Skip to content
Swan Land Properties
Park County

Askin Ranch

  • Livingston, Montana

  • 176 Deeded

  • $1,750,000

Askin Ranch, which has been under the same family ownership for over 50 years, is conveniently located only eight minutes from Livingston and approximately 25 minutes from Bozeman.

Previously a horse ranch, the 176 deeded acres offer numerous opportunities for a new owner. Historically, the property served as an equine facility for breeding and raising quarter horses and thoroughbreds for racing.

Billman Creek traverses the ranch, offering a productive small fishery with numerous cutthroats and brown trout. As a tributary to the Yellowstone River, the creek provides a lovely riparian area, water rights for irrigation, and stock water rights for livestock.

An older yet charming home is situated on the property. Additionally, there is a well-maintained 36’ by 100’ barn, shop, bunkhouse, and storage shed.

The ranch sits in a basin setting, offering breathtaking views, abundant wildlife, fenced pastures, and irrigated meadows. The facilities are nestled among many large golden willow trees, providing shade and protection. Alternatively, one might also choose to build their own home on one of the numerous other homesites and enjoy this splendid property privately.

Surrounded by the Absaroka, Bridger, and Crazy Mountains, the views are endless. With proximity to Yellowstone International Airport, Yellowstone River, Yellowstone National Park, Bridger Bowl Ski Area, and Big Sky Ski Resort, this property presents a unique and rare opportunity to either cherish and enjoy this spectacular landscape or build your own home.


The ranch is conveniently located just off Interstate I-90, south side exit, and only 6-8 minutes east of Livingston.


Livingston is a vibrant town nestled in the Yellowstone River Valley, surrounded by mountains and ranchland. With a population of around 7,500, it offers modern amenities while maintaining the charm of a historic western town.


Discover a variety of coffee shops, restaurants, art galleries, and boutique retail stores, including a gourmet wine & cheese shop.


Enjoy notable dining spots like Rib & Chop House, 2nd Street Bistro, Gils Goods, and the Murray Hotel.


Sage Lodge and Chico Hot Springs Resort & Day Spa are just over 30 minutes south.


Murdoch’s Supply in Livingston and Bozeman provides quality feed, fencing, vet supplies, and western wear.


Livingston HealthCare, a Billings Clinic affiliate, offers top-notch medical care with a 25-bed hospital, multi-specialty physician practice, rehabilitation services, and home-based services. Recently expanded with a $50-million investment, it features a state-of-the-art Emergency Room, located near Swingley Road and Highway 89.


Livingston hosts diverse industries and businesses, from small consulting firms to large corporations like, the nation’s first e-commerce commercial printer. It’s an ideal place to raise a family, grow a business, or simply enjoy the Yellowstone Region.


Livingston Public Schools cater to pre-kindergarten through twelfth grades, with smaller class sizes averaging 26 students. Park High School students consistently score above state and national averages on the ACT, and the school competes in Class ‘A’ athletics. Nearby, Montana State University in Bozeman offers top-tier research facilities and NCAA Division I athletics.

The Yellowstone Region features a mix of homesteaded agricultural operations, full-time residents, and recreational landowners, including occasional celebrities, creating an eclectic and welcoming community.

Approximate distances to other Montana cities and attractions are as follows:
Bozeman Yellowstone International Airport
Bridger Bowl Ski Area
Yellowstone National Park North Entrance
Big Sky Ski Resort

6.5 miles
20.5 miles
29.4 miles
23 miles
59 miles
73 miles
121 miles

Deeded Acreage & Ranch Amenities:
176± deeded acres

146± acres of grazing/pasture which includes about 5± acres of riparian
30± acres of irrigated

Located alongside I-90 on the south side of the highway, the ranch is one of the last properties of this size for sale so close to Livingston. The property features a riparian corridor along Billman Creek, which traverses the property and provides water for livestock, wildlife, and irrigation for certain meadows. About 30 acres are irrigated putting up 3.75 tons of alfalfa per acre when irrigated. Two irrigation water rights and two stock water rights will be conveyed with the property.

Many mature golden willows and some pines offer protection and shelter for the home and improvements before transitioning into rolling foothills of grassland in a beautiful basin setting. A rock outcropping on the southeast side of the property creates a picturesque homesite below, offering protection from the interstate. The ranch has nine neighboring properties, all with larger acreages, and is perimeter-fenced with some cross-fencing. Water is supplied via two excellent wells providing abundant fresh clean water. Access is available year-round.

The elevation gain on the property is about 520 feet, with the lowest around 4,820 feet on the northern portion along Billman Creek gradually rising to the highest point around 5,340 feet above sea level on the southwest corner.

The average annual precipitation is approximately 16 inches. Located in the USDA Hardiness Zone 4, the average growing season of the area is approximately 93 days. The last frost of the year is typically early to mid-June and the first frost tends to be in early September.

Average high temperatures in June, July, and August range from 73° to 80° Fahrenheit. In December, January and February average high temperatures are between 33° and 39° Fahrenheit.

Summer average minimum temperatures range from 44° to 48° Fahrenheit. Winter average minimum temperatures are typically between 14° and 18° Fahrenheit. There is plenty of sunshine throughout the year.



Surrounded by a well-manicured fenced-in lawn and mature trees for shade, the main house, built in 1973, features three bedrooms and two bathrooms. It is set in a beautiful location with excellent views of the horse pastures and surrounding mountain ranges. The 2,500-square-foot home offers comfortable single-level living and includes a two-car garage. A wood-burning fireplace adds ambiance and warmth, supplemented by electric baseboard heating. Although the house shows some signs of wear typical of an older home, it remains very livable. It is being sold as-is and does not currently include any appliances.


The one-bedroom bunkhouse has electric baseboard heat, a bathroom, and a shower, and has historically been used as housing for a ranch manager.


The implement shed measures approximately 19 feet by 40 feet contains a shop and is used for equipment storage.


The pole barn is 20 feet by 40 feet and is primarily used for hay and equipment storage.


The 10-stall horse barn, measuring 36 feet by 100 feet and built in 1973, is in excellent condition and remains highly functional. Historically, it played a crucial role in an equestrian operation dedicated to raising and training quarter horses and thoroughbreds for racing. The barn is well-designed and very efficient.



Billman Creek traverses the property, creating a serene riparian habitat and a small fishery teeming with brown and cutthroat trout. The creek could be enhanced to create a more dynamic on-ranch fishing experience.


The Yellowstone Region is celebrated globally for its fly fishing, from high-mountain lakes and ponds to spring creeks and the majestic Yellowstone River. This scenic Montana area provides exceptional fishing experiences for avid anglers. Surrounded by snow-capped peaks, the Yellowstone River, only ten minutes from the ranch, features ever-changing eddies, riffles, and deep pockets to explore. Anglers can cast nymphs, dries, or streamers, aiming to catch native Yellowstone cutthroat, rainbow, brown trout, or the abundant mountain whitefish. One of the ultimate fly-fishing experiences is witnessing the famous ‘Mother’s Day Caddis’ or salmon fly hatches on the Yellowstone River, coinciding with fishable water conditions in early May and late June.

Beyond the untamed waters of the Yellowstone River, the region offers a lifetime of exceptional fishing adventures. The Shields, Boulder, Stillwater, Gallatin, and the world-famous Paradise Valley spring creeks are all within a short drive. Armstrong’s, DePuy’s, and Nelson’s spring creeks provide consistent water temperatures and flows, creating an ideal breeding ground for aquatic insects that support thriving trout populations. These spring creeks challenge even the most experienced anglers, who have delved deep into their fly boxes for generations.

Yellowstone National Park, open seasonally for fishing, offers a lifetime of fishing experiences within its borders. Its lakes and famous rivers, such as the Madison, Firehole, Gibbon, and Lamar, are waiting to be explored. It would be a challenge to find a base location that offers more exceptional fishing opportunities within an easy day trip.



Park County and the Paradise Valley are renowned for their wide array of recreational activities.


In addition to fly fishing on the Yellowstone River, whitewater rafters and kayakers take advantage of the rapids in the Yankee Jim Canyon. With over 700 miles of trails in the Absaroka-Beartooth Wilderness, hiking, camping, and horse-packing trips are infinite. The geothermal features, awe-inspiring waterfalls, natural beauty, and history of Yellowstone National Park are less than an hour from the property and allow for a lifetime of exploration.


The winter activities within proximity to the property are very diverse. There are multiple downhill ski and snowboard areas as well as Nordic-skiing trails to explore. Bridger Bowl offers exceptional skiing on 2,000 skiable acres and a 2,700-foot vertical rise with a wide variety of terrain including long slopes, glades, chutes, gullies, and the famed hiking access to the Ridge.

Just north of Bridger Bowl, Crosscut Mountain Sports Center offers 45 kilometers of groomed Nordic skiing trails. Situated on private and forest service lands, the scenic trail system covers terrain well suited to all ability levels.

About an hour and a half from the property, Big Sky Resort offers access to “The Biggest Skiing In America” with 5,800 skiable acres and 300 runs spread over four mountains offering endless ways to navigate 4,350 feet of vertical drop.

Closer to home, the groomed Nordic ski trails at Mammoth Hot Springs, or guided snowmobile tours through Yellowstone National Park provide boundless winter adventures. Or simply relax in the therapeutic waters and enjoy a gourmet meal at Chico Hot Springs just 30 miles down the road. In addition, all the amenities of Livingston are a short 10-minute drive from the property, and the vibrant university town of Bozeman is about 35 miles away.


Yellowstone National Park, just an hour south of the ranch, features half of the earth’s geysers, numerous hydrothermal and geological features, abundant wildlife, and countless opportunities for nature-focused activities.

Lewis and Clark Caverns, just over an hour west, is home to one of the largest known limestone cavern systems in the Northwest. This geological wonder features stalactites, stalagmites, columns, and guided tours through its series of chambers.



According to the Department of Natural Resources and Conservation, Askin Ranch owns two irrigation water rights and two stock water rights, ensuring a consistent year-round water supply, and two wells for domestic use, one for the home and one for the barn. For additional information regarding the water rights, please contact listing broker David Lowry at the Swan Land Company Bozeman Office at 406.522.7342.


Water rights in the Yellowstone River Basin (Basin 43B) are currently going through re-adjudication with the Montana Water Court, and as a result of that process, some water rights may be changed as to the validity, amount, priority date, place of use and other changes the Court may decide. The Seller has made all filings currently required and will transfer the water rights as they currently stand with no warranty, as is common in real estate transactions in Montana pending completion of Montana’s general stream adjudication process. All water rights and water-right claims appurtenant to and for the benefit of the ranch will be conveyed to the Buyer at the closing of a sale.

Park Electric provides electricity. The area is covered by CenturyLink’s service network, offering access to satellite television and the internet. Verizon provides cellular coverage throughout the property.

The Seller will convey with the purchase of the property 100% of whatever mineral, oil, gas, geo-thermal, hydro-carbon, and gravel rights it actually owns, subject to reservations by previous owners. The Seller makes no representation as to the quantity or quality of any mineral or other subsurface rights appurtenant to the Property.

Askin Ranch is a unique property with easy year-round access close to Livingston and located just 35 minutes from Bozeman. The new owner has the option to build a custom home while enjoying privacy, and solitude, or to reside in the existing older home set in a picturesque location.

Billman Creek traverses the property, creating a serene riparian habitat and a small fishery teeming with brown trout and cutthroat. This creek provides essential water for the diverse wildlife that frequents the ranch. Additionally, the property boasts two irrigation water rights and two stock water rights, ensuring a consistent year-round water supply, complemented by two wells for domestic use.

The breathtaking views of the Absaroka, Bridger, and Crazy Mountains, including Livingston Peak, Mount Delano, and Black Mountain, offer a truly majestic backdrop, making Askin Ranch a unique and desirable property.

Askin Ranch, as Previously Described Herein, is offered at $1,750,000.00.  The Conditions of Sale Are as Follows:
  1. All Prospective Buyers must demonstrate to the satisfaction of the Seller’s absolute financial capability to purchase the Property prior to scheduling an inspection of the Property;
  2. Earnest money deposit will be due upon completion of a fully executed contract, and all earnest money deposits will be held in escrow by First American Title Company of Livingston;
  3. 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 a warranty deed;
  4. All of the water right claims controlled by the Ranch will be transferred to the Buyer at Closing;
  5. Buyers’ Brokers are welcome and invited to contact listing broker David Lowry in our Bozeman Office for information regarding Cooperation Policies.


A 48-hour notice is requested to make proper arrangements for an inspection of Askin Ranch.

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Askin Ranch.  Since 2002, we have focused on the brokerage of significant ranches, farms, and recreational properties throughout the Rocky Mountain West.

The Sellers reserve 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 Sellers.  Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, hunting districts and regulations, etc., are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Swan Land Company.  Prospective Buyers should verify all information to their sole and complete satisfaction.

The Seller is making known to all potential purchasers that there may be variations between the property lines and the location of the existing fence boundary lines on Askin Ranch. The Seller makes no warranties with regard to the location of the fence lines in relationship to the property lines, nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines.

The Seller is selling Askin Ranch in an “as is” condition which includes the location of the fences as they now exist. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for orientation purposes only. The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.




The real estate taxes for 2023 were approximately $2,530.

Please submit your email to receive access to media downloads.
Ctrl+Click to select multiple
Ctrl+Click to select multiple
Follow Up with Me:
David A. Lowry
My love for the land runs deep. I’ve been fortunate enough to lease and own working and recreational ranches in some truly breathtaking places, including Colorado, Montana, and British Columbia. As an avid hunter and angler with an entrepreneurial streak, I’ve always been equally passionate about the working and recreational aspects of running a ranch. ...
Meet the Broker
Swan Land Broker, David Lowry

Suggested Properties
Crazy P Ranch
  • Buffalo, WY
  • Johnson County

  • 1,749 Total
  • $18,500,000

Acreage | Ag Improvements | Big Game | Custom Home | Equestrian Center | Fishing | Horse Property | House with Acreage

Bar MZ Ranch
  • Norris, MT
  • Madison County

  • 1,800 Deeded
  • $12,250,000

Big Game | Cattle Ranch | Garden | Grazing Land | Historic | House with Acreage | Hunting | Lease Potential | Live Water | Mountain View | Recreational | Venue

New Listing
Crazy Woman Water
  • Buffalo, WY
  • Johnson County

  • 76 Deeded
  • $12,000,000

Facilities | Investment | Live Water | ROI | Water Rights

McGuire Spring Creek Ranch
  • White Sulphur Springs, MT
  • Meagher County

  • 3,843 Deeded
  • $9,950,000

Acreage | Cattle Ranch | Conservation Potential | Fishing | Grazing Land | Hunting | Live Water | Ranch