HIGHLAND RANCH
Livingston, Montana
$3,495,000
41± Acres
INTRODUCTION
Nestled between the vibrant mountain towns of Bozeman and Livingston, Highland Ranch sits on 41± deeded acres in one of Montana’s most coveted recreational corridors. The property boasts awe-inspiring views of four iconic mountain ranges—Crazy, Absaroka, Gallatin, and Bridger—framing every sunrise and sunset in breathtaking beauty. With diverse topography and rich native vegetation, the ranch is a true wildlife sanctuary. From the expansive porches of the custom 4,111± square foot, three-bedroom, three-and-a-half-bathroom home, watch elk graze, and golden light paint the peaks— this is mountain living at its most majestic.
1 Highland Ranch | Livingston, Montana
QUICK FACTS
• 41± deeded acres conveniently located between Bozeman and Livingston
• 4,111± SF, 3 bed, 3.5 bath custom home
• 2,800± SF shop with 220V and a heated warming area
• Haven for elk and other wildlife
• Incredible views of four mountain ranges
• 20± minutes west of Livingston
• 25± minutes from the vibrant town of Bozeman
• 35± minutes from Bozeman/Yellowstone International Airport, the busiest airport in Montana
• 35± minutes from Bridger Bowl Ski Area
• A little over an hour north of Yellowstone National Park
ACREAGE
Highland Ranch includes 41± total deeded acres, divided into two 20± acre parcels. The western 20.602± acre parcel is under a conservation easement that restricts residential development but allows agricultural-related structures, ensuring long-term open space. The home and shop are on the eastern 20.403± acre parcel, not subject to a Conservation Easement.
3 Highland Ranch | Livingston, Montana
SCENIC VISTAS
In the heart of southwest Montana, this home is surrounded by four distinct and awe-inspiring mountain ranges. To the northeast, the iconic Crazy Mountains dazzle year-round with their snow-capped peaks. The Absaroka Range rises to the east and south, home to Montana’s tallest summits and rugged backcountry. Southwest lies the Gallatin Range, a haven for outdoor enthusiasts offering pristine mountain lakes, horseback trails, and access to the world-renowned Big Sky Resort. To the northwest, the beloved Bridger Range invites locals and visitors alike to hike, ski, and explore its alpine charm.
Highland Ranch | Livingston, Montana
IMPROVEMENTS
Every inch of this 4,111± square foot luxury residence reflects uncompromising quality. With three bedrooms, three and a half bathrooms, and a spacious open floor plan, the home showcases masterful craftsmanship and refined detail throughout. Crafted by local architect Lucas Schad, the home is a tribute to its setting—sculpted to embrace the mountain vistas and nestle gracefully into the land, allowing nature to lead the design.
The moment you step inside, your eyes are drawn upward to the cathedral ceilings and down to the warm glow of locally milled quarter-sawn hardwood floors. Natural light pours through oversized windows, creating a bright, welcoming atmosphere. Step through the custom front door into a grand great room that effortlessly transitions into the dining space and a chef’s kitchen, outfitted with top-of-the-line Viking stainless steel appliances and a sleek custom-made metal range hood with powder coating. The kitchen features exquisite denim matte granite countertops in soft grey and white hues with two porcelain farmhouse sinks, complemented by rustic hickory cabinetry. There are two large islands with oversized drawers, a beverage cooler, and a Scotsman stainless steel “nugget ice” maker. At the heart of the home lies the large living room with a stunning two-sided fireplace, bringing cozy elegance to both indoor and outdoor living spaces.
7 Highland Ranch | Livingston, Montana
Wander down the wide hall from the great room, where the home unfolds with thoughtful design—on the left, the primary suite, and further on, a stylish bar area, full laundry room, and access to the garage. The primary bedroom offers warmth and elegance with a gas fireplace and an expansive walk-in closet. French doors open to the wraparound porch and bubbling hot tub. The en-suite bathroom is a haven of indulgence, with gleaming Carrera marble counters, a dualsink vanity, and Carrera-tiled wainscoting surrounding a luxurious double slipper tub and a spacious steam shower. 8 www.fayranches.com | 800.238.8616 | info@fayranches.com
Ascend the custom-engineered, powder-coated steel staircase to the upper level, where a stylish loft office awaits alongside two well-appointed bedrooms and a full bathroom. Head down the elegant steel staircase, where a stunning three-story chandelier lights your way to the lower level. Here, you’ll discover a bathroom with a walk-in shower, a bonus room for movie nights with an Epson projector, cozy built-in bunk beds for guests, a pool table for game nights, a built-in humidor for cigar enthusiasts, and a luxurious cedar sauna powered by a Finlandia FIN 80 steam heater—ideal for ultimate relaxation.
9 Highland Ranch | Livingston, Montana
Relax in the Bullfrog A Series spa, complete with customizable JetPak therapy jets, on the expansive wraparound deck—or retreat to the indoor cedar sauna on cooler days. With panoramic views of the Crazy, Absaroka, Bridger, and Gallatin Ranges and the sweeping valley below, every moment here is immersed in natural beauty. The home’s generous outdoor living spaces are perfect for intimate evenings or festive gatherings, enhanced by a built-in whole-home sound system. Thoughtfully landscaped, the property includes a greenhouse and fully enclosed chicken coop with run, ss nesting boxes, power, and a frost-free water bib. Just down the hill from the residence, a 2,800± square foot shop offers ample space for equipment, vehicles, and recreational gear. Complete with a heated warming area, it’s ideally suited for practical use and year-round adventure prep.
Highland Ranch | Livingston, Montana
RECREATION
HUNTING | WILDLIFE
Dozens of animals make this area home, including deer, elk, grouse, and even the occasional moose. Bird watching for raptors, bald eagles, mountain bluebirds, sandhill cranes, and other species is phenomenal and can keep you occupied for hours. Offering both privacy and prime habitat, the property serves as a vital wintering ground for elk herds that return year after year in a majestic seasonal ritual. Outstanding opportunities for whitetail and mule deer hunting are also available. With over-the-counter licenses readily accessible to residents, this property is an exceptional hunting retreat. Renowned for big game hunting, the Bozeman and Livingston areas are surrounded by public and private lands managed by various agencies. These lands offer exceptional hunting and outstanding opportunities for photography and wildlife viewing.
FISHING
Less than a 40-minute drive from the property lies the legendary Yellowstone River—home to some of the finest trout fishing in the world. As the longest free-flowing river in the lower 48, it winds 554± miles from the Wyoming high country to its union with the Missouri. Downstream from Yellowstone National Park, anglers can explore over 100 miles of blue-ribbon trout water, teeming with brown, rainbow, and cutthroat trout. Renowned for its famous “Mother’s Day” caddis hatch, the Yellowstone offers unparalleled floating and wade fishing experiences in a truly iconic setting. Just south of Livingston in the iconic Paradise Valley, three of the world’s most renowned spring creek fisheries—Nelson’s, DePuy’s, and O’Hair’s (Armstrong’s)—offer access to over five miles of pristine, fee-based trout water. These spring creeks, celebrated for their clarity and nutrient-rich flow, provide exceptional fishing. Teeming with aquatic life and wild trout, they are true natural wonders—ideally suited for anglers seeking an unmatched fly-fishing experience. Just 65 miles from the property, Yellowstone National Park is the birthplace of some of the West’s most iconic trout rivers. The Gibbon, Firehole, and Lamar Rivers converge to form the legendary Madison River, while the Gallatin River begins just inside the park’s western boundary below Three Rivers Peak. With more than a thousand miles of fishable streams and over 100 pristine lakes, Yellowstone offers an unmatched concentration of public fishing waters—making it a true angler’s paradise. Head west from the property, and in just over an hour, you’ll find yourself casting into some of the best trout water in the country. The Missouri River’s headwaters, along with the East and West Gallatin, Madison, and Jefferson Rivers, promise thrilling days on the water with unforgettable views and healthy fish populations.
13 Highland Ranch | Livingston, Montana
SKIING & SNOWBOARDING
Bridger Bowl, just 35± minutes from Highland Ranch, offers 2,000 acres of skiable terrain, 2,600 feet of vertical drop, and eight lifts. Known for its laid-back vibe, short lift lines, and affordability, it’s Bozeman’s go-to mountain. Four lodges—two at the base, two mid-mountain—make it easy to enjoy a full day on the slopes.
Big Sky Resort, only 45± miles from Bozeman, boasts 5,512± acres of skiable terrain, including Moonlight Basin. It’s a four-season destination with golf, fly fishing, hiking, and horseback riding. Nearby, the Yellowstone Club offers a private ski and golf experience found nowhere else in the world.
Lone Mountain in Big Sky, Montana
Highland Ranch | Livingston, Montana
LOCATION
Tucked away in serene privacy, the property remains surprisingly close to it all—just 25± minutes from Montana’s busiest airport and 35± minutes from downtown Bozeman. With a population of around 58,000, Bozeman offers the perfect balance of small-town charm and big-mountain adventure. It’s home to Montana State University, the Museum of the Rockies, and a nationally acclaimed mix of dining, shopping, and outdoor fun—from fly fishing and hiking to skiing and mountain biking.
A little more than an hour south, the north entrance to Yellowstone National Park opens up a world of natural wonders. Anglers can explore its famed rivers and streams, while wildlife enthusiasts may spot everything from bald eagles and wolves to bison and mountain goats. The park’s thriving populations of rare and endangered species underscore its importance as one of America’s last truly wild landscapes.
GETTING THERE
Take Elk Ridge Road south from I-90 for a little over two miles to access Highland Ranch, each turn revealing another magnificent view or a glimpse of the home as the improved gravel road curves through picturesque surroundings and rolling hills. This scenic drive leads to the 41± deeded acres and a stately circular driveway welcoming you to the estate. Pristine landscaping surrounds the home and complements the topography in every direction. A timbered wildlife habitat provides privacy to the east and west. If heading to Livingston, take Elk Ridge Road east to Cokedale Road, then follow Bozeman Hill Road to the Livingston exits off I-90 E.
Conveniently located just six miles east of Livingston, Mission Field Airport offers an FBO and a 5,700± foot paved runway—ideal for private air travel. Bozeman Yellowstone International Airport is only 35± minutes away and Montana’s busiest airport for commercial flights. Served by major carriers including Alaska, Allegiant, American, JetBlue, Delta, Southwest, Sun Country, and United, it provides direct access to numerous cities across the country.
17 Highland Ranch | Livingston, Montana
Highland Ranch | Livingston, Montana
MINERAL RIGHTS
All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.
CONSERVATION | STEWARDSHIP
A portion of this property is under conservation easement. Please reach out to the listing agent for more information.
Each of us at Fay loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape. 20 www.fayranches.com | 800.238.8616 |
WATER RIGHTS
Montana waters, in all their varied forms and locations, belong to the State for the benefit of its people. A water right is the right to use the water within state-established guidelines, and not any ownership of the water itself. Since water rights in Montana are guided by the prior appropriation doctrine, a person’s right to use a specific quantity of water depends on when the use of water began, establishing the relative priority date of use on the water source. The first person to use water from a source established the first right, the second person could establish a right to the water that was left, and so on. Additionally, water users are limited to the amount of water that can be beneficially used. Beneficial use includes, but is not limited to, agricultural, recreational, fish, wildlife and domestic purposes.
Montana is currently conducting a statewide adjudication of all water rights with priority dates prior to July 1, 1973. The statewide adjudication is a court process that prioritizes and quantifies all existing water rights in each Montana drainage basin. With 85 basins in Montana, and over 219,000 water right claims, the statewide adjudication is a massive undertaking that is expected to stretch well into the future. Until the adjudication process is complete, the status of any particular water right claim cannot be guaranteed. Fay Ranches, Inc., its brokers and salespersons do not warrant or make any representation concerning the quantity or quality of any water rights, nor any legal entitlement to use of water rights, permits to appropriate water, exempt existing rights, determination of existing water rights, nor any ditches, ditch rights, or ditch easements appurtenant to or constituting a burden on the property. Water rights claims appurtenant to the property may or may not have been fully or finally adjudicated, and any Buyer is advised to make any offer to purchase contingent upon and subject to such independent inspections, evaluations, and advice concerning the water rights and adjudication process as a Buyer might deem prudent. All Buyers should be aware that Fay Ranches, Inc., its brokers and salespersons involved in this offering have not conducted an expert inspection or analysis of the water rights for this property. 21 Highland Ranch | Livingston, Montana
Set against the backdrop of the Gallatin Range, Highland Ranch offers uninterrupted views of the Bridger Range, the Absarokas, and the majestic Crazy Mountains.
Perfectly positioned between Bozeman and Livingston, this magnificent property combines accessibility with unmatched beauty, abundant wildlife, and a thoughtfully crafted home— truly a rare offering in the heart of Montana.
Highland Ranch | Livingston, Montana
Please contact Branif Scott at (406) 579-9599 | bscott@fayranches.com to schedule a showing. This is a co-listing. An agent from Fay Ranches, Inc. must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www. fayranches.com.
$3,495,000 Cash
Conventional Financing 1031 Exchange
Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.
RELATIONSHIPS IN REAL ESTATE
As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:
1. SELLER AGENT
A “Seller Agent” is obligated to the Seller to:
Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations.
Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.
A “Seller Agent” is obligated to the Buyer to:
Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.
2. BUYER AGENT
(cont)
A “Buyer Agent” is obligated to the Seller to:
Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.
3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.
A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer agent,
except a dual agent:
Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.
4. STATUTORY BROKER
A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:
Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.
5. IN-HOUSE SELLER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.
6. IN-HOUSE BUYER AGENT DESIGNATE
Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.
BUYER AGENT
A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations.
Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.
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