Acreage Buying Checklist: 15 Must Knows for Montana Land Purchases

Buying land or acreage in Montana requires more research than purchasing a home in town. From water rights to access rules, many factors affect long-term value and your ability to use the property the way you intend. This checklist breaks down the 15 things every buyer should understand before making an offer. As acreage specialists at Montana Life Real Estate, we guide clients through these details every day, and this list will help you start your search with confidence.

Acreage Buying Checklist Summary

1. Understand Your Intended Land Use

2. Verify Zoning and Land Use Regulations

3. Confirm Legal Access to the Property

4. Evaluate Topography and Terrain

5. Review Water Rights and Water Availability

6. Inspect the Well and Septic System or Feasibility

7. Understand Utility Availability or Off Grid Requirements

8. Analyze Mineral Rights and Surface Rights

9. Clarify Timber, Grazing, or Agricultural Leases

10. Review Boundaries and Survey Accuracy

11. Consider Wildlife Management and Restrictions

12. Understand HOA or CCR Requirements if Any

13. Evaluate Road Access and Winter Maintenance

14. Calculate Total Cost of Ownership

15. Work With a Montana Acreage Specialist

1. Understand Your Intended Land Use

Start with a clear vision for how you want to use the property. Your plans influence zoning, water needs, parcel size, and improvement costs. Land for horses, livestock, hay, recreation, or a homesite each comes with different responsibilities and requirements. The more specific you are, the easier it is to rule properties in or out early in the process.

2. Verify Zoning and Land Use Regulations

Zoning varies widely from county to county. Some land is agricultural. Some is rural residential. Other parcels may fall under conservation or mixed land use. Zoning determines whether you can build a home, add barns, keep livestock, run a business, or divide the property in the future. Speak with local planning departments before moving forward.

3. Confirm Legal Access to the Property

Legal access is essential. Some parcels are landlocked and require an easement to cross neighboring land. Make sure access is recorded, not simply granted by permission or habit. Without recorded access, future financing, building, or resale can be difficult.

4. Evaluate Topography and Terrain

Montana terrain varies from level fields to wooded hills to steep or rocky slopes. Topography affects where you can build, how you can fence, how water moves, and what improvements will cost. Consider soil quality, the presence of rock, and whether there is space for structures, roads, and utilities.

5. Review Water Rights and Water Availability

Water rights are a major factor in Montana. Some properties include irrigation rights, others have well rights, and some have no rights at all. Confirm all rights through the Montana DNRC. If the property relies on a well, understand the historical data, flow rate, and any recorded issues. Water rights influence value and determine how you can use the land.

6. Inspect the Well and Septic System or Feasibility

If the property already has a well and septic system, ask for recent test results and maintenance records. If neither system exists, confirm that the parcel can support both. Counties require specific tests and permits for new septic systems. Well depth, casing, and water quality vary throughout the state and can significantly affect costs.

7. Understand Utility Availability or Off Grid Requirements

Electricity, fiber internet, and natural gas are not available everywhere. Remote parcels may require propane, solar, generators, or alternative solutions. The cost of bringing utilities to a property can be high. Ask for estimates before you make an offer.

8. Analyze Mineral Rights and Surface Rights

Mineral rights and surface rights may be owned separately. This means another party may have legal rights to minerals under the land. Confirm ownership through the title report. Mineral severance does not affect every parcel, but it is important to understand before purchasing.

9. Clarify Timber, Grazing, or Agricultural Leases

Some properties include existing leases with local ranchers, farmers, or logging companies. These leases may stay in place after closing. Review terms, payment schedules, and notice requirements for ending or renewing agreements. Leases can provide revenue but may limit immediate use.

10. Review Boundaries and Survey Accuracy

Never rely on old fences as boundary lines. A professional survey can settle questions about encroachments, access, acreage, and legal boundaries. This is especially important for older ranch parcels or land that has changed hands multiple times.

11. Consider Wildlife Management and Restrictions

Montana land often includes regular wildlife activity. Understand how elk, moose, bears, and other species may use the area. Review Fish, Wildlife and Parks guidelines for fencing, livestock protection, and waste management. Some zones have hunting restrictions that may affect your plans.

12. Understand HOA or CCR Requirements if Any

Some acreage subdivisions have covenants that regulate building design, fencing, livestock allowances, or short term rentals. Make sure the rules align with your intended use before moving forward.

13. Evaluate Road Access and Winter Maintenance

Many rural roads are not maintained by the county. Snow removal and grading may fall on landowners through a road association or private agreement. Confirm who maintains the road, what equipment is needed, and whether the property is reachable year round.

14. Calculate Total Cost of Ownership

Beyond the purchase price, consider ongoing expenses. This may include property taxes, road fees, utility extensions, septic installation, well drilling, fencing, and brush clearing. If you plan to build, consider driveway construction, site work, and outbuildings.

15. Work With a Montana Acreage Specialist

Acreage purchases involve far more research than buying a home in town. Working with a land specialist helps you avoid costly mistakes and gives you access to local knowledge about wells, rights, surveys, and regulations. At Montana Life Real Estate, we walk clients through every step and ensure no detail is overlooked.

Red Flags to Watch For

• Unrecorded access

• Poor well production or no water rights

• Seasonal flooding or standing water

• Conflicting boundary information

• Untested septic or outdated permits

• No winter road maintenance

These issues do not automatically disqualify a property, but they require careful review.

Steps to Take Before Making an Offer

• Walk the entire property in person

• Review zoning with the county

• Request water, septic, and utility reports

• Order a survey if needed

• Review the title commitment

• Confirm all easements and rights of way

Taking these steps early can prevent delays and surprises during escrow.

FAQs About Buying Acreage in Montana

How much land do I need for horses or livestock?

Most buyers find that 5 to 20 acres supports horses or small livestock operations, but it depends on grazing quality and fencing.

Do all Montana properties have water rights?

No. Water rights do not automatically transfer with the land. They must be documented and conveyed.

Is it possible to buy land without road access?

Yes, but it complicates financing, improvements, and resale. A recorded easement is strongly recommended.

How much does it cost to run utilities to raw land?

Costs vary by location and terrain. Always request estimates before writing an offer.

Do I need a survey before buying acreage?

A survey is often recommended, especially for irregular parcels or unclear boundaries.

Can out of state buyers purchase Montana land?

Yes. There are no restrictions, but local expertise is important.

Your Acreage Specialists, Montana Life Real Estate

Buying acreage in Montana is a long term decision that requires careful review of water, access, terrain, utilities, and legal details. With the right information and a clear plan, you can choose a property that fits your goals and avoids future issues. Working with a Montana acreage specialist ensures you have the guidance and knowledge needed for a successful purchase.

If you are considering buying land or acreage in Montana, Montana Life Real Estate can guide you through every step. Contact us today for a personalized consultation and a list of properties that fit your goals.