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Swan Land Properties
285-Acre Development with Five Lots
Park County

Stafford Meadows Minor Subdivision

  • Livingston, Montana

  • 285 Deeded

  • $2,995,000

Stafford Meadows Minor Subdivision, conveniently located only 10 minutes to Livingston and 20 minutes to Bozeman, is a 285-acre development with five lots that provide numerous different opportunities for a new owner.

The largest lot, which is 125 acres, has Billman Creek traversing through it, plus several developed springs and seeps. A small cabin is situated on the property and there are several ideal building sites to build your dream home.

Each of the four 40-acre lots offers beautiful home sites in a sheltered basin setting providing privacy, great views, wildlife, and rock outcroppings. The infrastructure is in place with buried electricity to each of the lots and excellent roads developed with fire turnouts throughout. One might also choose to build their own home on one of the 40-acre lots and enjoy this wonderful property to themselves.

Surrounded by the Absaroka, Bridger, and Crazy Mountains, the views are endless. Close to Yellowstone International Airport, Yellowstone River, Yellowstone National Park, Bridger Bowl, and Big Sky, this property presents a unique and rare opportunity to either keep and enjoy this spectacular landscape or build your home and sell the remaining individual parcels.

The Subdivision is located at 14-18 Ridgeback Trail off of US Highway 10 on the south side of Interstate 90 about a 10-minute drive west of Livingston and about a 20-minute drive east of Bozeman. 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.  There are 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 30-minute drive south of the Property.  For ranching supplies, Murdoch’s Supply in Livingston and Bozeman offers 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 Property 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 preschool 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-finalists, 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 contributes to an eclectic and welcoming mix.


There are three airports that provide easy access to the property.  Mission Field (LVM) in Livingston has three runways, – one 5701′ x 75′ asphalt runway, which is in good condition, and two turf runways also in good condition.  LVM offers limited services including 100 Octane and Jet A Fuel, charter services, and limited hanger facilities.  Communications are provided by CTAF/UNICOM: 123.0, WX ASOS: 135.275, and by Great Falls Radio on Frequency 122.2.  Additional information is available by calling manager Russel Ferguson at 406-222-6504.

Recently upgraded, the Bozeman Yellowstone International Airport at Gallatin Field (BZN) in Belgrade is the busiest airport in Montana and offers two full-service FBOs and excellent commercial services through Alaska, Allegiant, American Airlines, Delta, jetBlue, Southwest, Sun Country Airlines, and United.  BZN offers direct flights to over 20 major cities around the nation.

Logan Airport in Billings is a 1½ hour’s drive to the east of the property and offers a similar complement of direct commercial flights to regional airports.

Approximate driving distances to other cities and area attractions from the Stafford Meadows Minor Subdivision are as follows:

Bozeman Yellowstone International Airport
Bridger Bowl Ski Area
Big Sky Ski Resort
Yellowstone National Park North Entrance
 6.5 miles
20.5 miles
29.4 miles
23 miles
73 miles
59 miles
121 miles


Stafford Meadows Minor Subdivision is a 285-acre development with five lots. The infrastructure is already in place with buried electricity to each lot and excellent gravel roads developed with fire turnouts throughout. Located on the north side of the development, the largest lot, which is 125 acres, has a nice riparian corridor following Billman Creek which traverses the lower end of the property right below the cabin, plus a developed spring that services a stock tank for livestock and wildlife, and some seeps as it transitions up into rolling foothills of grassland in a beautiful basin setting. The four 40-acre lots, located in the sheltered basin setting out of the view shed of the interstate, consist of rolling foothills of native grass pastures, scattered evergreens, sagebrush, and rock outcroppings interspersed. The property is perimeter fenced with some cross fencing.  A small cabin located near the entrance was constructed in 2021. Built on a concrete slab, the 800-square-foot, two-bedroom cabin was constructed using reclaimed logs and chinking. Water is supplied via an excellent domestic well providing an abundance of fresh clean water. Access is easy and year-round as the roads were engineered and built properly with winter access in mind.

Park Electric has buried power lines to each of the five lots.  The area is within the service network of CenturyLink, with access to satellite television and the internet.  Cellular coverage via Verizon is available throughout the Property.

The real estate taxes for 2021 were approximately $564.00.

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 Stafford Meadows Minor Subdivision.  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 the specific acreage within the fenced property lines.

The Sellers are selling Stafford Meadows Minor Subdivision 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 Seller will convey with the Subdivision 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.

Located about ten minutes from the property, the Yellowstone River 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 Property provides easy access to the famous private spring creeks in Paradise Valley.
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.  In 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.


Park County and the Paradise Valley are renowned for their 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 geothermal features, awe-inspiring waterfalls, and 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 close 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.  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 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 only a short 10-minute drive from the Property, and the vibrant university town of Bozeman is about 35 miles away.

For additional information regarding the water rights, please contact the Swan Land Company Bozeman Office at 406.522.7342.
Water Right
Priority Date
43B 32995 00 1912-12-31 Stock Spring, Unnamed Trib of Billman Creek
Date Completed
315455 2021-07-08 Well Domestic 160 feet


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.


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 of the Property.
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.

Stafford Meadows Minor Subdivision is truly a unique retreat. A new owner has the option of building their own home and selling the four remaining lots, or just building a home and enjoying the privacy and solitude that this property offers with close proximity to Bozeman and Livingston. Billman Creek provides a small fishery and the necessary water for the numerous different types of wildlife that frequent the Property.


Stafford Meadows Minor Subdivision, as previously described herein, is offered at US $2,995,000.00 Cash or Terms acceptable solely at the discretion of the Seller.  The conditions of the 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 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.

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 Sellers 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 Stafford Meadows Minor Subdivision.

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Stafford Meadows Minor Subdivision.  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.

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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

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