Emigrant, Montana  
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Emigrant is a small town approximately 13˝ miles South of the property. Livingston is located 16 miles North, and Gardiner (the Northern year ‘round entrance to Yellowstone National Park) is 37 miles to the South. Bozeman is 42 miles Northwest of the property. All in Park County.
Livingston is the County Seat of Park County, and has a population of approximately 7,380. It has received National attention for its cultural attractions including art galleries, museums, theater, and fine restaurants. It is nestled on the banks of the Yellowstone River and surrounded by three mountain ranges: the Crazies, Absaroka-Beartooth. and the Bridgers.

Bozeman is a city of approximately 40,000, nestled in a beautiful mountain valley. The area offers a compelling mixture of qualities– breathtaking scenery, clean air, abundant wildlife, Blue Ribbon trout streams, a leading State University and a multitude of cultural activities. From the ranch, it is approximately an hours drive to the Bridger Bowl Ski Area, offering legendary powder runs, wide open groomed runs, and sun & fun to suit everyone.

The Yellowstone River– a Blue Ribbon trout stream, as well as numerous lakes & other streams offer a variety of fishing experiences. One may also explore South Central Montana's other great rivers, storied mountains, and remote wilderness areas.
The Livingston Airport has a 5,701 foot asphalt runway, with jet fuel available and is approximately 21 miles from the property.

The Bozeman Yellowstone International Airport at Gallatin Field in Belgrade (near Bozeman) is approximately 50 miles away, and is currently served by Alaska, Allegiant, American, Delta, Frontier, and United Airlines. There are also 2 full service Fixed Base Operators: Arlin's Aircraft Service Inc. and Yellowstone Jet Center; as well as private charter services, including Summit Aviation, Sunbird Aviation Inc., Montana Aircraft Inc., Central Copters, and Rocky Mountain Rotors.

Visit AIR NAV for more information on Public or Private airports.
The tract is accessed off of State Hwy 89, that runs between Livingston and Gardiner. It consists of 20.023± deeded acres, designated as Tract 5 of C.O.S. 901. This survey shows Tract 5 as having 681 feet of Yellowstone River frontage. Fairly flat topography, that gently slopes toward the river. Awesome views of the Absaroka-Beartooth Mountains to the East provide for many beautiful building sites.
The survey shows Tract 5 as having 681' of Yellowstone River frontage.

The property owns 42 Miners Inches of water rights out of the Park Branch Canal Water Users Association for irrigation purposes. The Operations & Maintenance for this right is billed annually, and last year it totaled $315. 100 shares of stock equal One Miners Inch of water. On the sale of the property, the seller will transfer to the buyer 4,200 shares of stock in the Park Branch Canal Water Users Association. The buyer is to pay for the cost of the water right transfer at closing.
Recreational pursuits such as hiking, backpacking, horseback riding, and hunting are available in the nearby Crazy or Bridger Mountain Ranges. The Yellowstone River– a Blue Ribbon trout stream, as well as numerous lakes, rivers, & other streams offer a variety of fishing experiences. Winter sports include snowmobiling, downhill skiing and cross-country skiing. One may also explore South Central Montana's other great rivers, storied mountains, and remote wilderness areas. Yellowstone National Park is just 54 miles South, at Gardiner.
There are no buildings, but the property is perimeter fenced on three sides, with the area fronting the river open.
Power is supplied by Park Electric. Bringing power & phone to a homesite, as well as installing a septic system is the responsibility of the buyer.
1. Any residence constructed on the property shall incorporate materials compatible and in harmony with the natural features, including but not limited to wood, bricks, logs or rock. No metal buildings, metal roofs, tar paper siding or asbestos material siding may be used.

2. No mobile homes are allowed on the property or any trailer used for storage or for permanent living quarters. Any additional construction must be at least fifty feet from any property boundary line.

3. No junk, debris or vehicles not in operating condition shall be stored on the property.

4. All fences shall be constructed of woven wire, five strands of barbed wire, chain link or wood and not over five feet high.

5. All utility lines shall be installed underground.
All mineral rights owned by the seller and appurtenant to the property will convey to buyer at closing. Mineral rights are not guaranteed, so it is suggested that, if mineral rights are an important issue, the buyer should conduct a mineral search with a Title Company.
An occasional White-Tailed Deer & foxes can be seen, along with Eagles, Hawks, Osprey, Owls, Ducks, Geese, Sandhill Cranes, and Herons.
4,800 feet above sea level
Mean annual precipitation is 12" - 18"
Mean Annual Snowfall is 40" - 50" (accumulative)
A Conservation Easement could be placed on this property with the Gallatin Valley Land Trust, to protect the area's agricultural stability and scenic beauty from subdivision and development.
Mean Minimum Temperature ranges from 12 - 50 (°F)

Mean Maximum Temperature ranges from 35 - 84 (°F)
This property is designated in the Arrowhead School District No. 75, located at 1489 East River Road in Pray. Arrowhead School (K-8) had 38 students during the 2015-2016 school year. Home of the “Paradise Valley Grizzlies.” High School would be in Livingston.

For more information, visit: ARROWHEAD SCHOOL

Pine Creek Public Schools are also an option. During the 2014-2015 school year, grades K-4 and grades 5-8 had a total of 28 students. Both of these schools are located at 2575 River Road. High School would be in Livingston.

For more information, visit: PINE CREEK SCHOOL

Livingston Public Schools are one more option. During the 2014-2015 school year, Washington School Early Foundations Center serves students aged 3 and older in part-time preschool (IDEA) and children aged 5 by September 10 in full-day Kindergarten); Winans School (1-2) had 342 students; East Side School (3-5) had 299 students; Sleeping Giant Middle School (6-8) had 329 students; and Park High School (9-12) had 498 students. Home of the “Rangers.”

For more information, visit: LIVINGSTON PUBLIC SCHOOLS
2016 ~ $57.84
An appointment must be made with Don Vaniman, Ranch Broker before all showings and he must accompany all buyers on all showings.
214 South Willson Avenue
Bozeman, MT 59715

Home: 406-586-6700
FAX: 406-587-3611
Office: 406-587-4250
All information is from sources deemed reliable, but is not guaranteed by Don Vaniman, Ranch Broker, Seller or Agent. Offering is subject to error, omissions, prior sale, change or withdrawal without notice, and approval of the purchase by owner. I urge independent verification of each & every item submitted, to the satisfaction of any prospective purchaser.

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