Home Highlights
Lot/Land
18.03 acre lot
Local Information
- Map ViewExplore the area around 220 E River Rd.
- Schools1 Preschool School2 Elementary Schools1 Middle School1 High School
- Shop & Eat
-- mins to
About this House
What's unique:Mighty yellowstone riverSweeping montana skiesHigh producing well
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 capacity sized for an additional 3-bedroom main home, 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!
Last check for updates: about 12 hours ago
Listing courtesy of Marcie Hahn-Knoff, (406) 599-3530
Knoff Group Real Estate
Originating MLS: Big Sky Country MLS
Source: Big Sky Country MLS, MLS#415133
Also Listed on Big Sky Country MLS, Big Sky Country MLS, MRMLS, MRMLS, MRMLS, MRMLS, Big Sky Country MLS.
Home Details for 220 E River Rd
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Appliances & Utilities Utilities: Electricity Available, Septic Available, Water Available |
Gas & Electric Has Electric on Property |
View Has a ViewView: Lake, Meadow, Mountain(s), Pond, River, Southern Exposure, Creek/Stream, Valley |
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Frontage WaterfrontWaterfront: PondRoad Surface Type: PavedOn Waterfront |
Water & Sewer Sewer: Septic Tank |
Surface & Elevation Topography: Rolling |
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Days on Market: <1 day on Trulia |
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Property Type / Style Property Type: LandProperty Subtype: Unimproved Land |
Property Information Usage of Home: Residential, RecreationalParcel Number: TBD |
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Price List Price: $1,070,000 |
Status Change & Dates Possession Timing: Delivery Of Deed |
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MLS Status: Active |
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Direction & Address City: EmigrantCommunity: Certificate Of Survey COS |
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Listing Agent Listing ID: 415133 |
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Association for this Listing: Big Sky Country MLSNo HOA |
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Lot Area: 18.03 Acres |
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Special Conditions: None |
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Listing Terms: Cash, 1031 Exchange, 3rd Party Financing |
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Business Information Ownership: Full |
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Mls Number: 415133Living Area Range Units: Square FeetWater ViewWater View: Lake, Pond, River, Creek/StreamAbove Grade Unfinished Area Units: Square FeetBelow Grade Unfinished Area Units: Square FeetUniversal Property Id: US-30067-N-TBD-R-N |
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Days On Market Replication: 0 |
Around this home
Market trends in Pray
Last updated August 2026
Avg. sale price
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Sale-to-List Price
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Price per sq ft
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Available listings
14
1MoM
Home Value
Learn more about this home's value by checking out the value of nearby homes and how much similar homes have sold for.
Comparable sales
These are recently sold homes that have a similar location or other similar features to this home, like bedrooms, bathrooms, and square footage. Get a sense of the expected prices in the area by viewing these homes.Address | Distance | Property Type | Sold Price | Sold Date | Bed | Bath | Sqft |
|---|---|---|---|---|---|---|---|
3.70 | Lot/Land | - | 09/02/26 | 3 | 2 | 1,456 | |
3.80 | Lot/Land | - | 09/02/26 | - | - | ||
3.70 | Lot/Land | - | 09/02/26 | - | - | ||
4.17 | Lot/Land | - | 09/25/26 | - | - | ||
4.50 | Lot/Land | - | 03/13/26 | - | - | ||
4.53 | Lot/Land | - | 03/18/26 | - | - | ||
4.70 | Lot/Land | - | 07/14/26 | - | - | ||
5.52 | Lot/Land | - | 03/06/26 | - | - |
Nearby home prices
Get a sense of expected prices in the area by checking the value of nearby homes.Address | Distance | Price | Bed | Bath | Sqft | Status |
|---|---|---|---|---|---|---|
0.04 | $1,440,000 | - | - | - | For Sale | |
0.08 | $380,000 | - | - | - | For Sale | |
0.86 | - | - | - | - | Off Market |
Price and Tax history
| Date | Event | Price |
|---|---|---|
Sep 28, 2026 Source: Big Sky Country MLS #415130 | Listed For Sale | $1,070,000 |
LGBTQ Local Legal Protections
LGBTQ Local Legal Protections
Marcie Hahn-Knoff, Knoff Group Real Estate
Agent Phone: (406) 599-3530
IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed.
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220 E River Rd, Emigrant, MT 59027 is a lot/land. This property is currently available for sale and was listed by Big Sky Country MLS on Sep 28, 2026. The MLS # for this home is MLS# 415133.