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Nestled at the base of the iconic Emigrant Peak in the breathtaking Paradise Valley, this extraordinary property offers a rare opportunity to own a piece of the American West. Perched atop a scenic bluff overlooking the legendary Yellowstone River, the land captures sweeping, unobstructed views that stretch across the valley floor to Rock Creek, Tom Miner Basin, and the rugged mountains beyond.
Just 25 minutes from Yellowstone National Park, 10 minutes to the Old Saloon, and only 25 minutes from the vibrant western town of Livingston, this exceptional parcel combines privacy, accessibility, and unparalleled natural beauty. Located less than half a mile from paved East River Road, the property provides convenient year-round access while maintaining the peaceful seclusion that makes Paradise Valley one of Montana’s most coveted destinations.
Featuring multiple premium building sites, each thoughtfully positioned to maximize the stunning elevated views, the property offers endless possibilities for creating a dream home, family retreat, or legacy ranch. Rolling grassy hills, dramatic landscapes, and expansive open skies create a picturesque setting where every sunrise and sunset becomes a daily spectacle.
One of the property’s most desirable features is its deeded Yellowstone River access, providing owners the opportunity to enjoy world-class fly fishing, recreation, and direct connection to one of the most celebrated rivers in the West. Whether casting for trout, exploring the riverbanks, or simply taking in the peaceful surroundings, the Yellowstone River becomes an extension of your backyard.
Wildlife is abundant throughout the property and surrounding landscape. Herds of elk frequently roam nearby, as well as mule deer, the occasional bear, and raptors make this an authentic Montana experience that few properties can offer. The ever-changing wildlife activity provides endless opportunities for observation, photography and appreciation of the region’s remarkable ecosystem.
Electricity has already been brought to the lot, offering a significant advantage for future development. With its combination of infrastructure, accessibility, and exceptional natural attributes, this property is ready for your vision.
Whether you’re seeking a private mountain retreat, a luxury homesite, an investment in one of Montana’s most sought-after locations, or a place to create lasting family memories, this remarkable Paradise Valley property delivers. No HOA.

• Acres
  20
• Days on Market
  13

Additional Features

• City
  Pray
• Contract Status Change Date
  2026-06-12
• Cumulative Days On Market
  6
• Directions
  From Livingston Head S on U S-89 for 16 miles, turn L on Mill Creek Rd, 1 mile turn R on H W Y 540, 10 miles turn R on Peak View Trl, follow signs to property. Approx .5 mi. road thru property. use O N Y X
• Documents Count
  4
• Fencing
  Partial
• Latitude
  45.310526
• Listing Contract Date
  2026-06-12
• Listing Key
  1174379286
• List Price
  799000
• Longitude
  -110.789922
• Lot Features
  Adjacent To Public Land, Level, Rolling Slope
• Lot Size Acres
  20.00000
• Lot Size Square Feet
  871200
• MLS Area Major
  Park County
• MLS Area Minor
  6 P V E - Liv Area - Paradise Valley E of 89 S
• MLS Status
  Active
• Original List Price
  799000
• Originating System Name
  S W M T
• Parcel Number
  0006611280
• Photos Count
  21
• Postal Code
  59065
• Property Sub Type
  Unimproved Land
• Property Type
  Land
• Road Surface Type
  Gravel
• Standard Status
  Active
• Subdivision Name
  None
• Tax Annual Amount
  55.00
• Tax Legal Description
  S18, T06 S, R08 E, C.O.S 971, PARCEL B-2-E
• Tax Year
  2025
• Unparsed Address
  P A R C E L B2 E East River Road
• Utilities
  Electricity Available
• View
  Farmland, Meadow, Mountains, Rural, River, Southern Exposure, Creek Stream, Valley, Trees Woods
• View
  Yes
• Waterfront Features
  None

Let me show you this listing!