Fleshman Creek Ranch by Western Ranch Brokers

$8,000,000

857± DEEDED ACRES

PROPERTY OVERVIEW

Western Ranch Brokers is pleased to offer Fleshman Creek, an 857± acre property bordering Livingston, Montana. With its size and location, this property provides a range of opportunities, from ranching and recreation to potential development.

The land features rolling terrain with a well with stock water rights powered by electricity, providing reliable water for livestock. Comprised of three separately deeded parcels with full perimeter fencing, the ranch has strong summer grazing potential and open space for building or future use. Its configuration also presents an excellent opportunity for a conservation easement. Wildlife, including antelope and mule deer, are common throughout the area. The property’s location offers both privacy and accessibility, making it well-suited for a private ranch, equestrian estate, or residential development.

TOPOGRAPHY

Fleshman Creek delivers commanding views in every direction. To the southeast, the Absaroka Mountains rise with rugged peaks and snow-capped summits, creating a striking backdrop. The Yellowstone River Valley stretches to the south, a mix of open range, rolling hills, and winding water. The property’s elevated vantage points offer sweeping Montana skies, bold sunrises over the mountains, and sunsets that cast a glow across the land. Whether building a home that maximizes the views or simply taking in the expanse, Fleshman Creek puts Montana’s raw beauty on full display.

LOCATION

Fleshman Creek Ranch is minutes from downtown Livingston, offering easy access to restaurants, local shops, and essential services. The town has a vibrant arts and culture scene, with galleries, live music, and events throughout the year. The Yellowstone River, known for its world-class fly fishing, runs through Livingston, providing opportunities for fishing, rafting, and scenic float trips.

ACTIVITY

Outdoor enthusiasts will find endless hiking, hunting, and wildlife viewing in the nearby Absaroka-Beartooth Wilderness, while Yellowstone National Park is just an hour away, offering access to iconic landscapes, hot springs, and diverse wildlife.

HISTORY

Running through the property is the path of the historic Bozeman Trail, a major route forged in the 1860s to connect the Oregon Trail with Montana’s booming goldfelds. The trail’s legacy endures in the area, and owning land along this corridor provides a unique tie to the early days of Montana settlement and exploration. While offering outstanding privacy and uninterrupted views, the land is located within a few minutes of downtown Livingston—a town known for its strong sense of community, vibrant arts scene, and rich history. Access to modern amenities, excellent dining, and the Yellowstone River is right nearby, while Bozeman and its international airport are just 30–40 minutes away.

> 857± deeded acres offered in three contiguous parcels in Park County

> Borders the city of Livingston, minutes from downtown

> Rich habitat for mule deer and antelope

> Incredible views of the Absaroka and Crazy Mountains

> No covenants or restrictions, potential development or conservation easement opportunity

> Conveniently located just 40 minutes from Bozeman Yellowstone International Airport

FLESHMAN CREEK RANCH IS AN OPPORTUNITY TO NOT ONLY CREATE A RETREAT FOR YOUR FAMILY NOW WITH A CATTLE OR EQUESTRIAN RANCH WITH COMMANDING VIEWS BUT ALSO SERVES AS AN EXCELLENT INVESTMENT OPPORTUNITY AS THE LARGEST PARCEL OF LAND ADJACENT TO THE CITY OF LIVINGSTON AND IN THE PATH OF FUTURE GROWTH.

JIM TOTH

NEARBY CITIES & TOWNS

LIVINGSTON, MT BOZEMAN, MT

AIRPORTS

MISSION FIELD AIRPORT LIVINGSTON, MT

BOZEMAN YELLOWSTONE INTL. AIRPORT BOZEMAN, MT

BILLINGS-LOGAN INTL. AIRPORT BILLINGS, MT

CONCEPTUAL SITE PLAN

CURRENT CONCEPTUAL PLAN

Seller makes no guarantee or representation regarding this plan. Buyer to confirm during due diligence.

OPERATIONS

Historically used as summer grazing, Fleshman Creek Ranch, has a well with stock water rights powered by electricity, and water rights for stock use out of seasonal creeks. This property was previously used for horse pasture; with its plentiful stock water rights and full perimeter fencing, the land could easily summer graze horses or cows again.

THE AREA

LIVINGSTON, MT

Livingston, Montana, is a gateway to some of the most iconic landscapes and lifestyle opportunities in the West. Set along the Yellowstone River and surrounded by the Absaroka, Gallatin, and Crazy Mountains, Livingston offers striking scenery, a rich sense of place, and year-round access to recreation. Originally established as a railroad hub and the first official gateway to Yellowstone National Park, the town has grown into a vibrant community where Western heritage, art, and outdoor adventure intersect.

Livingston is known for its exceptional fly fishing, with the Yellowstone River running right through town, and for its proximity to public lands offering endless opportunities for hiking, horseback riding, skiing, and wildlife viewing. The historic downtown is home to a thriving arts scene, with galleries, bookstores, and locally owned shops and restaurants that reflect the town’s creative spirit and strong sense of community.

Just 30.9 miles from town, Crazy Mountain Ranch offers an elevated extension of the Livingston lifestyle. This 18,000acre private membership retreat in the Crazy Mountains blends the authenticity of a working cattle ranch with high-end amenities. Members enjoy chef-curated dining, cozy lodging, spa services, and a Coore & Crenshaw-designed 18-hole golf course, slated to open in 2025. Year-round activities include horseback riding, fly fishing, skiing, snowmobiling, hiking, ziplining, and more. The property also features a meticulously recreated Old West town with preserved historic buildings, creating an immersive experience that’s both luxurious and deeply rooted in Montana tradition.

Livingston retains its authentic character, offering a grounded, community-oriented pace of life that’s closely tied to the land. Here, natural beauty, small-town charm, and access to once-in-a-lifetime experiences like Crazy Mountain Ranch come together to offer a lifestyle that is as enriching as it is unforgettable.

Photo source: A Guide to Livingston, Montana, the Literary Town on the Yellowstone River - The New York Times

Photo source: Livingston Golf Course | Livingston Montana | Golfing in Southwest Montana

HUNTING

This 857-acre parcel in Livingston, Montana, lies within Hunting District 317, a region well-regarded for its abundance of big game and expansive access. The property offers exceptional hunting opportunities for mule deer and antelope, which frequently reside on the property.

District 317 allows both archery and rifle seasons with over the counter tag availability, making it a reliable zone for resident and non-resident hunters alike. The ranch is well suited for a variety of equestrian uses offering a blank slate to the new ownership.

FISHING

This property sits in close proximity to a pristine stretch of the Yellowstone River—one of the most storied and productive fly fishing rivers in North America. Spanning 103 miles of designated blue ribbon trout water, this section of the river is renowned for its wild trout population and exceptional diversity of habitat, including classic riffles, deep pools, and braided channels. Anglers can enjoy dry fly fishing in the summer, scenic floats during runoff, and wildlife viewing along the riverbanks year-round. Just minutes away, the Shields River offers a more intimate experience with excellent wade fishing opportunities in a low-pressure setting. With limited float access and several convenient bridge crossings, it’s ideal for walk-in anglers targeting cutthroat, rainbow, brown, and brook trout.

YELLOWSTONE NATIONAL PARK

Located just over an hour from Yellowstone National Park’s north entrance in Gardiner, this Livingston property benefits from proximity to one of the nation’s most iconic landscapes. Yellowstone offers unmatched opportunities for hiking, wildlife photography, geothermal sightseeing, and backcountry adventures. The nearby access enhances not only recreational value but also the appeal for tourism-related investment or hospitalityoriented development.

FLESHMAN CREEK RANCH

LIVINGSTON, MT

$8,000,000

857± DEEDED ACRES

SUMMARY

• Located minutes near Livingston, Montana

• 857± deeded acres offered in three contiguous parcels in Park County

• Rich habitat for mule deer and antelope

• Incredible views of the Absaroka and Crazy Mountains

• No covenants or restrictions, potential development or conservation easement opportunity

• Conveniently located just 40 minutes from Bozeman Yellowstone International Airport

CONDITIONS OF SALE

• Seller prefers to sell with owner financing with 1,000,000 dollars down, interest only payments, balloon payment on remaining balance at 5 year anniversary with an interest rate of 7%.

• All purchase offers must be in writing and specify an earnest money amount equal to no less than 5.00% of the Buyer’s offering price. Earnest monies shall be deposited in escrow within 5 business days of acceptance of the offer by both parties.

• All Buyers must provide the contact information of the Buyer’s banker or financial institution that can assist the Sellers and their agents in validating the Buyer’s financial ability to execute the transaction. All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the property.

• The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at the Buyer’s expense. Title to the real property will be conveyed by warranty deed.

• All of the Ranch’s water rights will be transferred to the Buyer and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing.

TERMS

The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Seller may acquire.

This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., is intended only as generic guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Western Ranch Brokers. Prospective Buyers should verify all information to their sole and complete satisfaction.

OUR TEAM

LET OUR EXPERIENCE LEAD THE WAY

The team at Western Ranch Brokers brings a level of expertise and hands-on ranch experience you won’t find anywhere else. We are here to ensure you have a reliable, trustworthy, hardworking advisor when buying or selling a ranch. Our handshake is backed by a team of tireless professionals committed to your interests.

JIM TOTH

Broker (Licensed in MT) (406) 539-2550

jim@westernranchbrokers.com

For the last 40 years, Jim’s experiences in Montana ranch brokerage, ag businesses and outfitting have given him the opportunity to develop a diverse clientele from homestead ranch families to equity fund investors and passionate outdoorsmen to production-oriented ag operators. Jim’s ability to gauge a property’s value, highlight its best assets and understand a buyer’s interests are a large part of his success as a ranch broker — along with his personable approach.

RYAN THOMPSON

Commecial Land Development Specialist (Licensed in MT) (406) 600-6530

ryan@westernranchbrokers.com

Focusing on investment and development properties, Ryan has built a large network of connections and gained an impressive knowledge of the commercial real estate market in just a few short years. He guides his clients through every step of the purchase process, working hard to represent their interests and to create a seamless transaction experience. An avid fisherman, hunter, and skier, Ryan understands the unique aspects of recreation-driven real estate.

RELATIONSHIPS IN REAL ESTATE

MONTANA

Montana law requires real estate licensees who are acting as agents of sellers or buyers of real property to advise the potential sellers or buyers with whom they work of the nature of their agency relationship.

SELLERS AGENTS

A seller’s agent, under a listing agreement with the seller, acts solely on behalf of the seller. A seller can authorize a seller’s agent to work with subagents, buyer’s agents and/or transaction coordinators. A subagent of the seller is one who has agreed to work with the listing agent, and who, like the listing agent, acts solely on behalf of the seller. Seller’s agents and their subagents will disclose to the seller known information about the buyer which may be used to the benefit of the seller. Individual services may be waived by the seller through execution of a limited service agreement.

BUYERS AGENTS

A buyer’s agent, under a buyer’s agency agreement with the buyer, acts solely on behalf of the buyer. A subagent of the buyer is one who has agreed to work with the buyer’s agent with who, like the buyer’s agent, acts solely on behalf of the buyer. Buyer’s agents and their subagents will disclose to the buyer known information about the seller which may be used to benefit the buyer. Individual services may be waived by the buyer through execution of a limited service agreement.

DUAL AGENTS

A real estate licensee can be the agent of both the seller and the buyer in a transaction, but only with the knowledge and informed consent, in writing, of both the seller and the buyer. In such a dual agency situation, the licensee will not be able to disclose all known information to either the seller or the buyer. As a dual agent, the licensee will not be able to provide the full range of fiduciary duties to the seller or buyer. The obligations of a dual agent are subject to any specific provisions set forth in any agreement between the dual agent, the seller and the buyer.