Dos Aguas

Listing Price: $10,900,000

Embraced by the East Gallatin River, Hyalite Creek, mature cottonwood trees, and a reclaimed railroad berm, the secluded Dos Aguas has long been known as “the Island.” There is not another piece of property like this in the Gallatin Valley, nor will there ever be—as the dozens of bald eagles that have wintered here for decades will attest.

 Dos Aguas, 129 North Two Waters Way, is located in the northeast part of Montana’s Gallatin Valley. Gallatin Field Airport is four miles away, and the town of Bozeman is just over five miles to the east. It is total privacy surrounded by live water, with total convenience.

Bozeman is home to Montana State University, which contributes to the surprising depth of arts and culture you’ll find in this eclectic western town. Bozeman and MSU were Outside magazine’s top northwest-region pick for “the coolest college towns, places where the outdoors and intellectual esprit mingle blissfully.” Four world-class ski areas lie within an hour’s drive, and downtown Bozeman is a vibrant gathering place with restaurants, galleries, shops, offices, independent bookstores, and a theater all set into well-maintained historic buildings. A growing high-tech industry provides good jobs in the community and over 40 conservation organizations are based here. Bozeman is at the top of the list on bizjournals’ 10 Highest Ranked Cities offering the best quality of life (http://tinyurl.com/4fmwhv), for its “stunning view of the Rocky Mountains, strong local economy, and intellectual and cultural activity.” US News & World report (http://tinyurl.com/ygfjgn3) calls Bozeman “one of the best places to retire.”

 The 293.70-acre Dos Aguas property was created over time by carefully assembling four prime parcels with the goal of enhancing privacy and habitat. Over 140 fifteen-foot-tall spruce trees have been planted, and the land has been restored and reworked for good hay and grain production, benefitting wildlife. Dos Aguas is surrounded by neighbors who manage their own acreages largely for habitat on three sides, adding significantly to the ranch’s value to human and wild residents. The fourth side is open land that has been annexed by the city of Belgrade bringing full services to the Dos Aguas border and adding to conservation easement potential.

Available as a whole or in smaller parcels

The entire Dos Aguas property currently exists in three legal parcels all contiguous to each other. The property is available in its entirety, or buyers may consider one of the smaller parcels:

• Dos Aguas is 293.70 acres with almost four miles of river and creek frontage.

• Two Waters is 199.07 acres with almost 3 miles of creek and river frontage. 
  All improvements are located on Two Waters.

• Gallatin Reserve is 67.88 acres with 1/2 mile of East Gallatin River frontage. 

• Hyalite Reserve is 26.75 acres with 1/3 mile of Hyalite Creek running through it. 

Pull on your waders, grab your rod on the way out the door, and step into a satisfying, aesthetic—and exciting—fly-fishing experience. Or just watch the fish rise from your office or bedroom window. The best fishing on this property is only steps away from the house on the East Gallatin River, a tributary to the Gallatin River, which flows into the Missouri. The mile and a half of East Gallatin running through the ranch holds large brown trout and rainbows in a classic riffle, run, and pool fishery. With a little patience, these wild trout fall hard for dry flies, streamers, and nymphs. Fish average twelve to fourteen inches, with some trophies hitting up to ten pounds.

You can start at the house and wade comfortably upstream for a mile and a half, staying within the privacy and seclusion of the Dos Aguas property. The water is too small to be floated and is some distance from public access, so you are likely to have only wildlife for company when you fish your stretch of river. Thanks to the limited stream access, excellent fishing, and privacy of “the Island,” Dos Aguas was selected for President Obama’s introduction to fly-fishing during a 2009 visit to the state. Even a beginner has fun.

Dos Aguas has some of the best pheasant hunting in the valley and adjoins a reserve where birds are still released annually. Hungarian partridge (“huns”) are common throughout the property and waterfowling for ducks and geese is superb. The property is in a weapons-restricted area, meaning rifles are not allowed for big game, but it’s a private paradise for those who like to hunt trophy whitetails with a bow or shotgun. A recently taken Dos Aguas whitetail scored 149 in the Boone and Crockett records.

A custom home, large airplane hangar, 2,500-foot grass airstrip, and equipment shed are located in close proximity to each other on Two Waters at the north end of the property.

The two-story house is sited on perhaps the best location in the entire area. Driving home on the mile-long gravel driveway watching for wildlife offers a sense of leaving the world behind to enter a peaceful retreat. The three-bedroom, three-bath home, custom built by Hobaugh Construction in 1998, features log trusses and accents with rough-sawn hardwood flooring, and tile and custom cabinetry throughout the house. An advanced built-in stereo system has speakers and sound control in every room. A river-rock fireplace highlights the main living area, which opens to the kitchen. An outdoor fireplace warms the back patio, creating a comfortable atmosphere for barbecues and watching wildlife and sunsets.

The kitchen features granite countertops, stainless steel appliances, a gas range, and spacious custom cabinets. An open flow from kitchen to living area and formal dining area is great for entertaining, and offers wonderful views of Hyalite Creek as well as wildlife and birds.

The plumbed and heated 60’ x 60’ hangar can accommodate up to five airplanes—or move the planes out for a wonderful big party space. The hangar has a separate, approved septic system with a full bathroom, and architect-drawn plans exist for a remodel that would use some of the hangar space to create guest quarters. Overhead radiant heat keeps the building as warm as you like. The 2,500-foot grass runway has a half-mile long sprinkler system to keep the strip in good shape.

Located in the East Gallatin Zoning District, the Dos Aguas property has high potential for conservation easement value and deductions with a maximum density of 1 home per 5 acres. The extensive river and creek frontage would make lots very valuable and the City of Belgrade is literally the western boundary with full city services available to Dos Aguas and contributing to conservation easement values. 

Dos Aguas: 293.70 acres, entire property $10.9 million
Two Waters: 199.07 acres and improvements, $7.9 million
Gallatin Reserve: 67.88 acres, $1.9 million
Hyalite Reserve: 26.75 acres, $750,000

* Owner is licensed Montana real estate agent.