Tyler Garrison, Realtor

09/04/2026

Buying acreage this fall? Think like a January owner, not a September visitor.

• Well: ask about output, storage, treatment, and winter access.
• Septic: verify size, age, and service history.
• Heat: know the system, fuel source, and backup.
• Driveway: walk the grade, turns, and icy shade.
• Snow removal: ask who plows, how fast, and what it costs.
Around Bozeman, a place that feels easy in fall can feel very different in January.

If you're comparing acreage or mountain homes this season, I'm happy to help you think through the winter side.

09/03/2026

https://14470-cottonwood-canyon-road.tylergarrisonrealtor.com

**A rare piece of Montana. 🌲🎣**

10 acres tucked into Cottonwood Canyon with approximately **700 feet of Cottonwood Creek**, bordering **Gallatin National Forest**.

A historic 1920s cabin, classic red gambrel barn, shop/garage, creek frontage and direct access to thousands of acres of public land — all just outside Bozeman.

**14470 Cottonwood Canyon Road | $2,450,000**

Some properties are about the house. **This one is about the place.**

Message me for details or a private showing.

We would love to show you our beautiful property. Please select your preferred date and time below. An agent will be in touch shortly to confirm your appointment.

08/31/2026

Seeing homes before you know who represents you can get confusing fast.

Buyer representation means you have someone advising your side. Dual agency means one agent or brokerage may be involved with both sides, which can change how advice is handled. Off-market can mean privately shared or not yet publicly promoted, so access depends on timing, relationships, and the seller’s choice. I go over this early with buyers in Bozeman and Big Sky so everyone knows the setup before the first showing.

If you want the plain-English version before you start touring, I’m happy to help.

08/28/2026

Late summer is when a Gallatin Valley property starts telling the truth.

• Run every irrigation zone and watch for dry strips, weak heads, overspray, and soggy patches
• Verify where water comes from and get well, shared system, or ditch details in writing
• Test decks, patios, and yard space in the evening when shade, wind, and sun shift
• Walk the drainage path from roof to driveway and note where water wants to sit

I use this window with buyers all the time. If you're comparing places before fall, I'm happy to help.

08/25/2026

A remodeled Bozeman condo with a garage for $349,000.

2220 Baxter Lane 4C offers 2 bedrooms, 2 baths, and 970 square feet of main-level living. Inside, the remodel includes new flooring, fresh interior paint, painted cabinetry, granite countertops, new light fixtures, and a new center island. The one-car garage is just steps from the door, plus there is an assigned extra parking space.

See the full listing at the link in bio.

08/24/2026

If you're selling a second home this fall, have these 4 answers ready.

• 12 to 24 months of utility history so buyers can estimate real carrying costs
• A clear winter access story: plowing, road agreements, steep stretches, and who maintains what
• HOA and rental rules in writing, especially any short-term rental limits
• Current insurance info that speaks to wildfire exposure and what carriers will still write

If you're prepping a Big Sky or Gallatin Valley place for market, I can help you tighten this up before buyers start asking.

08/21/2026

The real protection starts before the offer.

• Check price against similar recent sales, not just list
• Read disclosures for changes, gaps, and follow-up items
• Ask about water, access, HOA rules, rentals, easements, and seasonal issues
• Shape terms around seller priorities so price is not your only tool
• Plan inspections early so timing and specialist calls don't become a scramble

I do this work up front so buyers can move with more clarity. If you're starting to look in Bozeman or Big Sky, I'm happy to talk it through.

08/17/2026

That online value estimate might feel precise. On a Bozeman lifestyle property, it can miss the things buyers actually pay for.

Views, live water, usable ground, real shop or barn utility, and whether the place works in January all shape value more than a quick algorithm can read from a map.

I see this most with acreage, riverfront, and mountain properties where two homes with similar stats can trade very differently.

If you want a more grounded read on value, I’m happy to help.

08/14/2026

If your home sat through summer, fall is your chance to reset, not retreat.

The best reset usually comes down to 4 things: price for the market that's here now, show how the home lives during smoke season, refresh the photos for the season buyers are actually seeing, and get your due-diligence answers ready early.

In the Gallatin Valley, I see buyer priorities shift fast once August turns.

If you want a candid read on what to adjust before fall, I'm happy to take a look.