One of the most buildable counties in Hi-Line. USDA Rural eligible, no zoning restrictions, and affordable land.
📊81/100AcreScore
💰$2KLand $/acre
🏠$145KHome Value
👥4,736Population
📈+-2.5%Growth (10yr)
🌊3%Flood RiskLow
🌡️Cold DryClimateZone 6B
🏗️ Can You Build Here?
Montana has no state building code — regulations are county-level. Toole 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
Toole 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
Toole County Building Department
Shelby, MT
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Very low flood risk. Only 3% of Toole 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 $1,500 per acre make Toole County one of the most budget-friendly options in Montana.
$2K
Median $/acre
$145K
Median Home Value
$120–200
Build Cost $/sqft
0.87%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Toole County Assessor
🏔️ Why People Love Living Here
Toole County sits in the heart of Hi-Line. Great Falls is 85 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 0.87%, your money works harder here.
🏗️
Affordable Land
Median land at $1,500/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
Population4,736
10-Year Growth-2.5%
County SeatShelby
State Income TaxYes
ClimateCold Dry (Zone 6B)
How Close Is Everything?
Great Falls85 min
GTF90 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Toole County land uses well water and septic systems. Municipal utilities are available near Shelby. 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
Toole 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 Toole County?
Yes. Toole 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 Toole County?
Median price is approximately $1,500 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Toole County eligible for USDA Rural Development loans?
Yes — most of Toole County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Toole County?
The effective property tax rate is approximately 0.87%. 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 Toole 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.