1240 Twin River Cutoff Rd, Manhattan, MT 59741
What's special
Perched above the Gallatin River with commanding, unobstructed views stretching across the valley, this is one of the most exceptional homesites in the Bozeman area. From the moment you enter the stone clad with timber pillars, the 20.5 acre property reveals its striking design, featuring a dramatic open-air concept between levels that creates a seamless flow of space & light. Expansive windows frame the river & mountains like art, filling the home with natural light & protected views. Designed for both entertaining & everyday comfort, the 6,537 SF home features 6 spacious bedrooms, 6 bathrooms, a chef’s kitchen, a private library, an executive office, fully equipped theater room & lower level kitchen with wine cellar. Every floor has bedrooms, with the primary en suite on the upper level complete with its own fireplace & breathtaking views. This creates a private sanctuary within the home. Spacious bedroom on main floor could easily be converted to an additional primary en suite. The chef’s kitchen opens seamlessly to the fireplace-centered living room, creating an ideal setting for gathering & entertaining. From there, step into an exceptional outdoor living space designed to capture sweeping river & mountain views, complete with a statement outdoor fireplace & a premium vented BBQ. The property continues to impress with an outdoor pond & a beautifully designed 1,272 SF guest house, offering the same level of quality and attention to detail. It features a spacious kitchen, 2 beds, 2 baths, a/c & its own fireplace. Ideal for hosting guests, a care taker or accommodating multigenerational living in comfort and style. A massive 3,600 SF shop/barn provides exceptional versatility, featuring five stalls, pass-through access, hay storage, an RV-height garage door & extensive space for equipment, recreational vehicles, or hobbies. As part of GRR, ownership includes access to: walk-out Gallatin River frontage (3 min. from this home), 640 acres of State Land & 270 acres of Fish & Wildlife land. A privately owned world-class equestrian center within the ranch offers boarding, training, and both indoor & outdoor arenas. Enjoy miles of riding trails, blue-ribbon fly fishing & the quiet beauty of Montana living—all just 25 minutes from Bozeman, with convenient access to Yellowstone International Airport & recreation in Big Sky. A rare opportunity to own a legacy estate with top of the world views. Call your favorite realtor for a private showing.
- 180 days |
- 587 |
- 30 |
Travel times
Living Room
Kitchen
Primary Bedroom
Zillow last checked:
Listing updated:
Nancy Clark 406-579-9190,
AmeriMont Real Estate,
Ciana Jimenez 808-366-8069,
AmeriMont Real Estate
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 6
- Bathrooms: 6
- Full bathrooms: 3
- 3/4 bathrooms: 3
Rooms
- Room types: Three Quarter Bath, Bonus Room, Bedroom, Dining Room, Full Bath, Kitchen, Laundry, Loft, Living Room, Office, Family Room, Wine Room
Primary bedroom
- Level: Upper
Bedroom
- Level: Upper
Bedroom
- Level: Main
Bonus room
- Level: Upper
Den
- Level: Upper
Dining room
- Level: Main
Other
- Level: Upper
Kitchen
- Level: Main
Laundry
- Level: Main
Living room
- Level: Main
Loft
- Level: Upper
Other
- Level: Upper
Other
- Level: Main
Heating
- Forced Air, Natural Gas
Cooling
- Central Air, Ceiling Fan(s)
Appliances
- Included: Built-In Oven, Cooktop, Dryer, Dishwasher, Freezer, Disposal, Microwave, Range, Refrigerator, Water Softener, Trash Compactor, Wine Cooler, Washer
Features
- Wet Bar, Fireplace, Steam Shower, Vaulted Ceiling(s), Walk-In Closet(s), Wood Burning Stove, Window Treatments, Bedroom on Main Level, Home Theater
- Flooring: Hardwood, Tile
- Windows: Window Coverings
- Basement: Bedroom,Egress Windows,Kitchen,Rec/Family Area,Bath/Stubbed,Walk-Out Access
- Has fireplace: Yes
- Fireplace features: Basement, Gas, Wood Burning, Wood BurningStove
Interior area
- Total structure area: 6,537
- Total interior livable area: 6,537 sqft
- Finished area above ground: 4,283
Video & virtual tour
Property
Parking
- Total spaces: 3
- Parking features: Attached, Garage
- Attached garage spaces: 3
Features
- Levels: Two
- Stories: 2
- Patio & porch: Balcony, Covered, Deck, Patio, Porch
- Has view: Yes
- View description: Mountain(s), River, Southern Exposure, Creek/Stream, Valley
- Has water view: Yes
- Water view: River,Creek/Stream
Lot
- Size: 20.53 Acres
- Features: Adjacent To Public Land
Details
- Additional structures: Barn(s), Guest House, Storage, Workshop
- Parcel number: RDE45555
- Zoning description: RR
- Special conditions: None
- Horse amenities: Livestock Barn
Construction
Type & style
- Home type: SingleFamily
- Property subtype: Single Family Residence
Condition
- New construction: No
- Year built: 2003
Details
- Builder name: Tim Dean
Utilities & green energy
- Sewer: Septic Tank
- Water: Well
- Utilities for property: Electricity Connected, Propane, Septic Available, Water Available
Community & HOA
Community
- Security: Carbon Monoxide Detector(s), Fire Sprinkler System
- Subdivision: Gallatin River Ranch
HOA
- Has HOA: Yes
- Amenities included: Water, Trail(s)
- Services included: Road Maintenance, Snow Removal
- HOA fee: $100 monthly
Location
- Region: Manhattan
Financial & listing details
- Price per square foot: $656/sqft
- Tax assessed value: $4,323,698
- Annual tax amount: $40,794
- Date on market: 4/8/2026
- Cumulative days on market: 157 days
- Listing terms: Cash,1031 Exchange,3rd Party Financing
- Electric utility on property: Yes
- Road surface type: Gravel
Price history
| Date | Event | Price |
|---|---|---|
| 6/16/2026 | Price change | $4,290,000-0.2%$656/sqft |
Source: Big Sky Country MLS #409288 | ||
| 6/15/2026 | Price change | $4,300,000+8.2%$658/sqft |
Source: Big Sky Country MLS #409288 | ||
| 5/23/2026 | Pending sale | $3,975,000$608/sqft |
Source: Big Sky Country MLS #409288 | ||
| 4/8/2026 | Listed for sale | $3,975,000$608/sqft |
Source: Big Sky Country MLS #409288 | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $40,574 +83% | $4,323,698 +55.7% |
| 2024 | $22,177 +19.6% | $2,776,596 +6% |
| 2023 | $18,543 +13.1% | $2,620,236 +36.7% |
| 2022 | $16,399 -0.8% | $1,916,161 |
| 2021 | $16,528 +6.8% | $1,916,161 +24.3% |
| 2020 | $15,476 -34.4% | $1,542,156 -25.1% |
| 2019 | $23,604 +63.2% | $2,059,926 +60% |
| 2018 | $14,461 -2.5% | $1,287,165 |
| 2017 | $14,825 +19.1% | $1,287,165 +17% |
| 2016 | $12,443 | $1,100,000 -39.3% |
| 2015 | $12,443 -11.5% | $1,811,600 +104.5% |
| 2014 | $14,061 +1.5% | $886,059 +0.9% |
| 2012 | $13,847 | $877,820 |
| 2011 | -- | -- |
| 2010 | -- | -- |
| 2009 | -- | -- |
| 2008 | -- | $1,332,397 |
| 2007 | -- | $1,332,397 |
| 2006 | -- | $1,332,397 +42.3% |
| 2005 | -- | $936,159 |
| 2004 | -- | $936,159 +140.9% |
| 2003 | -- | $388,609 |
Find assessor info on the county website
Monthly payment
Estimated market value
$4,031,000
$3.83M - $4.23M
Not available
Climate risks
Explore flood, wildfire, and other predictive climate risk information for this property on First Street®️.