One of the most buildable counties in Eastern Montana. USDA Rural eligible, no zoning restrictions, and affordable land.
📊80/100AcreScore
💰$2KLand $/acre
🏠$165KHome Value
👥13,319Population
📈+0.2%Growth (10yr)
🌊6%Flood RiskLow
🌡️Cold DryClimateZone 6B
🏗️ Can You Build Here?
Montana has no state building code — regulations are county-level. Big Horn County has no formal zoning ordinance, meaning most rural land can be used for residential construction including barndominiums without special permits beyond standard building codes.
Zone
Min Lot
Barndo OK?
Unzoned
None
✅ Yes
Big Horn County has no formal zoning ordinance. Standard building permits still required. Contact the county building department for specifics.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check Montana 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
Big Horn County Building Department
Hardin, MT
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 6% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
6%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Extremely affordable. Median land prices around $2,000 per acre make Big Horn County one of the most budget-friendly options in Montana.
$2K
Median $/acre
$165K
Median Home Value
$120–200
Build Cost $/sqft
0.85%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Big Horn County Assessor
🏔️ Why People Love Living Here
Big Horn County sits in the heart of Eastern Montana. Billings is 65 min away. Montana has a state income tax — factor that into your cost-of-living calculations.
💰
No State Income Tax
Montana has no state income tax. Combined with below-average property taxes at 0.85%, your money works harder here.
🏗️
Affordable Land
Median land at $2,000/acre means you can buy more, build bigger, and still stay under budget.
🔨
Build Freedom
No formal zoning means you can build your barndominium, shop, or homestead without jumping through bureaucratic hoops.
At a Glance
Population13,319
10-Year Growth+0.2%
County SeatHardin
State Income TaxYes
ClimateCold Dry (Zone 6B)
How Close Is Everything?
Billings65 min
BIL70 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Big Horn County land uses well water and septic systems. Municipal utilities are available near Hardin. 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
Big Horn County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
New listings, zoning changes, and builder availability — delivered to your inbox.
❓ Frequently Asked Questions
Can I build a barndominium in Big Horn County?
Yes. Big Horn County has no formal zoning ordinance. You'll still need standard building permits, but barndominiums are generally permitted on rural land. Check with the county building department for specific requirements.
How much does land cost in Big Horn County?
Median price is approximately $2,000 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Big Horn County eligible for USDA Rural Development loans?
Yes — most of Big Horn County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Big Horn County?
The effective property tax rate is approximately 0.85%. Montana has no state income tax, but property tax rates may be higher than the national average. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Big Horn County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Montana, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.