Cascade County offers building opportunities in Central Montana, though some factors need consideration.
📊58/100AcreScore
💰$8KLand $/acre
🏠$240KHome Value
👥82,670Population
📈+-0.3%Growth (10yr)
🌊10%Flood RiskLow
🌡️Cold DryClimateZone 6B
🏗️ Can You Build Here?
Cascade 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
Cascade 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 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
Cascade County Building Department
Great Falls, MT
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 10% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
10%
In Flood Zone
Good
Soil Drainage
Varies
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Affordable land market. At roughly $8,000 per acre, Cascade County offers good value for builders looking for rural acreage.
$8K
Median $/acre
$240K
Median Home Value
$120–200
Build Cost $/sqft
0.88%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Cascade County Assessor
🏔️ Why People Love Living Here
Cascade County sits in the heart of Central Montana. Great Falls is 0 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 0.88%, your money works harder here.
🏗️
Affordable Land
Median land at $8,000/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
Population82,670
10-Year Growth-0.3%
County SeatGreat Falls
State Income TaxYes
ClimateCold Dry (Zone 6B)
How Close Is Everything?
Great Falls0 min
GTF15 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Cascade County land uses well water and septic systems. Municipal utilities are available near Great Falls. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageGood
Natural GasPropane common in rural areas
🏦 Financing & Incentives
USDA Rural Development loans are generally not available in Cascade County due to urban classification. FHA, VA, and conventional financing options are available.
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❓ Frequently Asked Questions
Can I build a barndominium in Cascade County?
Check with the Cascade 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 Cascade County?
Median price is approximately $8,000 per acre, though prices vary by location, road access, and improvements.
Is Cascade County eligible for USDA Rural Development loans?
Most of Cascade County is not eligible for USDA Rural Development due to its urban/suburban classification. Check the USDA eligibility map for specific addresses.
What is the property tax rate in Cascade County?
The effective property tax rate is approximately 0.88%. 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 Cascade 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.