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Swan Land Properties
Conservation and Development Potential
Park County


  • Livingston, Montana

  • 6,901 Total

  • $22,500,000

Livingston Peak Ranch offers an exceptional opportunity for recreation, big game hunting, and Yellowstone River fishing with significant conservation and development potential.  The Ranch encompasses 6,901± total acres, of which 5,001± acres are deeded and 1,900± are leased from the State of Montana and the Bureau of Land Management.  Home to large herds of elk, deer, and antelope, and over ½ mile of Yellowstone River frontage, the Ranch provides the coveted and hard-to-find combination of fishing and elk hunting on the same ranch.  Livingston Peak Ranch is currently unimproved and comprised of 78 parcels, which creates many development and conservation options.  There are multiple spectacular building sites that capture the panoramic views of the Crazy, Bridger, and Absaroka Mountain Ranges.

Located in southwest Montana’s celebrated Yellowstone Region, the Yellowstone River forms a portion of the western boundary of the Ranch for approximately half a mile.  The willow and cottonwood riparian meadow along the river transitions to grass pastures on an expansive open bench, that blends into the higher-elevation foothills and valleys that border the Gallatin National Forest to the south. The Absaroka Range changes in elevation from 9,100´ to 11,200´ and provides a magnificent backdrop to the south of the Ranch.   Views to the north across the river consist of the Bridger and Crazy Mountain Ranges and the prominent rocky bluffs of Sheep Mountain.

The Ranch is currently unimproved, with the exception of fencing and stock water, but has a diverse pallet of recreation from hunting, fishing, horseback riding, hiking, exploring on ATV, and skiing when conditions allow.  There are some of the most dramatic building sites that Montana has to offer with panoramic mountain views and private settings.  Utilized for many years as summer pasture for a neighboring cattle operation, Livingston Peak Ranch has been well managed and runs efficiently for a buyer desiring simplicity of ownership with a grazing tenant.  This unique offering in today’s market combines big-game hunting and Yellowstone River frontage with easy access to quality amenities in nearby Livingston and Bozeman.  Livingston Peak Ranch stands alone as a large block of deeded land with exceptional fishing, hunting, wildlife, and bird watching in one of Montana’s famed locales.


The Ranch is about a 15-minute drive from Livingston and is accessible year-round via the county-maintained Swingley Road, which connects to Livingston Peak Road that bisects the Ranch.  Livingston Peak Road is public but receives far less maintenance and is seasonal in the upper portion, although there are some hardy neighbors to the south that are full-time residents and use the road throughout the year.  Meyers Road crosses under Interstate 90 and provides access to the northwest portion of the Ranch and is used by several adjoining landowners with houses on the Yellowstone River.
Surrounded by mountains and ranch land, the bustling town of Livingston, with a population of approximately 7,500, offers city amenities with the charm and laid-back style of a historic western town.  Centered in the Yellowstone River Valley, Livingston is the home of many diverse industries and businesses. A multitude of coffee shops, restaurants, art galleries and boutique-style retail stores including a gourmet wine & cheese specialty shop intertwine through the downtown.  Livingston is home to many notable casual and fine-dining restaurants including Rib & Chop House, 2nd Street Bistro, Gils Goods and the Murray Hotel.  The highly acclaimed Sage Lodge and Chico Hot Springs Resort & Day Spa in the Paradise Valley are a little over a 30-minute drive south of the Ranch.   For ranching supplies, Murdoch’s Supply in Livingston and Bozeman offer a full line of quality feed, fencing and vet supplies and includes a wide selection of western wear.
Livingston HealthCare is a Billings Clinic affiliate and offers quality medical care including a 25-bed critical access hospital, a multi-specialty physician practice, rehabilitation services and home-based services.  Livingston HealthCare recently completed a $50-million expansion and offers excellent patient-centered care and a state-of-the-art Emergency Room.  The hospital is located just a few miles from the Ranch near the intersection of Swingley Road and Highway 89.  From small consulting firms to large corporations like‒the nation’s first e-commerce commercial printer, Livingston is an ideal community to raise a family, grow a business or just enjoy all that the Yellowstone Region has to offer.
Livingston Public Schools offer pre-kindergarten through twelfth grades. Washington School provides a part-time pre-school and full-day kindergarten.  B.A. Winans Elementary School provides first and second grades.  East Side Intermediate School offers grades third through fifth and Sleeping Giant Middle School is grades sixth through eighth.  Park High School, serving grades 9-12, is designated District #1.  With class sizes averaging 26 students, Park High School graduates consistently score above both the state and national averages on the American College Test (ACT).  Since 1979, 21 Park High School students have been National Merit commended students, semi-finalist, or finalists.  Park High School interscholastic teams compete in the Montana High School Association as a Class ‘A’ school.   Less than 45 minutes from the Ranch is Bozeman’s Montana State University which has recently received the Carnegie ranking as one of the nation’s top 108 universities in research.  Home of the Bobcats, MSU offers a full slate of NCAA Division I Intercollegiate athletics and an abundance of activities that have regional appeal and a strong local fanbase.
Throughout the Yellowstone Region, land ownership is comprised of homesteaded agricultural operations, full-time residents and recreational landowners with an occasional celebrity that contribute to an eclectic and welcoming mix.
Approximate driving distances to other cities and area attractions from the Livingston Peak Ranch are as follows:
Bridger Bowl Ski Area
Bozeman Yellowstone International Airport
Yellowstone National Park
Big Sky Ski Resort

6.5 miles
35 miles
38 miles
44 miles
60 miles
63 miles
84 miles
118 miles



The topography of Livingston Peak Ranch encompasses all that makes Montana great from lush Yellowstone River bottom to native grass pastures on an expansive bench that transitions into the rolling foothills and timber-filled valleys of the dramatic Absarokee Mountains.  The Absaroka Mountains are part of the 937,032-acre Absaroka-Beartooth Wilderness complex that borders the Ranch and extends south all the way to Yellowstone National Park, creating one of the most expansive Wilderness areas in the lower 48 states.  Livingston Peak Ranch is one of a select few ranches in the Yellowstone Region that spans from the Yellowstone River to the Absaroka Wilderness.

Livingston Peak Ranch encompasses approximately 6,901 total acres, with 5,001± deeded acres and 1,230± State of Montana lease acres, and 670± Bureau of Land Management lease.  The deeded land is generally classified as follows:

4,257± Acres
720± Acres
24± Acres
5,001± Acres

– Native Pasture and Improved Pasture Land
– Forest
– Acres of Riparian River Bottom
– Total Deeded

670± Acres
1,230± Acres
1,900± Acres

– Bureau of Land Management grazing lease
– State of Montana grazing lease
– Total Leased 
6,901± Total Acres

The Ranch has a grazing lease runs through 2022 and generates about $30,000 annually.  Local landscapers have also utilized the natural moss rock boulders for many years bringing in tens of thousands of dollars in additional Ranch revenue.



The hunting and fishing opportunities on Livingston Peak Ranch are numerous and offer seasonal variation to capture your outdoor-recreation attention continuously.  A portion of the western border of Livingston Peak Ranch is the Yellowstone River, which originates upstream in Yellowstone National Park and is the longest free-flowing river in the contiguous United States.  The Yellowstone is a well-documented and prized trout fishery enjoyed by anglers throughout the world.  During times when the Yellowstone is not fishable due to seasonal spring runoff, the Ranch provides easy access to the famous private spring creeks in Paradise Valley and there is also a spring-fed Ranch pond that is full of willing trout.  The pond is a great place to practice casting, teach kids to fish or have a relaxing picnic.
The Yellowstone Region is renowned worldwide for its fly fishing, whether on high-mountain lakes and ponds, spring creeks or floating down the Yellowstone River.  One of the most scenic areas of Montana, fishing for avid anglers is exceptional. With a backdrop of snow-capped peaks in every direction, the Yellowstone River provides consistently changing eddies, riffles and deep pockets to explore.  Anglers cast nymphs, dries or streamers in hopes of landing a native Yellowstone cutthroat, rainbow, brown trout or the prolific native mountain whitefish.  It is one of the seminal experiences in fly fishing to catch the famous ‘Mother’s Day Caddis’ or salmon fly hatches on the Yellowstone when they happen to coincide with fishable water conditions in early May and late June.
In addition to the untamed waters of the Yellowstone River, there is a lifetime of exceptional area waters to explore.  The Shields, Boulder, Stillwater, Gallatin and the world-famous Paradise Valley spring creeks are all just a short drive away.  Armstrong’s, DePuy’s and Nelson’s spring creeks offer consistent water temperatures and constant flows to create an ultimate breeding ground for the aquatic insects on which trout thrive.  These spring creeks are full of educated trout that have challenged the most experienced anglers to go deep in their fly boxes for generations.  Yellowstone National Park is open seasonally to fishing and has a lifetime of fishing experiences within its borders on lakes and famous rivers like the Madison, Firehole, Gibbon and Lamar.  You would be hard pressed to find a base location that provides more exceptional fishing opportunities within an easy day trip.
The willow and cottonwood-filled river bottom provides great habitat to set up a tree stand and hunt for trophy white-tail deer along the river.  The foothills and timber habitat on the upper Ranch are perfect for trophy mule deer.  Fall brings the soul-inspiring bugles of bull elk into the aspen and fir-filled bowls and drainages of the upper portion of the Ranch.  The Ranch has received limited hunting pressure in the past several decades, creating an ideal environment for trophy bull elk and big bucks to prosper.  There are also several herds of antelope that frequent the Ranch and offer exceptional opportunities for both archery and rifle-hunting seasons.  The hunting continues with wing-shooting for upland birds like Hungarian partridge, several species of grouse, turkeys and waterfowl.  The Ranch offers excellent habitat for mule deer, white-tail deer, moose, bears, mountain lions and coyotes creating extended hunting options for the avid sportsman.
The Ranch is located in hunting District 317, which is a general tag for deer and elk and provides guaranteed tags for Montana residents and much higher odds for non-resident landowners. Additional information and hunting regulations can be found on the Montana Fish & Game website:


Park County and the Paradise Valley are renowned for its multitude 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-pack trips are infinite.  The geo-thermal features, awe-inspiring waterfalls and natural beauty and history of Yellowstone National Park is less than an hour from the Ranch and allows for a lifetime of exploration.
The winter activities within close proximity to the Ranch 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.  Bridger Bowl offers 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 levels of ability.  About an hour and a half from the Ranch, 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 only a short 10-minute drive from the Ranch, and the vibrant university town of Bozeman is about 35 miles away.


Northwestern Energy has a combination of surface and buried power lines that cross the property.  The area is within the service network of CenturyLink, with access to satellite television and internet.  Cellular coverage via Verizon is available throughout the Ranch.






The Ranch is not currently encumbered by any conservation easements.  There are likely substantial tax benefits, should the new owner choose to place part or all of the Ranch under a conservation easement.


The real estate taxes for 2021 were approximately $3,637.00.





The Seller will convey with the Ranch 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 Ranch.




The Sellers hereby make known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on Livingston Peak Ranch.  The Sellers make no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor do the Sellers make any warranties or representations with regard to specific acreage within the fenced property lines.
The Sellers are selling Livingston Peak Ranch in its “as is-where 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 visual aid only.  The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.


The Ranch does not have any improvements other than perimeter and pasture fencing and stock water, all of which have been well managed by the owners and tenant and appear to be in good operating condition.


For additional information regarding the water rights, please contact the Swan Land Company Bozeman Office at 406.522.7342.

Water Right Priority Date Acres Use Source
43B 194385 00 1900-12-31 35 Stock Spring, Unnamed Trib of Dry Creek


GWIC ID Water Right Date Completed Site Type Use



Livingston Peak Ranch has a stock-water network that provides reliable water for livestock and wildlife throughout the network of Ranch pastures.  Currently, the Ranch has filed stock water rights with the DNRC.  The stock-water distribution allows for the successful utilization of the grazing resources available throughout the Ranch.


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 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 closing of a sale.



Park County receives consistent winds, and there may be potential for wind-energy exploration on the expansive flat that makes up the northern portion of the Ranch.



The elevation gain on the Ranch is about 2,000 feet, with the highest point around 6,600 feet above sea level on the southeast corner of the Ranch near Livingston Peak and the lowest around 4,600 feet on the northwest corner along the Yellowstone River.  The mean elevation of the pastures and broad bench between Interstate 90 and Dry Creek is about 5,000 feet.

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°.

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



John H. Harvat was an integral part of Livingston in the early 1900s.   After several unsuccessful attempts at making a living in Colorado, Harvat landed in Montana without a penny to his name.  In 1880, Harvat moved to Livingston (then called Park City) where there were only three buildings in town at the time.  After eventually achieving success in the meat industry, he sold his portion of the meat business and in 1900 became a sheep rancher.  Acquiring over 16,000 acres, part of what is now Livingston Peak Ranch, he became a leading figure in the sheep industry in the Northwest as one of the largest shippers of wool to Boston and shipping hundreds of carloads of mutton sheep to Chicago.  It is estimated that he had an interest in about 100,000 sheep in a single year.  Eventually, Harvat’s sons took over and organized the Harvat Sheep Company which they ran until the 1950s as one of the largest sheep ranches in Montana.  The Ranch then was bought by the Myers family who transitioned it into a cattle ranch.  In addition to the Ranch, John Harvat owned a block in Livingston at the corner of Main Street and Second Street.  He was a member of the Livingston School Board, active in the Commercial Club, and a member of the Elks Lodge.

Meriwether Lewis and William Clark traveled through present-day Livingston in July of 1806 while on the return portion of their famed Missouri River exploration.  They camped in the Livingston area across the river from the current Livingston Peak Ranch.  As designated in the Fort Laramie Treaty of 1868, the first Crow Indian Agency, also known as Fort Parker, was built in 1869 on Mission Creek to the east of the Ranch.  In 1875, the Crow Reservation was moved to the Stillwater River and subsequently to Big Horn County in eastern Montana where it still resides today.

The Crow Indians named the Yellowstone River “E-chee-dick-karsh-ah-shay” (Elk River) and the early French trappers called it “Roche Jaune” (Yellow Rock).  During the mid to late 1800s, homesteaders and farmers moved into the area in increasing numbers.   Many early pioneers traveling west spent time along the Yellowstone River before continuing their journey west.  Some who branched south into Paradise Valley landed in Emigrant Gulch where they discovered gold in 1863. A short-lived mining boom followed until the arrival of the Northern Pacific railroad in 1883, which diversified the economy with timber and agriculture as well as the foundation of the tourism industry that still thrives today.   The first riverboats to go back down the Yellowstone River to Missouri were made from lumber milled in the area.

Yellowstone National Park, established in 1872 is the nation’s largest and oldest national park.  Native Americans had been in the area for thousands of years prior to John Colter’s 1807 excursion into the mystifying land of hot springs, mud pots, and geysers.   But for over half a century, any accounts told of the area were deemed as myths.  These myths persisted until 1871 when the Hayden Expedition scientifically documented the astonishing natural features and wildlife of the region.  These natural wonders of the area were publicized through the artwork of Thomas Moran, and Yellowstone National Park was established soon thereafter and signed into law by President Ulysses S. Grant.  An abundance of information is available about the history, culture, and science of the park at the History and Research Center in Gardiner, as well as the newly built cutting-edge Old Faithful Visitor Education Center.  Today, Yellowstone National Park welcomes over four million visitors a year through its venerable gates.


Livingston Peak Ranch is a truly unique offering in today’s market.  It is rare to find a Ranch in today’s market that offers the diverse recreational opportunities available at Livingston Peak Ranch combined with the location and proximity to all the amenities available in the dynamic communities of Livingston, Bozeman, and Yellowstone National Park.  The Ranch is currently unimproved and provides a breadth of opportunities for hunting, fishing, horseback riding, grazing cattle and spectacular wildlife viewing.  With the large number of legal parcels that comprise the Ranch, it lends itself to potential development opportunities or there would certainly be several conservation organizations that would be very interested in a conservation easement, should a buyer be interested in limiting future development for potential tax savings.  With the frequent Livingston wind, there may be potential to produce wind energy on the northern portion of the Ranch.  Active ranch buyers will be able to quickly appreciate how rare it is to find a ranch that has this unique combination of recreation, conservation value and location.  Ranches like Livingston Peak do not come along often.




Livingston Peak Ranch, as previously described herein, is offered at US $22,500,000.00 Cash or Terms acceptable solely at the discretion of the Seller.  As of April 2022, 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 Ranch prior to scheduling an inspection of the Ranch;
  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 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 Tim Anderson in our Bozeman Office for information regarding Cooperation Policies.


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, 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.


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

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

This Offering is based on information believed to be correct; however, it is subject to errors, omissions, prior sale, and change or withdrawal without notice.  Information contained herein has been provided by the Sellers or obtained from other sources deemed reliable.  The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent investigation.


Narrated Video Tour
Timothy Anderson
With over two decades of experience in real estate and a background in science and technology, I’ve been honored to serve and represent some of Montana’s finest farm, ranch, and recreational properties. Before my time with Swan, I co-founded Montana Real Estate Co. with my wife, where we guided the successful sales effort for Moonlight ...
Meet the Broker
Swan Land Broker, Tim Anderson

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