Buying in Paradise • November 22, 2025

Wells, Septic Systems & Water Rights in Southwest Montana

by Tom Gierhan

What Buyers Around Livingston & Paradise Valley Need to Know

Most people start their out-of-town Montana search thinking about views, year-round access, and acreage size. Then they realize the property has a well, a septic system, and something called water rights, and the questions start flying.

It’s common with buyers in the Livingston and Paradise Valley area. These pieces aren’t complicated once you break them down, but they’re important. They affect your health, your ability to use the property the way you want, and in some cases, the long-term value.

This post is a simple overview of how wells, septics, and water rights usually show up in our market, and what smart buyers pay attention to before they write an offer.

You don’t have to become an expert overnight. You just need to know enough to ask the right questions and bring in the right people when something matters to your plans.

Private Wells: What You’re Really Buying

On most rural and many edge-of-town properties in Park County, you’re not on city water – you’re on a private well.

When you buy a property with a well, you’re effectively buying:

The well itself (depth, casing, age, condition)
The pump and pressure system
The water quality and quantity (how clean it is and how much you get)

Smart buyers don’t just take the seller’s word for it. They will want to: review any available well log or historical information; have a basic water quality test (bacteria, nitrates; sometimes more, depending on the situation); and some will also order a well inspection and flow test during their inspection contingency period.

Questions to ask:

How deep is the well, and when was it drilled?
When was the pump last replaced or serviced?
Has the water ever tested positive for bacteria or other issues?
Does the seller use any filtration or treatment equipment?

A good well with stable water quality is a big plus. A problem well isn’t necessarily a deal-killer, but you want to know what you’re walking into.

Septic Systems: Out of Sight, Not Out of Mind

If you’re not on city sewer, you’re on a septic system. It’s not glamorous, but it’s a key piece of the property.

A typical setup in our area is:

A septic tank (concrete or plastic in most cases)
A drain field where treated wastewater is dispersed into the soil
Sometimes a pump tank if the system has to push uphill

When buyers skip a septic inspection, they’re basically rolling the dice on a system that could cost many thousands of dollars to repair or replace.

What most careful buyers do:

Order a septic inspection as part of their due diligence
Have the tank pumped and inspected so the inspector can actually see what’s going on
Confirm the system is sized appropriately for the number of bedrooms in the house
Make sure the system is permitted and located where everyone thinks it is

Questions to ask:

When was the septic tank last pumped and inspected?
Is the system permitted, and for how many bedrooms?
Where are the tank and drain field located on the property?
Are there any known issues, backups, or repairs?

A functioning, properly sized system with a clean inspection report is a big comfort. A system at the end of its life is something you’ll want to factor into your plans and your offer.

Water Rights: Use, Not Just Location

In Montana, water rights are about the right to use water, not just owning the land it runs through or under.

Around Livingston and Paradise Valley, water rights can matter most when you’re looking at:

Irrigated ground (flood irrigation, pivots, sprinklers)
Creek or river frontage with irrigation or stock water rights
Larger acreages set up for hay, pasture, or livestock

A few key points in plain language:

Not every property with a ditch, creek, or river has water rights.
Not all water rights are equal – they differ in priority date, source, and amount.
How water rights are owned and shared (ditches, companies, neighbors) can affect day-to-day use.
Rights typically transfer in a sale, but that’s something to confirm, not assume.

For most buyers, the goal isn’t to become a water lawyer. It’s to understand:

Whether the property actually has usable rights
What those rights are historically used for (irrigation, stock, domestic)
How water is physically delivered to the property (ditch, headgate, pump, etc.)

In many cases, this means reviewing the water right information and, if necessary, having a professional help you interpret what you’re buying.

How These Three Pieces Fit Together

On a rural or semi-rural property, wells, septics, and water rights are just as real as square footage and bedroom count.

They affect:

Health and safety – Is the water safe to drink? Is the septic system working properly?
Day-to-day comfort – Do you have enough water for normal use, landscaping, or animals?
Use and value over time – Can you irrigate, keep horses, grow hay, or expand the home without running into problems?

It’s better to find out about these pieces up front than to be surprised after closing.

If You’re Looking at Rural or River-Influenced Property

If you’re considering a property around Livingston, Paradise Valley, or the nearby southwest Montana area and it has a well, septic, water rights, or all three, here’s a simple next step:

We look at the property together with these three topics in mind
We talk through how important each one is to how you want to use the place (full-time home, second home, small acreage, irrigation, animals, etc.)
We build the right inspection and due diligence plan into your offer from the start, so you’re not guessing later

We just want to make sure the parts you can’t see on a quick drive-by are getting as much attention as the views and the kitchen.

Buying in Paradise • Selling in Paradise • November 20, 2025

What $800,000–$2 Million Really Buys You in Southwest Montana

by Tom Gierhan

A Practical Look at Livingston, Paradise Valley and Nearby Areas

A common question from out-of-area buyers is a version of:

“If we’re in the $800,000 to $2 million range, what does that usually get us around Livingston and Paradise Valley?”

Because Montana is a non-disclosure state, sold prices aren’t available to the public the way they are in many other places. What you can get, however, is a realistic feel for what buyers in that range are typically seeing in our market, based on current listings and my day-to-day experience helping people buy and sell in this part of the state.

What follows is a general guide, not a price sheet. Specific properties can sit under or above these ranges depending on location, condition, river frontage, views, and a dozen other details.

$800,000–$1.1M: Solid Homes, Good Locations, and Select Acreage

In this range, buyers around Livingston and Paradise Valley are often looking at:

In-town Livingston homes
- Well-kept historic or mid-century homes with decent or updated kitchens and baths
- Normal-sized lots, usable yards, maybe a garage or small shop
- Walkable or a short drive to Main Street, schools, and everyday services
- For example, a nicely updated 4-bedroom, 2,600+ sq. ft. home in town, near Sacajawea Park, recently sold for $800k. Interestingly, this home did not have a garage; however, there were so many other positive features, the buyers were willing to accept it without one.
Edge-of-town and close-in properties
- Smaller acreages (often in the 1–10 acre range) with a comfortable home and some elbow room
- Good, but not necessarily “front row,” views
- Either newer, more modest homes or older homes that have been updated over time
- Earlier this summer, there was a home about 4 miles from downtown Livingston that sold for about $850k. It had been built on a little over 10 acres with 3 bedrooms, 2 bathrooms, and good views of Livingston and the mountains on the edge of town.
Occasional light river/creek influence
- Properties that are very close to river access or have views toward the river corridor
- Not the high-end water properties, but places that still feel like the river or a creek is within reach and a part of your life in the area.
- Another home that sold this fall was in the north end of Paradise Valley. It was priced at just under $1.8m with 2,600+ sq ft, 3 bedrooms, 3 baths and common access to the Yellowstone River. Great views. It offered great views of the valley and was situated on a one-acre lot.

This band is where a lot of full-time residents and relocation buyers land when they want a quality home in a good spot without going all the way into “retreat property” pricing.

Around $1.1M–$1.5M: Bigger Views, More Elbow Room, and Better Finish

As you move up a bit, a few things usually change:

Setting and views improve
- You see more properties that were clearly placed for views and privacy, not just convenience
- Some sit higher on benches or in spots with wider, more open vistas
More house or more land (sometimes both)
- Larger square footage, more bedrooms and baths, better separation of living spaces
- Acreage in the 5–20 acre range is common, depending on where you are in the valley or around Livingston
- Shops, barns, or well-done outbuildings start to show up more regularly
Finish level steps up
- Better windows, trim, flooring, and fixtures
- Outdoor living spaces that were actually designed to be used: decks, patios, porches, outdoor seating areas

In this range, you’re getting closer to what many people picture when they say, “We’d like a real Montana place” — some privacy, strong views, and a home that doesn’t feel like a project.

We saw a home in this category sell in late summer. It sat on about 15 acres and had 3 bedrooms, 2 baths, an equipment barn and a shop. This one was listed at $1.575m, located just a few miles from town and had nice mountain views.

Around $1.5M–$2M: Signature Settings, River Influence, and Turn-Key Feel

In the upper part of this range, you’re usually paying for the overall package: setting, views, privacy, and how “dialed in” the improvements are.

Typical characteristics:

Riverfront or strong river presence
- True frontage on stretches of the Yellowstone or serious, unobstructed river views
- Practical, thought-out access to the water or very short distance to established access
Top-tier views and privacy
- Homes oriented to capture big, protected views in multiple directions
- More separation from neighbors and a quieter feel overall
Higher-end construction and details
- Stronger focus on build quality: roof, windows, heating systems, insulation, and finish work
- Kitchens and baths that feel finished and current rather than “we’ll remodel someday”
Guest and multi-use potential
- Layouts that work well for extended family, friends, or a second-home lifestyle
- Guest spaces, bunk areas, accessory cabins, or well-designed outdoor living zones

At this point, you’re often looking at properties that feel like a full “retreat” or basecamp—places that are set up for long visits, hosting people, and really living in the setting, not just driving through it on weekends.

Here we had a 2,300+ sq ft home just outside of town that sold this past July with a 5-ish acre lot on the banks of the Yellowstone River. This home was built in 1992 with 3 bedrooms and 3 baths. It included a single bed, single bath guest cabin as well.

How Non-Disclosure Affects All of This

Because Montana is a non-disclosure state:

Closed sale prices are not public record the way they are in many other states.
Online portals often rely on estimates, not actual sold data.
The best picture of what specific properties have been trading for comes from MLS data and local experience, not from public websites.

So when we talk about “what $X buys you,” we’re really talking about:

What buyers in that range are typically seeing and choosing between right now
How recent listings and closed deals (from MLS data, not public records) have tended to line up
General patterns, not exact dollar-for-dollar promises

The real work is matching your budget and goals to what’s actually available in real time.

How to Use This If You’re Planning a Purchase

Here’s a simple way to make this practical:

Pick your most likely range first
Are you closer to $800k–$1.1M, $1.1M–$1.5M, or nearer the top of this band?
Decide what absolutely has to be included at that level
- In-town vs. out in the valley
- River/creek connection vs. big views vs. quick access to Livingston
- Guest space, barn/shop, or none of the above
Look at current options and recent patterns, not just “Zestimates”
We can sit down with actual listings and recent MLS data and look at what people in your range have been buying, without relying on rough public estimates.

If You’re Trying to Figure Out Where You Fit

If you’re looking at Livingston, Paradise Valley, or the surrounding southwest Montana market and you’re somewhere in that $800,000–$2 million lane, a good next step is simple:

We talk through your budget and what you want the property to do: primary home, second home, retreat, small acreage, light income, etc.
I’ll pull a small set of real-world examples—current listings plus recent sales data from the MLS—to show what buyers in your range have actually been choosing.
From there, you can see whether your budget and expectations are lined up, or whether something needs to shift (price, location, type of property, or timing).

Feel free to reach out and we’ll work on getting a clearer picture of how your price range can fit with this wonderful area of Montana.

Buying in Paradise • November 17, 2025

Is Now a Smart Time to Buy in Livingston & Paradise Valley Montana?

by Tom Gierhan

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:

Prices here are still well above pre-COVID levels
The “insane bidding war” phase is behind us
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.

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:

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:

Look at your budget and what you’re trying to accomplish
Talk through whether buying now, waiting, or adjusting your target makes more sense
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.

Wells, Septic Systems & Water Rights in Southwest Montana

Private Wells: What You’re Really Buying

Septic Systems: Out of Sight, Not Out of Mind

Water Rights: Use, Not Just Location

How These Three Pieces Fit Together

If You’re Looking at Rural or River-Influenced Property

What $800,000–$2 Million Really Buys You in Southwest Montana

$800,000–$1.1M: Solid Homes, Good Locations, and Select Acreage

Around $1.1M–$1.5M: Bigger Views, More Elbow Room, and Better Finish

Around $1.5M–$2M: Signature Settings, River Influence, and Turn-Key Feel

How Non-Disclosure Affects All of This

How to Use This If You’re Planning a Purchase

If You’re Trying to Figure Out Where You Fit

Is Now a Smart Time to Buy in Livingston & Paradise Valley Montana?

Quick Snapshot

What’s Different From a Few Years Ago

If You’re Buying in the $800,000 and up Range

So… Is Now the Right Time or Not?

How to Put Yourself in a Good Spot

If You Want to Talk It Through

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