded. Television service is via satellite, and landline telephone service is available through Centurylink, and Verizon Wireless works well throughout the property.

The seller hereby makes known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on the property. The seller also makes no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor does the seller make any warranties or representations with regard to the specific acreage within the fenced property lines.

The seller is selling the property in its “as is-where is” condition which includes the location of the fences as they now exist. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for visual aid only. The accuracy of the maps and information portrayed thereon is neither guaranteed nor warranted and independent investigation is highly recommended.

With the home sitting at about 4,570 feet above sea level, the property is relatively level with little elevation gain.

July and August are quite comfortable with average highs of 75 degrees Fahrenheit and evening lows of around 40 degrees. Indian summer can linger until mid-October. December and January bring highs of approximately 31 degrees with lows around 7 degrees.

Spring arrives in May in the Gallatin Valley with about one-third of the annual average precipitation of 18 to 24 inches accumulating during May and June.

The taxes on real estate for 2022 were $12,723.

Properties like 5350 River Road that check all the boxes for buyers looking for an exclusive, private, natural, yet elegant living experience in close proximity to communities like Bozeman, Big Sky, and Yellowstone Park are few and far between. The 163± deeded acres include exceptionally designed improvements, over one mile of Gallatin River frontage offering excellent fishing, whitetail hunting, and equestrian opportunities. The native landscape is accented with artistic flower gardens that add great color in every season.

The high-end improvements easily balance with the agricultural production, wildlife, and equestrian and recreational pursuits provided on the property. It is not an overstatement to say that this is an opportunity that cannot be replicated and is truly a rarity in the Bozeman market.

Come home to Montana at 5350 River Road.

OFFERING PRICE AND CONDITIONS OF SALE

5350 River Road in Bozeman, MT, as previously described herein, is offered at US $12,975,000.00 Cash or Terms acceptable solely at the discretion of the Seller. The conditions of sale are as follows:

1. All offers to purchase, or letters of intent must be in writing and accompanied by earnest money made payable to the escrow account of Security Title Company in Bozeman, MT.
   Earnest money deposits will be placed in escrow with Security Title Company in Bozeman, MT.
2. All Prospective Buyers must demonstrate to the satisfaction of the Seller and Listing Agent the financial capability to purchase the property prior to scheduling a personal tour of the property.
3. The Sellers will provide and pay for a standard owner’s title insurance policy. Title to the real property will be conveyed by a warranty deed.
4. All the appurtenant water rights controlled by the property will be transferred to the Buyer at Closing.
5. The Sellers will convey to the Buyer all mineral rights they own, subject to reservations by previous owners.
6. Buyers’ Brokers are welcome and invited to contact Tim Anderson with Swan Land Company for additional information and to set up a private tour of the property.
7. Any additional documentation provided to Prospective Buyers and their Agents related to and expanding upon the information contained in this offering brochure may be subject to terms of a Confidentiality Agreement to be signed by the Prospective Buyer and their Agents prior to the delivery of such documentation.

The Sellers reserve the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code.  The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Seller may acquire.

This entire Offering is subject to errors, omissions, prior sale, change, or withdrawal without notice and approval of purchase by the Sellers.  Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Swan Land Company.  Prospective Buyers should verify all information to their sole and complete satisfaction.

SHOWING TERMS

A 24-hour notice is requested to make proper arrangements for a personal tour of 5350 River Road.

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of 5350 River Road.  Since 2002, we have focused on the brokerage of significant ranches, farms, and recreational properties throughout the Rocky Mountain West.

This Offering is based on information believed to be correct; however, it is subject to errors, omissions, prior sale, and change or withdrawal without notice.  Information contained herein has been provided by the Sellers or obtained from other sources deemed reliable.  The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent investigation.