Active
1,067,655 Lot Size24.51 Acres
11 Blue Road, Livingston, MT 59047
Est: $7,007/moGet pre-approved
LandProperty Type
24.51 acresLot Size

Description

11 Blue Road Livingston, Montana | 24.51± Acres on the Yellowstone River Opportunities like this surface perhaps once in a generation. Just one mile south of Livingston with direct access off Highway 89 South, this 24.51-acre offering sits directly on the Yellowstone River — bounded along its entire eastern edge by Montana's premier blue-ribbon trout water, with the rare ability to launch and land boats, rafts, and float tubes straight from your own shoreline. Wander sandy beaches for a true...11 Blue Road Livingston, Montana | 24.51± Acres on the Yellowstone River Opportunities like this surface perhaps once in a generation. Just one mile south of Livingston with direct access off Highway 89 South, this 24.51-acre offering sits directly on the Yellowstone River — bounded along its entire eastern edge by Montana's premier blue-ribbon trout water, with the rare ability to launch and land boats, rafts, and float tubes straight from your own shoreline. Wander sandy beaches for a true toes-in-the-sand experience, and lay claim to a portion of an island that sits midstream — the kind of detail that simply does not come to market. This parcel is not for the normal buyer. It holds immense opportunity for the visionary — someone who wants to welcome friends and family to the river's edge, or to create the most private inholding on the Yellowstone River available on today's market. For the angler, the floater, the sporting enthusiast who has dreamed of a private foothold on the Yellowstone, this is the unicorn. This is a property for a buyer with vision. The entire parcel lies within the floodway, which carries strict regulations governing development and use. Two structures remain — one manufactured home and one stick-built — both formerly livable but damaged in the 2022 flood and not since rehabilitated. A current resident occupies an RV on the land. The septic appears to be non-permitted. The well currently services the RV that is onsite. All buyers must conduct their own thorough due diligence regarding floodway restrictions, permitting, structures, septic, well, water rights, access, acreage, and any allowable present or future use of the property. Sold as-is. This isn't a listing — It's a legacy, reserved for the rare buyer with the imagination to own a stretch of the legendary Yellowstone River.
85 days on Market
  • Listed by: Jane M Tecca 406.223.0453 jane@montanapropertybrokers.com • Montana Property Brokers
Last updated: 09/14/2026 08:34 AM • Source: Montana Regional MLS, MLS#: 30073797

Location

Listing Courtesy of Montana Property Brokers
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$7,007 per month

30 year fixed, 6.71% Interest

Principal and Interest

$6,976

Property Taxes

$31

HOA Dues

$0

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Property Information for 11 Blue Road

Property Details
  • Taxes: $370 / year
  • MLS Type: Land / Unimproved Land
  • County: Park County
  • Has View: Yes
  • View: Meadow, Mountain(s), Creek/Stream, Valley, Trees/Woods
  • Waterfront Features: Navigable Water, River Front, Waterfront
  • Has Waterfront: Yes
  • Zoning: See Remarks
  • Zoning Description: 2
Building Information
  • Lot Size: 24.51 AC
Summary
Location and General Information
  • Carrier Route: H062
  • Directions: HWY 89 South from Livingston app 1 mile. Left onto Blue Road, 2nd to last driveway on Blue Road on the left.
  • Latitude: 45.622945
  • Longitude: -110.575921
  • Senior Community: No
  • Water Body Name: Yellowstone River
Taxes and HOA
  • Association: No
  • Parcel Number: 49080235401010000
  • Tax Annual Amount: $370.00
  • Tax Year: 2025
School Information
  • Elementary School District: District No. 1
  • High School District: District No. 1
  • Middle Or Junior School District: District No. 1
Parking
  • Carport: No
  • Garage: No
Property
Lot Information
  • Lot Features: Level, Meadow, Secluded, Wooded, Wetlands, Waterfront
  • Lot Size Acres: 24.51
  • Lot Size Area: 24.51
  • Lot Size Dimensions: Acres
  • Lot Size Source: Assessor
  • Lot Size Square Feet: 1067655.6
  • Lot Size Units: Acres
  • Road Frontage Type: Highway, Private Road
  • Road Responsibility: Private Maintained Road
  • Topography: Level
Property and Assessments
  • Building Area Units: Square Feet
  • Land Lease: No
  • Property Sub Type: Unimproved Land
  • Property Type: Land
Farm Information
  • Horse: Yes
Utilities
  • Water Source: Private
Interior and Exterior Features
Exterior Features
  • Community Features: Fishing
Interior Features
  • Has Fireplace: No
  • Has Spa: No

Property History for 11 Blue Road

DateEvent & SourcePriceAppreciation
Aug 19, 2026

Price Change

Montana Regional MLS #30073797

$1,350,000
Jun 24, 2026

Listed (Active)

Montana Regional MLS #30073797

$1,500,000
DateEvent & SourcePrice
08/19/2026

Price Change

Montana Regional MLS #30073797

$1,350,000
06/24/2026

Listed (Active)

Montana Regional MLS #30073797

$1,500,000

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 11 Blue Road

Taxable ValueLand-Additions-Total-
Tax Record2026$97 ($8 / month)
Home Facts
Baths1.5Total Finished SqFt1,680 SqFtAbove Grade Finished SqFt1,680 SqFtStories1Lot Size1,067,656 SqFtStyleMiscellaneous AgriculturalYear Built1974Year Renovated1974Zoning2CountyPARKAPN49-0802-35-4-01-01-0000

Schools near 11 Blue Road

This home is within Livingston Elementary School District.
Rating
School
Type
Grades
Distance
Public - PK to 2
Public - 3 to 5
Public - 6 to 8
Public - 9 to 12
Rating
School
Distance
B A Winans School
PublicPK to 2

East Side School
Public3 to 5

Sleeping Giant Middle School
Public6 to 8

Park High School
Public9 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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Acres

11 Blue Road is a 24.51 ac of land for sale in Livingston, MT 59047. This property was listed for sale on June 25, 2026 by Montana Property Brokers, it's currently listed at $1,350,000. This listing's school districts are Park High School, Livingston Elementary School District. Nearby schools include B A Winans School, East Side School and Sleeping Giant Middle School. 11 Blue Road is a 0-bed, 0-bath 24.51 ac of land on a 1,067,655 sq. ft. / 24.51 acres lot.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of any information, descriptions or measurements (including square footage measurements and property condition), such should be independently verified through appropriate means, including, but not limited to, in person inspection and public records, and Compass International Holdings, its subsidiaries, affiliates and independently owned and operated franchisees, and their affiliated agents and associated third parties expressly disclaim any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the seller's discretion. No financial or legal advice provided. Equal Housing Opportunity. Subject to change at any time. Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties make no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.

Listing Courtesy of Montana Property Brokers

The data relating to real estate for sale on this website comes in part from the Internet Data exchange (IDX) program of Montana Regional MLS (MRMLS). IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Real estate listings held by brokerage firms other than Compass and its related brokerages, are indicated by detailed information about them such as the name of the listing firms. Information deemed reliable but not guaranteed. Copyright © 2026 Montana Regional MLS. All Rights Reserved.