Montana is a state that’s well-known for its rural atmosphere and natural attractions. While many people travel to Montana to temporarily escape the pressures of city life, some may want to set down roots in this western state. Whether you’re looking for farmland, hunting grounds, or a ranch retreat, Montana land has something to offer those in love with freedom and fresh air.
However, buying land in Montana comes with unique considerations. Those serious about getting involved with Montana land can’t enter this market with blinders on. Be sure you know whether Montana is the right state for you before navigating the actual process of finding and financing a land parcel.
Why Buy Land in Montana? — A Few Key Considerations
Let’s be honest upfront: Montana isn’t one of the most developed states. While this state has essential infrastructure and amenities in some cities, you must feel comfortable living in rugged terrain.
Scenic Beauty and Open Spaces
Montana is picture postcard stunning no matter where you turn. From the famous Rocky Mountains to its many expansive prairies and rivers, the natural splendor of this state is arguably the top draw for land purchasers (and visitors). If you’re looking for wide-open spaces and privacy — or an opportunity for eco-tourism — Montana is an ideal place to consider.
Outdoor Recreation and Wildlife Viewing
Along with the last point, Montana is a haven for those who love exploring outdoors. Here, you’ll find many world-class opportunities for activities like hiking, camping, and skiing. Plus, hunters and fishers will find plenty of areas to capture game or cast their line while in Montana. Whatever your hobby or favorite form of exercise, there’s a way to enjoy yourself outside in Montana.
Agricultural and Ranching Opportunities
Montana has a long history of farming and ranching thanks to its fertile lands that support both livestock and cultivation. Common cash crops in this state include barley, wheat, canola, and hay, and Montana has a reputation for rearing cattle and sheep. If you’re considering farmland or ranching, Montana has plenty of suitable land options to take advantage of these industries.
Lower Population Density for a Rural Lifestyle
Montana is one of the least densely populated states, with a population of around one million residents. There are plenty of cities like NYC that have way more people than the whole of Montana, which helps explain why some former city dwellers become interested in this area. Montana will certainly provide extra space and comfort if you’re seeking a quieter, rural lifestyle.
Considerations When Buying Land in Montana
While Montana offers many benefits, there are negatives prospective buyers have to factor into the equation.
Climate Conditions
Montana experiences all four seasons, but the harsh winters are of most concern to land investors. Consider how these climate considerations affect basic features like accessibility, property maintenance, and land usability. Also, determine how insurance factors into this equation and how much it will add to a land purchase.
Water Rights and Availability
Unlike some states where water access comes with land ownership, Montana owns the water “on behalf of its citizens,” which makes navigating this system more complex due to all the separate permits and agreements. Sorting out these rights is especially important for anyone planning on building a farm or ranch in the state, as any snag in the system could derail operations. Land investors have to be sure they can get the water they need on their property before committing to a parcel.
Accessibility Concerns
One of the difficulties of owning land in Montana is the lack of infrastructure compared to other states. Some parcels in Montana are in extremely remote areas with limited road access and electricity. People serious about off-grid property need to make sure they have a plan for utilities and transportation — especially in emergencies.
How to Start a Montana Land Search
For those who’ve decided Montana is the right place to invest in, there are a few basic steps to find the ideal land for their needs. Be sure to take all the time necessary to carefully define the goals and budget constraints for a Montana land property to help save precious time during the searching process.
1. Determine Your Goals and Budget
Is this Montana land primarily for recreational use, a commercial endeavor, or farmland? Understanding the top priority for a Montana land purchase helps narrow down the search from the start and concentrate on key areas that meet an intended vision. Plus, setting a clear budget early on helps focus on realistic ideas.
2. Study Montana’s Key Locations
Montana is a large state with diverse regions, but there are a few popular areas with specific traits:
● Western Montana (Missoula, Kalispell, Bitterroot Valley): Known for mountains, forests, and lakes.
● Central Montana (Great Falls, Lewistown): Offers a mix of agricultural land and recreational opportunities.
● Eastern Montana (Miles City, Glendive): Primarily prairie land with lower population density and large ranch properties.
3. Visit the Land and Order as Survey
While virtual visits can be helpful, there will come a time when people need to visit a Montana land parcel in person to evaluate features like its terrain, accessibility, and surrounding areas. What looks good in photos might be different in person. Plus, there are questions that need to get cleared up from a zoning perspective. A professional land survey ensures property boundaries are accurate and there are zero disputes with neighbors. Plus, inspections can check the soil quality, water access, and environmental factors to glean more insights and prevent future issues.
4.Finance the Montana Land Purchase
Financing land is different from financing a home. In most cases, traditional mortgages aren’t an option, but there are lenders who specialize in land and agricultural financing. For instance, the Montana Farm Credit and AgWest Farm Credit are independent lenders offering land financing options. Both of these lenders are part of the larger Farm Credit System. Alternatively, Montana land investors could work with a local bank or credit union to secure a land loan. Typically, land loans have higher interest schedules and down payments over a shorter period versus mortgages, but they offer the most realistic way for many investors to finance their Montana land purchase.
Whatever land investors choose, they must ensure the contract’s stipulations fit their financial needs. Don’t be afraid to keep renegotiating or searching for alternative deals if one doesn’t fit your required budget.
Is It Time to Take A Bite Into Big Sky Country?
Montana has massive opportunities for land investors, but not everyone will be at home in this state. Anyone interested in buying land in Montana must ask themselves whether the positives meet their criteria and outweigh potential hardships. After investors know whether Montana land is right for them, they may want to contact a professional land broker for help with spotting opportunities and financing options. Montana land brokers can pinpoint the best areas and find deals that meet their client’s needs, which helps significantly streamline the land-buying experience.