5350 River Road, Bozeman, MT

HOME WITH VIEW OF GALLATIN RIVER & BRIDGER MOUNTAINS

INTRODUCTION
5
350 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.

TABLE OF CONTENTS
LOCATION & ACCESS 1
PHYSICAL & OPERATIONAL DESCRIPTION 2
IMPROVEMENTS 3-10
WATER RIGHTS 11
AREA RECREATION 13
AREA HISTORY 14
MINERAL RIGHTS 15
UTILITIES & SERVICES 15
FENCE & BOUNDARY LINES 15
ELEVATION & CLIMATE 16
REAL ESTATE TAXES 16
PROPERTY & AREA MAPS 17-18
SUMMARY STATEMENT 19
OFFERING PRICE & CONDITIONS OF SALE 20
CONTACT INFORMATION 22

A
n 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
LOCATION & ACCESS
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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:
Downtown Bozeman
Bozeman-Yellowstone International Airport
Bridger Bowl Ski Area
Livingston
Big Sky Resort
Yellowstone National Park – West Yellowstone
Billings
12 miles
7.5 miles
29 miles
40 miles
48 miles
87 miles
158 miles

PHYSICAL & OPERATIONAL DESCRIPTION
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.
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IMPROVEMENTS
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
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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,
ice maker, Thermador double ovens, and 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.

WATER RIGHTS
According to the Montana Department of Natural Resources and Conservation’s Water Rights Division, the property owns the following water rights:
SURFACE / IRRIGATION
WATER RIGHT PRIORITY DATE ACRES VOL USE MEANS OF DIVERSION SOURCE
41H 42498 00 1870-06-15 200 800 Irrigation Headgate West Gallatin River/Lewis Ditch
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.
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AREA RECREATION
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.
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AREA HISTORY
L
ong 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
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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.

MINERAL RIGHTS
The seller will convey with 5350 River Road
100% of whatever mineral, oil, gas, geothermal,
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.
UTILITIES & SERVICES
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.
FENCE & BOUNDARY LINES
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 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.
— 15 —

ELEVATION & CLIMATE
W
ith 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.
REAL ESTATE TAXES
The taxes on real estate for 2022 were $12,723.
— 16 —

BELGRADE
5350 RIVER ROAD
BRIDGER BOWL
BOZEMAN
FOUR CORNERS
BIG SKY
— 17 —

LEWIS DITCH
.8± MILES
.5± MILES
VALLEY DITCH
— 18 —

SUMMARY STATEMENT
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 both sides of the Gallatin River 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.
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OFFERING PRICE & 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.
2. Earnest money deposits will be placed in escrow with Security
Title Company in Bozeman, MT.
3. 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.
4. 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.
5. All the appurtenant water rights controlled by the property will
be transferred to the Buyer at Closing.
6. The Sellers will convey to the Buyer all mineral rights they own,
subject to reservations by previous owners.
7. 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.
8. 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 Seller reserves the right to affect 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.
To learn more and view additional images and virtual home tour
visit https://www.swanlandco.com/properties/5350-river-road/.
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5350 RIVER ROAD

CONTACT INFORMATION
Swan Land Company has been authorized
by the Seller to act as their Exclusive Real
Estate Broker on the sale of 5350 River
Road in Bozeman, MT. 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.
A 24-hour notice is requested to make
proper arrangements for a personal tour
of 5350 River Road in Bozeman, MT.
FOR MORE INFORMATION OR TO MAKE AN APPOINTMENT TO
TOUR THE PROPERTY, PLEASE CALL TIM OR OUR OFFICE.
TIM ANDERSON
BROKER
SWAN LAND COMPANY
1185 NORTH 14TH AVENUE – SUITE ONE
BOZEMAN, MONTANA 59715
406.580.2229
TIM@SWANLANDCO.COM
OFFICE 406.522.7342 | TOLL FREE 866.999.7342
WWW.SWANLANDCO.COM
PROUDLY SERVING
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