Wake to the sound of the Gallatin River, step outside with a fly rod and end the day beneath Sheep Rock as the canyon settles into evening. Set along approximately 255 feet of private river frontage, 40 Cliff Manor offers a distinctly Montana lifestyle with direct walk-in river access, dramatic cliff views and year-round recreation beginning just beyond the door.
Ideally positioned between Bozeman and Big Sky, the property places the amenities of both communities within easy reach, with Big Sky Town Center and Bozeman approximately 25 minutes away. Yellowstone National Park’s West Entrance is approximately 1 hour south. Storm Castle Peak and Lava Lake trailheads are both within an eight-minute drive, creating immediate access to hiking, fishing, rafting, skiing and the surrounding national forest.
At home, the experience continues along the river. Soak in the riverside hot tub, relax in the infrared sauna, gather around the fire pit or outdoor gas fireplace, and enjoy covered patios designed for dining and taking in the scenery. Expansive windows and doors connect the interior gathering spaces to the water, trees and towering canyon walls beyond.
The residence is offered fully furnished and ready for immediate enjoyment. Three private king suites each with river views and separate entrances, and a dedicated bunk suite provide comfortable accommodations for guests and can sleep up to 14 guests, while the recreation room, gourmet kitchen, fitness area, dedicated office and high-speed Starlink internet support everything from extended stays to remote work and entertaining. A separate one-bedroom ADU with its own kitchen, living area, bathroom, exterior entrance and private patio adds valuable flexibility for management, guests, or staff.
Currently operating as a legal short-term rental, the property offers the freedom to enjoy it as a private Montana retreat, continue its established hospitality use or blend personal stays with income-producing potential. This is an opportunity to own a turnkey Gallatin River property where fly-fishing, mountain recreation and the amenities of both Bozeman and Big Sky come together in one exceptional location. Few Gallatin Canyon properties combine this level of private river frontage, turnkey luxury, extensive outdoor living and proximity to both Bozeman and Big Sky in one offering.
New construction
$7,649,000
40 Cliff Manor Ln, Gallatin Gateway, MT 59730
4beds
5,137sqft
Single Family Residence
Built in 2026
1.17 Acres Lot
$-- Zestimate®
$1,489/sqft
$-- HOA
What's special
Outdoor gas fireplaceDirect walk-in river accessDramatic cliff viewsFitness areaInfrared saunaPrivate river frontageRecreation room
- 17 days
- 812
- 80
Zillow last checked:
Listing updated:
Listed by:
Kari Francisco 406-595-3885,
Engel & Volkers - Bozeman
Source: Big Sky Country MLS,MLS#: 414836Originating MLS: Big Sky Country MLS
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 4
- Bathrooms: 6
- Full bathrooms: 4
- 1/2 bathrooms: 2
Rooms
- Room types: Dining Room, Full Bath, Garage, Half Bath, Kitchen, Living Room, Office, Family Room
Bedroom
- Level: Main
Den
- Level: Main
Dining room
- Level: Main
Family room
- Level: Upper
Other
- Level: Main
Other
- Level: Upper
Garage
- Level: Main
Half bath
- Level: Main
Kitchen
- Level: Main
Living room
- Level: Main
Heating
- Forced Air, Natural Gas
Cooling
- Ceiling Fan(s), Wall/Window Unit(s)
Appliances
- Included: Dryer, Dishwasher, Disposal, Microwave, Range, Water Softener, Washer
Features
- Fireplace, Vaulted Ceiling(s), Walk-In Closet(s), Window Treatments, Bedroom on Main Level, Full Bath on Main Level
- Flooring: Laminate, Tile
- Windows: Window Coverings
- Basement: Bathroom,Bedroom,Egress Windows,Rec/Family Area,Walk-Out Access
- Has fireplace: Yes
- Fireplace features: Basement, Gas
Interior area
- Total structure area: 5,137
- Total interior livable area: 5,137 sqft
- Finished area above ground: 2,791
Video & virtual tour
Property
Parking
- Total spaces: 2
- Parking features: Attached, Garage, Garage Door Opener
- Attached garage spaces: 2
Features
- Levels: Two
- Stories: 2
- Patio & porch: Balcony, Covered, Deck, Patio, Porch
- Exterior features: Garden, Sprinkler/Irrigation, Landscaping
- Has view: Yes
- View description: Mountain(s), River, Creek/Stream
- Has water view: Yes
- Water view: River,Creek/Stream
- Waterfront features: Creek, River Front, River Access
Lot
- Size: 1.17 Acres
- Features: Lawn, Landscaped, Sprinklers In Ground
Details
- Additional structures: Guest House, Greenhouse
- Additional parcels included: RIF2445
- Parcel number: RIF12444
- Zoning description: None/Unknown
- Special conditions: None
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Contemporary,Custom
- Property subtype: Single Family Residence
Materials
- Metal Siding
- Roof: Metal
Condition
- New Construction
- New construction: Yes
- Year built: 2026
Details
- Builder name: Black Mountain Architecture/ Fraser Construction
Utilities & green energy
- Water: Well
- Utilities for property: Electricity Available, Propane, Water Available
Community & HOA
Community
- Security: Security System, Carbon Monoxide Detector(s), Heat Detector, Smoke Detector(s)
- Subdivision: Cliff Manor
HOA
- Has HOA: No
Location
- Region: Gallatin Gateway
Financial & listing details
- Price per square foot: $1,489/sqft
- Tax assessed value: $442,504
- Annual tax amount: $5,259
- Date on market: 9/21/2026
- Cumulative days on market: 18 days
- Listing terms: Cash,1031 Exchange,3rd Party Financing
- Ownership: Full
- Electric utility on property: Yes
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 9/21/2026 | Listed for sale | $7,649,000+992.7%$1,489/sqft |
Source: Big Sky Country MLS #414836 Report a problem | ||
| 10/30/2023 | Sold | -- |
Source: Big Sky Country MLS #383848 Report a problem | ||
| 9/14/2023 | Pending sale | $700,000$136/sqft |
Source: Big Sky Country MLS #383848 Report a problem | ||
| 7/2/2023 | Listed for sale | $700,000$136/sqft |
Source: Big Sky Country MLS #383848 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2024 | $2,132 +5.3% | $442,504 |
| 2023 | $2,025 +18.3% | $442,504 +60.1% |
| 2022 | $1,712 +0.9% | $276,326 |
| 2021 | $1,697 -9.1% | $276,326 +3% |
| 2020 | $1,866 -7.6% | $268,193 |
| 2019 | $2,019 +83.6% | $268,193 +86.5% |
| 2018 | $1,100 +9.1% | $143,770 |
| 2017 | $1,008 +10.3% | $143,770 +17% |
| 2016 | $914 | $122,860 |
| 2015 | $914 +8.6% | $122,860 +94% |
| 2014 | $841 +14.5% | $63,318 +12.2% |
| 2013 | $735 +10.8% | $56,431 +15% |
| 2012 | $664 | $49,089 |
| 2011 | -- | -- |
| 2010 | -- | -- |
| 2009 | -- | -- |
| 2008 | -- | $26,300 |
| 2007 | -- | $26,300 |
| 2006 | -- | $26,300 |
| 2005 | -- | $26,300 |
| 2004 | -- | $26,300 |
| 2003 | -- | $26,300 +9.8% |
| 2002 | -- | $23,955 |
| 2000 | -- | $23,955 |
Find assessor info on the county website
Monthly payment
Est. payment
Payment breakdown
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Neighborhood: 59730
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- $432,9880.41 acresCliff Manor Ln, Gallatin gateway, MT 59730Off Market
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