2021 Mountain West Hatch Report
Fly Fishing Ranches for Sale in the Rocky Mountain West
2021 has been such a curious year, not only for business, daily life, and travel, but also fishing! The West did not see the snowpack this year as it has in the past. Coupled with the extremely hot weather we have been seeing, runoff occurred and ended earlier than expected. Lower water flows and rising water temperatures have made this yearโs hatch season come sooner than expected. Many of our Brokers are well-versed in fly fishing and have fished each of these properties themselves. This Hatch Report depicts their thoughts and experiences on Live Waterโs prominent fly fishing ranches for sale.
Montana Fly Fishing Ranches for Sale
Harwood Ranch
Willow Creek, MT | 4,996 Acres
Willow Creek has been fishing excellent this year. Moving into the warmer summer months, early to mid-morning and late afternoon to dusk time slots are the most productive fishing periods. During the morning, look for fish in the deeper pools behind rocks, in the heavier riffle water and deeper bank runs. During the evening hours after the sun leaves the water, fish will be in the slack water, seams, and tailout portion of runs, aggressively feeding on mayfly duns and caddis adults. PMDโs are beginning to show up, and fish are also starting to look for terrestrials like ants, beetles and hoppers.
The fish in the creek are aggressive and receptive to a variety of fly patterns. Dry flies such as Royal Wulffs, Royal Trudes, Elk Hair Caddis, Purple Haze, Parachute Adams, and sulfur dun imitators are great choices. Any smaller, flashy beadhead nymph patterns fished with an indicator โ Haresโs Ear, Pheasant Tail, Prince Nymph, Copper John โ are always deadly in the creek as well. Oftentimes the best of both worlds is a foam pattern like the Chubby Chernobyl with a beadhead off the back, to fish both surface and subsurface simultaneously. Streamers, such as Wooly Buggers and smaller baitfish patterns, can produce a lot of fish and are especially productive on the brown trout.
Bitterroot Bend3
Hamilton, MT | 53 Acres
If you want to live on running water, there may be no better place. The Bitterroot Bend features a mile of the world-renowned Bitterroot river and spectacular lodging built right on the water. Renowned by angling circles, the Bitterroot Riverโs main draw is its prolific insect hatches, which produce steady dry fly fishing for wild Rainbows, Browns, and native Westslope Cutthroats nearly ten months out of the year. Currently, the Bitterroot is dropping out of Juneโs higher flows and the fish are settling into their summer lies. Hatches of caddis, PMDโs, Sallies, and golden stones should keep the fish looking up through the summer months. Easy wade fishing access to some of the riverโs best runs, which are within eyesight of the Bendโs main lodge, and a private boat ramp allow excellent access to a section of river highly regarded by the guides who know the river best.
West Fork Madison River Homesteads
West Yellowstone, MT | 448 Acres
As the West Fork of the Madison River winds its way through these beautiful 448 acres, one will find a couple of different bug hatches and fish species. This stretch of river has a prolific hatch of caddis and mayflies, allowing for fun dry-fly action. This river consists of mainly rainbow trout with just a few browns. The average fish size is expected to be around 12-14 inches. Flies such as Royal Wulff, Parachute Adams, caddis, and mayfly patterns can get the job done here throughout most of the summer. As runoff occurs, fishing might be delayed until mid-June as the water starts to clear up.
Explore the West Fork of the Madison River Homesteads

Riverbend Angler
Fort Smith, MT | 40 acres
Riverbend Angler lies along one of Montanaโs most famous rivers, the Bighorn. This river, in particular, is known for its quality of fish, where catching brown trout larger than 20 inches is not uncommon. Fishing in this area is best in June and July, where throwing subsurface nymphs such as sowbugs and scuds can be quite successful. This river is known for sight nymphing in shallow riffles, but dry fly fishing with PMDs and hoppers can produce fish throughout the summer. The flows on this river are best around 1750 CFS, which is held relatively consistent during the summer months.
Little Beaver Creek Ranch
Huson, MT | 1,089 Acres
Wyoming Fly Fishing Ranches for Sale
Snake River Sporting Club Ranch Estates โ Lot 1
Jackson Hole, WY | 35 Acres
Bird Cloud Ranch and Rivers Edge Ranch
Bird Cloud Ranch | Saratoga, WY | 640 Acres
Rivers Edge Ranch | Saratoga, WY | 85 Acres
Bird Cloud and Rivers Edge offer quality fishing along Wyomingโs famous North Platte River. Because these ranches are located about a mile from each other, they have similar hatches and fishing. The North Platte River has a significant runoff season in late May and early June as the snow melts off in the Saratoga area. Fishing before runoff can be good, throwing streamers and nymphs for trophy brown, rainbow, and cutthroat trout. As it gets into the summer months, the fishing starts to heat up again with the usual summer bug hatches. Caddis, mayflies, Trico, and midge hatches can be seen throughout the summer and early fall. One can find weather-specific hatches such as Salmon flies, Golden Stones and Drakes shortly after runoff until the end of summer.
Colorado Fly Fishing Ranches for Sale
Reserve on the East River
Crested Butte, CO | 35 Acres
The Reserve on the East River has abundant bug life throughout the spring, summer and fall. Starting in the spring, midges and mayflies, such as PMDs and BWOs, kick off the dry fly season as the rising water temps allow for large morning and afternoon hatches. As the water temps rise more into the summer months, caddis and Stoneflies, such as Golden Stones and Yellow Sallies, join the hatch. Finally, the late summer and early fall months bring terrestrials such as hoppers, ants and beetles into the game. This area allows for fantastic dry fly and nymph fishing.
Explore the Reserve on the East River
Idaho Fly Fishing Ranches for Sale
River Point Ranch
River Point Ranch sits along the famous Henryโs Fork of the Snake River, one of the most sought-out fisheries in the United States. From this property, one will find excellent wade fishing for trophy brown and rainbow trout among one of the most prominent sections on the Henryโs Fork. This fishery is best in late May and early to mid-June. Because this river is a tailwater, runoff does not affect this stretch of river as much as the surrounding waterways, allowing better fishing earlier than most rivers. With that being said, water temperatures rise with the heat of summer, making this section unfishable from July to mid-August, however, the fishing picks back up as the colder weather starts to set in. The most notable hatches are Salmon Flies, Golden Stones, and Green Drakes. Fishermen from all over the country travel in hopes of hitting these hatches at the right time for quality dry fly action. Other hatches such as caddis, PMDs, midges, and Tricos are available throughout May and June and produce world-class dry fly fishing. The average fish size is larger than most rivers ranging from 14 to 16 inches, with plenty of trophy fish over 20 inches.
Teton Canyon Farms
Tetonia, ID | 860 Acres
Teton Canyon Farms has over one mile of river frontage on the Teton River. This property, in particular, has one of the most remote and best fishing stretches of river on the Teton. Wade fishing access is the main attraction, but there is an option to float to or from this property on a raft. Because runoff is significant in late May and early June, fishing is best around mid-June to the end of summer. As runoff slows, hatches of PMDs, caddis, and Yellow Sallies swarm the river, making dry fly fishing the main event throughout the summer. Later into the summer months, anglers can throw hoppers and larger foam flies to attract and catch these wild trout. This stretch of river offers the possibility of catching rainbow, brown, brook, and cutthroat trout in a diverse range of sizes.
Lower Teton River Ranch
Newdale, ID | 184 Acres
The Lower Teton River Ranch offers three-quarter miles of river access to the Teton River. This fishery can produce high-quality rainbow, brown, cutbow, and cutthroat trout fishing prior to spring runoff and throughout the summer months. Fishing is best post runoff in June and July, yet fall fishing can be quite productive as well. Hatches of Drakes, PMDs, caddis, Yellow Sallies, midges, Tricos, and hoppers will keep any avid fisherman happy throughout the fishing season. Along with wade fishing, this property offers boat access where one could float to or from the property.
Explore Lower Teton River Ranch
Oregon Fly Fishing Ranches for Sale
R&C Ranch
Fossil, OR | 5,430 Acres
The John Day River is well-known as one of the top smallmouth bass fisheries in the United States. Anglers in the know can hit triple-digit numbers of โfish to handโ in a single day. With increased temperatures in summer and with steelhead fishing still months away before their return, smallmouth appetites increase with abandon and readily attack anything in front of them. Fly anglers use both topwater and subsurface approaches to catch these fish. On the surface, tried and true Sneaky Peteโs, Dalberg Divers, and Boogle Bugs work exceptionally well. Terrestrial patterns such as Chernobyl Ant patterns and Damselfly patterns also work well along cut banks. When targeting the larger breeder smallies, go subsurface with Wooly Bugger-type patterns such as the Jawbreaker by Solitude Fly Co. in any colorโtied like a wooly bugger, with a rubber tail and long rubber legs, giant smallmouth cannot resist. Also, crayfish patterns work well on this river too.
Bighorn-River-Fly-Fishing-Map1
Fatherโs Day Fly Fishing Trip on Montanaโs Bighorn River
By Brad Billingsley, Intro by Chris Faulkner, Live Water Properties Broker
As a kid who grew up in Colorado, I get asked quite a bit about my favorite place to fish or what I would consider my โhome waters.โ Many people are surprised when I tell them I have probably fished more days on the Bighorn River in Fort Smith, Montana than any other place in the Rocky Mountain West. I started floating the Bighorn River about 25 years ago as a destination fly fishing trip, which, after a few years, turned into multiple annual trips and roughly 12 to 15 float days each year. My boys, now 15 and 17, started joining me when they were about four and six years old, and both learned to row and fly fish on the Bighorn River. As a family-friendly river with incredible trout populations, the Bighorn River has turned into a place our family looks forward to making the short drive to in the early spring and mid-summer each year. So when I had the opportunity to share what I would consider my โhome waterโ and the best fly fishing in Montana with a group of fathers and their young sons at the Riverbend Angler on an annual float trip two years ago, I couldnโt have been more excited for them to see what the Bighorn is all about.
My great friend Brad Billingsley incredibly captured our Fatherโs Day adventure in the following journal entryโฆ
FATHERโS DAY FLY FISHING TRIP 2019
Every so often, a plan absolutely falls apart, only to piece itself back together to make something remarkable. Thatโs what happened on our Dad/Kid/Fatherโs Day fly fishing trip to the Bighorn River for three days in mid-June 2019. The plan was simple โ get a bunch of fishy dudes (if they had a boat, all the better) and their kids and head to the Gunnison Gorge for the annual salmon fly hatch. Weโd all been tying rogue foam stones, pool toys, and chubbys for months, created a custom โGunnison Gorge Stonefly Palooza 2019โ logo, placed it on Buffs for everyone, and picked June 13 to 16 as our assault. Then, Colorado experienced one of the great runoffs of the past 20 years. That week the Gunny flows crested at over 13,000 CFS. Ouch! It doesnโt matter how many life jackets and water wings we put on the children; it was not safe. So, we looked for a Plan B.
PLAN B โ FLY FISHING IN MONTANA
Thatโs when my buddy Chris Faulkner casually suggested that he might be able to secure a cabin near the Bighorn River that could work for our group. Fears of some dumpy little rickety cabin filled my Iโve-got-to-control-everything mind. Chris assured me it would all work out. Boy โ did it.
Our goal was to create a space for these busy Dads to unplug for a long weekend, deeply connect with their kids, make some new friends, and rip some big fish. And so five Dads and five kids headed north on I-25.
Gearing Up
DAY 1
Day one found us getting a feel for the river, doing two laps of the โAfterbay-3 Mileโ section. Water temps were cool, and levels were in the mid-6000s. Not bad. Those that drove up late the night before hit the water late morning, and as more of our band of hooligans arrived, they hit the water and started figuring out the โHorn.โ
Learning from Mishaps
Jack and I fished out of our new Alpacka Forager packraft. Itโs a nimble craft, and it floated well on the mellow waters of the Bighorn except for two factors: The first was when Jack and I attempted to get in it to launch on our first trip. Jack got in the bow, sat up high on the inflatable seat, and I loaded my boat bag and proceeded to hop in. I sat on the rear tube and immediately began wobbling. The more we wobbled, the more I tried to overcompensate. Finally, after several backs and forth attempts to steady the boat, we flipped. Yepโฆface down in less than a foot of water. Soaking wet. Worst part? The entire gang from the pic above witnessed this and was merciless. I searched for excuses or at least a witty response to their quips. I had nothing. I tucked my tail and pushed off. Lesson learned: sit lower in the boatโฆat least until you have your bearings. And launch the packraft in obscurity on your maiden voyage.
For my second mishap, I had my Winston 5-weight strapped to the side of the raft. All was right in the world until the boat got a little soft by the afternoon. I thought about pumping it back up but got pulled into helping a buddy to rig up. Thus, Jack and I set off for our second lap of the first three-mile section, squishy boat and all. First set of small rapids we bumped our way down, only to hear a loud *SNAP*. I worried weโd popped the tube of the raft when I looked down and saw the butt section of my beloved green stick in two pieces. Hard to get angry when you make such a stupid move.
DAY 2
Hitting our Stride
On day two, we began to hit our stride. Jeff and Jon Jensen did a guided trip and absolutely crushed it. It was a 50 fish day, including a great Father/Son double on nice browns. There were times weโd see them on the river โ both hooked up โ and weโd be scratching out a fish here and there. We resisted the temptation to holler, โWhat are you catching them on?โ and opted to keep soldiering on (and then ask, โWhat were you catching them on?โ once we all reconvened at the cabin).
We all hit a few fish then endured a nasty windstorm in the afternoon. Fortunately, Jack and I had met up with the Faulkner boys to fish a run theyโd scoped out through their 20+ years of fly fishing the Bighorn. Mason was hooked up to a nice fish when out of nowhere, a downburst of wind hit us. It flipped the packraft and dumped all our gear into the river. We frantically loaded all our stuff into the drift boat then towed it downstream. Chris was front rowing to get us off the river as lightning began crashing on the mesas to the west. Our little raft (which Jack dubbed โthe Juiceboxโ โ because itโs little, red, and sweet) was pirouetting in circles behind us as the 60mph gusts blasted it. I was glad the little man and I werenโt on the river in that boat by ourselves.
Montana Fly Fishing Tales
The highlight of each day was meeting back at the cabin and sitting on the porch to relive the dayโs stories. The only rules for the trip were one, no jerks (we had no problems with that), and two, each family had to bring their favorite appetizer to share after a day of fishing. We got back to the cabin around 7:30, pulled off our waders, and cracked open ice-cold Modelos and Banquets. The Jensen boys had already made it home and cooked up their world-famous chicken tacos.

So we sat on the benches and Yeti coolers and told stories. Austin told us about the 22โ brown he landed not long after pushing off from Afterbay. It ended up being the big fish for the trip. We cracked open another round of Modelos, the Faulkners brought out platters of enchiladas, and Justin, โthe Good Times Manโ Suddath, regaled us with a story about having emus as pets as a kid. Something about โnever look an emu in the eyeโ and then how one day they escaped, terrorized the neighboring farm, and he had to hunt them down. If you ever run across Justin and have a few hours to kill, ask him about the man-eating emus of Missouri. Entertaining, if nothing else.
DAY 3
Saturday, June 15, 2019
Place: Afterbay to Bighorn Access; Bighorn River; Ft. Smith, MT
Game: Trout (and a huge carp too!)
Anglers: Brad Billingsley, Jack Billingsley, Chris Faulkner, Mason Faulkner, Riley Faulkner, Dave Shaw, Austin Shaw, Jeff Pemberton, Jeff Jensen, Jon Jensen
Water Temp: 53 degrees all-day
Flow: 7800 CFS. Ugh.
Clarity: Pretty good until the Bighorn Club, then a mess
Weather: 70s most of day, some clouds
โWโ: Gusty late in the dayโฆotherwise good

Bighorn River Fishing Report: Today, it finally came togetherโฆfor a little while, at least. We headed into Bighorn Angler at 8am with Jeff and Jon Jensen to get some intel. Size 16 Carpet Bugs are the ticket. Tan in color, dubbed with a dubbing loop. Black flashback ribbed with wire. Gray Sow Bugs (aka Ray Charles) with ostrich in back and hackle in front. Maybe some Baetis nymphs if they pop in the afternoon.
And the Pregnant Scud, tan dubbed body with pink dubbing in the middle. This was the money fly today and what Austin caught most of his fish on. We went back to basecamp and tied a bunch of Carpet Bugs to load the boxes for the day. Tough to tie enough for ten people just an hour before launch, but Austin and I did our best. Austin got a beautiful fly tying bench for graduation from college, so he was a quick study and eager to learn the finer points of tying a scud. He banged out a couple dozen. We hit the water around 10:30am and floated tight to the left bank, fishing to our right in the deeper current. Not all fish sit along the bank in the โHorn. We fished โRight Down Broadway,โ as Faulkner calls it.
Jack led off with a bull whitey, followed by a nice brown. One of the youngest on the trip, he was on the board quickly and pleased with his progress. There were several noteworthy parts to our float:
3 Mile
Just above 3 Mile, Jack stuck a big brown and fought it like a champ. It pulled hard, and I had to spin the boat down rapids to help him fight it without wrapping under the boat or an oar. As we approached some braided channels and a bunch of boat traffic, we were able to anchor and net the fish. As several boats watched, Jack released a beautiful 18โ brown to fight another day.
We then slid the boat down to the tip of the far island across from the launch ramp. Walking back upstream, we found a stack of fish below a drop-off. I heard there were still some rainbows spawning due to the cold-water temps and big runoff this spring, so we made sure to fish to feeding trout off the redds. We explained to the kids why we were walking away from these big spawning fish and focused our efforts elsewhere. We hit a few fish, including a beauty of a whitefish that Justin landed.
Behind our anchor spot was a big backwater pond from the high water. And there were big carp swimming in it. Chris tied on an articulated white streamer with heavy eyes. He cast out in front of a 20# carp and bounced it in the mud across its face. The carp went to eat, and Chris strip-set, sticking it in the dorsal. Thus, began the rodeo! His six weight was bent double and was going great until some seaweed junked up in the reel and *POW* โ the fish snapped off.
The Faulkner Hole
We pushed on to one of Chrisโ favorite spots for what became the best action of the trip. We pulled over river right and looked across the channel to see everyone hooked up. So Jack and I walked upstream, and on Jackโs first cast to the seam, a stud of a trout ate and jumped onto the highway heading south. Jack was quickly into his backing, and we started chasing it downstream. The boat was in the way, and as he reached to clear the line around the oars, it snagged, and the fish broke off. Just like that, it was over. He looked at me as if to say, โWTHD?โ (What the heck, Dad?) All I could muster was, โsome fish you just canโt landโฆโ
We rowed across the channel and joined the party with everyone still hooked up and having a blast. Austin and his dad Dave were both hooked up for quite a while โ these Bighorn fish pull hard โ and eventually landed a great Fatherโs Day double. Mason Suddath and I ran from fish to fish with the net, trying to get fish landed and pictures taken (and a few detangles along the way). For about two hours, it was pure pandemonium! Then I looked over to see Chris crack open an icy Modelo, take a sip, pull his anchor and quietly glide off. Heโs fished the โHorn over 150 days and has plenty of secret spots, so after landing a few more fish, we kept the Faulkner crew in sight and headed downriver.
The remainder of the float as we headed toward the lower reaches was uneventful. Still, we kept the Modelos rolling and listened to Cody Jinks, Lucero, and Colter Wall as we enjoyed a beautiful Montana summer evening boat ride to the takeout
Back at the Riverbend Angler
Live Water Jackson Hole Sanctuary awarded top honors in Wall Street Journalโs โHouse of the Year
Cody Creek Sanctuary, a 65-acre private refuge minutes from downtown Jackson, WY, was announced as the Wall Street Journalโs โHouse of the Yearโ third-place winner. Each year, Wall Street Journal readers select from 52 featured โHouse of the Weekโ properties, to award the titles of the nationโs top three homes on the market. Cody Creek Sanctuary was recognized for its classic and elegant log home, remarkable open spaces, invaluable wildlife habitat and expansive waterscapes. The property is listed with Live Water Propertiesโ residential branch Live Water Jackson Hole and broker Latham Jenkins.
โWith six wetland areas, over a half-mile of spring creek with native Snake River cutthroat trout, a local elk herd numbering well in the hundreds, and over 130 species of birds that call it home, this rare property is quite deserving of the designation โSanctuary,โโ says Alex Maher, president/founding partner Live Water Properties. โThe fact the Wall Street Journal recognized it as a House of the Year is further testimony to the quality of life with nature that this home affords its owners. Live Water Properties is honored to tell the story through Latham Jenkinsโ marketing talent.โ

The appeal of Cody Creek to WSJ readers follows a year of exponential growth in real estate sales in both the Western ranch market and the Jackson Hole luxury market. As the global pandemic swept the country, the romantic lure of the West and the promise of returning to a simpler life has led to a new type of westward expansion.
Cody Creek embodies what buyers are seeking in both of these markets โ the open spaces and quiet peaceful seclusion of ranch life, and a location minutes from downtown Jackson Hole. โCody Creek blends Teton views and resort amenity convenience,โ says Macye Maher, CFO/founding partner at Live Water Properties. โIt is an exceptional property that looks like a colorful canvas lit up in alpenglow. Itโs home to wild animals. One word summation: stunning.โ
Cody Creek is the first home in Jackson Hole and the first Wyoming home to take the top three honors in the annual online poll. Macye Maher adds, โThe success of listing Cody Creek lies with the trust the Seller has with our Broker Latham Jenkins and the Live Water Team and in our marketing efforts with unparalleled national market reach.โ
Read the entire WSJ article online here or pickup a copy today January 29,2021
Learn more about Live Waterโs national marketing platform here.

Ranch to Butcher to Table
Jackson Hole is blessed with many terrific attributes, which is why we are thankful to call this valley home. The ones that come to mind quickly are snowshoeing, alpine skiing, cross-country skiing, fat biking, horseback riding, and fishing, to name a few.
One activity that Jacksonities and Wyominities take very seriously is preparing delicious meals. Thankfully, Sweet Cheeks Meats calls Jackson Hole home too.
Nora and Nick, the owners of Sweet Cheeks Meats, started the business back in June 2015, at the Saturday Jackson Hole Farmers Market selling breakfast sandwiches for their loyal customers. โThe lifeblood of the company is to sell locally produced meat to our customers,โ says Nick. We source our meat from a half dozen to a dozen farms and ranches depending on the time of year.โ
Sustainability is at the forefront of Sweet Cheeks Meatโs mission. They are adamant that every inch of the animal is used in the store one way or another. Whether that be how they prepare the dog treats for sale on the checkout counter or the fryers that run on beef fat, which gives the flavor to their world-famous tater tots. The meat that does not sell in the front of the shop in a timely manner becomes their mouthwatering smash burgers.
The Robinson Family Farm and Ranch in the Star Valley, Wyoming, was the first connection for Nora and Nick. This connection was made before the butcher shop, when they strictly sold at Jackson Holeโs Farmers Market. From the Robinson Farm and Ranch, connections with local ranchers were made one by one. In 2020, the meat can be sourced from Teton or Star Valley and at the foothill of the Big Horn Mountains in Ten Sleep, Wyoming.
According to Nick, โthe reason that the meat has so much flavor is the longer life of the cattle, free-range and the humane efforts to naturally raise the animals.โ Sweet Cheeks Meats purchases their meat at hanging price, therefore they have the ability to adjust the prices of all the meat in the shop. This process allows the consumer to pay for their meat from one animal instead of multiple, which often happens when purchasing ground beef found in grocery stores.
By the time that Thanksgiving rolls around each year, the Sweet Cheeks Team ends up cooking roughly 250 turkeys for the Jackson Hole community. It is safe to say, after cooking that many turkeys, Nora and Nick, enjoy a non-traditional thanksgiving meal before meeting up with their incredible staff for their big turkey day meal, which includes all the sides and lots of gravy. Dumplings are usually what they fill their bellyโs with, โbecause we can always find an appetite for endless amounts of dumplings,โ says Nick.
The Sweet Cheeks Meats Team has many items to be thankful for, with the first being the community they serve. Whether that be the farmer and rancher or the loyal patrons that walk in the shop. Nora adds that, โIโm thankful for the crew around us. Especially for their willingness for the long hours they are happy to clock in, and they always do it with smiles on their faces.โ
In their fifth year of business, Sweet Cheeks Meats had to change their operations protocol to adapt to the ever-changing safety precautions around Covid-19. Nick is extremely grateful for the cooperativeness from customers adapting to the changes so that they can stay open during the pandemic.
In their butcher shop, sausage is a top seller as they sell by the link versus buying a five or six-pack at the grocery store. At 185 Scott Lane in the heart of beef country, known as Wyoming, ground beef is another top seller that โwalks out the door.โ
We at Live Water Properties are incredibly thankful to have a butcher shop so close to our headquarters that supports local farmers and ranchers with similar sustainability efforts.




















































































