Livingston Island Retreat by Western Ranch Brokers

PROPERTY OVERVIEW

Livingston Island retreat offers a rare opportunity to own a large acreage property in the heart of Livingston. Blending comfort and privacy, this riverfront property boasts mature cottonwood trees, a 3,419 square foot home with remodel opportunities, as well as close proximity to your favorite local shops and restaurants in Downtown Livingston.

Located less than a mile from Downtown Livingston, this 4.3+/- acre parcel represents a rare opportunity for elbow room close to Livingston city limits and nearby parks. The residence features 3 bedrooms, 3 bathrooms with an open and large living area. Built in 1950, it’s large footprint has the potential for creative renovation. The residence has large windows, showcasing the mature trees and quiet side channel of the Yellowstone River.

Livingston sits right along the banks of the Yellowstone River, blending historic charm with the energy of a mountain town. Classic brick buildings house art galleries, local shops, and lively restaurants, all just minutes from one of the West’s most iconic rivers. The Yellowstone winds past town with broad bends and sweeping views of the Absaroka Mountains, giving Livingston a unique mix of culture and scenery that few places can match. Come tour Livingston Island Retreat today.

> 4.3± deeded acres

> Located just minutes from Downtown Livingston along the Yellowstone River

> 3,419 sq foot home with renovation potential

The property sits just 1 mile from downtown Livingston. It offers the best of both worlds: quick access to restaurants, shops, and everyday conveniences, while being Riverfront on 103 miles of a blue ribbon trout fishery.

DISTANCE TO

MILES PARK

DOWNTOWN LIVINGSTON

BOZEMAN YELLOWSTONE AIRPORT

YELLOWSTONE NATIONAL PARK

THE AREA

LIVINGSTON, MT

Nestled in the heart of Montana’s Paradise Valley, Livingston is a historic mountain town where Old West charm meets modern-day vibrancy. Surrounded by the Absaroka and Crazy Mountain ranges and sitting along the banks of the Yellowstone River, Livingston offers breathtaking scenery and easy access to year-round recreation. Fly fishing, hiking, rafting, and skiing are all part of daily life here, while Yellowstone National Park is just a short drive away. The town’s preserved historic downtown adds to its allure, with classic brick storefronts housing art galleries, boutiques, and locally loved restaurants.

Beyond its natural beauty, Livingston has a thriving cultural scene fueled by artists, writers, and outdoor enthusiasts who call it home. From community festivals and live music to world-class dining and craft breweries, the town blends smalltown hospitality with a lively spirit. With its combination of rugged landscapes, rich history, and modern amenities, Livingston offers a unique lifestyle that attracts both full-time residents and those looking for a retreat in one of Montana’s most scenic settings.

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

FISHING

The Yellowstone River, a famed Montana river that keeps anglers coming back season after season. From the first stonefly hatches of spring to late summer hopper fishing and the streamer bite of autumn, the river serves up classic Western fly fishing at its finest. Browns hold tight to undercut banks, rainbows feed in the riffles, and native cutthroat slip through side channels that wait to be explored with a dry fly. It’s a place where a well-placed cast can reward you with the fish of a lifetime, and where the sheer variety of water—riffles, runs, seams, and pools—means no two days ever feel the same.

But fishing the Yellowstone is about more than the trout—it’s the full Montana experience. Towering cottonwoods shade the banks, bald eagles soar overhead, and beyond the waterline the Absaroka and Crazy Mountains frame every cast with jaw-dropping scenery. Float a drift boat through Paradise Valley or wade a side channel just outside Livingston, and you’ll quickly understand why this river holds such a legendary reputation. For the fly fisherman, the Yellowstone isn’t just water—it’s tradition, challenge, and pure Montana magic.

YELLOWSTONE NATIONAL PARK

Yellowstone National Park is a landscape unlike any other, where towering peaks, vast valleys, and geothermal wonders come together in one extraordinary place. As the first national park in the world, it has become a symbol of wild beauty, known for its erupting geysers, colorful hot springs, thundering waterfalls, and wideopen spaces. Wildlife thrives here on a scale that is hard to find anywhere else— bison, elk, bears, and wolves roam freely across the park’s sweeping meadows and rugged terrain, offering visitors a glimpse of the natural world at its most untamed.

Livingston lies just 50 miles north of the park’s Gardiner entrance, giving it a unique connection to this iconic destination. Residents and visitors alike can enjoy the quiet charm of Livingston while being only a short, scenic drive from Yellowstone’s trails, overlooks, and breathtaking landscapes. For those who call Livingston home, the park isn’t just a day trip—it’s part of the lifestyle, offering endless opportunities for exploration, adventure, and connection with the wild heart of the Rocky Mountains.

SUMMARY

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

• Located just minutes from Downtown Livingston along the Yellowstone River

• 3,419 sq foot home with renovation potential

CONDITIONS OF SALE

• 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.

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.

TIM PETERSON

Sales Person (Licensed in MT) (406) 580-2892

tim@westernranchbrokers.com

Tim Peterson brings a unique blend of experience in the outfitting business and commercial real estate. He has guided clients in Wyoming, Idaho, Montana, and Alaska, while also gaining formal expertise during his years with industry-leading firms like Cushman & Wakefield. Throughout his career, Tim has honed his skills in property valuation, market analysis, and client relations, working across many aspects of the real estate transaction process. His passion for adventure and the natural beauty of the West mirrors the deep connection he fosters with the land.

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.