Lot/land

$1,150,000

1005 E River Rd, Emigrant, MT 59027

2beds

15Acres

Unimproved Land

Built in 1931

15 Acres Lot

$-- Zestimate^®

$476/sqft

$-- HOA

What's special

River viewsRiver frontage

15 Acres with 1,750+- of Yellowstone River Frontage. This incredible 15 acres has springs, trees, meadows, river views and frontage - two awesome sites with good septic systems. The 1931 home was once the historically famous Wanigan, a beloved cookhouse originally used by river workers on the Yellowstone. Used as a residence for many years now, the home is in rough shape with strong potential. Besides the home, there is a river front build site with approved septic that truly captures the Yellowstone River and beauty of Paradise Valley (currently a mobile home not owned by seller has a $500 a month lease until May 2027 on this site). The property has East River Road separating the river front property from the beautiful land adjoining Sage Lodge that is a rich habitat for a variety of wildlife. Both homes are serviced by spring water. Enjoy the pictures and with this great price on a rare Paradise Valley and Yellowstone River property - consider it an opportunity for the right person!

13 days

561

18

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Facts & features

Interior

Bedrooms & bathrooms

Bedrooms: 2
Bathrooms: 2
3/4 bathrooms: 2

Heating

Propane

Cooling

Varies by Unit

Appliances

Included: Dryer, Range, Refrigerator, Washer

Features

Flooring: Hardwood

Interior area

Total structure area: 2,415
Total interior livable area: 2,415 sqft
Finished area above ground: 0

Property

Features

Has view: Yes
View description: River, Creek/Stream
Has water view: Yes
Water view: River,Creek/Stream
Waterfront features: Creek, River Front

Lot

Size: 15 Acres
Features: Adjacent To Public Land

Details

Parcel number: 0006938000
Zoning description: None/Unknown
Special conditions: None

Utilities & green energy

Sewer: Septic Tank
Water: Spring
Utilities for property: Propane, Septic Available

Community & HOA

Community

Subdivision: None

HOA

Has HOA: No

Location

Region: Emigrant

Financial & listing details

Price per square foot: $476/sqft
Tax assessed value: $10,440
Annual tax amount: $338
Date on market: 7/1/2026
Cumulative days on market: 14 days
Listing terms: Cash,1031 Exchange,3rd Party Financing
Ownership: Full
Road surface type: Paved

Estimated market value

Not available

Estimated sales range

Not available

Price history

Date	Event	Price
6/23/2026	Listed for sale	$1,150,000$476/sqft
Source: Big Sky Country MLS #412509 Report a problem

Public tax history

Year	Property taxes	Tax assessment
2025	$23	$10,440 +30.8%
2024	--	$7,980
2023	--	$7,980 +40%
2022	--	$5,700
2021	--	$5,700 +17.5%
2020	--	$4,850 +573.6%
2019	$4 +1%	$720
2018	$4 +3.5%	$720
2017	$4 -34.9%	$720 -35.1%
2016	$6 +1.7%	$1,110
2015	$6 -48.9%	$1,110 -4.4%
2014	$12 -4%	$1,161 -2%
2013	$12 -5.3%	$1,185 -2.1%
2012	$13	$1,210
2011	--	--
2010	--	--
2009	--	--
2008	--	$2,100
2007	--	$2,100
2006	--	$2,100

Find assessor info on the county website

Monthly payment

Estimated monthly payment$1,822

All calculations are estimates and provided by Zillow, Inc. for informational purposes only. Actual amounts may vary.

HOA fees may include property taxes on listings classified as Co-Ops. Contact the listing agent and/or owner for fee details.

Mortgage interest rates are dependent on a number of factors, including credit score, down payment, and repayment length. Interest rate data provided by Zillow Group Marketplace, Inc. as of 1/1/1970 from various mortgage lenders with which we have lead or other similar arrangements; the Estimated Payment is an average of those rates.

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