Sleeping Buffalo Hot Springs 669 Buffalo Trl 8 Room Hotel Saco, MT 59261 $9,700,000 ($1,212,500/Room)

Sleeping Buffalo Hot Springs & Resort A Place Worth Preserving Sleeping Buffalo Hot Springs & Resort is a historic, income-producing destination resort located along Highway 2 between Malta and Saco in northeastern Montana. For nearly a century, visitors have traveled to Sleeping Buffalo for its naturally heated mineral waters, recreation, lodging, and hospitality. Today, the property combines that history with extensive modern improvements, multiple established business operations, and nearly 100 acres of real estate. The offering includes the existing hot springs resort and approximately 64 adjoining acres formerly operated as the Horizon Hills Golf Course, creating significant potential for future development. Hot Springs & Geothermal Resource At the heart of Sleeping Buffalo is the natural geothermal resource that has drawn visitors for generations. • 3,200-foot artesian well drilled in 2021 • Naturally heated mineral water at approximately 106–108 degrees • Non-chlorinated, flow-through mineral water system • 60' x 80' indoor mineral swimming pool • Indoor hot soaking pool • Cold plunge pool • Sauna • Conference and gathering space • 128' x 60' outdoor swimming pool completed in 2025 • Outdoor hot tub and expansive lounging areas • Lodging & RV Park Sleeping Buffalo offers several established lodging options, providing multiple revenue streams and accommodations for a variety of guests. • Five restored guest cabins • Three hotel-style guest rooms • 31-site RV park with full-service hookups • Cabins with full kitchens and living areas • Rustic log and stone construction • Outdoor gathering areas • 54 Prime Steakhouse & Buffalo Saloon Completed in 2023, 54 Prime Steakhouse and the Buffalo Saloon expanded the resort's food, beverage, and entertainment offerings. • Full-service restaurant • Commercial-grade kitchen • Spacious indoor dining • Outdoor patio seating • Adjoining full-service saloon • Casino • On-site 30' x 96' greenhouse providing fresh produce Residences & Supporting Improvements The property includes substantial residential, operational, and support improvements. • Approximately 5,388 SF owner's residence with four bedrooms and three bathrooms • Radiant floor heating • Custom woodwork • Heated garage • Concrete-encased walk-in gun safe • Separate 1,200 SF manager's residence • 100' x 50' shop • Extensive mechanical systems, utilities, and resort infrastructure • Nearly 100 Acres & Development Potential The offering has recently expanded with the addition of approximately 64 adjoining acres formerly operated as the Horizon Hills Golf Course, bringing the total property to just under 100 acres. A preliminary development concept prepared by the sellers illustrates the potential for 50 or more residential lots. Existing roadway access and multiple water sources are already in place, providing a foundation from which a buyer may evaluate future development. Potential uses could include: • Residential homesites • Vacation or second-home development • Additional lodging • Wellness-oriented residences • Complementary resort expansion The preliminary concept is conceptual only and does not represent an approved subdivision. Buyers should independently verify zoning, subdivision requirements, utilities, water availability, permitted uses, and development feasibility. Recreation & Location Sleeping Buffalo is situated directly across the road from Nelson Reservoir, a 4,100-acre recreational destination known for fishing, boating, and outdoor recreation. The surrounding area provides access to: • Walleye, northern pike, and perch fishing • Boating and water recreation • Waterfowl and upland bird hunting • Big game hunting • Wildlife viewing and photography • Nearby Bowdoin National Wildlife Refuge • Turnkey Offering Sleeping Buffalo is offered as an established operating business and real estate opportunity. The sale includes: • Nearly 100 acres of real estate • Hot springs resort and pool facilities • Lodging operations • 31-site RV park • 54 Prime Steakhouse • Buffalo Saloon • Owner's and manager's residences • Supporting buildings and infrastructure • FF&E • Inventory • Licenses Current management has expressed a willingness to remain following a sale, subject to mutually acceptable terms. Financial and operating information is available to qualified prospective buyers upon execution of a confidentiality/non-disclosure agreement. A Montana Destination with Room to Grow Sleeping Buffalo offers something increasingly difficult to replicate: an established hospitality operation built around a natural geothermal resource, combined with substantial existing improvements and nearly 100 acres of real estate. The next owner has the opportunity to continue an established destination, expand its existing operations, explore development of the adjoining acreage, or create a vision that combines all three while carrying forward a property that has been part of Montana's Hi-Line for generations.