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For sale
    • Price cut: $200K (7/16)
    $4,995,000

    396 Lower Promontory Rd, Big Sky, MT 59716

    5beds
    7,458sqft
    : 
    $33,046/mo
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    Single Family Residence
    Built in 2014
    19.8 Acres Lot
    $-- Zestimate®
    $670/sqft
    $1,417/mo HOA

    What's special

    Thoughtfully designed estatePristine asphalt drivewaySpacious game roomCustom sleeping nookTwo fully equipped kitchens
    Welcome to 396 Lower Promontory, a true Big Sky retreat where privacy, recreation, and timeless mountain design converge. Nestled on over 19 acres with sweeping views of the Spanish Peaks and Gallatin Range, this property combines serenity and convenience—just 25 minutes from world-class skiing at Big Sky Resort, a short drive to the Gallatin River, and direct neighborhood access to snowmobiling, ATV, hiking, and biking trails. Spanning nearly 7,500 square feet, this thoughtfully designed estate features five bedrooms, a custom sleeping nook, seven full bathrooms, three living areas, and a spacious game room, providing ample space for family and guests. Two fully equipped kitchens make entertaining effortless—perfect for hosting holidays or gatherings when everyone wants to experience life in Big Sky. Enjoy over 2,000 square feet of decks and porches, including an outdoor dining area beside a massive stone wood-burning fireplace—the perfect setting for summer dinners, stargazing, or making s’mores under Montana’s vast night sky. A spring-fed pond with a custom rock waterfall adds a tranquil touch to the property, creating your own private mountain sanctuary. Built in 2014 with a substantial addition completed in 2019, the home blends modern finishes with enduring mountain architecture. A pristine asphalt driveway leads to two garages, providing abundant space for vehicles, outdoor toys, and recreational gear. Located within Buck Ridge Ranch, the only neighborhood in Big Sky with direct trail access to thousands of acres of U.S. Forest Service land, residents enjoy a truly unique privilege—unparalleled adventure right from the doorstep. 396 Lower Promontory is more than a home; it’s an invitation to live the Big Sky lifestyle at its best. Schedule your private tour today and experience this remarkable estate firsthand.
    289 days
    |
    691
    |
    67
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    Zillow last checked:

    Listing updated:

    Listed by:

    Michael Pitcairn 406-539-6060,

    Outlaw Realty

    Source: Big Sky Country MLS,MLS#: 406577Originating MLS: Big Sky Country MLS

      Facts & features

      Interior

      Bedrooms & bathrooms
      • Bedrooms: 5
      • Bathrooms: 8
      • Full bathrooms: 7
      • 1/2 bathrooms: 1
      Rooms
      • Room types: Dining Room, Full Bath, Half Bath, Kitchen, Living Room, Office
      Primary bedroom
      • Level: Main
      Bedroom
      • Level: Upper
      Den
      • Level: Third
      Dining room
      • Level: Main
      Other
      • Level: Main
      Other
      • Level: Upper
      Half bath
      • Level: Main
      Kitchen
      • Level: Main
      Kitchen
      • Level: Upper
      Living room
      • Level: Main
      Living room
      • Level: Upper
      Heating
      • Baseboard, Electric, Propane
      Cooling
      • Ceiling Fan(s), None
      Appliances
      • Included: Dryer, Dishwasher, Disposal, Microwave, Range, Refrigerator, Water Softener, Washer
      Features
      • Fireplace, Walk-In Closet(s)
      • Flooring: Engineered Hardwood, Partially Carpeted
      • Basement: Bathroom,Bedroom
      • Has fireplace: Yes
      • Fireplace features: Gas, Wood Burning
      Interior area
      • Total structure area: 7,458
      • Total interior livable area: 7,458 sqft
      • Finished area above ground: 6,386
      Video & virtual tour

      Property

      Parking
      • Total spaces: 2
      • Parking features: Attached, Garage, Garage Door Opener
      • Attached garage spaces: 2
      • Has uncovered spaces: Yes
      Features
      • Levels: Three Or More
      • Stories: 3
      • Patio & porch: Balcony, Covered, Deck, Patio, Porch
      • Exterior features: Blacktop Driveway, Landscaping
      • Has view: Yes
      • View description: Mountain(s), Trees/Woods
      • Waterfront features: Creek, Pond, Seasonal, Stream
      Lot
      • Size: 19.8 Acres
      • Features: Landscaped
      Details
      • Parcel number: RLE33499
      • Zoning description: RR
      • Special conditions: None

      Construction

      Type & style
      • Home type: SingleFamily
      • Architectural style: Custom
      • Property subtype: Single Family Residence
      Materials
      • Wood Siding
      • Roof: Metal
      Condition
      • New construction: No
      • Year built: 2014
      Details
      • Builder name: Mark Hackbarth

      Utilities & green energy

      • Sewer: Septic Tank
      • Water: Well
      • Utilities for property: Electricity Connected, Fiber Optic Available, Septic Available, Water Available

      Community & HOA

      Community
      • Features: Gated
      • Security: Fire Sprinkler System, Gated Community
      • Subdivision: Buck Ridge Ranch
      HOA
      • Has HOA: Yes
      • Amenities included: Trail(s)
      • Services included: Road Maintenance, Snow Removal
      • HOA fee: $6,500 annually
      • Second HOA fee: $875 monthly
      Location
      • Region: Big Sky

      Financial & listing details

      • Price per square foot: $670/sqft
      • Tax assessed value: $4,081,859
      • Annual tax amount: $22,126
      • Date on market: 10/22/2025
      • Cumulative days on market: 752 days
      • Listing terms: Cash,3rd Party Financing
      • Ownership: Full
      • Electric utility on property: Yes
      • Road surface type: Gravel, Paved

        Estimated market value

        Not available

        Estimated sales range

        Not available

        Not available

        Price history

        DateEventPrice
        7/16/2026Price change$4,995,000-3.8%$670/sqft
        Source: Big Sky Country MLS #406577 Report a problem
        5/20/2026Price change$5,195,000-5.5%$697/sqft
        Source: Big Sky Country MLS #406577 Report a problem
        12/15/2025Price change$5,499,000-8.3%$737/sqft
        Source: Big Sky Country MLS #406577 Report a problem
        10/22/2025Listed for sale$5,995,000$804/sqft
        Source: Big Sky Country MLS #406577 Report a problem
        10/19/2025Listing removed$12,000$2/sqft
        Source: Zillow Rentals Report a problem
        10/1/2025Listing removed$5,995,000$804/sqft
        Source: Big Sky Country MLS #392956 Report a problem
        9/17/2025Listed for rent$12,000$2/sqft
        Source: Zillow Rentals Report a problem
        8/7/2025Price change$5,995,000-4.1%$804/sqft
        Source: Big Sky Country MLS #392956 Report a problem
        6/4/2025Price change$6,250,000-3.8%$838/sqft
        Source: Big Sky Country MLS #392956 Report a problem
        6/25/2024Listed for sale$6,500,000$872/sqft
        Source: Big Sky Country MLS #392956 Report a problem

        Public tax history

        YearProperty taxesTax assessment
        2025$21,859 -11%$4,081,859 -9.3%
        2024$24,572 +6.1%$4,498,149
        2023$23,169 +57.2%$4,498,149 +94.8%
        2022$14,740 -11.7%$2,309,639
        2021$16,686 +80.2%$2,309,639 +45%
        2020$9,261 +81.2%$1,592,732 +96.5%
        2019$5,111 +37.4%$810,442 +40.7%
        2018$3,720 +15.9%$576,160
        2017$3,211 -5.6%$576,160 +13.1%
        2016$3,401 $509,522 +86.7%
        2015$3,401 +6611.6%$272,862 +4875.6%
        2014$51 $5,484
        Find assessor info on the county website

        Monthly payment

        Est. payment

        Payment breakdown

        Explore the cost of this home by adjusting the details. Changes won't be saved.
        All calculations are estimates and provided by Zillow, Inc. for informational purposes only. Actual amounts may vary.
        HOA fees may include property taxes on listings classified as Co-Ops. Contact the listing agent and/or owner for fee details.
        Mortgage interest rates are dependent on a number of factors, including credit score, down payment, and repayment length. Interest rate data provided by Zillow Group Marketplace, Inc. as of 1/1/1970 from various mortgage lenders with which we have lead or other similar arrangements; the Estimated Payment is an average of those rates.
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        Climate risks

        Neighborhood: 59716

        Getting around

        0 / 100
        Car-Dependent
        13 / 100
        Somewhat Bikeable

        Nearby schools

        GreatSchools rating

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