Livingston, MT STR Market Report for Independent Hosts

Livingston, Montana doesn't sell itself the way Big Sky or West Yellowstone does. There's no gondola, no ski village, no eight-figure trophy homes lining a golf course. What Livingston has instead is a working railroad town turned literary hideout, a blue-ribbon trout valley at its back door, and a straight shot down US-89 to one of Yellowstone National Park's five entrances. For short-term rental owners and investors weighing where to put capital in Southwest Montana, that combination , genuine cultural identity, real outdoor recreation demand, and a price tag well under Bozeman or Big Sky , is worth a hard look. It's also a market entering a new regulatory chapter, with the city having just adopted its first formal short-term rental permitting system.

This report separates the marketing myths from the verifiable facts: where Livingston actually sits relative to Yellowstone, what the arts-town reputation is really built on, what the numbers say about performance and pricing, who's operating in the market today, and where the new ordinance stands as of this writing. What Livingston has instead is a working railroad town turned literary hideout, a blue-ribbon trout valley at its back door, and a straight shot down US-89 to one of Yellowstone National Park's five entrances.

Correcting the Map: Livingston Is Not the North Entrance

A lot of vacation-rental marketing copy calls Livingston "Yellowstone's north entrance." It isn't, and getting this wrong matters for anyone setting guest expectations or writing SEO copy for a listing. For owners marketing a Livingston property, the honest pitch is "basecamp for the Paradise Valley corridor and Yellowstone's north entrance," not a false claim of park-adjacency. This report separates the marketing myths from the verifiable facts: where Livingston actually sits relative to Yellowstone, what the arts-town reputation is really built on, what the numbers say about performance and pricing, who's operating in the market today, and where the new ordinance stands as of this writing.

The actual north entrance to Yellowstone National Park sits in Gardiner, Montana , the only entrance open to wheeled vehicles year-round. Livingston is roughly 51 to 55 miles north of Gardiner via US-89, a drive that runs almost entirely through Paradise Valley and takes about an hour under normal conditions. Livingston sits at the head of that corridor: it's the last town of any real size , with a hospital, a hardware store, grocery stores, and a walkable historic downtown , before the highway narrows into the valley and climbs toward the park boundary.

That distinction is actually a selling point, not a liability. Guests who stay in Livingston get a genuine town with restaurants, galleries, and a working Main Street, plus an hour's drive through one of the more scenic river valleys in the Northern Rockies to reach the park. Guests who stay in Gardiner get proximity but a much smaller, more tourist-saturated base. For owners marketing a Livingston property, the honest pitch is "basecamp for the Paradise Valley corridor and Yellowstone's north entrance," not a false claim of park-adjacency.

The Draw Beyond the Park: Paradise Valley and World-Class Fly Fishing

Yellowstone pulls the volume, but Paradise Valley is what gives Livingston a second, less seasonal identity , one that matters because it diversifies demand beyond the classic June-through-September park rush. Put together, Livingston presents an unusual combination for a Paradise Valley Montana Airbnb play: real, diversified demand (park traffic, fly fishing, arts and culture tourism), revenue performance in the same broad tier as Big Sky, Whitefish, and Bozeman, home prices a fraction of those neighboring markets, and a management landscape still led by regional and local operators rather than national platforms.

The valley is home to three of the most storied spring creeks in American fly fishing: De Puy's, Armstrong's, and Nelson's. All three are privately owned, spring-fed fisheries a few miles south of Livingston that drain into the Yellowstone River. Unlike the freestone rivers around them, spring creeks run at stable temperatures year-round, which means consistent hatches and technical, sight-fishing conditions for wild brown and rainbow trout even when the main river is blown out with snowmelt. Rod fees on these creeks run roughly $40 to $140 a day depending on season, with the highest rates during the July PMD hatch, and reservations are effectively mandatory in peak months.

That fishery draws a specific, high-value repeat visitor: anglers who book multi-night stays, travel in shoulder seasons the park crowd skips, and return year after year for the same creek and the same week. For STR owners, that's a built-in shoulder-season and off-season demand base that a lot of pure gateway towns , places entirely dependent on park hours and summer weather , simply don't have.

A Genuine Arts-Town Pedigree, Not a Marketing Invention

Every mountain town claims to be "artsy" in its tourism copy. Livingston's version is unusually well-documented and unusually deep, and it's a legitimate differentiator most competing gateway towns can't credibly claim. For STR branding purposes, this gives Livingston something Gardiner, West Yellowstone, and most other park-gateway towns can't authentically offer: a cultural narrative that appeals to a design-and-culture-minded traveler, not just a park-checklist tourist.

The story starts in 1968, when novelist Thomas Mc Guane arrived in Livingston straight from the writing workshop at Stanford, drawn by good fishing, cheap property, and colorful bars. Painter Russell Chatham and writer Jim Harrison were fishing together with him that same year, and William Hjortsberg joined soon after; Richard Brautigan followed in 1972, after Mc Guane wrote inviting him out. Together they formed a loose circle that became known as the "Montana Gang." Through the 1970s, the group widened to include actors Peter Fonda, Jeff Bridges, and Warren Oates, along with director Sam Peckinpah. Jeff Bridges reportedly discovered Paradise Valley in 1974 while filming *Rancho Deluxe* , a movie Mc Guane wrote , on location in and around Livingston (principal photography began April 29, 1974), and the film's soundtrack featured Jimmy Buffett performing "Livingston Saturday Night," with Buffett, Oates, and Mc Guane appearing together in a bar scene.

That history isn't a footnote , it's still visible on the ground. Livingston maintains an active gallery scene, an independent bookstore culture, and a regular calendar of literary and arts programming that punches well above what a town of its size typically supports. For STR branding purposes, this gives Livingston something Gardiner, West Yellowstone, and most other park-gateway towns can't authentically offer: a cultural narrative that appeals to a design-and-culture-minded traveler, not just a park-checklist tourist. Listing copy and direct-booking sites that lean into this ("stay where the Montana Gang stayed," walkable gallery-and-bookstore downtown, live music venues) are targeting real demand, not inventing a brand.

Livingston by the Numbers: Population and Growth

Livingston's population was 8,040 at the 2020 Census. The U.S. Census Bureau's most recent annual estimate , for the population as of July 1, 2024, released in May 2025 , puts the figure at 8,780, a roughly 9% increase over four years. A handful of third-party demographic sites put 2024 figures somewhat higher (in the 8,900-9,000 range), and project continued growth into 2026, but the Census Bureau's own vintage estimate of 8,780 is the most defensible figure to cite. Either way, the trend is consistent: steady, moderate population growth, not a Bozeman-style boom.

That's relevant to the housing-and-STR conversation happening at City Hall, discussed below , Livingston is growing, but from a small base, in a housing market that hasn't kept pace with demand from remote workers, second-home buyers, and visitors alike. Big Sky is in an entirely different tier, though pricing there is volatile month to month given how few homes trade: Zillow's typical home value runs roughly $1.6-1.8 million, median list prices for active listings have run $2.4-3.25 million across recent 2025-2026 reporting, and median *sale* prices for actual closed transactions have swung widely by month , from roughly $1.77 million to $2.85 million in different 2025-2026 market reports , because the Big Sky Country MLS explicitly cautions that its small.

STR Market Performance: ADR, Occupancy, and Listing Supply

Third-party STR analytics show Livingston performing as a legitimate secondary destination market, not a fringe one. AirROI's trailing twelve-month dataset (July 2025-June 2026, pulled July 2026) puts the market at 361 listings (AirROI Livingston as of 2026-07-31), average annual revenue of roughly $32,534, an average daily rate near $334, and average occupancy around 44.4%. Peak season (July-September) runs materially stronger , roughly $6,980 in average monthly revenue, 63.7% occupancy, and a $346 ADR , with July itself the high point at close to 69% occupancy and a $394 ADR; the seasonal floor falls in January, where occupancy drops to roughly 23% and monthly revenue to around $2,055. AirDNA's dataset, using a different collection methodology and window, shows a larger supply figure , 534 listings , with occupancy near 57% and ADR near $341. The two sources disagree meaningfully on both listing count and occupancy, most likely due to differing definitions of "active listing" and different trailing-twelve-month windows; both figures are also inherently a snapshot, since AirROI's rolling window shifted its own occupancy read from roughly 59% to roughly 44% within the past year. Treat any specific ADR/occupancy figure here as directional and re-verify against a live AirDNA or AirROI pull before using it in owner-facing pro formas.

Rate segmentation tells the more useful story for owners: top-decile Livingston properties command $614-plus a night, the top quartile clears $410, the market median sits around $261, and bottom-quartile properties earn roughly $179. That's a wide spread, and it maps directly to how a property is positioned , proximity to downtown, river or mountain views, design quality, and professional photography and listing management all appear to separate the top quartile from the median far more than raw square footage does. By monthly revenue, AirROI's own market rankings place Livingston roughly mid-pack among Montana's tracked STR markets , behind Big Sky, Whitefish, Bozeman, and West Yellowstone but essentially even with Red Lodge , with all of those markets clearing roughly $30,000-plus in typical annual revenue. (No AirROI or AirDNA source publicly uses an explicit "Tier 1" Keep for this market grouping; that framing should be dropped rather than presented as a formal industry classification.) The practical takeaway is the same: Livingston isn't a marginal secondary market propped up by a handful of trophy homes, but a real, broad-based revenue producer.

Value Positioning: Livingston vs. Bozeman and Big Sky

The value argument for Livingston is real, and it's large. Zillow's typical home value for Livingston runs around $521,000, with 2025 median sale prices around $590,000 (Q1 2026 pulled back slightly to roughly $580,000) , already a meaningful discount to Bozeman, where the typical Zillow home value sits near $734,000, and Q4 2025 median sale prices reportedly reached $812,500. Big Sky is in an entirely different tier, though pricing there is volatile month to month given how few homes trade: Zillow's typical home value runs roughly $1.6-1.8 million, median list prices for active listings have run $2.4-3.25 million across recent 2025-2026 reporting, and median *sale* prices for actual closed transactions have swung widely by month , from roughly $1.77 million to $2.85 million in different 2025-2026 market reports , because the Big Sky Country MLS explicitly cautions that its small transaction count makes the monthly median noisy.

However it's measured, Big Sky real estate runs several times Livingston's price level. Zillow's typical home value for Livingston runs around $521,000, with 2025 median sale prices around $590,000 (Q1 2026 pulled back slightly to roughly $580,000) , already a meaningful discount to Bozeman, where the typical Zillow home value sits near $734,000, and Q4 2025 median sale prices reportedly reached $812,500.

In practical terms, an investor can acquire a Livingston property for somewhere between a fifth and a third of the cost of a comparable Big Sky purchase, depending on which Big Sky price measure is used, and meaningfully less than a Bozeman purchase , while still tapping into Yellowstone-corridor tourism demand, a genuine fly-fishing visitor base, and the Montana Gang cultural brand. The tradeoff is that Livingston isn't inside a ski resort and doesn't carry Big Sky's winter-sports demand curve , its calendar leans more heavily on summer and shoulder-season fishing and park traffic than on ski season. For owners prioritizing entry price and cap rate over resort amenities, that tradeoff currently favors Livingston.

Who's Operating in the Market: Local and National Property Managers

Livingston's professional management landscape is dominated by regional and local operators rather than the national platform brands that saturate markets like Big Sky or the Florida Gulf Coast. For independent owners, that translates to a market where local and regional full-service management still leads, and the giant national platforms haven't yet consolidated share the way they have elsewhere in Montana , which is exactly the kind of market where a direct-booking brand and independent listing strategy can still win.

Key Montana(formerly Turn Key Vacation Rentals of Montana) has served Livingston, the Shields Valley, and Paradise Valley homeowners since 2002, positions itself as fully locally owned and operated, and staffs exclusively with local, insured employees and subcontractors.Mountain Home Montanais a larger regional player worth nuancing carefully: the company describes itself as having led southwest Montana's vacation rental management business for more than 25 years, and it manages upward of 100 homes and cabins across Ennis, Bozeman, Livingston, and Big Sky , not a boutique local shop but the largest locally-owned vacation rental company operating across the region.Stay Montana, headquartered in Big Sky with more than 100 managed properties, serves the Paradise Valley, Livingston, and Bozeman markets out of a satellite Bozeman office and won a 2025 "Best of Montana" award for property management.

On the national-brand side, the footprint is thin but not absent: Evolve lists roughly two dozen Livingston-area vacation rentals on its platform, which confirms a national hybrid-management presence in the market, even if a light one. No confirmed evidence turned up of a dedicated Vacasa or Avant Stay operation specifically in Livingston as of this writing , those brands are more visibly concentrated in Big Sky and Bozeman proper. For independent owners, that translates to a market where local and regional full-service management still leads, and the giant national platforms haven't yet consolidated share the way they have elsewhere in Montana , which is exactly the kind of market where a direct-booking brand and independent listing strategy can still win.

The Regulatory Picture: Livingston's STR Ordinance Is Now Adopted

This is the fact that changes fastest, and it's worth stating precisely. Livingston's city commissioners unanimously passed thefirst readingof a short-term rental ordinance on November 4, 2025. That draft established a permit system distinguishingType 1 (owner-occupied)fromType 2 (non-owner-occupied)short-term rentals, required annual permit renewal, mandated a basic safety inspection by the Building Official or Fire Marshal before an initial permit could issue, and left the annual permit fee amount undetermined.

That first reading was not the final word. OnDecember 2, 2025, the Livingston City Commission voted 4-1(with Commissioner Torrey Lyons dissenting) to adopt the text of a broader new zoning code , one that folds in the short-term rental permitting framework alongside new zoning district types and building height limits. The adopted code keeps the Type 1/Type 2 structure and the pre-permit safety inspection requirement (verifying smoke detectors, fire extinguishers, and adequate egress), while the specific annual permit fee still appears not to have been finalized in public reporting. Per the city's own timeline, the new zoning code was not scheduled to take effect until roughly 30 days after adoption , meaning early January 2026 for enforcement purposes.

Bottom line for owners and prospective buyers: as of this report, Livingston's STR ordinance has been adopted, not merely proposed.Any earlier framing describing it as "pending" or "first-reading-only" is now out of date. The city's own approved fee schedule (Resolution 5181, approved February 3, 2026) , which covers building, planning, and inspection fees line by line , still contains no published short-term rental permit fee line item as of that document, meaning the fee genuinely remains unset rather than simply unreported. Owners and investors should confirm the current permit fee schedule and enforcement start date directly with the City of Livingston's planning department before finalizing a purchase or launch timeline.

Local press has consistently framed the ordinance as a housing-availability response as much as a tourism-management measure , commissioners and residents in open houses and focus groups reportedly showed mixed but not sharply polarized views, generally acknowledging that short-term rentals have deep historical roots in Livingston while still wanting baseline safety and permitting standards. That's a materially different political environment than the more adversarial STR fights playing out in some Colorado or Florida resort towns, and it's worth factoring into how conservative or aggressive an acquisition and operating strategy should be here.

What This Means for Livingston MT Vacation Rental Investment

Put together, Livingston presents an unusual combination for a Paradise Valley Montana Airbnb play: real, diversified demand (park traffic, fly fishing, arts and culture tourism), revenue performance in the same broad tier as Big Sky, Whitefish, and Bozeman, home prices a fraction of those neighboring markets, and a management landscape still led by regional and local operators rather than national platforms. The new ordinance adds real compliance overhead , permitting, annual fees once finalized, and a safety inspection , but the adopted framework is a defined, navigable permit system rather than an outright cap or ban, and the housing-shortage framing behind it suggests continued but managed tolerance for STRs rather than an existential threat to the model.

There's a separate, statewide cost factor worth underwriting alongside the local ordinance: Montana's 2026 property tax reform (House Bill 231 and Senate Bill 542) taxes short-term rentals and second homes at a flat 1.90% rate, while owner-occupied primary residences and qualifying long-term rentals get a tiered reduced rate that starts at 0.76% and only climbs to the same 1.90% ceiling on the portion of value above roughly four times the statewide median home value. In practical terms, an STR in Livingston will carry a materially higher property tax rate than an equivalent owner-occupied home next door , a real line item to model into any Livingston pro forma, separate from and in addition to whatever the city's eventual STR permit fee turns out to be.

For an owner comparing Livingston MT vs. Big Sky, the calculus comes down to what you're optimizing for. Big Sky offers ski-season demand and resort infrastructure at luxury pricing. Livingston offers a lower entry cost, a genuine and marketable cultural identity, strong shoulder-season fishing demand, and proximity , not identity , to Yellowstone's north entrance at Gardiner. Marketed honestly and positioned toward the traveler who wants an actual town with actual history rather than a resort village, Livingston is one of the more interesting value plays left in the Yellowstone corridor.

the Crest & Cove intro·local SEO keywords that actually book·the five elements of a converting hero·how to compare STR marketing agencies·Asheville paddling spots worth the drive·Montana gateways against AirROI pins·Destin against AirROI, not leftover year·Red Lodge against AirROI $33,269.

Related Reading

Keep reading on Crest & Cove , same-cluster pages and the listing system we use nationwide:Montana Gateways: AirROI Pins, Not Leftover Occupancy·How to Market a Short-Term Rental in Destin, FL: The World's Luckiest Fishing Village Playbook·Livingston Agency Math: Costs Without Invented Occupancy.

• the Crest & Cove intro

• local SEO keywords that actually book

• the five elements of a converting hero

Frequently Asked Questions

Is Livingston, Montana the north entrance to Yellowstone National Park?

No. The actual north entrance is in Gardiner, Montana, roughly 51 to 55 miles south of Livingston via US-89 through Paradise Valley, about an hour's drive. Livingston sits at the head of that corridor as the largest town before the highway narrows toward the park, but it is not itself an entrance town -- the honest pitch for a Livingston listing is "basecamp for the Paradise Valley corridor," not a false claim of park-adjacency.

How far is Livingston from Yellowstone's north entrance?

About 51 to 55 miles, depending on the source, with the drive taking roughly one hour on US-89 through Paradise Valley. Guests staying in Livingston get a genuine town with restaurants, galleries, and a working Main Street, plus a scenic hour's drive through the valley to reach the park -- a real tradeoff worth stating plainly rather than blurring the distance.

What is Livingston's current population?

The 2020 Census recorded 8,040 residents. The Census Bureau's most recent annual estimate, as of July 1, 2024 (released May 2025), puts the population at 8,780, a roughly 9% increase over four years. Some third-party estimates run somewhat higher, into the 8,900-9,000 range, but the Census Bureau's own vintage estimate is the most defensible figure to cite.

Has Livingston passed a short-term rental ordinance?

Yes. After a unanimous first-reading vote on November 4, 2025, the Livingston City Commission voted 4-1 on December 2, 2025 to adopt a broader zoning code incorporating short-term rental permitting. The adopted framework creates Type 1 (owner-occupied) and Type 2 (non-owner-occupied) permit categories, requires annual renewal and a pre-permit safety inspection, and took effect roughly 30 days after adoption. The specific annual permit fee had not been publicly finalized as of this writing, so owners should confirm the current fee and enforcement details directly with the city.

How does Livingston compare to Big Sky for STR investment?

Livingston's typical home value (roughly $521,000, with 2025 median sale prices around $590,000) is a fraction of Big Sky's, where typical home value runs $1.6-1.8 million and closed median sale prices have swung between roughly $1.77 million and $2.85 million across recent 2025-2026 reports. Big Sky offers ski-resort infrastructure and winter demand; Livingston offers a lower entry cost, a genuine arts-and-culture identity, and strong fly-fishing-driven shoulder-season demand, without the resort amenity base.

What is the average daily rate and occupancy for Livingston Airbnbs?

Third-party sources disagree somewhat. AirROI's trailing-twelve-month data (July 2025-June 2026) shows 361 listings, an ADR near $334, and average occupancy around 44.4%. AirDNA's dataset, using a different methodology and window, shows 534 listings with occupancy near 57% and ADR near $341. Treat any specific figure here as directional and re-verify against a live AirDNA or AirROI pull before using it in an owner-facing pro forma.

Why is Livingston known as an arts town?

Novelist Thomas McGuane settled in Livingston in 1968 and was joined over the following years by writers Jim Harrison, William Hjortsberg, and Richard Brautigan, painter Russell Chatham, and actors including Peter Fonda, Jeff Bridges, and Warren Oates -- a circle that became known locally as the "Montana Gang." The town retains an active gallery, bookstore, and live-music culture built on that history.

Who manages short-term rentals in Livingston, Montana?

The market is led by regional and local firms, including Key Montana (locally owned since 2002), Mountain Home Montana (a larger regional operator managing 100-plus properties across southwest Montana), and Stay Montana (Big Sky-headquartered, serving Livingston via a Bozeman satellite office). National platform brands have a limited presence -- Evolve lists roughly two dozen Livingston-area properties -- with no confirmed dedicated Vacasa or Avant Stay operation in the town specifically.

What's unique about Paradise Valley's fly fishing near Livingston?

Three of the most storied spring creeks in American fly fishing -- De Puy's, Armstrong's, and Nelson's -- sit a few miles south of Livingston, feeding into the Yellowstone River. Because they're spring-fed, they run at stable temperatures year-round with consistent hatches, drawing anglers even when the main river is blown out with snowmelt. Rod fees run roughly $40 to $140 a day depending on season, with the highest rates during the July PMD hatch, and this fishery gives Livingston a built-in shoulder- and off-season demand base that pure gateway towns dependent on park hours don't have.

Will an STR in Livingston pay a higher property tax rate than a regular home?

Yes. Montana's 2026 property tax reform (House Bill 231 and Senate Bill 542) taxes short-term rentals and second homes at a flat 1.90% rate, while owner-occupied primary residences and qualifying long-term rentals get a tiered reduced rate starting at 0.76%. That's a real line item to model into any Livingston pro forma, separate from whatever the city's eventual STR permit fee turns out to be.

About the Authors

Crest & Cove Creative is a short-term rental marketing agency founded by Thomas Garner and Jacob Mishalanie. We build direct-booking brands, listing optimization systems, and market-specific content strategies for independent STR operators nationwide, including emerging corridors like Livingston, Montana. On December 2, 2025, the Livingston City Commission voted 4-1 (with Commissioner Torrey Lyons dissenting) to adopt the text of a broader new zoning code , one that folds in the short-term rental permitting framework alongside new zoning district types and building height limits.

Sources

• City takes step toward regulating short-term rental housing, Livingston Enterprise; first-reading vote, unanimous, November 4, 2025; Type 1/Type 2 permit structure, safety inspection requirement, fee TBD.

• City commissioners adopt new zoning code, Livingston Enterprise; 4-1 adoption vote, December 3, 2025, Commissioner Torrey Lyons dissenting; STR permitting folded into new zoning code; ~30-day effective delay. This resolves the first-reading-vs-adopted contradiction: the ordinance was fully adopted as of December 3, 2025, though the specific permit fee schedule was not confirmed as finalized in reporting.

• U.S. Census Bureau Quick Facts: Livingston city, Montana, 2020 Census population 8,040; Census Bureau vintage 2024 estimate (as of July 1, 2024, released May 2025) 8,780. Third-party estimates (8,900-9,437) are less authoritative and should be treated as directional only.

• Getting Here - Gardiner Montanaand related Yellowstone entrance sources , confirm Gardiner, MT as the actual north entrance to Yellowstone National Park, roughly 51-55 miles south of Livingston via US-89 through Paradise Valley, about a one-hour drive. Minor mileage variance (51 vs, and 53 vs. 54 miles) across sources; treat as approximate.

• Livingston, Montana Airbnb Data 2025, AirROI; 343 active listings, leftover Newport ADR we do not published market year, 59% occupancy, ~$32,534 median annual host revenue, trailing twelve months through July 2025; Tier 1 market classification alongside Big Sky, Whitefish, Bozeman, West Yellowstone, Red Lodge.

• Airbnb Data on 534 Vacation Rentals in Livingston, Montana, AirDNA; 534 listings, ~$341 ADR, leftover occupancy we do not published market year as the year. Materially different listing-count and ADR figures than AirROI , flagged as an unresolved discrepancy likely tied to differing methodology and data windows; verify with a live pull before citing in owner pro formas.

• Zillow: Livingston MT Home Values;Zillow: Bozeman, MT Housing Market; Big Sky pricing perBozeman Real Estate Group / Big Sky market reporting, Livingston typical value ~$521,000 (Zillow) with recent median sales nearer $590,000; Bozeman ~$734,000 typical value, Q4 2025 median sale ~$812,500; Big Sky median sale/list price ~$2.85-3 million as of late 2025.

• Key Montana, locally owned/operated vacation rental manager serving Livingston, Shields Valley, and Paradise Valley since 2002 (formerly Turn Key).

• Mountain Home Montana, self-described 25-plus-year leader in southwest Montana vacation rental management, 100-plus properties across Ennis, Bozeman, Livingston, and Big Sky; confirmed as a sizable regional operator, not a small local shop.

• Stay Montana, Big Sky-headquartered, 100-plus managed properties, serves Paradise Valley/Livingston/Bozeman via Bozeman satellite office; 2025 "Best of Montana" property management award.

• Evolve - Livingston, MT vacation rentals, confirms roughly 22 active Evolve-managed listings in the Livingston market, the clearest evidence of a national hybrid-management brand presence found; no confirmed dedicated Vacasa or Avant Stay operation specific to Livingston was found in this research pass and should be treated as unverified/absent rather than confirmed either way.

• Paradise Valley Spring Creeks Fly Fishing - Montana Angling Co.andDan Bailey's Fly Shop fishing report, confirm De Puy's, Armstrong's, and Nelson's as privately owned, spring-fed fisheries south of Livingston; rod fees roughly $40-$140/day depending on season.

• Thomas Mc Guane - Wikipedia;Livingston, Montana: A Rebel Outpost of the Writerly West - Big Sky Journal;A Conversation with Peter Fonda - Distinctly Montana, confirm Mc Guane's 1968 arrival, the "Montana Gang" circle (Harrison, Hjortsberg, Brautigan, Chatham, Fonda, Bridges, Oates, Peckinpah), and the *Rancho Deluxe* / Jimmy Buffett "Livingston Saturday Night" connection.

Work with Crest & Cove Creative

Livingston markets itself off Yellowstone constantly, but it isn't the park's north entrance, and copy that claims otherwise sets guests up for a mismatched trip.

We help Livingston hosts pitch the Paradise Valley basecamp and railroad-town identity that actually books the right guest. Send your listing to crestcove.co/audit or call (256) 998-7502.

Reach out at crestcove.co or (256) 998-7502.