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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.

• Bedrooms
  4
• Bathrooms
  5
• Sq Footage
  5137
• Acres
  1.17
• Days on Market
  39

Additional Features

• Above Grade Finished Area
  2791
• Appliances
  Dryer, Dishwasher, Disposal, Microwave, Range, Water Softener, Washer
• Architectural Style
  Contemporary, Custom
• Attached Garage
  Yes
• Basement
  Bathroom, Bedroom, Egress Windows, Rec Family Area, Walk Out Access
• Bathrooms Full
  4
• Bathrooms Half
  2
• Bathrooms Total Integer
  5
• Bedrooms Total
  4
• Builder Name
  Black Mountain Architecture/ Fraser Construction
• Building Area Total
  5137
• City
  Gallatin Gateway
• Construction Materials
  Metal Siding
• Contract Status Change Date
  2026-09-21
• Cooling
  Ceiling Fans, Wall Window Units
• Cooling
  Yes
• Cumulative Days On Market
  31
• Directions
  From Big Sky head north on U S 191 just past Upper Storm Castle Take Out, R on Cliff Manor. From Gallatin Gateway S on U S 191, just before the Upper Storm Castle Turn
• Documents Count
  3
• Fireplace Features
  Basement, Gas
• Fireplace
  Yes
• Flooring
  Laminate, Tile
• Garage Spaces
  2
• Garage
  Yes
• Heating
  Forced Air, Natural Gas
• Heating
  Yes
• Interior Features
  Fireplace, Vaulted Ceilings, Walk In Closets, Window Treatments, Bedroom On Main Level, Full Bath On Main Level
• Latitude
  45.461751
• Levels
  Two
• Listing Contract Date
  2026-09-21
• Listing Key
  1191184716
• List Price
  7649000
• Living Area
  5137
• Longitude
  -111.250445
• Lot Features
  Lawn, Landscaped, Sprinklers In Ground
• Lot Size Acres
  1.16500
• Lot Size Square Feet
  50747
• MLS Area Major
  Greater Big Sky
• MLS Area Minor
  5 C N - Gallatin Canyon North
• MLS Status
  Active
• New Construction
  Yes
• Occupant Type
  Owner
• Original List Price
  7649000
• Originating System Name
  S W M T
• Other Structures
  Guest House, Greenhouse
• Ownership
  Full
• Parcel Number
  R I F12444
• Parking Features
  Attached, Garage, Garage Door Opener
• Patio And Porch Features
  Balcony, Covered, Deck, Patio, Porch
• Pets Allowed
  Yes
• Photos Count
  96
• Postal Code
  59730
• Property Sub Type
  Single Family Residence
• Property Type
  Residential
• Roof
  Metal
• Security Features
  Security System, Carbon Monoxide Detectors, Heat Detector, Smoke Detectors
• Standard Status
  Active
• Stories
  2
• Subdivision Name
  Cliff Manor
• Tax Annual Amount
  5259.17
• Tax Legal Description
  CLIFF MANOR SUB, S29, T04 S, R04 E, LOT 2, ACRES 0.75, PLAT G-3-A AND E HALF OF LOT 3, 0.415 ACRES
• Tax Year
  2025
• Unparsed Address
  40 Cliff Manor Lane
• Utilities
  Electricity Available, Propane, Water Available
• View
  Mountains, River, Creek Stream
• View
  Yes
• Waterfront Features
  Creek, River Front, River Access
• Water Source
  Well
• Window Features
  Window Coverings
• Year Built
  2026

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