Montana town
Livingston
Park County
The north gateway to Yellowstone and the mouth of Paradise Valley, with a railroad-era downtown and housing stock that dates from the same era. Livingston is also famously, structurally windy, which is not a quirky detail: it shows up in roof life, in siding, in what an insurer will write and at what deductible. Buyers come here from Bozeman for the price and the character and inherit an older-house problem set on the way.
The snapshot
We are not going to make up a number.
We do not publish a median sale price for Livingston. Park County closes too few transactions in a month for a town-level median to describe anything, and a number built on a handful of sales moves more with which houses happened to close than with the market. Every competitor in this town publishes one anyway. Here is the county-level figure for reference instead.
Ask us for the current comparable set on the specific street you are looking at and we will pull it, no application and no credit pull.
- Montana median sale price, statewide, for reference only
- $527,848Up 5.8% year over yearRedfin, June 2026
What financing fits here
Three programs that fit Livingston.
Renovation financing
The reason to buy in Livingston is often a house built before the second world war that needs work. Renovation financing puts the wiring, the roof and the mechanical budget into the loan instead of onto a credit card after closing.
Conventional
In town, prices sit comfortably under the county conforming limit, so the standard loan does the job as long as the appraisal survives the condition of the house.
Jumbo
Head south up the valley toward Emigrant and Pray and the second homes start, the acreage grows, and the price crosses the limit. That is a jumbo file with a thin comparable set attached to it.
What trips people up here
The local problems, named.
Pre-1940 housing stock
Knob-and-tube wiring, original galvanized plumbing, a roof at the end of its life. Any one of them can put the appraisal in subject-to territory, and an insurability problem on old wiring can end a deal after the appraisal has already been paid for.
Short-term rental income up the valley
A Paradise Valley property with a nightly-rental history is not automatically a property with usable income. Whether any of it counts depends on the program, the documentation and how long the history runs. Assume none of it until an underwriter says otherwise.
The comparable set thins as you go south
Ten miles up the valley the appraiser starts reaching for sales that are further away, older and less like your property. Expect a longer appraisal timeline and a real chance of a value that does not match the contract.
The commute and the wind
Bozeman commuters price the mortgage and forget the rest. Wind-driven insurance premiums, a pass that closes, and a winter drive over the hill all land in the same monthly budget the loan does.
Most people looking at Livingston were looking at Bozeman first, and the two markets price against each other constantly. The Bozeman market page has the figures on the market Livingston buyers are usually leaving.
Two useful reads for a Park County file: why wildfire and wind exposure can change an insurance quote and how a second home is classified for Montana property tax.
Start
Tell us the Livingston address and we will tell you the loan.
A page describes a town. It does not describe your file. Send us the property and the price and we will tell you which programs will actually close it.
No credit pull, no application.
Montana office. Monday to Friday, 8am to 5pm Mountain.