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Katie McNamara

katie.mcnamara@engelvoelkers.com +1(406) 880-2800

$ 3,750,000

Est. payment -/mo

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815 US Highway 93 S Hamilton, MT 59840

5,233 SqFt

UPDATED:

Key Details

Property Type Commercial

Sub Type Building/Land

Listing Status Active

Purchase Type For Sale

Square Footage 5,233 sqft

Price per Sqft $716

MLS Listing ID 30072768

Construction Status Updated/Remodeled,See Remarks

HOA Y/N No

Year Built 1966

Annual Tax Amount $10,623

Tax Year 2025

Lot Size 17.070 Acres

Acres 17.07

Property Sub-Type Building/Land

Property Description

“A River Runs Through It” at Angler's Roost RV & Campground, a premier riverfront destination nestled in the heart of Montana's scenic Bitterroot Valley between the Sapphire Mountains and the Bitterroot Range of the Rocky Mountains. Situated on approximately 17 acres with nearly one-quarter mile of frontage along the renowned Bitterroot River, this exceptional year-round campground offers a rare opportunity to own a thriving hospitality and recreation business on one of Montana's most celebrated blue-ribbon trout fisheries. Anglers from across the nation are drawn to these waters to pursue rainbow, brown, cutthroat, and occasional bull trout while enjoying the breathtaking beauty of Western Montana. The property features 64 RV sites, including 45 metered sites, five tent sites, and riverfront sites offering water and electric service. Guests enjoy exclusive access to a private boat launch secured by app or key-card activated entry. Montana Fish & Wildlife Parks currently maintains a paid agreement with the sellers for access to the boat launch. Amenities include a 1900-square-foot general store stocked with Montana-made gifts, fly-fishing equipment, RV supplies, groceries, and licensed sales of beer, wine, and tobacco. Additional guest amenities include a remodeled coin-operated laundry facility, men's, women's, family, and ADA-compliant restrooms and showers, picnic and recreation areas, RV dump station, propane fill station, dog run, Star Link Wi-Fi, and security camera system. Unique lodging accommodations include a charming Conestoga Wagon that sleeps four and is equipped with heat, air conditioning, and a mini refrigerator. Additional improvements include a 1,026-square-foot shop building, a private 440-square-foot office with bathroom, two public wells, and five septic systems. Residential accommodation consists of four apartments, including a 780-square-foot two-bedroom, one-bath unit, a spacious 1,118-square-foot one-bedroom, one-bath owner's residence, and a 625-square-foot one-bedroom, one-bath manager's apartment or potential short-term rental, adding the remodel of a 470 sq.ft. studio apartment. The campground also benefits from month-to-month residents occupying metered sites. Located just minutes from downtown Hamilton, guests enjoy convenient access to breweries, golf courses, live entertainment, theaters, local dining, boutique shopping, and a charming historic downtown. The paved 43-mile bitterroot bike trail starts at our campground. Outdoor recreation opportunities abound, including fly fishing, rafting, hiking, horseback riding, mountain biking, snowmobiling, hunting, rock climbing, cross-country skiing, swimming, off-roading, and touring Montana's scenic byways. Nearby attractions include the Bitterroot Trail, Lake Como, Painted Rocks Lake, Skalkaho Falls, and the historic filming locations associated with Yellowstone's Dutton Ranch in Darby. Angler's Roost RV & Campground offers a rare combination of riverfront beauty, established income, extensive amenities, and unmatched access to some of Montana's finest outdoor recreation. Please do not disturb residents, guests, or staff. Showings are by appointment only.

Location

State MT

County Ravalli

Community Fishing, Gated

Zoning None

Body of Water Bitterroot River

Interior

Interior Features InteriorFeatures

Heating Baseboard, Electric, Forced Air, Gas

Cooling Ductless

Flooring Carpet, Concrete, Ceramic Tile, Heavy Duty, Hardwood, Laminate

Equipment List Available

Fireplace No

Laundry Coin-operated

Exterior

Exterior Feature Balcony, Dog Run, Fire Pit, Playground, RV Hookup, Propane Tank - Leased

Parking Features Additional Parking, Boat, Electric Gate, RV Access/Parking

Fence Partial, Wood

Community Features Fishing, Gated

Utilities Available Cable Available, Electricity Connected, Propane, Phone Connected, Separate Meters

Waterfront Description Navigable Water,River Front,Waterfront

View Y/N Yes

Water Access Desc Shared Well

View Mountain(s), Creek/Stream, Trees/Woods

Roof Type Metal

Topography Varied

Street Surface Asphalt,Gravel

Porch Balcony

Road Frontage Highway

Garage No

Building

Lot Description Gentle Sloping, Level, Views

Dwelling Type Mixed Use,Office,Retail

Building Description Metal Frame,Wood Siding,Wood Frame, Living Area,Private Restrooms,Reception Area,Sign(s),Wi-Fi

Foundation Poured, Slab

Sewer Private Sewer, Septic Tank

Water Shared Well

Structure Type Metal Frame,Wood Siding,Wood Frame

Construction Status Updated/Remodeled,See Remarks

Schools

School District District No. 3

Others

Tax ID 13136612101360000

Security Features Security System Owned,Smoke Detector(s),Security System

Acceptable Financing Cash, Conventional

Listing Terms Cash, Conventional

Special Listing Condition Standard

Listed by Montana Home and Land, Inc

NEARBY SCHOOLS & PROPERTIES

Katie McNamara

Agent | License ID: RRE-RBS-LIC-98240051

+1(406) 880-2800

Katie McNamara

815 US Highway 93 S Hamilton, MT 59840

Key Details

Location

Interior

Exterior

Building

Schools

Others

NEARBY SCHOOLS & PROPERTIES

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815 US Highway 93 S