Carr Montana REAL ESTATE
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PARK COUNTY

One of the most popular communities provided by Montana Sandbox

PARK COUNTY

About PARK COUNTY

Park County, Montana real estate offers a unique opportunity to invest in one of Big Sky Country’s most breathtaking regions. Nestled in the heart of Montana, Park County is known for its spectacular mountain views, open spaces, and proximity to Yellowstone National Park. Buyers are drawn to Park County for its abundant recreational opportunities, including world-class fishing, hiking, hunting, and wildlife watching. Whether you’re seeking a luxury ranch, a cozy mountain cabin, or a spacious family home, real estate in Park County provides a tranquil escape with fresh air, friendly communities, and unspoiled natural beauty.

Properties in Park County vary from historic homes in charming small towns like Livingston and Gardiner to expansive acreage with panoramic vistas of the Absaroka, Gallatin, and Crazy Mountains. The local real estate market caters to families, retirees, vacation home seekers, and outdoor enthusiasts alike. Many listings feature modern amenities while preserving the rustic Montana charm that is so highly sought after. With its combination of scenic landscapes, low population density, and access to national parks and public lands, buying real estate in Park County, Montana is ideal for those looking to experience authentic Western living and solid long-term value.

One of the most popular communities provided by Montana Sandbox
242
# of Listings
3
Avg # of Bedrooms
$639
Avg. $ / Sq.Ft.
$1,286,295
Med. List Price

Browse PARK COUNTY Real Estate Listings

All listings

Under $250,000

$250,000 - $500,000

$500,000 - $1M

$1M - $3M

$3M - $5M

Over $5M

86 Properties Found. Page 1 of 6.

Positioned at the highly visible East I-90 interchange in Livingston, this 50± acre offering presents a rare opportunity for commercial or light industrial development in one of Southwest Montana’s most strategic corridors. With immediate interstate access and exceptional visibility, 4 Repair Road is ideally suited for businesses that rely on efficient transportation logistics, including trucking, distribution, storage, or service-based operations. The property’s proximity to the interchange makes it especially attractive for operations requiring seamless ingress and egress for 18-wheelers, heavy equipment, or high-volume traffic. The expansive acreage provides flexibility for a wide range of uses, whether you're envisioning a large-scale commercial hub, contractor yard, logistics center, or future development play. As Livingston and the greater Park County area continue to grow, opportunities with this level of exposure, access, and scale are increasingly rare. If you’ve been searching for a location that combines visibility, accessibility, and versatility—this is it.
#409623

Livingston

4 Repair Road

None Beds

None Baths

50.5 acres

$3,000,000

MLS#: 409623

Covenants are being revised. This is part of a 5 lot minor sub. Each lot has a fire hydrant and water rights are being worked thru with attorney Tim Fallow as soon rights may convey. Some photos may contain portions of adjoining lots. What do you think of when you think you want to own land in Montana? Is it jawdropping views of majestic mountains? Is it your own personal river frontage? Is it room to spread out and own your own slice of paradise? Well if so, then you have come to the right property!!! This property is on over 24 acres, borders the Yellowstone River, and has the most amazing views of the Absaroka mountains as a backdrop to your paradise. Less than 30 minutes to the bustling town of Livingston to the North and 25 minutes to Gardiiner, which is home to the North entrance to Yellowstone National Park. This lot could be combined with lot 5 which is over 29 acres, to really expand your Montana Dream Property. These types of properties do not come along that often. Call your favorite Realtor ASAP.
#409597

Emigrant

TBD HWY 89

None Beds

None Baths

29.54 acres

$2,806,300

MLS#: 409597

This postcard worthy residential farm retreat is located in the scenic Paradise Valley along a beautiful section of East River Road, near historic downtown Livingston Montana and Yellowstone National Park.  The  ± 28-acre property has many mature trees, striking views of the Absaroka-Beartooth and Gallatin mountains, a lovely pond, Elbow Creek frontage and ±15 acres of irrigated pasture.  The charming 1996 farmhouse has 3 bedrooms, 3 baths, front and back covered porches and attached garage. The beautiful 2,200 sf shop/barn was built in 2010 with rough sawn fir, radiant heat, electrical, plumbing (3/4 shop bathroom) and beautiful windows, presenting an opportunity for a variety of uses. For those who want to keep a couple of horses, there is an authentic 1,224-sf red horse barn built in 1996 with a tack room, 5 stalls with a turn out shed and corral adjacent.  This special farm retreat is extremely manageable due to its size leaving ample time for enjoying the multitude of recreational opportunities in the spectacular Yellowstone region.
#410374

Livingston

1921 E River Road

3 Beds

3 Baths

2,940 Sq.Ft.

$2,700,000

MLS#: 410374

Price reduced
High Country Motel in the heart of Cooke City Montana and 4 miles from Yellowstone National Park. Owner pride is apparent in this well-kept and updated property with a stellar reputation, open year around. Property includes 4 cabins, 9 guest rooms, 2 guest suites, office and grocery & gift shop, 2-bedroom living quarters above the office.
#403841

Cooke City

113 Main Street W

None Beds

None Baths

6,398 Sq.Ft.

$2,555,000

MLS#: 403841

Price reduced
Set at the end of the road on 20 private, secluded acres, this custom Country Craftsman home is situated in a tranquil setting of mature cottonwood trees, aspen groves and running water. The thoughtfully designed 3-bedroom, 2.5-bath residence with a dedicated office showcases high-end finishes and custom details throughout, including a stone fireplace, circle cut hardwood floors, and custom dark alder cabinets and trim. The house is an open concept all on a single level for ease. An attached, heated three-car garage provides abundant storage and workspace. Outdoor amenities are equally impressive, featuring a stone patio, underground irrigation system, RV pad with full hookups, and a second working well for future uses. Enjoy the land to its fullest with a mowed walking path around the property's perimeter, almost a half mile of peaceful creek frontage, and no covenants to limit your vision. The ample space can be used to add additional structures, pond, and/or equine facilities. This is a rare opportunity to own a private retreat with modern comforts, all just 26 minutes to Livingston and 38 minutes to Bridger Ski area.
#408139

Clyde Park

65 Rocky Creek Lane

3 Beds

2 Baths

2,324 Sq.Ft.

$2,550,000

MLS#: 408139

Discover this amazing 23.65 acre property with no covenants and minimal zoning restrictions, ideally suited for a wide range of ventures including a campground, wedding venue, brewery, mixed-use commercial development, vacation rentals, or residential investment project. Located in the heart of Montana’s legendary Paradise Valley, this one-of-a-kind property offers investment potential, for those seeking a premier location along the iconic corridor to Yellowstone National Park. Surrounded by protected landscapes, the property boasts forever views of majestic Emigrant Peak framed by the Absaroka and Gallatin mountain ranges. The setting is truly unparalleled, backing to a 9,000-acre ranch, bordering 470 acres of state land, and positioned directly across Highway 89 from a 4,400-acre conservation easement. Outdoor recreation is right at your doorstep with the Yellowstone River and Mallard's Rest Fishing Access Site within walking distance, offering world-class fishing, rafting, hiking, and wildlife viewing. Adding exceptional value and visibility, the property includes four grandfathered billboards that provide income-producing potential or premium advertising opportunities for a future business. With approximately 670 feet of Highway 89 frontage and established access via a 50-foot curb cut, the property offers outstanding exposure and accessibility for commercial or hospitality ventures. Improvements include a newer 5,600-square-foot shop built in 2019 along with an attached 1,600-square-foot apartment featuring polished concrete floors, custom cabinetry, solid wood doors and trim, and quality craftsmanship throughout. The residence offers multiple heat sources for year-round comfort and efficiency, including two seller-owned propane tanks, a gas stove, a cozy wood-burning stove, and baseboard heat in the bathroom. Additional highlights include three pre-approved vacation rentals with three separate approved and installed septic systems and 20 inches of owned water rights off Park Bridge canal for irrigation or pond use (buyer to verify) and two wells. Rarely does a property combine location, flexibility, infrastructure, income potential, and protected Paradise Valley views in such a compelling package. Whether envisioning a destination hospitality project, commercial investment, or legacy Montana property, this exceptional offering presents limitless possibilities in one of the most sought-after areas near Yellowstone.
#411467

Livingston

4125 US Highway 89 S

1 Beds

None Baths

23.65 acres

$2,500,000

MLS#: 411467

This is a land and buildings offering. Business is not for sale. This is a rare offering that has 1.74 acres of land with Highway 10 frontage and approximately 9,900 square feet of existing warehouse/shop. Cadastral mapping shows slightly more square footage. Buyer is encouraged to investigate each and every item to their satisfaction. This property would be a great location for motel, strip mall, shop or retail, just about anything that would benefit from high traffic and high visibility. This property would work well for redevelopment or held as is for as an easy to manage investment property. This property is being offered subject to existing leases. Leases vary. Call listing Broker for details.
#397843

Livingston

1296 US Highway 10 Highway W

None Beds

None Baths

10,160 Sq.Ft.

$2,500,000

MLS#: 397843

Discover this amazing 23.65 acre property with no covenants and minimal zoning restrictions, ideally suited for a wide range of ventures including a campground, wedding venue, brewery, mixed-use commercial development, vacation rentals, or residential investment project. Located in the heart of Montana’s legendary Paradise Valley, this one-of-a-kind property offers investment potential, for those seeking a premier location along the iconic corridor to Yellowstone National Park. Surrounded by protected landscapes, the property boasts forever views of majestic Emigrant Peak framed by the Absaroka and Gallatin mountain ranges. The setting is truly unparalleled, backing to a 9,000-acre ranch, bordering 470 acres of state land, and positioned directly across Highway 89 from a 4,400-acre conservation easement. Outdoor recreation is right at your doorstep with the Yellowstone River and Mallard's Rest Fishing Access Site within walking distance, offering world-class fishing, rafting, hiking, and wildlife viewing. Adding exceptional value and visibility, the property includes four grandfathered billboards that provide income-producing potential or premium advertising opportunities for a future business. With approximately 670 feet of Highway 89 frontage and established access via a 50-foot curb cut, the property offers outstanding exposure and accessibility for commercial or hospitality ventures. Improvements include a newer 5,600-square-foot shop built in 2019 along with an attached 1,600-square-foot apartment featuring polished concrete floors, custom cabinetry, solid wood doors and trim, and quality craftsmanship throughout. The residence offers multiple heat sources for year-round comfort and efficiency, including two seller-owned propane tanks, a gas stove, a cozy wood-burning stove, and baseboard heat in the bathroom. Additional highlights include three pre-approved vacation rentals with three separate approved and installed septic systems and 20 inches of owned water rights off Park Bridge canal for irrigation or pond use (buyer to verify) and two wells. Rarely does a property combine location, flexibility, infrastructure, income potential, and protected Paradise Valley views in such a compelling package. Whether envisioning a destination hospitality project, commercial investment, or legacy Montana property, this exceptional offering presents limitless possibilities in one of the most sought-after areas near Yellowstone.
#411468

Livingston

4125 US Highway 89 S

1 Beds

None Baths

1,600 Sq.Ft.

$2,500,000

MLS#: 411468

Discover this amazing 23.65 acre property with no covenants and minimal zoning restrictions, ideally suited for a wide range of ventures including a campground, wedding venue, brewery, mixed-use commercial development, vacation rentals, or residential investment project. Located in the heart of Montana’s legendary Paradise Valley, this one-of-a-kind property offers investment potential, for those seeking a premier location along the iconic corridor to Yellowstone National Park. Surrounded by protected landscapes, the property boasts forever views of majestic Emigrant Peak framed by the Absaroka and Gallatin mountain ranges. The setting is truly unparalleled, backing to a 9,000-acre ranch, bordering 470 acres of state land, and positioned directly across Highway 89 from a 4,400-acre conservation easement. Outdoor recreation is right at your doorstep with the Yellowstone River and Mallard's Rest Fishing Access Site within walking distance, offering world-class fishing, rafting, hiking, and wildlife viewing. Adding exceptional value and visibility, the property includes four grandfathered billboards that provide income-producing potential or premium advertising opportunities for a future business. With approximately 670 feet of Highway 89 frontage and established access via a 50-foot curb cut, the property offers outstanding exposure and accessibility for commercial or hospitality ventures. Improvements include a newer 5,600-square-foot shop built in 2019 along with an attached 1,600-square-foot apartment featuring polished concrete floors, custom cabinetry, solid wood doors and trim, and quality craftsmanship throughout. The residence offers multiple heat sources for year-round comfort and efficiency, including two seller-owned propane tanks, a gas stove, a cozy wood-burning stove, and baseboard heat in the bathroom. Additional highlights include three pre-approved vacation rentals with three separate approved and installed septic systems and 20 inches of owned water rights off Park Bridge canal for irrigation or pond use (buyer to verify) and two wells. Rarely does a property combine location, flexibility, infrastructure, income potential, and protected Paradise Valley views in such a compelling package. Whether envisioning a destination hospitality project, commercial investment, or legacy Montana property, this exceptional offering presents limitless possibilities in one of the most sought-after areas near Yellowstone.
#411364

Livingston

4125 US Highway 89 S

1 Beds

None Baths

1,600 Sq.Ft.

$2,500,000

MLS#: 411364

Live the Montana dream on 20 sprawling acres in Sheild’s Valley, with loads of income producing potential and panoramic views of the Bridger and Crazy Mountains. This unique property features 3 custom built homes, a studio apartment, and 2 yurts, perfect for guests, tenants, or your own vision of life under the “Big Sky”. The main house custom features include real wood flooring, slate tile details, radiant flooring in bathrooms, a fireplace, 2 wood stoves and more- Truly a must see! Modern comfort with Montana charm. Property includes a 75x112 attached heated barn/garage/shop with horse stalls, plus another 25x40 heated shop and additional outbuildings. Located conveniently between Bozeman and Livingston, and just minutes to Bridger Bowl skiing. This property offers a rare turnkey opportunity with endless possibilities, rental income, multi-generational living, hobby farm or your own Montana escape.
#410948

Wilsall

28 Great Escape

5 Beds

2 Baths

3,560 Sq.Ft.

$2,499,000

MLS#: 410948

Experience the ultimate Montana retreat with this stunning custom log home in Emigrant, Montana. Nestled in the majestic beauty of Paradise Valley and bordered by vast expanses of State and U.S. Forest Service land, this property offers unmatched access to Montana’s wild beauty. Located minutes from Yellowstone National Park, you’ll enjoy incredible wildlife sightings, from elk herds, big horn sheep, and deer to occasional moose and bears. Bird enthusiasts will be captivated by the daily visits of osprey, eagles, herons, and more. For fishing enthusiasts, the Yellowstone River, a world-class trout fishing destination, is right at your doorstep with a nearby public boat launch. And when you’re ready to unwind, you’re just minutes from the luxury of Chico Hot Springs Resort and Sage Lodge, offering fine dining, day spas, and hot springs to relax and rejuvenate. This recently renovated 6-bedroom, 5-bathroom home is designed for both comfort and versatility. With two kitchens, two living areas, and two laundry rooms, plus a separate entrance to the lower level, it’s ideal for hosting large families, adventure groups, or corporate retreats. Currently a successful vacation rental with proven rental history and easy enough for you to continue, or make it a family compound. Additionally, there’s a 3,100-square-foot unfinished guest house for expansion and a 30x40 heated, 3-stall garage for all your outdoor gear. Horse lovers will appreciate the barn and fenced pasture areas already in place. From fishing and hiking to relaxing at nearby hot springs, this property is a base camp for year-round adventure. Whether you’re seeking a private sanctuary, a luxury rental investment, or a bit of both, this extraordinary property delivers the perfect Montana lifestyle. Make it yours today!
#409055

Emigrant

198 E River Road

6 Beds

1 Baths

3,516 Sq.Ft.

$2,499,000

MLS#: 409055

This property offers the ultimate experience when it comes to recreational property in Montana. Situated in the heart of paradise valley, just across the Yellowstone River from Emigrant. It boasts a completely renovated log home, equipped with excellent new fixtures and appliances. It has a new completed guest house, with full kitchen, bath, bedroom, loft and deck. It also has an RV Pad with full hook-ups. On these 7 acres, it's the only parcel in the Sub-Division with a barn (all new siding to match the house). This 36x60 barn is fixed with tack rooms and stalls for horse riding enthusiasts or can be used for storage of drift boats, ATV, etc. There's also well thought out corrals and a roping arena. One of the properties’ greatest attributes is its access to Emigrant Meadows, a 23.51-acre common area germane and exclusive to the subdivision owners. This 23.51 acres is contiguous to the Yellowstone River. You can hunt, fish, swim, camp and explore it. The views of the surrounding mountains are spectacular. Chico Hot Springs, Sage Lodge, Emigrant General store and the Old Saloon are just minutes away. What a LOCATION!
#410687

Emigrant

65 Emigrant Meadows

3 Beds

2 Baths

1,502 Sq.Ft.

$2,470,000

MLS#: 410687

What do you think of when you think you want to own land in Montana? Is it jawdropping views of majestic mountains? Is it your own personal river frontage? Is it room to spread out and own your own slice of paradise? Well if so, then you have come to the right property!!! This property is on over 24 acres, borders the Yellowstone River, and has the most amazing views of the Absaroka mountains as a backdrop to your paradise. Less than 30 minutes to the bustling town of Livingston to the North and 25 minutes to Gardiiner, which is home to the North entrance to Yellowstone National Park. This lot could be combined with lot 5 which is over 29 acres, to really expand your Montana Dream Property. These types of properties do not come along that often. Call your favorite Realtor ASAP.
#409596

Emigrant

TBD HWY 89

None Beds

None Baths

24.29 acres

$2,307,555

MLS#: 409596

First time on the market for this very well built building that has 5,088 square feet of office space and 5,287 square feet of high ceiling warehouse/shop space with an ideal location on Livingston's Main Street. The lot is over 25,000 square feet providing good combination of both street and off street parking. A creek meanders behind the building and there is a loading dock to the shop warehouse space. The office portion has private offices, conference room, open space and two dark rooms. The office has central heat and air and has a sprinkler fire suppression system The shop/warehouse has gas space heaters and is cooled by two swamp coolers and also has a sprinkler fire suppression system. Building site was excavated and gravel filled and extra footings exist from the office area for future expansion if needed. This is a very unique and versatile property that would lend itself to a variety of uses. Bring your ideas and take a look.
#387182

Livingston

401 S Main Street

None Beds

None Baths

10,375 Sq.Ft.

$2,200,000

MLS#: 387182

Discover an exceptional investment opportunity just steps from Yellowstone’s north entrance. Located less than five minutes from the park and a short walk from historic Main Street, this property offers breathtaking views and unmatched versatility. Unrestricted by zoning, you have the freedom to bring your vision to life—whether that means building your dream home, establishing a boutique hotel, creating vacation rentals, or opening a restaurant or retail space. The property comprises four parcels bordering the Yellowstone River and includes 11 fully serviced RV sites. Additionally, the larger lot features a single-family home that has consistently generated income. The residence is an eco-friendly green modular home—a two-bedroom, two-bath retreat powered by solar energy that has proven popular on Airbnb. Enjoy spectacular views of the Yellowstone River, the iconic Gardiner bridge, and the historic Roosevelt Arch, all while relaxing in a hot tub in a beautifully landscaped backyard. Gardiner’s unique charm, coupled with its year-round open north entrance to Yellowstone National Park, attracts visitors throughout every season including winter adventurers and wildlife enthusiasts heading to Lamar Valley and Cooke City. This property is a rare chance to invest in a slice of paradise where opportunity meets nature. To truly appreciate its beauty and potential, you must see it in person—photos simply can’t capture the full experience. Contact the listing agents today to schedule your tour and discover the endless possibilities awaiting you in this remarkable location.
#399592

Gardiner

104 Vista Street

None Beds

None Baths

1,591 Sq.Ft.

$2,100,000

MLS#: 399592

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