One of the most buildable counties in Hi-Line. USDA Rural eligible, no zoning restrictions, and affordable land.
📊84/100AcreScore
💰$1KLand $/acre
🏠$115KHome Value
👥3,333Population
📈+-3.5%Growth (10yr)
🌊3%Flood RiskLow
🌡️Cold DryClimateZone 6B
🏗️ Can You Build Here?
Montana has no state building code — regulations are county-level. Sheridan 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
Sheridan 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
Sheridan County Building Department
Plentywood, MT
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Very low flood risk. Only 3% of Sheridan County land falls within FEMA-designated flood zones — well below the national average.
3%
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 $1,000 per acre make Sheridan County one of the most budget-friendly options in Montana.
$1K
Median $/acre
$115K
Median Home Value
$120–200
Build Cost $/sqft
0.88%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Sheridan County Assessor
🏔️ Why People Love Living Here
Sheridan County sits in the heart of Hi-Line. Williston is 90 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 $1,000/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
Population3,333
10-Year Growth-3.5%
County SeatPlentywood
State Income TaxYes
ClimateCold Dry (Zone 6B)
How Close Is Everything?
Williston90 min
SDY80 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Sheridan County land uses well water and septic systems. Municipal utilities are available near Plentywood. 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
Sheridan 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 Sheridan County?
Yes. Sheridan 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 Sheridan County?
Median price is approximately $1,000 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Sheridan County eligible for USDA Rural Development loans?
Yes — most of Sheridan County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Sheridan 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 Sheridan 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.