A solid choice for building in Central. Defined zoning, low flood risk, and very affordable land.
📊67/100AcreScore
💰$9KLand $/acre
🏠$88KHome Value
👥10,036Population
📈+0.5%Growth (10yr)
🌊5%Flood RiskLow
🌡️Southwest Iowa climateClimateZone 5a
🏗️ Can You Build Here?
Montgomery County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Montgomery County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check Iowa requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Montgomery County Building Department
Omaha, IA
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Very low flood risk. Only 5% of Montgomery County land falls within FEMA-designated flood zones — well below the national average.
5%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Affordable land market. At roughly $8,800 per acre, Montgomery County offers good value for builders looking for rural acreage.
$9K
Median $/acre
$88K
Median Home Value
$120–200
Build Cost $/sqft
1.5%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Montgomery County Assessor
🏔️ Why People Love Living Here
Montgomery County sits in the heart of Central. Omaha is 75 min away. Iowa has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $8,800/acre means you can buy more, build bigger, and still stay under budget.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population10,036
10-Year Growth+0.5%
County SeatOmaha
State Income TaxYes
ClimateSouthwest Iowa climate (Zone 5a)
How Close Is Everything?
Omaha75 min
Eppley Airfield (Omaha)80 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Montgomery County land uses well water and septic systems. Municipal utilities are available near Omaha. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Montgomery County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Montgomery County?
Check with the Montgomery County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Montgomery County?
Median price is approximately $8,800 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Montgomery County eligible for USDA Rural Development loans?
Yes — most of Montgomery County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Montgomery County?
The effective property tax rate is approximately 1.5%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Montgomery County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Iowa, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.