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Livingston, Montana Real Estate

Price: $1,850,000

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Beautiful, custom built, 3 bedroom 4 bath home nestled at the foot of the Absaroka Mountain range in Paradise Valley. This thoughtfully designed "frontier" style home was created to blend with the surrounding natural setting as well as the original farmsteads found in this area. The owners abundant use of reclaimed materials and treated exteriors lend a feeling of age and permanence to this home. Situated with meticulous attention to detail and views. No neighboring homes are visible from the interiors of this home. Home features three bedrooms and four baths in over 4500 square feet of living space. Rough sawn fir floors, custom cabinetry, soapstone countertops, stacked stone floor to ceiling fireplace and AGA range are just a few of the finishes featured in this home. The utmost of attention was given to the quality of structure and an integrated "Smarthome" system for security, internet, video and audio. Generously equipped theatre room with electronically controlled recliners and "Blue Ray" technology featuring a large projection video screen. Adjoining full bar and wine cellar make movie nights all the more enjoyable. This twenty acre parcel also includes a finished barn with stalls, power and water as well as professionally landscaped immediate yard fully irrigated.
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“Smart House”

• Ethernet wired throughout with multi-channel Video/Audio/Wireless, i.e. people in different areas/rooms can listen to/watch different tv/video and/or audio sources (Satellite radio, iPod, traditional radio).
• High speed wireless capabilities throughout house.
• Each tv is controlled by different receiver (a/v center is off media room and is temperature controlled to avoid overheating of components).
• Security: 5 zone security, customizable and connected into external monitoring service. Additional panic buttons provide direct connection to police, fire department and/or 911.
• Radon detection and elimination system.
• House is grounded.
• Automatic generator backup (cuts over from power failure within 2 seconds). Has routine self-testing to ensure continuity if power fails.

Water / Plumbing

• Hot water system is “always on”, i.e. constantly circulating system means almost instantaneous hot water everywhere in the house.
• Hot water capacity able to handle showers, bath tub and appliances running simultaneously (have not been able to run out of hot water).
• Well produces 65 gpm, with four separate sources feeding into the water table (pump is submerged 60 ft below the top of the water table). Multiple sources, strength of flow and water table depth all indicate plentiful water and very long life expectancy for the well.

High Efficiency Hybrid Heating and Cooling System

• 5-zone system provides maximum control/efficiency
• includes separate zones in great room area, master suite, upper level, office/mudroom/laundry wing & lower level. Each zone individually programmed for:
• Wake time
• Leave time
• Return time
• Sleep time In addition, touch control pads allow easy manual override either permanently or for a specific time period.
• Heat Exchange: In warm weather the heat exchanger extracts cool molecules from the air and multiplies their effect to cool the home. Alternately, in cool/cold weather, the heat exchanger extracts warm molecules from the air and warms the home. Per regulation, this state-of-the-art "clean air" system qualifies to be on a separate meter, at approximately 60% of the normal rate. The cooling bill for the summer is below $20 per month.
• Below approximately 22 degrees, the forced-air propane furnace automatically cuts in to warm the house. It is a multi-speed system for silence and efficiency.
• Additionally, the high efficiency sealed wood-burning fire place, with built-in fan, is sufficient to heat the entire home even in the height of winter, allowing the HVAC system to operate as backup only. Rated at over 72% efficiency, it can be banked to burn all night if desired. A multispeed fan operates when the box reaches a preset temperature and blows heat into the house. A ceiling fan further circulates the air.
• Gas stove in library.
• Air Exchange System ensures continuous fresh air (separate to Heat Exchange). Air is removed from the house, passing over coils which either heats or cools them (seasonally dependant). Outside air intake is then brought in over the heated/cooled coils to match existing interior temperature and thereby maximize efficiency.
• Humidifier built in.
• Special Filter and Blue Light protection (kills any mold, fungus and 99.9% of bacteria and eliminated particles).
• Passive solar design takes advantage of winter sun, enabling it to enter the home on the south side. Summer sun passes directly overhead.
• R55 insulation in the sealing and R37 insulation in the walls.
• Programmable radiant floor heat in master bathroom.
• Windows are low E (triple glaze
• double pane with inert gas filler) aluminum-clad wood. All windows have screens.
• HVAC is one of the systems operated by the automatic backup generator (important in case of outage in extreme weather).

Propane

• 1,000 gallon tank is buried and fully owned (which provides options in sourcing re•fills).

Shear walls

• Designed by engineers and built to new 2008 building code.
• Strategic walls are stabilized and connected by engineer-constructed sections contiguous from foundation through to the roof (all three levels).
• Will protect the house up to 7.0 earthquake.

Roof

• Fire-protected Cedar Shingles
• Shingles spaced at 7” for maximum strength and durability (all shingles are 24" in length but code allows up to 10” between shingles, which would result in a less strong roof)

Insulation

• Higher than standard with triple layer (foamed, batted, loose batt): R55 in the ceiling/roof, R39 in the walls. Maximizes energy efficiency.

Garage

• Separate heating system.
• Unfinished but fully insulated space over garage (approx 380 s.f.). Oversize garage would enable a permanent staircase to be installed (currently there is a pull-down staircase in place).

Barn

• 2 finished stalls plumbed for universal drinker.
• Feed storage area provides option to add an additional, full-size stall.
• Tack room is heated, insulated and has plumbing.
• Barn was constructed to be easily convertible to a separate guest residence

Kitchen

• Custom designed reclaimed wood and pressed metal cabinetry.
• Custom•paneled appliances (refrigerator, dishwasher).
• Microwave drawer on back side of island (idea was for the Aga to be the only visible appliance from dining area or great room).
• Aga is dual fuel (convection electric ovens and 6-burner gas cooktop – includes 2 wok (high Btu) burners and extra low burner (for melting chocolate etc).
• Soapstone countertops.
• Mesquite chopping block on island.
• Walk-in Pantry with library ladder.

Great Room

• Floor to ceiling stacked rock wood-burning fireplace.

Master Bath

• Programmable radiant heat floor.
• Heated towel rack.
• Reclaimed wood and pressed metal cabinetry (built-in hairdryer drawer, top left, and central hamper).
• Limestone counter.
• Reinforced floor under bathtub.
• Custom Walk-In Closet with lockable drawers.

Office

• Reinforced floor designed to support a full-size safe.
• Separate electrical circuit to support multiple computers/printers etc.

Library

• Built-in oversize daybed.
• Wet bar, including beverage center.
• Built-in bookshelves.
• Gas stove.

Bunk Room

• Four built-in bunks.
• Built-in drawers in bunk steps.

Media Room/Bar

• Custom-designed home theater system
• 10 ft screen
• Automated theater seats
• High Def front projection system, Blu Ray DVD.
• Stained concrete floor
• Reclaimed custom cabinetry in bar
• Wine room is sealed. Combined with underground constant temperature of 55F and low humidity, this provides the ideal conditions for a cellar.
• Ice-maker.
• Beverage center in bar.

Exercise Room

• Egress window (could become a bedroom)

Garden

• Landscaped and irrigated.
• Garden was designed to survive and thrive under winter/wind conditions in Paradise Valley.

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