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A Local Look for Buyers in the $800,000 and up Range
This is a great question that comes up frequently:
“If we buy in Livingston or Paradise Valley right now, are we buying at the top?”
Let’s take a look at that. The feeding frenzy has cooled off, but prices haven’t gone back to where they were ten years ago.
The best way to answer it is to see what’s actually happening: current prices, how long places are taking to sell, how often they’re getting reduced, and what kinds of properties are moving. That’s what this post is about, with a focus on the $800,000 and up range.
Quick Snapshot
Park County – October 2025
Approx. median sale price: $575,000
Average days on market: 80 days
Most properties closing at about 95% of list price
Bozeman / Big Sky comparison
Bozeman median sale price: about $913,218
Big Sky single-family homes commonly in the $2.4M+ range
Big picture from those numbers:
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Prices here are still well above pre-COVID levels
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The “insane bidding war” phase is behind us
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Livingston / Paradise Valley are still below Bozeman and well below Big Sky
What’s Different From a Few Years Ago
1. Less chaos, more normal back-and-forth
At the peak, people were writing offers the day something hit the market, waiving inspections, and throwing big numbers at listings just to be in the running.
Now, most upper-end properties see fewer offers and more standard terms. Buyers can usually keep inspections and financing in place and still be competitive.
2. Prices have mostly leveled out
There have been price reductions, especially on listings that came out too high.
Overall, solid properties in good locations have held value. When a seller prices in line with recent sales and current conditions, they get showings and offers. When they price as if it’s still 2021, the market tends to sit them down until they adjust.
3. The $800k and up segment is its own lane
Higher-end homes and small acreages don’t behave like starter homes in town. There are fewer buyers, but they’re serious and usually comparing Livingston and Paradise Valley to other western mountain towns, not just the house across the street.
That group is willing to wait for a place that really fits, and that changes how we think about pricing, days on market, and negotiation.
If You’re Buying in the $800,000 and up Range
Relocating full-time
If you’re moving here for work, retirement, or a lifestyle shift, this is a more manageable market than a few years ago. You’re less likely to get thrown into a bidding war, and you’ve got more time to consider a property before you write.
The truly special places — big protected views, strong river access, high-quality homes in the valley — can still move quickly. But you’re not making decisions in a 30-minute window anymore.
Second home / “Montana basecamp”
If you’re coming from a higher-cost area, Livingston and Paradise Valley can still look reasonable.
Right now you can compare several options instead of jumping at the first listing that appears. You can prioritize what matters most: views, privacy, proximity to town, guest space, shop or barn, etc., and ignore the rest.
Land, small ranches, and build sites
On paper, “buy land and build later” sounds straightforward. In practice, it means looking closely at wells, septics, access, covenants, build costs, contractors, and timing.
Some parcels are priced fairly for what they offer. Others are still hanging onto the COVID surge. This is an area where slower, detailed evaluation usually pays off.
So… Is Now the Right Time or Not?
The answer has more to do with your situation than with trying to hit a perfect market moment.
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If life is driving the move
New job, school timing, retirement, wanting to be closer to family — those are real anchors. In that case, the goal is to buy well in today’s conditions, not to chase the perfect chart. -
If you’re exploring with no deadline
Give yourself time to watch how this market behaves. See what comes on, what sits, what gets reduced, and what disappears quickly. Come out and take a look at a few properties. When the right one shows up, you’ll recognize it faster and feel more confident about the price. -
If you’re moving equity out of a more expensive area
When you compare Livingston and Paradise Valley to Bozeman and Big Sky, you still get a lot of property and lifestyle for the money. For most buyers in this situation, the bigger risk isn’t a possible 10% swing either way; it’s watching good fits come and go while waiting for a “perfect” moment no one can call in real time.
How to Put Yourself in a Good Spot
A few practical steps help a lot:
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Clarify your top priorities
In-town convenience vs elbow room, river or creek vs big ridge-top views, guest space vs shop or barn. You probably won’t get everything. Knowing your top two or three makes decisions much easier. -
Have your numbers ready
Whether you’re paying cash, financing, or using a mix, having that lined up ahead of time lets you move on the right property without scrambling. -
Think in micro-markets, not just “Livingston”
In-town Livingston, east versus west of the valley, north vs south of town, Gardiner — each behaves differently on price and activity. County-wide stats are just the starting point.
If You Want to Talk It Through
If you’re thinking about buying in Livingston, Paradise Valley, or nearby and you’re in that $800,000 and up range, a good next step is a simple conversation:
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Look at your budget and what you’re trying to accomplish
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Talk through whether buying now, waiting, or adjusting your target makes more sense
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Set up a search that filters out the noise and focuses on the types of properties that actually fit
Let’s get a clear look at whether this market lines up with what you want to do.
