11 Blue Road, Livingston, MT 59047

Property 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 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, and the well, previously in use, is in need of repair. 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.