🌿 Frequently Ask Questions 🌿

🌲 Why For Sale By Owner?

It just makes the most sense because it’s not a normal property. James has a background in real estate and Alicia has owned and managed multiple businesses, and we want control over the process and listing. Doing things ourselves feels good to us. Plus, the property went viral on Facebook due to Alicia’s posts of the bunker and most the interest is now being directed at Alicia anyways. Most the questions will need to be answered by us due to the uniqueness of the bunker and property. Alicia & James want to be present for the bunker showings, so by the time it’s all said and done, it makes more sense for us to list the house ourselves and use lawyers for negotiations, closing, title, etc. We will be offering over the standard competitive buyer’s agents compensation at 3% for buyers agents. We are also offering .25% as a finders fee for anyone who finds us a buyer that is not a real estate agent. House available for showings with buyer agents. With serious buyers, a second viewing of the property and the bunker with Alicia & James.

🌲 Why is it more expensive than the Zestimate?

This property is pure magic. We guarantee you stay one night here, and you’ll get it. The feeling, the views, the location, the unique land features, and, well, the bunker make this place priceless. The Zestimate could never account for the value of this property. The bunker cost 3 million in the 80’s to build and has the ability to be used for a wide-range of things with power, water, toilets and showers, kitchen, etc. already in place. The house is older but it’s super cozy and has a lot more life in it. You already have the ability to build one more full-size home on the lot with multiple potential, flat full-size building sites or take down the current home and build one full-sized home and another guest house. Potential to subdivide up to 4 acre lots (upon approval from county and landowner association). You are 10 - 30 minutes away from some of the most amazing and iconic spots of Paradise Valley. See question below for more info these spots. There really is no way to get any realistic comps on this property due to the bunker and the property. For the right person, they will understand the value.

🌲 You bought it for way less, why are you trying to charge so much now?

When Alicia bought this property it needed a lot of work and was way under valued for two main reasons: the trailer was a mess and needed to be completely remodeled and there was 1,850 gallons of diesel underground. Storing diesel / fuel underground is considered a gas station, so Alicia had to be checking the diesel levels daily and reporting to the DEQ. This made for a big biohazard and liability that has now been remedied. Alicia had this all removed and went inactive status with the DEQ. The property is now being valued at what it is worth and is competitively priced. This is not a money grab for us. This is the value to let it go, and the property value here will just keep going up.

🌲 Can you build a home over the bunker and how much land can you actually build on?

You cannot build directly over the bunker, but there are plenty of building sites around the bunker and throughout the property for full-size homes and maybe some tiny homes, Earthships or permanent domes. There are a few acres of land in front of and to the left of the bunker that has no infrastructure of the bunker underneath it at all. You can build a large, full-size house or building there so that you can build right up to the bunker to where no one can see or access the entrance. This is a VERY cool element of the property. Imagine bringing someone inside your unsuspecting garage or living room and open a door that leads into a 7,100 sq ft steel ship of a bunker?! That aspect alone makes the property priceless.

There are approximately 8 - 10 acres of fairly level building sites throughout the property. The rest is ridge line. Our house is built on one of the ridges, so you could potentially build tiny homes or smaller structures on the ridge lines as well. There are at least 4 potential full-size building sites. The landowner association covenants and Bylaws say the property is allowed to be split into 4 acre lots, meaning that you could potentially subdivide into 5 four-acre lots. Each lot is allowed one full size home and one guest home, meaning you could potentially build 8 structures on the property. This would all need to go through the county and Glastonbury Landowner Association for ultimate approval. Most lots in Glastonbury are less than 5 acres, so I do believe you would get approval, but this would all take time and research.

🌲Do you have an HOA?

Yes, it is a landowners association called Glastonbury Landowner Association (GLA). The benefits of having a landowner’s association is that the roads are privately maintained and plowed throughout the year. Our driveway ends at one of the main roads, so it is well maintained in the Spring and Fall and daily snow plowing throughout the winter, typically if there is more than 4” of snow the plowers are engaged. The GLA also prevents people from just building or doing whatever they want. The county has no zoning, so if there was no GLA your neighbor could put in a massive gravel query right next to you. But this means are there some limitations on what you can do.

🌲Can you use the property for anything other than residential and can it be a rental?

Yes, the GLA Covenants and Bylaws allow for other uses of the land such as agricultural, which is says it is actually encourage and promoted. There are limitations so that you are not a nuisance or eye sore to your neighbors. See Section 4 Agricultural Covenants. Our lot is considered agricultural in the tax bracket, which makes our taxes lower.

The GLA also allows for certain other commercial uses and short-term vacation rentals are permitted. Hotels and boarding houses are not permitted. Please review the GLA Governing documents to understand these limitations or feel free to reach out to us. The GLA Covenants allow for commercial activities with cottage industry, light manufacturing, and institutional activity. Click here to review Covenants, in particular, 5.07 Commercial Activity.

Each year we have rented long-term for the winter (November - May) so that we can return to NC. We have never had any issues and always lots of interest and great renters. We have also done Airbnb and Home Exchange in the past, only for a few weeks when we travel, and it has been quite successful. We would ideally find someone whose sole intention for the property is not to Airbnb and actually add value to the locals, but it is permitted.

🌲 Why does the bunker have dents on the tubes and rust showing? It looks like structural issues.

The tubes were purchased with the dents in them because they were less expensive. The dents have always been there. The infrastructure of the tubes are solid. The “rust” is actually burns from the original welding that was likely supposed to be painted over, but the bunker was never completed so it was left as is. No water damage or rusting due to water damage present. We are happy to have an engineer come out to inspect infrastructure integrity upon serious buyer’s request. This baby is solid as a rock, and very well thought out.

🌲 It looks like the bunker is actually above ground…

No, the main entryway door and tube is above ground. It was supposed to be buried as well but time and / or money ran out and it was left uncovered. There is plenty of earth to move around to bury it as well. The main entrance to the bunker itself is completely underground and stays about 55 degrees year around with low moisture. Great for storage, food, wine, etc.

🌲 How far underground is the bunker?

Most tubes about 8 feet underground on average; some tubes are a bit closer to the ground. The initial entry way is not underground at all, but the main entry into the bunker tubes themselves is at least 10 feet.

🌲 Why was the bunker built?

The bunker is one of 44 built by the same church in Paradise Valley. There are 6 the size of our bunker, although different layouts, and one much larger one deeper in the Valley. It was built by a church to prepare during the 80’s / 90’s for a potential nuclear fallout. The rest of the story you will have to research yourself. We will share with serious buyers only.

🌲 What features does the bunker offer?

The bunker was very well thought out and designed, but the fallout never happened and the originators never finished it. It has a lot already in place and things that need to be finished. It has full power connected to the grid with Park Electric and receives its own power bill. Pretty much every bulb works. 12V DC power is hooked-up throughout the bunker for back up power should the grid go out. We have never tested this system, but it is in place. I can get more information on this as well from the previous owner.

It has the ability to have running water from the well but the main water line, that is very easy to access, needs to be reconnected. It has a large heating / cooling and ventilation system in place with piped air flowing from the outside and exhaust pipes for outward flowing air so that it can be fully ventilated. Many of the rooms need vents in them while some already have vents in place. The kitchen, the finished dormitory, the bathrooms, and the mechanical room has ventilation hooked up. There are washer and dryer hook-ups with propane run for a propane dryer. The septic system is 4,300 gallons. The kitchen has a Castle brand never used propane burning stove, a refrigerator and a large sink. The temperature stays a nice cool 55 degrees all year long. There is a diesel generator hooked up. We have never used the bunker other than for storage.

🌲 Could the house and bunker be fully off-grid?

Absolutely, yes. By simply adding solar to either or both, you would immediately be off grid. The bunker already has 12V DC power and lighting throughout all rooms so that it could be run off a generator or solar battery system. The entire lot is South facing and on-average this area gets 300 sunny days per year. Add solar and you are good to go.

🌲 Does the house have a foundation?

No, but kind of yes. The skirting is buried on the modular home and it has a crawl space, so it makes for somewhat of a foundation, but it does not sit on a poured foundation. It could technically be moved again to a different part of the property.

🌲 The modular home was built in 1976, won’t it need a title transfer?

No. We are about one month out of the law change requiring the modular home needing a title transfer upon sale. No title transfer required.

🌲 How’s the house keep up with the cold in the winter?

Great actually! Things were just made better in the 70’s. The insulation in the house is actually amazing. Build a hot fire in the morning and with the South-facing sun coming in all day long, it stays warm throughout the day. We actually never use the propane central heat in the winter at all. There are plenty of public land spots you can go cut down your own tree and burn the wood all winter. True mountain grit ;)

🌲 The driveway looks like it could be terrible in the winter?

Actually it’s not at all. Even in a really snow heavy winter we only have to plow the driveway a few times a year. The GLA pays for plowing on Arcturus Dr daily when snow accumulates, and you can hire those contractors to do your driveway as well. Or we have some really great neighbors that have done it for us out of the goodness of their hearts. There have been some winters we have not had to plow it at all and we had renters with 2-wheel drive cars. Also, because the lot is South facing and due to the wind after storms, the snow is picked up and melts pretty quickly. Of course there are some storms that will get you, but that’s how it goes any place in the winter. If you park down at the bottom of the driveway before storms, the roads are plowed to our driveway on Arcturus.

🌲 What iconic and amazing spots are nearby?

Where to even start? The location is incredible. You are 10 mins from Emigrant General Store which has everything you can think of from fresh produce, organic items, local farm fresh eggs and meat, hardware, cookware, fishing gear; pretty much anything under the sun, often time at a better price than in town. 5 minutes to Yellowstone River and multiple fishing accesses, floating, and fun. Also within 10 minutes you have the iconic Old Saloon and Livery and Chico Hot Springs each offering year round food and live music. You’ve the best of the best Follow Yer Nose BBQ and Wildflower Bakery, Anglers West Outfitters, Emigrant Outpost, and Sage Lodge all within a short 10-12 minute drive. Sage Lodge open year-round with fine dining and lodging. And 20 minutes away you have our favorite spot in the valley, Pine Creek Lodge, with one of the best outdoor venues in the States for Bluegrass, Rock and Roll, Jam bands, Singer-Song Writers, Folk, Americana and, on occasion, Country. John Mayer, Dave Chapelle, and Bob Weir have even been know to play at Pine Creek on occasion ;) and year-round indoor shows, trivia, and food. If Country is what you are after, Old Saloon has sold out big name shows throughout the summer plus nightly free honky tonk.

30 minutes South is open year-round North entrance of Yellowstone National Park with snowmobiling and back country skiing and activities. Year round you can drive to Lamar Valley and see incredible wildlife like Bison, Moose, Elk, Pronghorn (antelope), Wolves, Bear, and more. 2.5 hours from Old Faithful. And then 30 minutes North you have the quaint, iconic Montanan town of Livingston, where artist meets cowboy. 2 groceries stores, Food Works health food store with organic produce and daily organic prepare meals and soups. It’s a gem! Exactly 1 hour from Bozeman and Bozeman Airport. 1 hour and 9 minutes from Bridger Bowl Ski Area and 1 hour and 50 minutes from Big Sky Ski Area. Backcountry skiing and recreation all over the Valley, surrounding areas and the neighborhood itself has private land available for outdoor recreation for landowners only.

🌲 What does a typical summer day look like?

Get up, put your feet on the ground, meditate outside soaking in the mountain views and birds singing, run down and grab a breakfast burrito, pastry and yummy latte from Wildflower Bakery as you take in the big sky mountain and river views with horses grazing in the pastures. Prepare your boat, paddle board, and kayaks for putting in on the Yellowstone river or pack your lunch for a day in Yellowstone checking out the Grand Prismatic and roaming bison. Float and / or fish the river with friends. Stop by Follow Yer Nose for some spare ribs and brisket on your way home or stop by Old Saloon for a burger and some live music on their large patio overlooking Emigrant Peak as the sunsets. If you are feeling ambitious, carry on down the road to Pine Creek Lodge for a live show under the pines with the creek running by, and, if you are really going for a full night, stop by Chico Hot Springs on your way home to get down to some more life music until 2am. The beauty, live music, delicious food, majestic views, and fun are endless here. In the summer it doesn’t get dark until 10pm, so you really can do it all!

🌲 What does a typical winter day look like?

Get up, put your feet on the ground, take in the crisp wintery snow capped mountains and air, build a fire, prepare your gear for a day of backcountry skiing, snowmobiling or downhill skiing, grab breakfast, pastry and a mountain cloud latte from Tru North Cafe or Park Perk in Livingston, carry on to slopes for a day of powder, sit down for a well-earned, hand prepared meal and cocktail at the Mint or delicious organic pizza and panini from Engine Room or if you are feeling a little fancier 2nd Street Bistro or Yellowstone Lodge & Grill. Come home, light a toasty fire, and soak in the hot tub as you take in the crystal clear Milky Way rainbow. Doesn’t get much better!

🌲 Ok, ok the place is amazing we get it, but what are the draw backs?

The home is a 1976 year old manufactured home with a well at the bottom of the property. The booster pump near the front bedroom can be annoying if you use that as the main bedroom or when guests are in town. We sleep in the back bedroom because we like it darker when we sleep. In the case that we have people in the front room, we flip the circuit breaker to the booster pump. The water still works it just has very little pressure. You can’t take a robust shower or do a quick load of laundry when the booster pump is off, but it still works for general use.

At times things can break or be quirky or need maintenance, but, surprisingly, overall she’s sturdy and rarely needs much. Like I said before, things were just built different in the 70’s. We have renters every year and we rarely need things done while we are gone. Just like most homes, things can need fixin’ from time to time.

We don’t have AC, which many do not in Montana. We use a window unit that we install each year. This year (2025) we’ve opted not to install it because we can put up with some hot days. On a hot summer day, it can be quite hot in the house. On these days, we go float the river, run to Bozeman for big city supplies, or go to Livingston to see a matinee movie at the Empire Theater, and by evening it cools back down to a comfortable temp. Because we have whole house forced air, it would be very easy to add whole house AC. The furnace could be replaced and you can add AC to the system quite easily. I got a quote for the replacement of the furnace and adding condenser and evaporator for AC from Rick’s Refrigeration for $7,795. Great guy and company!

Everything is driving distance. We are fortunate that we are only 10 minute drive from the best general store ever, Emigrant General Store. They truly have pretty much everything you can need under the sun; often times we drive to Livingston to get something, cant’ find it, and go to the general store and realize they had it all along. You’ve also got amazing year round food, hot springs, spas, and live music all within 10 - 20 minute drive. If you have to be remote, this is the best place to be.

We have neighbors. For some this will be a nice thing. Our neighbors are great and we’ve never had any issues. We often have dinner together or go see live shows together. We help each other out when we are in need and everyone waves. For me, I like having neighbors, but I know some would prefer to be in the middle of the wilderness. This is not that spot, but it’s a pretty damn cool neighborhood if you have to be in one that is very close to wilderness.

🌲 And why are you selling again?!

Haha… we ask ourselves this daily. So does everyone else… We know the value of the property is only going up due to the new Hollywood tax breaks in Montana, the sought after nature of Paradise Valley real estate, and the absolute mind boggling beauty of this area and our property, but we are ready to start a grounded life of our own in NC. We want to have one home where we can settle in, grow, and become our best selves and not be moving twice a year across the country. We are not in a rush, so we are only selling if the price and people are right. The property called me to it, and I know the right person will also feel called. Thanks for reading if you got this far! We are excited to see where this journey takes us. Sending you love and blessings on your journey!