REQUEST A TOUR If you would like to see this home without being there in person, select the "Virtual Tour" option and your agent will contact you to discuss available opportunities.

In-PersonVirtual Tour

Amber Conger

amber.conger@engelvoelkers.com +1(406) 560-7183

$ 1,500,000

Est. payment | -/mo

24.51 Acres Lot

Save

$ 1,500,000

Est. payment | -/mo

Save

24.51 Acres Lot

Key Details

Property Type Vacant Land

Sub Type Unimproved Land

Listing Status Active

Purchase Type For Sale

MLS Listing ID 30073797

HOA Y/N No

Annual Tax Amount $370

Tax Year 2025

Lot Size 24.510 Acres

Acres 24.51

Property Sub-Type Unimproved Land

Property Description

11 Blue Road Livingston, Montana | 24.51± Acres on the Yellowstone River Opportunities like this surface perhaps once in a generation. Just one mile south of Livingston with direct access off Highway 89 South, this 24.51-acre offering sits directly on the Yellowstone River — bounded along its entire eastern edge by Montana's premier blue-ribbon trout water, with the rare ability to launch and land boats, rafts, and float tubes straight from your own shoreline. Wander sandy beaches for a true toes-in-the-sand experience, and lay claim to a portion of an island that sits midstream — the kind of detail that simply does not come to market. This parcel is not for the normal buyer. It holds immense opportunity for the visionary — someone who wants to welcome friends and family to the river's edge, or to create the most private inholding on the Yellowstone River available on today's market. For the angler, the floater, the sporting enthusiast who has dreamed of a private foothold on the Yellowstone, this is the unicorn. This is a property for a buyer with vision. The entire parcel lies within the floodway, which carries strict regulations governing development and use. Two structures remain — one manufactured home and one stick-built — both formerly livable but damaged in the 2022 flood and not since rehabilitated. A current resident occupies an RV on the land. The septic appears to be non-permitted, and the well, previously in use, is in need of repair. All buyers must conduct their own thorough due diligence regarding floodway restrictions, permitting, structures, septic, well, water rights, access, acreage, and any allowable present or future use of the property. Sold as-is. This isn't a listing — It's a legacy, reserved for the rare buyer with the imagination to own a stretch of the legendary Yellowstone River.

Location

State MT

County Park

Community Fishing

Zoning See Remarks

Body of Water Yellowstone River

Interior

Interior Features InteriorFeatures

Fireplace No

Exterior

Community Features Fishing

Waterfront Description Navigable Water,River Front,Waterfront

View Y/N Yes

Water Access Desc Private

View Meadow, Mountain(s), Creek/Stream, Valley, Trees/Woods

Topography Level

Road Frontage Highway, Private Road

Garage No

Building

Lot Description Meadow, Secluded, See Remarks, Wooded, Wetlands, Level

Water Private

Schools

School District District No. 1

Others

Senior Community No

Tax ID 49080235401010000

Special Listing Condition Standard

Listed by Montana Property Brokers

Nearby Locations

"My job is to find and attract mastery-based agents to the office, protect the culture, and make sure everyone is happy! "

+1(406) 560-7183

amber.conger@engelvoelkers.com

11 Blue RD Livingston, MT 59047

Amber Conger

Key Details

Location

Interior

Exterior

Building

Schools

Others

Nearby Locations

GET MORE INFORMATION

Go tour this home

11 Blue RD