Park County, Montana · T2S R10E · 12 commercial lots
Build where
the traffic
already turns.
Forty acres of commercial ground at the junction of Interstate 90 and U.S. Highway 89 — the interchange every vehicle bound for Yellowstone's north gate has to pass through.
The proposition
The last commercial ground before the mountains
Captured traffic. Yellowstone recorded 4.76 million recreation visits in 2025, its second-busiest year on record. More than 561,000 came through the North Entrance at Gardiner — the only entrance open to vehicles year-round, reached by driving U.S. 89 past this property.
Bozeman overflow. Gallatin County land costs have pushed yard-and-shop businesses east along the interstate. Livingston is the first exit where a contractor can still buy acreage instead of leasing a bay.
Movement of goods. I-90 runs Seattle to Boston. The Montana Rail Link corridor parallels the north boundary, and Park County was the first county in Montana to approve C-PACE financing for commercial energy improvements — a real cost lever for a buyer planning a build.
Site plan & availability
Twelve lots.
One interchange.
Full inventory — 40.007 gross acres
Yellowstone Reserve Commercial Park has received preliminary plat approval and the final plat has not yet been recorded with the Park County Clerk and Recorder. Lots cannot be conveyed until the final plat is filed. Prices shown are asking prices for planning purposes. Lot lines, dimensions and acreages are taken from the preliminary plat and are subject to change in the final plat. Lot geometry, and any property boundary shown on photography, are for marketing reference only and are not a survey. Nothing here is an offer to sell or a solicitation of an offer to buy real property.
Buyer profiles
Who builds here
Six businesses this park is built for. Each buys for a different reason, which is why the lots are not all the same size or in the same position.
Contractors & trades
Excavation, framing, mechanical, electrical. Needs a shop, an office and a fenced yard for iron. Wants the interior and west lots where land is cheapest per acre.
Showrooms & dry retail
Furniture, appliance, vehicle and equipment showrooms, and dry-goods retail. Wants the corner lots with US-89 frontage and interchange sightlines, and cares more about visibility than acreage.
RV, boat & self storage
A proven use in gateway towns where residents store toys and visitors store rigs. Wants the largest lots and needs only easy truck access.
Repair & equipment service
Automotive and small-engine repair, electronics and appliance service. Dry work only — washing and detailing are not permitted here. Wants a mid-size lot with a deep apron and room for bays.
Outdoor recreation manufacturing
Rod builders, pack and boat makers, gear brands that want a Montana address. Flex space with a small showroom facing the highway.
Investors & build-to-suit
Buyers assembling two or three adjacent lots for a multi-tenant flex building, or land-banking ahead of the corridor's next cycle.
Location
Where the interstate meets the road to Yellowstone
| Destination | Approx. distance |
|---|---|
| Downtown Livingston | 3 miles |
| Bozeman | 26 miles |
| Bozeman Yellowstone Intl. Airport | 30 miles |
| Gardiner & Yellowstone north gate | 53 miles |
| Billings | 115 miles |
U.S. Highway 89 runs along the park's north boundary and continues 53 miles south along the Yellowstone River to Gardiner — the North Entrance, and the only entrance to the park open to vehicles year-round.
Interstate 90 forms the southeast boundary, the primary freight route across southern Montana. Montana Rail Link parallels the property just beyond the highway.
Park County was the first county in Montana to approve C-PACE financing, letting commercial owners fund energy and efficiency improvements through a property assessment rather than upfront capital.
Site infrastructure
What is in the ground
Three dedicated interior roads, a cul-de-sac, dedicated utility easements and two highway billboard easements. 3.083 acres of the 40.007 are right-of-way, leaving 36.924 net commercial acres.
- AccessYellowstone Reserve Way, Blacktop Drive and Black Gold Road, off U.S. Highway 89
- WaterProposed well per the approved plans
- WastewaterProposed drainfield / septic
- Fire protectionFire pond easement within Lot 11
- SignageHighway billboard easements on Lots 6 and 7
- GovernanceRecorded CC&Rs and a property owners' association
Due diligence
Documents
Open items are public. Locked items open after a short form.
Next step
Request the lot packet
Tell us the lot and what you intend to build. You get the plat, the CC&Rs, the utility exhibit and current asking prices in one PDF, usually the same day.
Bailey Enterprises of Montana, LLC
Park County, Montana
Joe · (406) 581-9500
Trista · (623) 290-3586
info@baileyenterprisesmt.com
What you get
- Preliminary plat and full site plan
- Lot dimension and acreage schedule
- CC&Rs and design guidelines
- Utility and improvements exhibit
- Current asking price schedule
Submitting this form registers your interest. It is not an offer, a reservation, or a contract, and it does not commit either party to anything.