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Solid NNN Income Property: all leases are long term NNN leases. Introducing Mullan Crossing, a cutting-edge office building poised for success in the heart of a dynamic commercial district. This newly constructed, two-story masterpiece offers a total of 9700 +/- square feet of premium, customizable space, promising a strategic investment for businesses seeking a blend of sophistication and functionality. Building was designed as 4 separate office condominium's. The main level is fully leased with 2 long term tenants. The remaining upper floor two suites are a shell waiting for your design. If one wants they could buy the whole building while utilizing the upper floor for their own use and take advantage of the lower level income to offset costs. Or one could lease the upper floor as well and enjoy the whole building as a great income property.

Advantages of owning NNN leased properties: * Landlords receive a consistent income stream because tenants are responsible for property taxes, insurance, and maintenance costs, reducing the landlord's financial burden. *Landlords don't have to worry about day-to-day property management, maintenance, or unexpected expenses, which can be passed on to the tenant. *NNN leases often involve long-term agreements, which can lead to stable and reliable income for an extended period. *NNN leases are seen as lower-risk investments, as the tenant takes on more of the property's financial obligations. Attracts High-Quality Tenants: *NNN leases are often attractive to creditworthy tenants, reducing the risk of default. Easier to Manage: *Landlords can focus on other aspects of their business, as the tenant handles most of the property management and maintenance. Positioned north of Mullan Rd and west of Reserved St, just off Clark Fork Ln, Mullan Crossing offers unbeatable accessibility in a thriving commercial district. Completed in summer 2023, this new construction boasts modern amenities, energy efficiency, and a professional atmosphere. Elevate your business to new heights at Mullan Crossing. Whether you're a start-up looking for a fresh beginning or an established enterprise seeking a strategic relocation, this property is your canvas to unlock your business's full potential. Act now to schedule a tour and secure your place in this premium office condo. Your ideal workspace awaits.

Missoula

3760 Mullan Road

None Beds

None Baths

26,520 Sq.Ft.

$3,550,000

MLS#: 399178

New industrial large warehouse in West Post Commercial Subdivision! This location provides excellent access to I-90 and Highway 191, Bozeman Yellowstone International Airport, making it an ideal hub for industrial, warehouse, and distribution operations. Warehouse consist of two 15,000 square feet. Each condo consists of a small office space, two bathrooms, 4-man door access, one loading dock and one 14' overhead doors and ESFR sprinkler system designed to protect 20’ high storage of Class IV commodities and Group A plastics on racks or on piles. West Post Commercial subdivision includes Hyatt Place Bozeman Yellowstone Airport, Maverick C-Store, Rivian, Rocky Mountain Car Wash, Freedom Express Truck and Tractor Supply office buildings and small warehouse. Other potential business projects include a bank, car wash and truck wash. To the south of the commercial development there is 159 signal family home lots, 77 townhouse lots and a few multi-family lots.

Belgrade

112 Stone River Road A

None Beds

None Baths

15,000 Sq.Ft.

$3,525,000

MLS#: 410411

Discover the perfect balance of privacy, mountain beauty, and world-class amenities with this rare 5.87-acre homesite in Seclusion Point at Spanish Peaks Mountain Club. Tucked into a quiet enclave with breathtaking views of Lone Peak and surrounding wilderness, this property offers the ideal setting for your Montana dream home.
Perched on an expansive lot, Lot 157 provides ample space for a custom residence that captures panoramic mountain vistas and maximizes year-round outdoor living. Mature pines and open meadows create both seclusion and connection to nature, while the property’s elevated position ensures dramatic sunrise and sunset views.
Ownership includes the option of a Golf Membership at Spanish Peaks Mountain Club, granting access to the award-winning Tom Weiskopf-designed golf course, clubhouse, dining, and exclusive member amenities. In winter, enjoy direct access to Big Sky Resort’s legendary skiing through the club’s private trails and ski-in/ski-out opportunities.
With nearly six acres of pristine Montana landscape and direct ties to one of the region’s premier private communities, Lot 157 at Seclusion Point is a legacy property offering both sanctuary and adventure.

Big Sky

Lot 157 Seclusion Point

None Beds

None Baths

5.87 acres

$3,500,000

MLS#: 404862

West Boulder Fishing Haven is a 20± acre property featuring a beautifully remodeled custom home, offering 3,744 square feet above grade and nearly 2000 square feet in the partially finished basement. Inspired by the iconic Old Faithful Inn at Yellowstone National Park it includes one of only twenty exclusive memberships to the West Boulder Reserve. The property boasts extraordinary views spanning the Reserve’s pristine landscape, the river valley, and the snowcapped peaks of the Absaroka Mountains. This is a rare opportunity to enjoy world-class fly fishing, luxury mountain living, and the camaraderie of a close-knit ranch community in one of Montana’s most beautiful valleys.

The West Boulder Reserve was established in the 1970s by a group of visionaries seeking a recreational lifestyle far removed from the pace of the East Coast. The 1,300± acre ranch boasts two and a half miles of both banks of the West Boulder River, a world-class trout fishery, and seamless access to adjoining national forest and the Absaroka–Beartooth Wilderness. Once a popular dude ranch before being transformed, over 50 years ago, into what is believed to be the first “shared ranch development” in the West. In this pioneering concept, 20 owners each hold a small private lot with the right for one homesite, while sharing ownership of the remainder of the ranch, which includes its land, trails, river frontage, and amenities. The idea was an instant success, selling out almost overnight. Today, the offering of West Boulder Fishing Haven represents a rare chance to join this exclusive community.

Mcleod

12 Highland Road

5 Beds

3 Baths

5,734 Sq.Ft.

$3,500,000

MLS#: 407038

Versatile commercial property located just off Jackrabbit Lane. This 3.64 acre property consists of two separate office buildings, a warehouse/shop space and a 2.15 acre fenced yard. The main office building features 4,276 SF over two floors with multiple private offices, flexible work spaces, and high-end finishes. The second office building is 2,000 SF and includes a large meeting room for training and conferences. The main floor of the shop space is 3,200 SF and features two overhead doors, and a 1,280 SF Mezzanine. The +2 acre fenced yard space with multiple gates allows for secure outdoor storage and additional development ground for a number of business needs. Visibility and signage right on Jackrabbit Lane!

Belgrade

4498 Jackrabbit Lane

None Beds

None Baths

10,756 Sq.Ft.

$3,500,000

MLS#: 409687

Price reduced

Big Sky

TBD Timberloft

None Beds

None Baths

40.0 acres

$3,500,000

MLS#: 407693

New on site 1 day ago

Nestled in a pristine, private meadow along the banks of the Jefferson River, this exceptional 142-acre property offers the perfect blend of tranquility, recreation, and rustic elegance. The 2027 sq ft custom cedar home features 2 primary bedroom suites with full baths, highlighted by circular-sawn wood floors, a striking river rock fireplace, and an open-concept living and kitchen area designed for entertaining. Wraparound screened porches and a covered front deck provide the perfect setting to enjoy abundant wildlife and sweeping views, while air conditioning ensures comfort during the warmer months. An office area and cozy sleeping loft add flexible space for family and guests. Connected to the main home, the charming 896 sq ft log guest cabin is ideal for hosting, featuring a spacious primary bedroom with a full bath, along with an additional bedroom complete with six built-in bunks and a ¾ bath—perfect for gatherings with family or for friends that prefer an extended stay. Outdoors, the property truly shines with over half a mile of Jefferson River frontage, complemented by natural sloughs and spring- and river-fed ponds. This is a rare haven for bird hunters, anglers, and outdoor enthusiasts alike. Irrigated meadows, mature brush, and diverse habitat support abundant wildlife, including deer and moose. Additional improvements include a 30x50 shop/garage, offering ample space for equipment and storage. Whether you’re seeking a sportsman’s paradise, a private family retreat, or a classic Montana gentleman’s ranch, this remarkable property delivers it all. Conservation easement in place with Montana Land Reliance

Whitehall

359 Waterloo Road

3 Beds

2 Baths

2,027 Sq.Ft.

$3,499,500

MLS#: 410999

Whitehall

359 Waterloo Road

3 Beds

2 Baths

2,027 Sq.Ft.

$3,499,500

MLS#: 410651

Experience Montana living at its most breathtaking. Set on nearly 40 acres in the heart of Bridger Canyon, the John B Scholz designed home is truly remarkable Castle in the Woods. This truly unique space has been thoughtfully positioned to take in some of the most remarkable views from nearly every window.

Built by a longtime commercial developer, using many of the techniques and processes that we see in commercial construction. The primarily steel and concrete construction with fireproof German stucco provides peace of mind while living in the wildfire urban interface and creating an incredible canvas to suit your plans for decades to come. The largely freespan design allows for interior modification without be encumbered by load bearing walls. The residence has in-floor heating, triple-pane windows, and soaring ceilings that invite in natural light. Over engineered and designed mechanicals provide redundant heating options as well suitable backup.

A great year round road leads up this incredibly sought after homesite. Boasting an abundance of wildlife, from elk, fox, deer, bear, eagles, turkey, you'll find you are never lonely while in superb seclusion just a short drive from downtown Bozeman and Bridger Bowl ski area. Trails wind through the meadows and timberstands of this amazing and rare property so you can enjoy every bit of what it has to offer.

This is more than a home — it’s a sanctuary of privacy and Montana beauty and ready for both your and its next chapter.

Bozeman

303 Sled Run Road

6 Beds

7 Baths

10,478 Sq.Ft.

$3,499,000

MLS#: 406792

Your timeless Montana mountain retreat awaits in this stunning 4,280 sq ft custom home set on 13 pristine acres at approximately 6,000 feet in elevation. Positioned along the edge of a peaceful valley, this property offers a rare and immersive wildlife experience—where elk, deer, and native birds are frequent visitors, and each day feels like a private escape into nature.

Designed across three levels with 23 foot soaring ceilings, including a dramatic loft, the home is anchored by a striking south-facing wall of glass that captures natural light and frames sweeping sunset views beyond downtown Bozeman—visible right from your deck. The main level features an expansive kitchen, dining area, and a luxurious primary suite complete with a private deck and hot tub overlooking the mountain landscape.

Exceptional craftsmanship is showcased throughout, beginning with 6-inch hand-scraped birch flooring in the kitchen, knotty alder doors, and matching alder window, door, and baseboard trim. The kitchen features rustic hickory cabinetry, which continues throughout all bathrooms, as well as the mudroom, wine closet, and workshop. Locally harvested Douglas fir—sourced within two miles—has been crafted into the kitchen countertops and fireplace mantel, while exposed beams and stacked support posts add architectural character from the basement through the great room to the loft.

Warm finishes continue with pine tongue-and-groove ceilings in the great room and downstairs bedrooms, a custom cherry bookcase in the loft, travertine tile in the primary bath, slate in the entryway, and barnwood accents in the bunk room. The lower level offers a spacious living and game room with walk-out access to a firepit and tranquil water feature.

Outdoor living is equally impressive, with cedar siding, sandstone steps and walkways, and a stone fireplace seating area. High-quality Jeld-Wen windows and patio doors bring in light, while a dual heating system with Lennox forced air and radiant heat ensures comfort.

A detached, heated 1,100 sq ft shop—currently used as a professional woodworking space—offers flexibility for hobbies, storage, or gear, with room for vehicles and toys. Conveniently located just 28 minutes from Main Street Bozeman, 38 minutes to Bridger Bowl, and 30 minutes to Livingston, with access to ATV trails in the Bangtail Mountains, this property offers the perfect balance of seclusion, accessibility, and elevated mountain living.

Bozeman

176 Game Trail Road

4 Beds

3 Baths

4,280 Sq.Ft.

$3,499,000

MLS#: 409522

A rare opportunity to acquire 206 contiguous acres of agricultural land with exceptional development potential. Ideally situated just south of I-90 between Billings and Laurel, this expansive parcel offers excellent visibility an access from the I-90 South Frontage Road—positioning it as a strategic location for both commercial and residential development possibilities. The proximity to the Yellowstone River and major transportation corridors enhances its long-term appeal. Well-positioned for potential commercial development along the high-traffic frontage road, with additional possibilities for residential use on the remaining acreage. Interstate access ramp less than 1 Mile away from the property. There are no existing development plans or approvals in place, offering maximum flexibility to shape the site to fit your vision.

Billings

4634 Christensen Road

None Beds

None Baths

206.0 acres

$3,495,000

MLS#: 408765

Discover The Urban Sanctuary—a refined, modern retreat where architectural craftsmanship, natural materials, and thoughtful design come together in quiet harmony. Tucked into Bozeman’s historic southside, this custom residence offers rare privacy and serenity while remaining just moments from downtown and Montana State University. Step inside to a warm, elevated interior anchored by a dramatic vaulted great room with floor-to-ceiling doors that open fully to the courtyard for seamless indoor–outdoor living. Natural light fills the space, highlighting wide-plank white oak flooring, custom oak cabinetry, a gallery-style art wall, and fireplace. A chef’s kitchen features a Bluestar 8-burner professional range, Thermador panel-ready refrigerator, quartz waterfall island, terrazzo backsplash, and extensive built-in storage—perfect for cooking, gathering, and entertaining. A lofted lounge above creates a second relaxed living space for movie nights or quiet reading. The main-level primary suite is a peaceful sanctuary, opening directly to a secluded wellness courtyard and a custom Finnleo sauna. The spa-inspired bath includes a composite soaking tub, ½" glass shower with dual waterfall heads, and ambient lighting. Upstairs are two additional bedrooms and a beautifully appointed full bath, offering comfort for guests or family. A main-level powder room adds convenience. A detached one-bedroom casita (ADU) mirrors the same modern aesthetic and craftsmanship, providing its own kitchen, living area, full bath, and private outdoor retreat. Ideal for personal or short term rental guests, a caretaker, multi generational living or a dedicated studio/office. Designed for stillness and connection, the property features two distinct courtyards with artisan steelwork, raised garden beds, lush landscaping, and intimate gathering spaces. Enjoy a covered outdoor lounge with a Malm wood fireplace, a zen garden framed by custom steel trellises, and sculptural basalt art. Professionally designed and installed landscaping includes full irrigation, lighting, and fruit/shrub trees. A sound-insulated Art/Music/Fitness Studio with natural light provides flexible creative or wellness space. The finished, insulated two-car garage includes an extra-tall bay suitable for an RV and is equipped with a Hot Dawg heater. A truly rare offering in the heart of Bozeman, The Urban Sanctuary balances privacy, artistry, and modern luxury in one cohesive, inspired property.

Bozeman

209 S 8th Avenue

3 Beds

2 Baths

3,046 Sq.Ft.

$3,495,000

MLS#: 408457

A masterpiece of sustainable design, this exceptional, gated estate redefines sophisticated Western living. Envisioned for the connoisseur of quiet opulence, the residence seamlessly integrates state-of-the-art geothermal and a comprehensive, seller owned, solar array, culminating in an astonishing operational cost of approximately $60 per annum.
Commanding the landscape from 20 private acres, the property offers uninterrupted 360-degree panoramas of the Bridger Mountains, Horseshoe Hills, Tobacco Root, and Gallatin Ranges. Every aspect of this sanctuary exudes refined elegance, blending rustic textures with modern functionality and premium finishes.
For the equestrian, a beautifully appointed 3-stall barn with auto waterers, wash facility, tack room, 60ft arena, and 3 fenced pastures with dry lots await. The discerning amateur astronomer will appreciate the private observatory with Meade 12in RCX goto telescope, location offering pristine, dark skies.
Inside, discover an open-concept, 4B|4B single-level layout featuring a chef's kitchen with double sinks, abundant storage with large walk-in pantry, Net-Zero fireplace, luxury primary suite with his and hers vanities, whole house in-floor radiant heat, AC, a dedicated theater room with stadium seating, a professional subterranean heated and cooled greenhouse and workshop. The expansive covered patio overlooks a backyard oasis with irrigated landscape beds and lawns, a garden, and a custom gas fire pit, capturing some of the most commanding mountain vistas in the region. Located near 2 world-class fly fishing rivers, Bozeman, Big Sky, and Yellowstone International Airport. Additional amenities include a security camera system, quad insulated windows with UV block, newer 50year roof, newly upgraded well pump system, Generac generator, and the ability to subdivide. NO HOA. MINIMAL Covenants. This is more than a home; it is an experience of unparalleled quality, privacy and bespoke tranquility."
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Manhattan

9670 Prairie Rd

4 Beds

2 Baths

4,023 Sq.Ft.

$3,495,000

MLS#: 408062

Bozeman

515 S Black Avenue

4 Beds

4 Baths

4,743 Sq.Ft.

$3,490,000

MLS#: 410203

Crooked Canyon Lodge is a premier riverfront retreat on the Gallatin River. Ideally located between Bozeman and BigSky with views of Storm Castle Peak and direct access to world class fly fishing.
The 3501 square-foot home offers four bedrooms, 3 1/2 baths, plus additional accommodations in the loft and den. The main level primary suite opens to the spacious deck with the hot tub overlooking the river. Upstairs features two bedrooms with a shared bath, plus bunk room with two sets of bunks. The chef's kitchen is both elegant and functional showcasing granite countertops, premium stainless steel appliances, a walk-in pantry, and an inviting island for gathering. Enjoy indoor dining or outdoor entertaining with built-in gas grill and seamless access to the river via private trail. The stretch of water featured in 'A River Runs Through It' offers a rare blend of cinematic beauty and world-class angling. Set on 1.5 acres within walking distance to the Gallatin National Forest with private trail to the river. Big Sky and Yellowstone National Park are a short drive away, ideal for fishing recreation or Montana getaway.

Gallatin Gateway

64190 Gallatin Road

4 Beds

3 Baths

3,501 Sq.Ft.

$3,475,000

MLS#: 410821

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