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New Development: Sandhill Subdivision

Sandhill is one of Bozeman’s most distinctive subdivisions — and one with a remarkable history behind it. The 160-acre property was originally owned by Nelson Story Sr., the Montana pioneer whose legendary cattle drive from Texas to Montana inspired Larry McMurtry’s Pulitzer Prize-winning novel “Lonesome Dove.” Today it’s a 34-lot residential community just off Kagy Boulevard, 5 minutes from downtown, with 2 to 3-acre lots, panoramic views of the Bridger Range, Mount Ellis, and the Bozeman Valley, and over 40% of the land permanently set aside for native vegetation, wildlife habitat, and community trails.

Trails connect directly to Gallatin Valley Land Trust trail systems and public forest lands. A planned community barn designed by Black Mountain Architecture adds to the neighborhood’s character. Buyers bring their own contractors within architectural review guidelines. Lots are still available, homes are actively being built, and we featured Sandhill in a new developments video on the Life in Bozeman Montana YouTube channel.

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Total Community Acres

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Single Family Lots

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Minutes to Downtown Bozeman

Location: Southeast Bozeman, just off Kagy Boulevard — MLS area 2SE. Boreal Way, Painted Ridge area. 8830 Kagy Boulevard. Borders Montana state land and Gallatin Valley Land Trust trails

Drive to downtown Bozeman: Approx. 5 min

Drive to Bozeman Yellowstone International Airport: Approx. 15–18 min

Drive to MSU Campus: Approx. 8–10 min

Nearest major corridor: Kagy Boulevard / S. 19th Avenue

Notable nearby: Gallatin Valley Land Trust trails (directly connecting), Montana state land, Triple Tree Ranch (nearby), MSU, Bozeman Health

Access notes: One of the closest large-acreage subdivisions to downtown Bozeman — 5 minutes on Kagy Boulevard.

Housing types: Single-family only — 34 total lots. Buyers select their own contractors within architectural review guidelines
Lot sizes: 2–3 acres each
HOA: Yes — active, with covenants and architectural review guidelines
Open space: 40%+ of total property permanently set aside for native vegetation, wildlife habitat, and community trails
Sustainable elements: Water-use guidelines, optional greywater systems for irrigation reduction
Community amenity: Planned community barn designed by Black Mountain Architecture
Price range (homes): Active $4,985,000 (4BR/5BA, 3,932 sq ft, 2.53 acres) and new listing $5,375,000 (5BR/6BA, 5,766 sq ft) (as of April 2026)
Price range (lots): Active $850K (2.8 acres, under contract); sold lots $650K–$900K (2.24–2.5 acres), median sold $735K

Sandhill's trail network connects directly to Gallatin Valley Land Trust trails and public forest lands — genuine backcountry access without driving to a trailhead. The 40%+ open space set-aside is a permanent design feature that protects the neighborhood's spacious character long-term. Views of the Bridger Range, Mount Ellis, and the Bozeman Valley are prominent throughout. The planned community barn by Black Mountain Architecture gives the neighborhood a shared gathering anchor rooted in Montana's agricultural heritage. The sustainable design elements — water-use guidelines and optional greywater systems — reflect a genuine planning philosophy.

Sandhill tends to attract buyers who want genuine acreage (2–3 acres per lot) in a thoughtfully planned community with exceptional open space, direct trail connectivity, sustainable design, and a historically significant setting — five minutes from downtown Bozeman. The combination of lot size, conservation commitment, and proximity to town is genuinely rare in the Bozeman market.

- Sandhill was originally owned by Nelson Story Sr., the Montana pioneer whose Texas cattle drive inspired Larry McMurtry's "Lonesome Dove." That history is embedded in the land — worth knowing as part of the property's story.

- The 40%+ open space set-aside is permanent and built into the subdivision design — not a planning preference that could change. This protects the neighborhood's character at full buildout.

- Trail connectivity is to Gallatin Valley Land Trust trails and public forest lands — not just adjacent open space, but a connection into a broader regional trail network.

- Buyers bring their own contractors with architectural review guidelines in place — more flexibility than single-builder subdivisions, with quality standards maintained through review.

- The planned community barn by Black Mountain Architecture is a distinctive shared amenity for a residential subdivision — worth asking about status and timeline.

- Two homes are currently active at $4.985M and $5.375M — this is the top end of the Bozeman luxury market. Lot prices ($850K range) represent the ground-floor entry point.

- We featured Sandhill in a new developments video on the Life in Bozeman Montana YouTube channel — check there for an on-the-ground look.

- Optional greywater systems are available — not mandatory, but worth asking about if sustainable infrastructure matters to you.