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Perched on 29+ pristine acres where sweeping Montana skies meet the mighty Yellowstone River, this rare Paradise Valley retreat offers an extraordinary canvas for your western dream. The recently completed 1-bedroom guest cabin provides a modern and comfortable refuge—perfect for weekend getaways, creative studio space, or rental income—with the groundwork for expansion is already in place. Two deeded lots feature room to add two additional dwelling units. Existing septic sized for an additional 3-bedroom home - buyer to verify - and room for another primary home on the additional lot, you can live comfortably on-site while designing and building a custom luxury residence or two! Just a few of the special features include a deeded private walking easement to the Yellowstone River, a high producing well and a wildflower ringed private aerated pond that is 15’ deep in the center. The property abuts FWP lands on the east, atop the large rock bluff that spans the eastern half of the property. Views across the river towards the Gallatin Range and Yankee Jim Canyon. Light covenants are in draft form and are available for review. A gravel driveway apron/pullout has been created with easements drafted to allow for a private driveway to the undeveloped lot. A large rock bluff dominates the eastern half of the parcel, and the property adjoins Montana FWP lands at its eastern boundary, allowing for privacy. The 1-bedroom guest cabin was finished in a clean Scandinavian style with a metal clad exterior and black window package. Additional features include polished concrete flooring with in-floor radiant heating, mini-split with A/C, laminate cabinetry with white quartz counters in the kitchen and bathroom, wood burning stove, timberwork in the vaulted great room, tile surround shower, built-in storage and an attached, heated 2-car garage. An expansive, wrap-around, covered concrete porch-patio allows for outdoor enjoyment in all weather conditions. Area amenities include the recreation opportunities including floating and fishing on the blue-ribbon waters of the river, just minutes to hot springs, restaurants, bars and dining options. Just 30 min to Yellowstone National Park. Amazing hiking, wildlife watching, hunting and exploring opportunities await. Located 40 mins from Livingston shopping and amenities, 1 hour from Bozeman’s historic Main Street and 70 mins from Bridger Bowl Ski Resort and Yellowstone International Airport. Don’t miss the 360 VR Matterport Tour!

• Acres
  29.86
• Days on Market
  32

Additional Features

• City
  Emigrant
• Contract Status Change Date
  2026-10-11
• Cumulative Days On Market
  13
• Directions
  E River Rd to property. Numbered.
• Documents Count
  12
• Fencing
  Partial
• Latitude
  45.271084
• Listing Contract Date
  2026-09-28
• Listing Key
  1191538388
• List Price
  1440000
• Longitude
  -110.845447
• Lot Features
  Level, Rolling Slope
• Lot Size Acres
  29.86000
• Lot Size Square Feet
  1300702
• MLS Area Major
  Park County
• MLS Area Minor
  6 P V E - Liv Area - Paradise Valley E of 89 S
• MLS Status
  Contingent
• Off Market Date
  2026-10-11
• Original List Price
  1440000
• Originating System Name
  S W M T
• Ownership
  Full
• Parcel Number
  T B D
• Photos Count
  89
• Postal Code
  59027
• Property Sub Type
  Building Land
• Property Type
  Land
• Road Surface Type
  Paved
• Sewer
  Septic Tank
• Standard Status
  Pending
• Subdivision Name
  Certificate Of Survey C O S
• Tax Legal Description
  Legal by Guardian Title: Tract 7A-1 & Tract 8A-1 of Certificate of Survey No. 2995RB, Park County, Montana
• Tax Year
  2025
• Unparsed Address
  218 & 220 E River Road
• Utilities
  Electricity Available, Septic Available, Water Available
• View
  Lake, Meadow, Mountains, Pond, River, Creek Stream, Valley
• View
  Yes
• Waterfront Features
  Pond
• Water Source
  Well

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