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Investors, Developers, and Entrepreneurs — this is a rare opportunity to secure one of the few larger parcels within city limits at the gateway to Yellowstone! Strategically located adjacent to Interstate 90 and positioned where travelers exit en route to Yellowstone National Park, this highly visible property offers exceptional exposure and accessibility. The location captures consistent tourist traffic, regional travel, and local commerce — making it ideal for a hospitality, mixed-use, or commercial development project. Within ¼ mile of approximately eight motels/hotels, grocery and convenience stores, restaurants, retail businesses, laundromat, casinos, bars, and multi-family housing, this site sits in the heart of an established commercial corridor. The property currently includes multiple older structures — rental homes, manufactured homes and RV rentals, a former nursery building with greenhouses, a dry cabin, and various outbuildings. The property is best suited for redevelopment, expansion, or a new commercial vision. Potential uses (subject to city approval) may include hotel/motel, condominiums, apartments, storage units, restaurant, or mixed-use development. Location. Visibility. Access. Scale. Opportunities like this at a primary Yellowstone turnoff and Interstate frontage are increasingly rare.

Livingston

9 & 21 Rogers Lane

None Beds

None Baths

12.279 acres

$4,000,000

MLS#: 409502

#407685

Big Sky

21 Black Eagle Road Unit 23

4 Beds

4 Baths

3,023 Sq.Ft.

$3,999,000

MLS#: 407685

Spectacular 4 bed/3.5 bath home with the BEST meadow location, privacy, views and minutes to Town Center & Meadow Center + skiing! Welcome to this beautifully maintained mountain retreat in Big Sky’s sought-after Sweetgrass Hills neighborhood. Built by Blue Ribbon Builders & Brechbuhler Architects, 1.31 acres set on the hillside at the end of a quiet cul-de-sac, this furnished (minus artwork and personal items) home offers exceptional privacy along with sweeping views of the Meadow Village and Town Center and minutes to dining, shopping, hiking trails and skiing.

The main level features a warm and inviting great room anchored by a floor-to-ceiling rock fireplace and a wall of windows that fills the space with natural light. The kitchen is designed for gathering and functionality, offering stainless steel appliances, dual wall ovens, a large island, and ample storage. Also on the main level is the primary suite with expansive windows, a spacious walk-in closet, and an ensuite bath, along with a dedicated executive office, powder bath, laundry room, and access to the attached two-car garage.

The lower level provides a comfortable and private retreat for guests or family with three bedrooms, including a junior suite, two full bathrooms, a walk-out family room with a second fireplace, and a wet bar. Large windows throughout the lower level maintain strong natural light and connection to the surrounding landscape.

Outdoor living is enhanced by a covered deck ideal for entertaining, soaking in the mountain views and for enjoying regular visits from the local elk herd. The home backs to over 33 acres of subdivision open space, offering protected views, added privacy, and direct access to outdoor recreation. An unfinished room above the garage, accessed by an exterior door, provides an excellent opportunity for additional living space, a studio, or extra storage. Sweetgrass Hills is known for its peaceful setting, well-maintained roads, and access to parks and trails, all within minutes of the amenities of the Meadow and Town Center.

This well-cared-for residence, is a rare opportunity to own a private, move-in-ready home in one of Big Sky’s most desirable neighborhoods.

Big Sky

2325 Crazy Horse

4 Beds

3 Baths

3,121 Sq.Ft.

$3,999,000

MLS#: 407150

Bozeman

2232 Baxter Lane Units 1-12

None Beds

None Baths

N/A

$3,995,000

MLS#: 407686

Canyon Creek

8976 Phantom Spring Lane

3 Beds

3 Baths

8,228 Sq.Ft.

$3,995,000

MLS#: 406874

Big Sky

17 Manitou Loop

4 Beds

3 Baths

2,567 Sq.Ft.

$3,995,000

MLS#: 404099

Big Sky

170 Hyalite Drive

5 Beds

5 Baths

5,451 Sq.Ft.

$3,995,000

MLS#: 402039

Prime Commercial Property for Sale – 6.47 Acres with Two Spacious Shops & Office. This expansive 6.47-acre property is perfectly positioned just off Highway 93 & Interstate 90 at the Wye in Missoula, Mt. Offering an unbeatable location for both business and personal use. The property boasts two large, well-built, shops providing a combined total of 11,200 square feet of space. Water to properties cistern is free from ownership granting an access easement to the neighboring property. Water agreement does transfer to a new owner. • Shop 1: 7,200 square-foot metal building w/ a hydro swing door, ideal for industrial, storage, or retail use. Radiant floor heat heats both the shop and exterior pad. With 28' ceilings & 20' door heights and a versatile open layout, this space can accommodate large equipment, vehicles, or be customized to suit your specific needs.
• Shop 2: A 4,000 square-foot structure also w/ a hydro swing door, offering additional storage or workspace. The size and functionality of this building make it a perfect complement to the main shop or an independent unit for a variety of purposes. • Modular Office: 720 square-foot office space. Located in a highly visible, with excellent access to major routes, this property is an excellent opportunity for anyone looking to establish a presence in the Missoula area. Whether you're looking for a base of operations for your business or a large personal space for hobbies and storage, this property offers both flexibility and convenience. Owner financing maybe available OAC with 25% down.

Missoula

9015 Cartage Road

None Beds

None Baths

10,720 Sq.Ft.

$3,975,000

MLS#: 406004

Perched above the Gallatin River with commanding, unobstructed views stretching across the valley, this is one of the most exceptional homesites in the Bozeman area.
From the moment you enter the stone clad with timber pillars, the 20.5 acre property reveals its striking design, featuring a dramatic open-air concept between levels that creates a seamless flow of space & light. Expansive windows frame the river & mountains like art, filling the home with natural light & protected views.
Designed for both entertaining & everyday comfort, the 6,537 SF home features 6 spacious bedrooms, 6 bathrooms, a chef’s kitchen, a private library, an executive office, fully equipped theater room & lower level kitchen with wine cellar.
Every floor has bedrooms, with the primary en suite on the upper level complete with its own fireplace & breathtaking views. This creates a private sanctuary within the home. Spacious bedroom on main floor could easily be converted to an additional primary en suite.
The chef’s kitchen opens seamlessly to the fireplace-centered living room, creating an ideal setting for gathering & entertaining. From there, step into an exceptional outdoor living space designed to capture sweeping river & mountain views, complete with a statement outdoor fireplace & a premium vented BBQ.
The property continues to impress with an outdoor pond & a beautifully designed 1,272 SF guest house, offering the same level of quality and attention to detail. It features a spacious kitchen, 2 beds, 2 baths, a/c & its own fireplace. Ideal for hosting guests, a care taker or accommodating multigenerational living in comfort and style.
A massive 3,600 SF shop/barn provides exceptional versatility, featuring five stalls, pass-through access, hay storage, an RV-height garage door & extensive space for equipment, recreational vehicles, or hobbies.
As part of GRR, ownership includes access to: walk-out Gallatin River frontage (3 min. from this home), 640 acres of State Land & 270 acres of Fish & Wildlife land. A privately owned world-class equestrian center within the ranch offers boarding, training, and both indoor & outdoor arenas.
Enjoy miles of riding trails, blue-ribbon fly fishing & the quiet beauty of Montana living—all just 25 minutes from Bozeman, with convenient access to Yellowstone International Airport & recreation in Big Sky.
A rare opportunity to own a legacy estate with top of the world views. Call your favorite realtor for a private showing.

Manhattan

1240 Twin River Cutoff

6 Beds

3 Baths

6,537 Sq.Ft.

$3,975,000

MLS#: 409288

Price reduced

#405493

Belgrade

6125 Jackrabbit Lane

None Beds

None Baths

4.67 acres

$3,950,000

MLS#: 405493

Bring your skis and tour appetite for fun. This land parcel has just under an acre, incredible views, and great ski access. Situated between the Madison Base area and The One And Only hotel, the location can't be beat. Views are down Jack Creek towards Madison Valley, Lone and Fan Peaks, and the famed Spanish Peaks. Purchase of this land requires a membership to the exclusive Moonlight Basin Club which provides all amenities included.

Big Sky

TBD Cicely Drive

None Beds

None Baths

0.87 acres

$3,950,000

MLS#: 403165

Welcome to your own majestic retreat on the banks of the mighty Missouri River! This extraordinary estate offers unparalleled privacy, surrounded by the breathtaking natural beauty of Montana's landscapes. As you approach, you'll be greeted by over a mile of pristine river frontage, providing endless opportunities for fishing, boating, and relaxation along the Missouri. The centerpiece of this remarkable estate is a stunning castle-inspired residence, exuding timeless elegance and architectural grandeur. Features such as a cedar-lined sauna, expansive wine cellar, turret with reading room, two attached garages, multiple fireplaces, and the bold, castle-like courtyard complete with gargoyles, add to the allure of the property. The home is thoughtfully laid out with wings for the homeowners and guests. The main wing includes a bedroom, walk-in closet, ensuite bath, office, laundry room, and one of the attached two-car garages with direct entry. In the guest wing, you’ll find three guest bedrooms, two baths, a 2-car garage, ample storage, and a guest laundry room. The main living area contains a grand entry with vaulted ceiling and an open concept kitchen, living room, and dining room. The exquisite views over the expansive, plush lawn to the river and scenic open lands will take your breath away. Cozy up to the living room fireplace and enjoy the abundance of wild animals and bird life in your backyard. The round dining room has spectacular views in every direction and is highlighted by a custom-made round table to complement the space.
Aviation enthusiasts will be delighted by the inclusion of an airplane hangar and three private airstrips, providing convenient access for travel and exploration. The possibilities are endless for those with a passion for flight and adventure, whether urban or backcountry. For the avid boater or water enthusiast, a remarkable boathouse awaits, complete with a concrete ramp for effortless access to the river. Imagine embarking on leisurely cruises or exciting adventures right from your own backyard. For those seeking space for hobbies or projects, a large workshop within the hangar offers ample room for creativity and craftsmanship, while the two-bedroom guest quarters with a full kitchen provide comfortable accommodations for visitors or extended stays. This exceptional property offers a rare opportunity to own a piece of Montana's pristine wilderness, where every day brings new adventures and cherished memories.

Great Falls

665 Wilson Butte Road

5 Beds

2 Baths

4,703 Sq.Ft.

$3,950,000

MLS#: 392771

Big Sky

54 Marmot Lane

5 Beds

5 Baths

3,553 Sq.Ft.

$3,950,000

MLS#: 407080

Tucked into a private grove of mature forests and expansive open space, Lot 1 in Wheatgrass Meadows spans 9.48 acres of private, pristine mountain living within Spanish Peaks Mountain Club. One of only two homesites in this exclusive new developer release, this property offers a rare opportunity to create a legacy estate in one of Big Sky’s most desirable communities.
This is not just a parcel of land—it’s a canvas with extraordinary potential. Initial landscaping and a rough driveway are already in place, making it easy to explore the site and start envisioning your future home. Picnic tables with scenic views have been thoughtfully placed to encourage you to pause, breathe in the fresh mountain air, and soak in the panoramic landscape.
Very few properties offer this kind of scale and flexibility—design an 8-bedroom main residence alongside a 3-bedroom guest home, all set against the stunning backdrop of Big Sky’s rugged beauty. Whether you’re bringing your own team or prefer a streamlined approach, you have the option to leverage the Spanish Peaks Design Build Program, which simplifies the entire building process.
A Signature Golf or Social Membership is available with this property, providing access to the premier amenities of Spanish Peaks Mountain Club, including Tom’s 10 Par 3 Golf Course, the new Aspire Lodge, and a network of trails and recreational offerings. Just minutes away, the Montage Big Sky delivers five-star hospitality, fine dining, a world-class spa, and ski-in/ski-out access to Big Sky Resort.
Lot 1, Wheatgrass Meadows is where the unmatched beauty of Montana meets the elevated lifestyle of Spanish Peaks. This is a legacy property—ready for your vision.

Big Sky

Lot 1 Wheatgrass Meadows

None Beds

None Baths

9.48 acres

$3,950,000

MLS#: 403900

Set on 20 acres overlooking the expansive Gallatin Valley, this equestrian property offers sweeping views from the Bridger Mountain foothills. The north boundary adjoins a 400 acre conservation easement and a 2400 acre agricultural parcel to the southwest, preserving open sightlines. Spring fed pond, live water stream, roomy pastures, sheltering draws, and natural topography suit riding/turnout. The property’s quiet rural setting, combined with ample room for wildlife, horses, raised bed gardens, yard and recreation, offers a rare opportunity for those seeking a relaxed Montana lifestyle with convenient access to Bozeman. The thoughtfully remodeled residence reflects a substantial renovation while still keeping its quaint and cozy charm. The detail-oriented owner blended refined rustic finishes and craftsmanship with updated plumbing and electrical systems and upgrades. The two-story, 2,428+/- square-foot home is positioned to capture panoramic views of the surrounding Gallatin Valley. Interior highlights include full-custom cabinetry, rough-sawn wood accents, gas fireplace, and a warm, inviting living space designed for entertaining and comfort. The primary suite maintains the rustic charm while featuring its own fireplace, private balcony, and a spa-inspired bathroom with a stone-tiled shower. Additionally, the mudroom provides ample space for suiting down after a day spent on horseback, hiking, skiing, or out enjoying the property. Complementing the home is a substantial shop building with two separate garage bays and a recently renovated 960+/- square-foot, two-bedroom apartment above. Additional improvements include a detached two-car garage and a space that could serve as a gym, studio, or office, making these outbuildings optimal for guest accommodations, manager’s quarters, or short term rental. Designed with equestrian facilities in mind, the property currently supports nine horses with supplemental winter feed. Custom pipe fencing provides a functional foundation for an equestrian setup, complimented by a hay shed that opens into a horse shelter. The next owner has the freedom to design, expand, and create their optimal equestrian setup without covenants or HOA restrictions, a rare exception within the Gallatin Valley. Despite its quiet and peaceful rural setting, the property remains conveniently located 30-minutes from the shopping, nightlife, and culture of Bozeman and 15-minutes from Belgrade and the Bozeman Yellowstone International Airport

Belgrade

17630 Rocky Mountain Road

3 Beds

3 Baths

2,428 Sq.Ft.

$3,950,000

MLS#: 410144

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