Bolthole Index

Beaverhead County, Montana

Building permits, zoning and land rules in Beaverhead County, Montana

70Index Score / 100
#14 of 56 in Montana

Unincorporated Beaverhead County, Montana generally does not require a building permit for a home with fewer than five dwelling units, but state permits apply to covered projects and county septic permits remain mandatory.12 Beaverhead County has no general county zoning regulations, though landowners can petition for voluntary zoning districts, so ask Land Use and Planning whether a specific parcel sits in one.34

At a glance

Building permit
Generally not required for an unincorporated home with fewer than five dwelling units1
Building inspections
Required for projects that need a state building permit5
Zoning
No general county zoning; voluntary petition-based districts can exist34
Septic
County permit and approval required for new or altered systems26
RV or tiny-home living
Not confirmed; ask Land Use and Planning, and a wastewater permit applies to occupied structures74
Minimum dwelling size
No general county zoning minimum; a petition-based district could set one34
Wells
Small groundwater uses may use the state permit-exception process8

Who to call

Planning & zoning

Beaverhead County Land Use and Planning Department

Subdivision review and county land-use permits, including floodplain, airport affected area, Big Hole River standards, wireless facilities, and buildings for rent or lease

(406) 683-3768

tina.caron@beaverheadcountymt.gov

2 South Pacific Street, Suite 7 Dillon, MT 59725

Septic permits

Beaverhead County Environmental Health Office

Wastewater-system permits and inspections, installer licensing, and subdivision sanitation reviews

406-683-3771

Second Floor of the Beaverhead County Courthouse 2 South Pacific Street Dillon, MT 59725

Roads & driveways

Beaverhead County Road Department

County-road maintenance and the county-road approach permit

(406) 683-3780

dbasile@beaverheadcountymt.gov

2 South Pacific Street, Suite 13 Dillon, MT 59725

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

Going off-grid in Beaverhead County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Do you need a building permit in Beaverhead County, Montana?

A home with fewer than five dwelling units in unincorporated Beaverhead County is exempt from the state building permit unless it serves transient guests.1 State building permits are required before certain other new construction, alterations, additions and repairs begin, and state-permitted work must be made available for required inspections.15

Farm and ranch buildings are also exempt from the state building permit, but that exemption does not remove county wastewater, subdivision, floodplain or other land-use requirements.9 Separate electrical, plumbing or mechanical approvals may still apply to work exempt from the building permit, so confirm the full permit set with the Montana Building Codes Program before construction.10

Who handles Beaverhead County building permits and questions?

Beaverhead County is under the State Building Codes Bureau rather than a certified local building-code program, so the state issues building permits for covered construction in unincorporated areas.1 The permit holder must notify the state inspector when permitted work is ready and provide access for inspection.5

Beaverhead County Land Use and Planning is the first county call for subdivision review, floodplain development and special land-use categories such as the Big Hole River area, Dillon Airport affected area, wireless facilities and buildings for rent or lease.11 The county does not publish one process covering every land-use permit, so ask the office which application and supporting documents match the parcel and project.11

Does Beaverhead County have zoning?

Beaverhead County has no general county zoning regulations, so there is no countywide rule on minimum dwelling size, building height or setbacks for an ordinary rural parcel.3 That is not the same as no rules: landowners can petition for voluntary zoning districts, and the county's petition policy sets a $300 filing fee, so Land Use and Planning should confirm whether a particular parcel lies in one.4 Subdivision regulations, floodplain rules and HOA covenants can also apply.3

Subdivision standards still matter. Commercial and industrial subdivisions and commercial lots within subdivisions need at least two acres, plus a 40-foot front setback and 50-foot side-yard setback.1213 Subdivision sites near rivers and other surface water have additional frontage, building and drain-field distances.13

How do septic permits work in Beaverhead County?

Beaverhead County Environmental Health requires a wastewater permit before a new system is built or an existing system is repaired, replaced or altered.2 Off-grid occupancy does not avoid that rule: a regularly occupied structure producing wastewater must use a permitted individual or multi-user system unless a listed exception applies.7

The system must be inspected before backfilling unless the department grants permission for the documented alternative using an as-built drawing, installation photos and installer verification.14 Inspection must be requested at least eight working hours before completion.14 Only 13.1% of mapped county soils lack severe limitations for a conventional drain field, so make wastewater feasibility an early purchase contingency.15

Can you live in an RV or tiny home in Beaverhead County?

Beaverhead County's rule on long-term RV, tiny-home or manufactured-home occupancy on private land is not confirmed, so ask Land Use and Planning before placing a unit.3 With no general county zoning, no countywide zoning rule is known to bar these uses on an ordinary parcel, but a petition-created zoning district, recorded subdivision covenants, floodplain regulation or a special-area permit could.411

Wastewater is the firm requirement: a regularly occupied structure producing wastewater generally needs a permitted individual or multi-user system, and a new or altered system needs a county permit from Environmental Health.72 A tiny home serving transient guests may also fall outside the small-residential building-permit exemption.1

Building a home in Beaverhead County: what should you do first?

  1. Ask Land Use and Planning to screen the parcel for subdivision restrictions, a petition-created zoning district, floodplain status and special-area permits.164
  2. Confirm with the Montana Building Codes Program whether the project is exempt or needs state plan review, a building permit and inspections.15
  3. Obtain the county wastewater permit before septic construction and schedule inspection before backfilling.26
  4. For a new groundwater use, complete the applicable Montana water-right process; smaller uses may qualify for the permit exception but require a Notice of Intent before use.8
  5. If access meets a county road, ask the Road Department about its approach permit.17

What should you check before buying land in Beaverhead County?

Start with wastewater feasibility because only 13.1% of mapped soils avoid severe conventional-drain-field limitations.15 Confirm legal water: groundwater use of no more than 35 gallons per minute and 10 acre-feet per year may qualify for Montana's permit exception, but the state requires a Notice of Intent before use and combined wells can trigger a permit.8

Ask Land Use and Planning whether floodplain development or subdivision review applies; designated flood areas can require county permitting and no-build treatment during subdivision review.18 A subdivision must complete county review and record its final plat before title is transferred, subject to the stated exceptions.19 Current subdivision fees are available from the Clerk and Recorder and must be paid before the county acts.20

Watch-outs

  • No general county zoning does not erase recorded covenants, petition-created zoning districts, subdivision standards, floodplain controls or special-area permits.34
  • A septic system generally must be inspected before any part is backfilled unless Environmental Health authorizes the documented alternative.6
  • Small groundwater uses may avoid a water permit, but the Montana Notice of Intent process still applies before use.8

Sources

  1. Certified City, County and Town Programs, quoted and re-checked
  2. Beaverhead County Wastewater System Regulations, quoted and re-checked
  3. Beaverhead County Growth Policy Update, quoted and re-checked
  4. Beaverhead County Zoning Petitions Policy, quoted and re-checked
  5. bsd.dli.mt.gov, quoted and re-checked
  6. Beaverhead County Wastewater System Regulations, quoted and re-checked
  7. Beaverhead County Wastewater System Regulations, quoted and re-checked
  8. Exceptions To Permit Requirements, quoted and re-checked
  9. bsd.dli.mt.gov, quoted and re-checked
  10. Building Permits (Montana statewide rule), quoted and re-checked
  11. Land Services (Planner), quoted and re-checked
  12. Beaverhead County Subdivision Regulations - 2024, quoted and re-checked
  13. Beaverhead County Subdivision Regulations - 2024, quoted and re-checked
  14. Beaverhead County Wastewater System Regulations, quoted and re-checked
  15. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  16. Land Services (Planner), quoted and re-checked
  17. Beaverhead County Road Department (beaverheadcountymt.gov)
  18. Land Services (Planner), quoted and re-checked
  19. Land Services (Planner) | Beaverhead County, quoted and re-checked
  20. Beaverhead County Subdivision Regulations - 2024, quoted and re-checked

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Found land here? Start a Property Hunt →

Compared with neighboring counties

Unlike 5 of its 6 neighbors, Beaverhead County requires no county building permit for a home.

RuleBeaverhead CountySilver Bow CountyMadison CountyDeer Lodge CountyJefferson CountyRavalli CountyGranite County
Building permitNot requiredRequiredLimitedRequiredLimitedNot requiredLimited
County zoningNoYesNoYesYesYesYes
Septic permitsBeaverhead CountyButte-Silver Bow Env. Health Div.County SanitarianAnaconda-Deer Lodge County Env. Health Dept.County Env. HealthRCEHTri-County Sanitarian

County locator

Beaverhead County in Montana

70
County map
Beaverhead County highlighted among the Montana counties · colored by Index score

How Beaverhead County scores

Seclusion92100% ev.
Self-Sufficiency37100% ev.
Admin Boringness73100% ev.
Durability42100% ev.
Property Autonomy83100% ev.
Carry Cost78100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$407kTypical home
0.7%Property tax
$1,883Land / acre
20.2"Annual rain
15% of yrsSevere drought
0.1 / yr (+0.1)Mid-century 100°F days
20 daysMid-century dry spell
1.07" (+6.2%)Mid-century 1-day rain
1.2×Wildfire change factor
100%Forward climate coverage
$1,344Home insurance / yr
3% / yrInsurance growth
1.46%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
348Radius comparison (15 mi)
1.8People / sq mi
60.4%Federal land
51.7%Land at 15% slope or less
13.1%Soils rated "not limited" for septic (strict USDA rating)
442,048 acWorkable land screen
36.3%Wooded land
33.8 tonsBiomass / forest ac
38.2°FAvg temp

Scout Beaverhead County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Beaverhead County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Cities and towns in Beaverhead County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Dillon · Town of Lima

Answers from the rulebook for Beaverhead County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Beaverhead County rules

  • County-wide zoningAbsent (with conditions)

    General county zoning regulations governing land use in Beaverhead County.

    • The source states that the County does not have zoning regulations; voluntary zoning districts may be petitioned for under the County Zoning Petitions Policy.
    • HOA covenants, subdivision regulations, floodplain rules, and other land-use regulations may still apply.
    “Because the County does not have any zoning regulations to govern land use, HOA’s and covenants are a valuable tool for residents to manage land use within their subdivisions.”
  • Local zoningPresent (with conditions)

    County-administered voluntary planning and zoning districts created through the Beaverhead County zoning-petition process.

    • The policy was adopted October 9, 2007.
    • A petition must identify a zoning district and include a certified-surveyor map showing the proposed district boundaries and landowners.
    • A $300 filing fee is payable to the Beaverhead County Clerk & Recorder.
    • This establishes a petition-based county zoning mechanism; it does not establish that every unincorporated parcel is subject to zoning.

    filing fee: 300 USD

    “The words “Petition for _____ Zoning District” must be clearly stated on each signature page.”
  • Minimum lot sizeSpecified

    Commercial and industrial subdivisions and commercial lots within subdivisions in Beaverhead County.

    • The standards apply to all commercial and industrial subdivisions and all commercial lots within subdivisions.
    • Other applicable zoning, subdivision, sanitation, health, and environmental requirements may also apply.

    minimum lot area: >= 2 acres

    “Lot area shall be two acres or more in size.”
  • SetbacksSpecified

    Commercial and industrial subdivisions, commercial lots within subdivisions, and certain subdivision building sites near surface-water features in Beaverhead County.

    • Commercial and industrial subdivision standards require a 40-foot front setback, 50-foot side-yard setback, and 50-foot setback from all waterbodies including irrigation ditches.
    • For subdivision building sites, the Big Hole River requires a 150-foot distance from the ordinary high-water mark.
    • New lots along the Beaverhead, Big Hole, and Red Rock Rivers require at least 300 feet of frontage width.
    • Other surface-water features, except manmade irrigation waterways, require a 50-foot building setback and 100-foot minimum drain-field setback.

    commercial front setback: >= 40 feet · commercial side-yard setback: >= 50 feet · commercial waterbody setback: >= 50 feet (including irrigation ditches) · Big Hole River building-site distance: >= 150 feet (from ordinary high-water mark) · other surface-water building setback: >= 50 feet (manmade irrigation waterways excepted)

    “Front setback: 40 feet [...] Setback from all waterbodies including irrigation ditches: 50 feet”
  • Who permits septicCounty

    Individual and multi-user wastewater treatment systems in Beaverhead County.

    • The county regulation is adopted under Montana local-board authority and must be no less stringent than state standards.
    • The county regulation covers all types of individual wastewater treatment systems and multi-user wastewater treatment systems in Beaverhead County.
    • Public sewage disposal systems approved by Montana DEQ are an exception to the county permitted-system requirement.
    “Permit and inspect the installation of wastewater systems”
  • Septic permitRequired

    Construction, repair, replacement, or alteration of a wastewater treatment system in Beaverhead County.

    • The application must be complete and comply with site requirements.
    • Construction may begin only after permit issuance.
    • An individual-system permit is void if not installed, inspected, and approved within 12 months; a multi-user-system permit is void after 24 months, subject to a requested 12-month continuation and fee.
    “It shall be unlawful for any person to construct a new wastewater treatment system or to repair, replace or alter an existing system within BEAVERHEAD County unless that person holds a valid permit issued by the Department for specific construction, repair, replacement and alteration proposed.”
    One more reviewed finding on this topic
    • Required — Construction, repair, replacement, or alteration of wastewater treatment systems in Beaverhead County.
      “It shall be unlawful for any person to construct a new wastewater treatment system or to repair, replace or alter an existing system within BEAVERHEAD County unless that person holds a valid permit issued by”
  • Septic inspectionRequired

    Wastewater treatment systems governed by the County regulations.

    • Inspection occurs before backfilling unless the Department grants specific permission.
    • As-built drawing, installation photos, and installer verification may be furnished instead of Department inspection.
    • The applicant or installer must request inspection at least eight working hours before completion.
    • For engineered systems, final approval follows an as-built drawing and written engineer certification.

    inspection request lead time: >= 8 working hours (Before completion)

    “All wastewater treatment systems governed by these regulations shall be inspected by the Department before back-filling all or any portion of said system, unless the Department has granted specific permission. As built drawing of the system, installation photos and installer verification may be furnished by the installer instead of inspection by the Department.”
    One more reviewed finding on this topic
  • Off-grid sanitationLimited

    Off-grid sanitation for regularly occupied structures producing wastewater in Beaverhead County.

    • A permitted individual or multi-user wastewater treatment system is required unless one of the regulation's listed exceptions applies.
    • Exceptions include certain pre-January 17, 1983 systems, systems not governed by the regulations in effect at installation, and Montana DEQ-approved public sewage disposal systems.
    “shall utilize either a permitted individual wastewater treatment system”
    One more reviewed finding on this topic
    • Limited — On-site wastewater treatment systems in Beaverhead County.
      “Construction, repair, replacement, or alteration of a wastewater treatment system may begin upon issuance of a permit for the specified construction, repair, replacement, or alteration.”
  • Subdividing landRegulated (with conditions)

    Subdivision and certificate-of-survey activity in Beaverhead County.

    • The county manages subdivision regulations and reviews subdivision approvals.
    • Floodplain, water-feature, soil, slope, wildfire, water-supply, and other health and safety conditions may affect approval.
    • Subdivision-related sanitation review and wastewater permitting may also apply.
    “administers the County’s Subdivision Regulations”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision plats and associated sales, leases, or transfers in Beaverhead County.
      “Except as provided in Section 76-3-303, MCA, and Section I-H of these regulations, every final subdivision plat must be filed for record with the county clerk and recorder before title to the subdivided land can be sold or transferred in any manner.”
  • Building in a floodplainRequired

    Development and subdivision activity in designated Beaverhead County floodplain areas.

    • The county has adopted and enforces floodplain regulations and lists floodplain management as a land-use permit category.
    • Land determined to be subject to flooding may not be subdivided for building, residential, or other uses that may increase or aggravate flood hazards or be prohibited by state regulations.
    • When identified as necessary during the preapplication meeting, a licensed professional engineer must prepare a Base Flood Elevation study for the preliminary plat.
    • Areas at and below the BFE must be shown as flood hazard area on the preliminary plat and as a no-build zone on the final plat.
    • The requested Ordinance No. 2023-03 thresholds, flood-zone limits, elevation standards, and exemptions were not fully extracted because the linked ordinance PDF was too large to fetch.
    “Land Use Permits Required For: [...] Floodplain Management Regulations”
    One more reviewed finding on this topic
    • Limited — Development in regulated floodplain areas of Beaverhead County.
      “Administrates and issues permits as part of the Floodplain Management Regulations”
  • Permit feesVariable (with conditions)

    County subdivision preliminary-plat and final-plat application fees.

    • The governing body approves and establishes the fee schedule in a separate document.
    • Third-party review fees may be required.
    • No action is taken on applications or appeals until fees are paid in full.
    • The published regulations state that current review fees are available from the County Clerk and Recorder; this research did not locate a current amount schedule online.
    “The required fee shall accompany the preliminary plat and final plat application. [...] No action shall be taken on applications or appeals until all application fees have been paid in full.”
  • Permit processPublished (with conditions)

    County subdivision application and preliminary-plat process.

    • The subdivider must request a pre-application meeting before submitting an application.
    • A written meeting request must be followed by a meeting within 30 days.
    • The County regulations contain final-plat submittal and review procedures in addition to the preliminary-plat process.

    pre-application meeting timing: <= 30 days (After the subdivider submits a written request)

    “Prior to submitting a subdivision application, the subdivider shall request a pre-application meeting with the subdivision administrator. The meeting shall occur within 30 days after the subdivider submits a written request for the meeting to the subdivision administrator.”
    One more reviewed finding on this topic
    • Partial — County land-use and development permit processes identified on Beaverhead County's Land Services page.
      “Land Use Permits Required For: [...] Wireless Communications Facilities”

Montana rules that apply here

  • Building permitLimited

    Construction in unincorporated Beaverhead County, which is within the State Building Codes Bureau jurisdiction because Beaverhead County is not listed as a certified local government building-code jurisdiction.

    • A state permit is required before construction for certain new buildings and alterations, additions, and repairs.
    • Residential buildings containing fewer than five dwelling units are exempt unless serving transient guests.
    • Farm and ranch buildings, mining buildings on mining property, specified refinery/mill buildings, and qualifying owner-use private garages/storage buildings are also exempt.
    • This claim does not address permits imposed by incorporated municipalities or other special regulations.
    “In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
    One more reviewed finding on this topic
    • Limited — Construction, remodeling, moving, alterations, additions, repairs, or changes of occupancy for buildings subject to Montana state building-code jurisdiction.
      “In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
  • Owner-builder exemptionAvailable

    An owner working on the owner's property, or an owner contracting for work performed by a registered construction contractor, under Montana's construction-contractor licensing chapter.

    • The exemption does not apply to an owner otherwise covered by the chapter who constructs a residence on the owner's property intending and for the purpose of promptly selling the improved property.
    • For an owner working on the owner's property, the resale exception does not apply if the owner has continuously occupied the property as the owner's primary residence for at least the last 12 months.
    • This is an exemption from the construction-contractor licensing chapter; it does not itself exempt a project from applicable building, electrical, plumbing, mechanical, or inspection requirements.

    primary-residence occupancy period for resale exception: >= 12 months (The statute states the owner must have continuously occupied the property as the owner's primary residence for at least the last 12 months.)

    “(13) to an owner working on the owner's property, whether occupied by the owner or not, but this exemption does not apply to an owner”
  • Building code adoptedAdopted (with conditions)

    Montana's uniform state building code for residential and commercial buildings statewide.

    • The currently listed codes are amended and adopted through Administrative Rules of Montana Title 24, Chapter 301.
    • Cities, counties, and towns may enforce local building codes, all or in part, only through certified local building-code-enforcement programs.
    • State-owned agencies must be permitted through the Montana Department of Labor and Industry.
    • The listed 2021 International Building, Residential, and Existing Building Codes and related codes are effective June 11, 2022; the listed ASME boiler and pressure-vessel codes are effective November 6, 2021.

    International Building Code edition: 2021 · International Residential Code edition: 2021 · effective date for listed principal codes: 2022-06-11 (ASME boiler and pressure-vessel codes listed on the official page are effective 2021-11-06)

    “In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    One more reviewed finding on this topic
    • Partial — Montana's statewide building-code framework for residential and commercial construction.
      “In Montana, cities, counties and towns have the option to enforce local building, electrical, plumbing, and mechanical codes, all or in part (except for state-owned agencies, which must be permitted through this Department). These local building code enforcement programs must be certified by the BC Program. The remaining cities, counties and towns that have chosen not to enforce building codes, fall under the jurisdiction of the BC Program. [...] the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
  • InspectionsLimited

    Buildings and other projects requiring permits under Montana state building-code jurisdiction; certified local governments may perform inspections within their certified jurisdictional areas.

    • The Montana Building Codes Program performs inspections for projects requiring a permit under state jurisdiction.
    • The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.
    • Cities, counties, and towns may enforce local building codes and perform inspections only through certified local government programs; remaining areas fall under the state Building Codes Program.
    “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
    One more reviewed finding on this topic
    • Limited — State-permitted construction in unincorporated Beaverhead County.
      “It is the responsibility of the permit hold to notify the inspector when work is ready for inspection and to provide access for required inspections.”
  • Certificate of occupancyLimited

    Buildings constructed in accordance with the Montana state building code or a county, city, or town building code.

    • The certificate must certify that the building conforms to the applicable building regulations.
    • The statute addresses certificates for buildings constructed under the state or local building code; it does not establish a universal certificate requirement for every structure or every occupancy.
    “A certificate of occupancy for a building constructed in accordance with the provisions of the state building code or county, city, or town building code must certify that the building conforms to the requirements of the building regulations applicable to it.”
  • Living in an RVLimited

    RV, camper-trailer, and other trailer overnight use for general recreation on legally accessible Montana state trust land administered by DNRC.

    • A Conservation License is required for dispersed camping on state trust land.
    • RV or trailer camping must be within 50 feet of a customary access point; motorized vehicles must be parked within 50 feet of a customary access point, and the camper or trailer may not be set up farther away by driving beyond that point.
    • On leased or licensed land, the stay limit is 2 days.
    • On unleased or unlicensed land, the stay limit is 16 days within a 30-day period.
    • Within a designated campground, the stay limit is 16 days within a 30-day period.
    • The local DNRC field office should be contacted to confirm whether land is leased.
    • Pets must be leashed or otherwise controlled.
    • Overnight horses must be restrained, may not remain in a stream riparian zone for more than one hour, and must use certified weed-seed-free feed.
    • Campfires are generally permitted within designated campgrounds and on unleased or unlicensed land but are not allowed on leased land.
    • Cutting firewood requires a separate permit from the local DNRC field office, and fireworks are not allowed on state land.
    • State Parks, Fishing Access Sites, and Wildlife Management Areas are managed by Montana Fish, Wildlife and Parks rather than under this DNRC camping page.

    RV/trailer distance from customary access point: <= 50 ft (Motorized vehicles must be parked within 50 feet; the page states the camper or trailer may not be driven farther to set it up.) · maximum stay on leased or licensed land: 2 days · maximum stay on unleased or unlicensed land: 16 days within a 30-day period · maximum stay within designated campground: 16 days within a 30-day period

    “TRAILER/RV etc. Camp within 50 ft of a customary access point. Motorized vehicles must be parked within 50 ft of a customary access point. You may not drive further to set up a camper or trailer. On leased or licensed land: 2 days On unleased/unlicensed land: 16 days within a 30-day period Within designated campground: 16 days within a 30-day period”
  • Manufactured homesAllowed (with conditions)

    Manufactured housing used as residential housing within Montana municipalities that exercise zoning powers under MCA Title 76, chapter 2, part 3.

    • Municipal zoning regulations may not treat manufactured housing or factory-built housing units differently from other residential units.
    • Placement remains subject to applicable municipal zoning districts, permits or variances where required, building-code requirements, and other applicable health and safety rules.
    • The statute defines manufactured housing as a single-family dwelling built offsite in a factory and compliant with applicable prevailing HUD standards; a manufactured home does not include a mobile home or housetrailer as defined in 15-1-101, MCA.
    • The source addresses municipal zoning and does not establish unrestricted occupancy on unzoned or county land statewide.
    “Zoning regulations adopted under this part may not treat manufactured housing or factory-built housing units differently from any other residential units.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units in jurisdictional areas where a Montana county has established zoning regulations under MCA Title 76, chapter 2, part 2.

    • The county zoning regulations must allow at least one accessory dwelling unit by right on a lot or parcel containing a single-family dwelling.
    • The unit may be attached, detached, or internal.
    • The county may not require owner occupancy, a familial, marital, or employment relationship between occupants, or impact fees; private restrictive covenants remain possible but cannot be required as a permit, license, or use condition.
    • A county may charge up to $250 for a one-time ADU application-review fee, in addition to usual building fees.
    • Applicable building codes, fire codes, and public-health and safety regulations still apply.
    • The county may require expedited sanitation review for an ADU on a parcel with existing public water and wastewater capacity; the 15-day expedited-review provision terminates September 30, 2029.
    • The statute applies to a county that exercises zoning powers; it does not itself create county zoning where none exists.

    maximum one-time application-review fee: <= 250 USD (Usual building fees may also be required.) · expedited sanitation review: 15 days (Parcel must have existing public water and wastewater service with capacity.)

    “In jurisdictional areas where the board of county commissioners has established zoning regulations under this part, the regulations must allow a minimum of one accessory dwelling unit by right on a lot or parcel that contains a single-family dwelling.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Accessory dwelling units in Montana municipalities that exercise zoning powers under MCA Title 76, chapter 2, part 3.
      “A municipality shall adopt regulations under this chapter that allow a minimum of one accessory dwelling unit by right on a lot or parcel that contains a single-family dwelling.”
  • Well permitLimited

    New groundwater developments in Montana using 35 gallons per minute or less and no more than 10 acre-feet per year.

    • All water uses starting after June 30, 1973, require a water right either through a water-use permit or an exception to the permitting process.
    • The development may qualify for the exception; qualification is not automatic.
    • Completed groundwater uses that meet the permit exception receive a Groundwater Certificate rather than a water permit.
    • A permitted water right is required for a combined appropriation from the same source by two or more wells or developed springs exceeding 10 acre-feet, regardless of flow rate.
    • All lots in a multi-phase subdivision must share a combined water-use limit of 10 acre-feet per year to qualify for a permit exception.
    • Beginning January 1, 2026, a water user intending to develop water use through a permit exception must file a Notice of Intent with DNRC before using water from an exempt well.
    • DNRC reviews a correct and complete Notice of Intent within 10 business days; if eligible, it authorizes the Notice of Intent and gives the user five years to complete the project, put the water to use, and file a Notice of Completion.
    • If the proposed use is not eligible, the Notice of Intent is denied and the user is directed to the water-right permit process.
    • The Notice of Intent filing fee is $400.
    • An authorized Notice of Intent expires after five years, with an opportunity for one five-year extension.

    maximum flow rate: <= 35 gpm · maximum annual volume: <= 10 acre-feet per year · Notice of Intent fee: 400 USD (Beginning January 1, 2026) · Notice of Intent review period: 10 business days (For a correct and complete Notice of Intent) · authorized Notice of Intent term: 5 years (One five-year extension opportunity is available)

    “Permit Exceptions, a.k.a. Exempt Wells: Small groundwater developments that use 35 gpm or less and do not exceed 10 acre-feet per year are known as “exempt wells” and may qualify for an exception to the water permit process.”
    3 more reviewed findings on this topic
    • Limited — New groundwater wells and water uses in Beaverhead County.
      “A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year”
    • Limited — Groundwater wells and other groundwater developments in Beaverhead County under Montana's statewide water-right permitting rules.
      “35 gallons per minute or less, not to exceed 10 acre-feet per year”
    • Required — Surface-water uses and groundwater uses exceeding 35 gallons per minute or 10 acre-feet per year in Montana.
      “Water Permits: A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
  • Agricultural exemptionAvailable

    Farm and ranch buildings in the State Building Codes Bureau jurisdiction, including unincorporated Beaverhead County.

    • This is an exemption from a state building permit, not an exemption from County wastewater, subdivision, floodplain, or other requirements.
    “In the State's jurisdiction, state law exempts the following from the need to obtain state building permits: 1. farm and ranch buildings”
  • Driveway accessLimited

    New or modified driveway approaches intersecting Montana state highways, and changes in use of property abutting a state highway or an existing approach.

    • A new or modified approach requires either an approach permit or a right-of-way agreement.
    • A change in property use or change in use of an existing approach requires a new approach permit.
    • The landowner is responsible for obtaining the new permit.
    • The application must be made to the appropriate MDT District Office.
    • A detailed site plan and Environmental Checklist Form are required.
    • The requirement concerns state highways; local roads may be administered by local governments.
    “ALL NEW OR MODIFIED APPROACHES REQUIRE EITHER AN APPROACH PERMIT OR A RIGHT-OF-WAY AGREEMENT.”
  • Short-term rentalsLimited

    Short-term rentals operated in Montana.

    • A Property Manager license is required unless the operator qualifies for an exemption under MCA § 37-56-104 or MCA § 50-51.
    • Local land-use, lodging, tax, and public-accommodation requirements may also apply.

    application fee: 50 USD

    “Short Term Rentals: A Property Manager license is required for short term rentals unless an operator qualifies for an exemption”
  • Campground & park staysLimited

    Camping in Montana Fish, Wildlife & Parks public-use sites.

    • Camping is prohibited except in areas specifically designated or marked for camping.
    • A camping unit, vehicle, equipment, or personal items may not be left overnight without a person present.
    • Camping longer than 7 nights at one or more campsites in a public use area during any consecutive 30-day period is prohibited unless otherwise posted by the department.
    • Designated occupancy limits must not be exceeded.
    • Special-use-permit terms must be followed unless otherwise posted.
    • Campsites must be vacated by 1 p.m. on the day of departure; camping facilities must be vacated by 12 p.m. on the day of departure.

    maximum camping duration: <= 7 nights per consecutive 30-day period (unless otherwise posted by the department) · campsite departure time: 1 p.m. · camping-facility departure time: 12 p.m.

    “Unless otherwise posted by the department, within a public use site it is prohibited to: [...] camp at one or more campsites in a public use area for a period of longer than 7 nights during any consecutive 30-day period, beginning with the first night occupied unless otherwise posted by the department;”
    One more reviewed finding on this topic
    • Limited — Dispersed and designated-campground temporary camping on legally accessible Montana state trust land administered by DNRC.
      “Dispersed camping is allowed on state trust land with the appropriate permit and with certain restrictions. Dispersed camping on state trust land is allowed with a Conservation License. Camping that is incidental to hunting or fishing is permitted through your conservation license, and no additional permitting is required. Group camping requires a special recreational use license. On leased or licensed land: 2 days On unleased/unlicensed land: 16 days within a 30-day period Within designated campground: 16 days within a 30-day period”
  • county zoning authorityGeneral

    Montana county boards of commissioners' authority to adopt zoning regulations, including in unincorporated portions of established jurisdictional areas.

    • The board of county commissioners must have adopted a growth policy pursuant to Title 76, chapter 1.
    • Zoning may be adopted for all or parts of the jurisdictional area in accordance with Title 76, chapter 2, part 2.
    • Within unincorporated portions of an established jurisdictional area, the board may establish zoning regulations by resolution or divide the county into zoning districts.
    • Zoning regulations may regulate the erection, construction, reconstruction, alteration, repair, location, or use of buildings or structures and the use of land.
    • An action challenging creation of a zoning district or adoption of zoning regulations must be commenced within 6 months after the board's order.
    • Regulations in one district may differ from those in other districts.
    • The statute also states that zoning regulations may not treat manufactured housing or factory-built housing units differently from other residential units, subject to the statutory presumption concerning placement.

    challenge period: 6 months (after the date of the board order creating the district or adopting the regulations)

    “For the purpose of promoting the public health, safety, morals, and general welfare, a board of county commissioners that has adopted a growth policy pursuant to chapter 1 is authorized to adopt zoning regulations for all or parts of the jurisdictional area in accordance with the provisions of this part.”
    One more reviewed finding on this topic
    • General — Montana county boards of commissioners adopting zoning regulations for all or parts of their jurisdictional areas, including unincorporated portions where the statutory prerequisites are met.
      “a board of county commissioners that has adopted a growth policy pursuant to chapter 1 is authorized to adopt zoning regulations”
  • county building authorityGeneral

    Montana counties may adopt and enforce building codes and require construction permits for residential construction in unincorporated county areas, subject to the statutory certification, geographic, code-content, and permit requirements.

    • A county may adopt a building code by ordinance or resolution, or authorize adoption by administrative action.
    • A county may adopt its building code on a countywide basis unless a city or town within the county has adopted a building code; the county may not enforce its county building code within that city or town.
    • The county code-enforcement program must be certified by the Montana Department of Labor and Industry.
    • The current adopted code, current fee list, and current enforcement plan must be filed with and approved by the Department.
    • Inspectors must satisfy the stated state-licensing or approved national-certification requirements.
    • Except for voluntary incentive-based energy-conservation standards, the county may not adopt or enforce a building code more stringent than the code adopted by the Department or required by state law.
    • The county may prohibit construction from commencing until the required permit is issued after compliance is shown.
    • The general construction-permit requirement applies to buildings subject to Title 50, chapter 60, parts 1 through 4.
    • State agency-owned buildings remain under state Department jurisdiction for plan review, permitting, and inspections.
    “The local legislative body of a county, city, or town may adopt a building code to apply to the county, city, or town by an ordinance or resolution, as appropriate: (a) adopting a building code; or (b) authorizing the adoption of a building code by administrative action.”
    One more reviewed finding on this topic
    • General — Montana counties' authority to adopt and enforce building codes and require building-code administration for construction in county areas, including unincorporated areas.
      “The local legislative body of a county, city, or town may adopt a building code to apply to the county, city, or town by an ordinance or resolution, as appropriate: (a) adopting a building code; or (b) authorizing the adoption of a building code by administrative action.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Zoning districts — Published zoning districts for unincorporated Beaverhead County.
  • Minimum dwelling size — Minimum dwelling size in Beaverhead County.
  • Lot coverage — Lot coverage in Beaverhead County.
  • Building height — Building height in Beaverhead County.
  • Camping on your land — Temporary camping on private land in Beaverhead County.
2 more unanswered
  • Tiny homes
  • Mandatory utility hookup

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Beaverhead County, Montana

Is Beaverhead County a good place to live off-grid or homestead?

Beaverhead County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 348 people within 15 miles and a stronger property-autonomy legal backdrop. Watch-outs: thin water margin (20.2″/yr rainfall) and elevated current hazard exposure.

Do you need a building permit in Beaverhead County, Montana?

Beaverhead County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Beaverhead County (Wastewater regulations, under Montana DEQ). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Beaverhead County?

Living in an RV on your own land in Beaverhead County is limited to specific cases: Statewide rule. RV, camper-trailer, and other trailer overnight use for general recreation on legally accessible Montana state trust land administered by DNRC. A Conservation License is required for dispersed camping on state trust land. RV or trailer camping must be within 50 feet of a customary access point; motorized vehicles must be parked within 50 feet of a customary access point, and the camper or trailer may not be set up farther away by driving beyond that point. Confirm with the county before relying on it.

How much does land cost in Beaverhead County, Montana?

Land in Beaverhead County runs about $1,883 per acre, based on the latest county data.

What is the water situation in Beaverhead County?

Beaverhead County gets about 20.2" of rain a year, with severe drought in roughly 15% of years.

How remote is Beaverhead County?

A typical private-land location has about 348 people within 15 miles and 199,514 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Beaverhead compares in Montana

Compare side-by-side →See all 56 Montana counties ranked →