Top Land Buyers in Residential Lots

How long does it typically take to sell vacant land in Montana?

In the 2025 Montana market, the average timeline to sell vacant land is 6 to 18 months. While the median "days on market" for homes is 81 days, vacant land—especially remote "off-grid" mountain tracts—requires significantly more time to find the right buyer. High-growth areas like Bozeman, Missoula, and Billings see turnover rates closer to 4 to 6 months. The timeline is heavily dictated by seasonal accessibility; transactions frequently pause during the winter months, making the August-to-December window the peak time for closings when supply is high and site inspections are feasible.

What are the common closing costs for land sellers in Montana?

Montana is a title company state and is very seller-friendly regarding tax exposure. There is no state real estate transfer tax. Sellers typically pay between 7% and 10% of the final sale price, with real estate commissions accounting for the bulk of that figure. Escrow and closing fees are typically split 50/50 between buyer and seller.

Specific costs for 2025 include:

• Transfer Tax: Montana charges $0.00—there is no state-level transfer tax or documentary stamp fee.
• Owner’s Title Insurance: Negotiable, but frequently paid by the seller, costing 0.5% to 0.8% of the sale price.
• Settlement Fee: Title companies generally charge $500 to $800 for escrow services.
• Recording Fees: Standard deed recordation at the county level costs approximately $50 to $75.

Do I need a survey to sell my land in Montana?

A new survey is not mandatory for every land sale in Montana, but it is a practical necessity for issuing title insurance on large tracts. In 2025, title companies frequently require a Certificate of Survey (COS) to verify boundaries in rugged terrain where old section lines may have shifted. For 2025, a basic survey for a suburban lot costs $800 to $1,500, while large rural acreage or Wind rich eastern counties can exceed $4,500. Verifying water rights during the survey process is a critical factor for Montana land values.

How is the land market trending in Montana for the next 12 months?

The Montana land market for 2026 is forecast to see steady, modest growth (2% to 4%). The market is rebalancing from a "seller-dominated" state to a more neutral environment, with inventory levels expected to rise by 5% to 10%. Montana remains a top destination for remote professionals and retirees, keeping demand resilient in the Gallatin Valley and Flathead Valley. Market "normalization" is expected throughout 2026, with buyers gaining more negotiating leverage on price and inspection contingencies.

Can I sell land in Montana if I have back taxes or title issues?

Yes, but you are subject to a 36-month redemption period. In Montana, if property taxes go unpaid, the county treasurer holds a tax lien sale in June. The owner has 36 months to redeem the property by paying the delinquent taxes, penalties, and interest. If not redeemed within this window, the tax lien holder can apply for a Tax Deed. For inherited property, Montana law allows for "Power of Sale": if explicitly granted in a will, the executor can sell the land without court approval, speeding up the process to 60 to 90 days.

What is the most in-demand type of land in Montana right now?

The highest demand in the 2025 Montana market is for Wind-Ready Eastern Counties and Industrial Logistics Infill. Eastern Montana offers massive wind resources and land lease economics that support utility-scale projects. Additionally, Industrial Infill near the Billings and Great Falls interchanges is highly sought after for e-commerce and regional distribution. In urban centers like Bozeman and Missoula, developers are actively seeking residential infill sites near schools and jobs to bypass the high cost of new suburban infrastructure.