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Perched on 18+ 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 one-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. With septic sized for an additional 3-bedroom main home - buyer to verify - you can live comfortably on-site while designing and building a custom luxury residence. Just a few of the special features of this property include a deeded private walking easement to the Yellowstone River, a high producing well and a wildflower ringed private 8000+ sq ft 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 southern Gallatin Range and southward towards Yankee Jim Canyon frame the view from the property. The one-bedroom guest cabin was finished in a clean Scandinavian style aesthetic 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, open timberwork in the vaulted great room, tile surround shower with euro-style glass door, built-in storage in the bedroom and an attached, heated 2-car garage. An expansive, wrap-around, covered concrete porch-patio allows for outdoor enjoyment in all weather conditions. An adjoning 11.83-acre lot is also available for sale (BSCMLS #415128) - the combination of the two properties would offer a 30-acre parcel with the ability to build a second full sized home. Light covenants that will be recorded are in draft form and are available for review. Area amenities include the recreation opportunities including floating and fishing on the blue-ribbon waters of the Yellowstone River, just minutes to hot springs, dining and entertainment options and just 30 minutes to Yellowstone National Park. Amazing hiking, wildlife watching, hunting and exploring opportunities await on the area’s abundant public trails. Located 40 mins from Livingston shopping and amenities, 1 hour from Bozeman’s historic Main Street and 70 mins from Bridger Bowl and Yellowstone International Airport. Don’t miss the 360 VR Matterport Tour!

• Acres
  18.03
• 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
  9
• Latitude
  45.271625
• Listing Contract Date
  2026-09-28
• Listing Key
  1191538422
• List Price
  1070000
• Longitude
  -110.845637
• Lot Features
  Rolling Slope
• Lot Size Acres
  18.03000
• Lot Size Square Feet
  785387
• 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
  1070000
• Originating System Name
  S W M T
• Ownership
  Full
• Parcel Number
  T B D
• Photos Count
  65
• 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 8A-1 of Certificate of Survey No. 2995RB, Park County, Montana
• Tax Year
  2025
• Unparsed Address
  220 E River Road
• Utilities
  Electricity Available, Septic Available, Water Available
• View
  Lake, Meadow, Mountains, Pond, River, Southern Exposure, Creek Stream, Valley
• View
  Yes
• Waterfront Features
  Pond
• Water Source
  Well

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