Yellowstone County in Yellowstone Valley — urban density and zoning complexity lower the buildability score, but opportunities exist in outlying areas.
📊40/100AcreScore
💰$18KLand $/acre
🏠$340KHome Value
👥164,731Population
📈+5.5%Growth (10yr)
🌊12%Flood RiskLow
🌡️Cold DryClimateZone 6B
🏗️ Can You Build Here?
Yellowstone 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
Yellowstone 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
Yellowstone County Building Department
Billings, MT
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 12% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
12%
In Flood Zone
Good
Soil Drainage
Varies
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Moderate land prices at approximately $18,000 per acre. Yellowstone County balances affordability with access to amenities.
$18K
Median $/acre
$340K
Median Home Value
$120–200
Build Cost $/sqft
0.84%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Yellowstone County Assessor
🏔️ Why People Love Living Here
Yellowstone County sits in the heart of Yellowstone Valley. Billings 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 0.84%, your money works harder here.
📈
Steady Community
A stable community with steady growth — less speculation, more authentic rural living.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population164,731
10-Year Growth+5.5%
County SeatBillings
State Income TaxYes
ClimateCold Dry (Zone 6B)
How Close Is Everything?
Billings0 min
BIL10 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Yellowstone County land uses well water and septic systems. Municipal utilities are available near Billings. 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 Yellowstone County due to urban classification. FHA, VA, and conventional financing options are available.
New listings, zoning changes, and builder availability — delivered to your inbox.
❓ Frequently Asked Questions
Can I build a barndominium in Yellowstone County?
Check with the Yellowstone 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 Yellowstone County?
Median price is approximately $18,000 per acre, though prices vary by location, road access, and improvements.
Is Yellowstone County eligible for USDA Rural Development loans?
Most of Yellowstone 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 Yellowstone County?
The effective property tax rate is approximately 0.84%. 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 Yellowstone 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.