Land for Sale in Montana
Sometimes getting a mortgage on a house is just not good enough. What if the plan is to go out and build a dream home or start up a business, a farm, or a family heirloom estate? What about getting involved with a new community? Instances like these might mean looking for a land purchase is more appealing than a simple house hunt. After all, land can be customized to suit whatever is needed or wanted of it, whereas an already built house would take more effort.
Contact a realtor with expertise in Land Sales as well as the area of intended purchase. A realtor can help mediate between buyer and seller, and ensure everything is in order and legal. Professional aid such as this is crucial to ensuring a successful purchase of land in any state, including Montana.
Montana is a beautiful state with so much to offer. It has great hunting, farming, winter sports, hiking trails, and stunning views to go along with its lively city life or quiet country nights. Read more for some information about purchasing land in this beautiful state, including the pros and cons of buying land from a land owner, details on the price of an acre of land in Montana, and where the cheapest land in Montana is.
Finding Land for Sale in Montana
Land is a little bit harder to get financing for than a simple mortgage, but it is not impossible. Typically, a lender is going to be more hesitant to lend out for a land purchase than a home, so there are some more steps involved in the process. After the heavy question of payment is out of the way, it is time to get searching for that perfect parcel of land.
The best bet is to always contact a realtor specializing in land sales with knowledge of the area. Shop around, as not all realtors are the same in terms of quality. Remember that they are people too and it also matters that they get along with their clients and are on the same page as them. A realtor will help potential buyers get the best deals and help wrangle all of the legalities involved with a land purchase.
Here are some search tools to utilize when looking for land sales in Montana:
- Multiple Listing System (MLS): This system is typically given access to a realtor’s clients and picks up on all listings within the specifications put forth by them, checking multiple databases in order to give the most accurate listing information possible. It is almost always faster and more accurate than personally stalking listing websites and therefore will give a potential buyer an edge over the competition as far as timing goes.
- Montana Department of Natural Resources & Conservation (DNRC): Lists land up for auction, contact information, and required forms to fill out.
- United States Department of Agriculture (USDA): Lists land up for sale to use for farming and offers information, tools, and forms conveniently on their website.
- Montana County Office: Lists individual parcels of land for public searching in order to get all available information on a particular parcel.
- Listing Sites: Sites such as Zillow or Realtor often have a subsection for land itself, though this option is not always as accurate and up to date as some of the others listed.
Now that we know the places to look for when finding land for sale in Montana, let’s look at what you’ll need to purchase land in Montana.
What You Need to Purchase Land In Montana
In addition to the search itself, the purchase of land requires a lot of information from both the buyer and the seller. There are a lot of legal hoops to jump through, and it only gets exponentially harder if the buyer has to finance the land.
That is why it is strongly recommended to bring along an experienced realtor who can help navigate the complicated field. They will even take their fees out of the closing costs, so there are no up front fees to bring one along, and can be walked away from at any time as long as no contracts have been signed.
Here are some things to expect are going to be requested when looking to purchase land in Montana:
- Land Portfolio: What is the intended use of the land? You’ll also need Information about the land including various features and quality of it.
- Financing Information (if applicable): Personal Identification, Work History, Credit Report, Loan Service Provider Prequalification Letter
- Permits and Fees: Some areas require building permits or have various fees for how land can be used. It is best to research this when considering an area. You’ll also see Zoning Permits and Fees and Closing Costs.
Montana has a lot of land already zoned for specific purposes which would cut down on any of those fees if the intention is to keep it the same.
Farmland for Sale in Montana
Typically, farmland is for sale in large quantities of acreage so that it can be used for growing crops or raising animals. It has almost always already been cleared and prepared, though there are undeveloped parcels in some areas that have been approved for farmland zoning.
Due to the heavy agricultural influence of the state, there are over 27,000 farms spreading over 60 million acres, with each property averaging 2,207 acres in size.
Land for Sale by Owner in Montana
If land is for Sale by Owner, it means that the owner themselves are putting land up for sale without the inclusion of a middle service. This can either be great for the buyer or the buyer’s worst nightmare.
Here are the Pros and Cons for purchasing land from a land owner in Montana:
| PROS | CONS |
|---|---|
| • Can have better financing options | • Can be overpriced due to seller sentimentality |
| • Ability to talk directly with seller | • Sellers can be too eager to oversell their land |
| • Better negotiation potential | • No guarantee that things have been done properly |
| • Are typically faster sales | • Tend to have more issues getting banks to finance |
While financing options are a tough nut to crack in general, a reputable realtor will help get it all under control. Do keep in mind not all banks will finance Land for Sale by Owner, so it is best to talk it out if financing is a requirement for purchase.
Where is the Cheapest Land in Montana?
The most important factor of how much land costs is what kind and where it is. Since the crash of 2008 and the revival since then, prices are steadily going up. There has been increasing interest for investors, ranging from agriculture, lifestyle, recreation, residential, and everything in between.
The state itself is 630 miles by 255 miles with a diverse landscape that butts up against the Rocky Mountains. The western half of the state experiences a higher demand due to views, location, dense natural resources, more developed towns, higher elevation, and other desirable features.
On the opposite side, it is full of close-knit rural communities with a lower elevation, flatter landscaping, and land more suitable for farming which drives the prices lower.
However, it is also worth noting that the economy of the state hinges greatly on its agricultural community and thus plays a significant factor in how the pricing of land will go at any given point in time.
How Much Does an Acre of Land Cost in Montana?
Depending on the kind of land, how it’s been zoned, its location, and what its intended use is, the prices for land in the state of Montana range wildly.
Here are three different kinds of land and their average cost per acre as of 2018:
- Irrigated: $2,000-$3,500
- Rangeland: $350-$800
- Dryland: $800-$1,400
Prices in certain areas have been increasing steadily, though they saw a drop around 2020 due to the pandemic. They are once again beginning to climb, though not quite as quickly as housing is.
What is the Prettiest City in Montana?
For the most part, pretty cities are all subjective. What may be pretty landscape views of the countryside may be boring and dull to the person who likes how pretty the big cityscapes are. However, some cities knock it out of the park in enough categories, it’s safe to call them pretty as a general term.
Below are a couple of cities and some information about them.
Dillon
Here are some facts about Dillon, Montana:
- Rich history and plentiful outdoor attractions
- Known for some of the best fly-fishing in the country
- Vibrant family and retiree communities
- Tons of community amenities and features
- Has the third lowest crime rate in the state
- Population: 4,261
- Cost of Living Index: 91 (This is 9% lower than average)
Now that we know some facts about Dillon, Montana, let’s move on to Whitefish, Montana.
Whitefish
Here are some facts about Whitefish, Montana:
- Near Glacier National Park
- Popular Winter Sports Tourist location
- Known for Whitefish Mountain Ski Resort
- Mountain views
- Low crime rating
- Population: 7,870
- Cost of Living Index: 115 (This is 15% higher than average)
Typically, the larger the city, the more amenities it has for its citizens. However, this is not always the case. There are a large number of cities within Montana that are geared towards a more tourist vibe and thus keep themselves clean in order to appeal to a large number of visitors, while some smaller cities appeal to a more homely desire with their close-knit communities.
It’s best to consider preferences and intentions of a space first and then take an actual visit to the city to determine if it is a good fit or not.
Conclusion
Montana is a large state with hundreds of lots up for sale spanning thousands of acres at any given point. It is so large and so diverse, that there really is something for just about everyone. From scenic views, to a thriving winter sports community, to a massive agricultural importance, Montana has it.
Whether the intention is to set up a farm and contribute to the massive agricultural community or to enjoy some of the fabulous amenities in the more bustling cities, there is definitely a place for it.
Purchasing land within the state is a big step, but an exciting one. It is best to bring along an experienced, licensed professional during the hunt to ensure that everything runs smoothly, legally, and with as few headaches as possible. They also can give special access to potential buyers to get the jump on new listings before those trying to do it themselves. So, if purchasing land in Montana seems like a dream, how about stepping foot into making it come true?