Living in Livingston

The short answer: Livingston is a historic railroad town on the Yellowstone River, about 25 minutes east of Bozeman over Bozeman Pass. It has a real downtown, a hospital, and Paradise Valley at its doorstep, and it has typically run 25 to 30 percent below Bozeman. Mid-2026 data put the median at about $545,000 across all property types.

Livingston has about 8,600 residents and a downtown that grew up around the railroad. Brick buildings, independent restaurants, galleries, and a hospital are within a few minutes of most neighborhoods. The town has long attracted writers, artists, and anglers, and that creative, independent character is still part of daily life. The Absaroka and Crazy Mountains frame the views, and Highway 89 runs south through Paradise Valley to Yellowstone’s north entrance, about 50 minutes away.

Home prices in Livingston

Local market data compiled in mid-2026 put Livingston’s median at roughly $545,000 across all property types, with single-family homes around $710,000 and townhomes around $415,000. Across Park County, homes were taking far longer to sell in early 2026 than a year earlier, with average days on market around 163 in March 2026. For buyers, that means more time to decide and more room to negotiate on homes that have been sitting.

The wind

If you remember one thing about Livingston, remember the wind. Strong, sustained wind can blow for days, especially in fall and winter. Locals choose sheltered lots, plant windbreaks, and pick homes oriented to block the prevailing westerly wind. The upside is that Livingston sits lower than much of the region, so winters can be slightly milder, and the wind often clears snow off the roads quickly. I always suggest experiencing at least one windy day before you buy, in person or on a live video walk.

Commuting over Bozeman Pass

Many residents work in Bozeman. The drive is about 25 minutes on I-90, but Bozeman Pass can get snowy, icy, and windy in winter, and closures happen in the worst storms. Daily commuters invest in good snow tires and check Montana Department of Transportation road reports. The airport in Belgrade is about 35 to 40 minutes away.

Daily life

A typical day might start with coffee on Main Street, a short drive or a home office, and an evening hatch on the Yellowstone River, which runs right along town. Errands are quick because the town is compact. Paradise Valley’s hot springs and trailheads are a short drive south.

What to check before you buy

• Wind exposure. Ask which way the house faces and whether trees or terrain block the wind.
• Floodplain. Some properties near the Yellowstone River are in mapped flood zones, which affects insurance and building.
• Internet. Options are better in town than on rural acreage, where fixed wireless or satellite is common.
• Older homes. Budget for inspections of foundations, sewer lines, and older electrical systems.
• Homestead status. Apply once you move in to get Montana’s lower primary-residence tax rate.

Livingston may fit if you want

• A real downtown at a lower price than Bozeman.
• To work from home and drive to Bozeman only a few times a week.
• The Yellowstone River, Paradise Valley, and Yellowstone close by.
• A smaller town with an arts scene and an independent spirit.

If you want the most shopping and activity options, or a daily commute without a mountain pass in winter, the Gallatin Valley is usually a better fit.

Seeing Livingston for yourself

On a scouting trip, I often cover Bozeman in the morning and Livingston in the afternoon so you feel the difference yourself. If you are buying from out of state, I walk homes with you on video, record neighborhood drives, and attend inspections on your behalf. Read the full comparison, Livingston vs. Bozeman: Cost, Lifestyle, and Commute Compared.

Montana is a non-disclosure state, so sale prices are not public record. Medians vary by source, month, and property type. For a specific home, I pull recent comparable sales from the MLS.