Fall River Retreat

Ashton, ID 83420

For Sale: $2,900,000

7 Beds
5 Full, 3 Three Quarter Baths
2 on a Lot
5,036 sq ft
Lot 40 acres
Year Built: 1992
Property Tax: $6,001/year

Property Description

Fall River Retreat (FRR) is sited along the banks of the Fall River 50-minutes North of Driggs, ID and an hour outside of Idaho Falls. This secluded 40-acre recreational haven is bordered on two sides by the Targhee National Forest and nestled nearby Yellowstone and Grand Teton National Parks. The adjacent National Forest lead to the nearby National Parks and provide direct access to millions of acres of one of the most pristine wilderness areas in the country, all of which can be reached directly outside your door. There are literally countless year around recreational and sporting opportunities out-the-back-door.

The Fall River Retreat borders National Forest to its south and east and is the first privately owned property the Fall River passes through as it exits public lands. Entry to the property is along a public Forest Service road to a private gate in the southeast corner. The southern one-third of the property is a densely treed hillside (consisting primarily of healthy lodgepole pines, douglas firs and aspen) leading to a sage covered flat that runs up to the Fall River. A small seasonal wetland area exists at the bottom of the hillside which helps feed a pond during snow melt. There is a partially improved trail system along the river, through the sage meadow and on top of hillside, which provides easy access to all areas of the property (ATV, hiking, etc.) While the property is not fully fenced, there is a pasture area behind the bunkhouse that is partially fenced and fencing could be completed to create a pasture or corral.



Located in Eastern Idaho just 7-miles, as the crow flies, from the southwest corner of Yellowstone Park and 15-miles east of the rural farming town of Ashton, the Fall River Retreat is 50-minutes north of the mountain community of Driggs and an hour northeast of Idaho Falls. Access to the property is over paved county maintained roads until the last mile, which is along a good gravel road over national forest lands to the main entry gate. The retreat lies at 5,700 feet and is the first privately owned property the Fall River passes through as it exits the Targhee National Forest. Nearby Driggs and its sister community of Victor offer a wide variety of services and amenities including high-end restaurants, grocery and hardware stores, several golf courses and Grand Targhee Ski Resort (recently ranked as one of the nation’s top ten ski resorts by Forbes magazine). Additionally, Driggs has an excellent general aviation airport, the Driggs-Reed Memorial Airport, served by Teton Aviation Center, offering an on-site restaurant, pilot’s lounge, custom concierge services, maintenance, hangers and a paved 7,300 by 100 foot runway at 6,230± feet in elevation. A more extensive selection of services is offered in Idaho Falls 65-miles to the southwest, including commercial airline service, most big-box stores and the regional trauma center.



Built in 1992, with 3 bedrooms, 1-full bathroom and 1-¾ bathroom, and 3,056 square feet of living space, the lodge sits on the banks of the Fall River and has an expansive 2,000 square foot wrap around deck to enjoy the sights and sounds of the river and surrounding forest. The river front lodge features a large great room, with vaulted ceiling, fully remodeled oversized kitchen, extra-large pantry, separate sitting room, large mud-room and two fireplaces. 



The bunkhouse is located across the circular entry drive from the lodge and was constructed in 1998. The first floor houses the bunk rooms, consisting of five converted horse stalls, each with two single beds. The lower level also has two full bathrooms, laundry/storage, and an oversized two-car garage (currently set up as a game room). The 1,980 square foot upper level has four private bedroom suites, each with a private full bathroom and minibar. The suites also share a full kitchen and a large balcony/deck with a view of the Fall River which - less than 100 feet away. Combined, the river lodge and bunkhouse/suites can sleep up to 30 people.



A large detached garage offers four additional oversized garage stalls for parking vehicles and toys—or it could be used as a shop— or both. A fifth garage stall is open in the front and currently used for storing firewood, tools, etc.



A small generator shed houses a diesel generator, with 250 gallon fuel tank, that conducts 25 kilowatts. It automatically starts in the case of a power outage and provides full power to the river lodge.



FRR is situated in the middle of an important game corridor and is home to resident and migrating wildlife you would expect in the greater Yellowstone ecosystem. Hunting for big game and upland birds on the property and in the nearby forests is outstanding. Big game at FRR includes: black bear, grizzly bear, mountain lion, moose, elk, wolf, whitetail deer and mule deer. Smaller animals include: coyotes, otters, pine martins, marmot, weasels, fox and bobcat. Upland game birds include: ruffed grouse, sharp-tailed grouse and partridge. Other winged wildlife regularly seen include: bald eagle, golden eagle, trumpeter swans, sand hill cranes, osprey, hawks, geese, ducks, cormorants, and many others. Fishing is great at the FRR and includes over 1,000 feet of both sides of the Fall River, which holds about 3,000 trout per mile. There are no commercially guided trips allowed on the Fall River, which adds to the seclusion and sets it apart from the vast majority of other western riverfront recreational properties. Fall River trout rarely see a fly from anyone other than the owners. The trout pond, located a couple hundred yards from the river lodge, is fed by a small spring and seasonal snowmelt. It is dredged to 8-12 feet and has an aerator/diffuser, which allows trophy trout to holdover throughout the winter months. Hard fighting trophy trout can be stocked as needed and thrive in the healthy pond ecosystem.



Given the unique nature of the property, it has been a highly successful part-time vacation rental by the current owners. The property has a current Class II lodging permit with Fremont County, which allows for up to 30 guests per night. Nightly rates run between $1,000 (offseason) - $1,800 (peak summer months) per night and it books 1-1.5 years in advance for family reunions and corporate retreats. FRR is being sold with everything necessary for the new owners to begin enjoying it themselves on day one and/or to continue with existing rental bookings if they desire. Everything except for owner items in the two stall owners garage convey with the property, including all furniture, washers/dryers, large and small kitchen appliances, wall art, tableware, glassware, pots/pans, cooking utensils, bedding/linens, tools, and water sports equipment (e.g., kayak, SUPs, fishing rods/reels, life jackets, etc.). If development is of interest, the possibility exists to subdivide and develop the 40 acres into as many as 8 separate 5 acre parcels. FRR was once approved by Fremont County for development by a previous owner. The property is not encumbered by a conservation easement, but would certainly be a candidate for those who may be interested in this form of donation.



FRR offers endless outdoor activities from the property or within a short drive. Summer activities include hiking; mountain biking; off-road ATV, fly fishing, wildlife viewing/photography, horseback riding, hunting; mountain biking; swimming; golf; mountain climbing; rafting; kayaking; boating; water tubing; and scenic drives – all within minutes of the ranch. Winter activities include: snowmobiling, downhill and cross-country skiing, fat tire biking and snowshoeing. A few of the main nearby attractions are described below: Yellowstone National Park’s west and south entrances are both a little over an hour drive from the ranch. There is also a seldom-used southwest entrance to Yellowstone (not connected to the park’s main arteries) used to access the Fall River and Bechler River headwaters, as well as the beautiful Cave Falls and Sheep Falls recreational areas. This is a remote area of the park with a ranger station and excellent hiking, fishing and wildlife viewing – just 30 minutes from the ranch. Grand Teton National Park, just outside of town of Jackson, offers a plethora of outdoor activities and attractions and is only 90 minutes away. Fishing: The Fall River and pond are both on the on property; the Teton River is 45 minutes; the Henry’s Fork of the Snake is 20 minutes; the South Fork of the Snake is 90 minutes; The Madison River is 75 minutes. There are numerous other lesser known – but excellent – trout streams within an hour of the ranch. World Class Skiing: 60 minutes to Grand Targhee Ski Resort; 90 minutes to Jackson Hole Ski Resort; a little over 2 hours to Big Sky Ski Resort. World Class Snowmobiling: There are hundreds of miles of groomed snowmobile trails in Targhee National Forest, many of which can be accessed directly from the FRR’s front gate… there are endless steep and deep powder opportunities in the nearby national forest. Other Attractions: Mesa Falls on the Henry’s Fork is 25 minutes; Harriman State Park on the Henry’s Fork is 35 minutes; St. Anthony Sand Dunes, a 10,000 acre playground of clear, white quartz sand known for its unique beauty and exceptional recreation opportunities, is one hour away; the Warm River, 15 minutes from the ranch, is a beautiful place to enjoy a relaxing float.



Remodeled upstairs lodge bathroom and bedrooms. New low maintenance deck with high end cable handrail system. Inside staircase connecting the bunkhouse stalls to the upstairs master suites. Completed remodeled bunkhouse with new flooring and walls. Landscape and trail improvements. Brand new ranch gate and buck and rail fencing. New gravel on much of the gravel drive and parking area.


Remodeled bunkhouse
Bordered by public lands
On-river setting
Wrap around deck
Great room
Vaulted ceilings
Remodeled oversized kitchen
Extra-large pantry
Four car garage
2000 sq ft of deck

Virtual Tour & Map

Virtual Tour - Main House
Virtual Tour - Bunkhouse/suites
Interactive Map


Request Info


Your message was sent.
We'll be in touch soon.