Bolthole Index

Teton County, Montana

Building permits, zoning and septic rules in Teton County, Montana

70Index Score / 100
#13 of 56 in Montana

Unincorporated Teton County, Montana has no county zoning, and most single-family homes need no building permit12. Choteau has its own certified city-limits building program, and incorporated towns may apply municipal zoning34. Every septic installation still needs a permit from the Teton County Sanitarian5.

At a glance

Building permit
Not required by the county for most homes outside Choteau's certified city-limits building program; state permit rules may still apply2
Zoning
No county zoning in rural or unincorporated areas; incorporated municipalities may have their own rules14
Septic permits
Teton County Sanitarian; every installation needs a permit application, including systems with prior approval5
Owner-builder
Yes, statewide, for an owner working on their own property, with conditions if built for prompt resale6
Floodplain permit
Required in the Regulated Flood Hazard Area; $500 application fee, administered by the County Planner7
Tiny homes and ADUs
Tiny-home occupancy and accessory dwellings are not restricted by county zoning in unincorporated Teton County; other site rules still apply89
Water well
No water-right permit needed at or below 35 gallons/minute and 10 acre-feet/year; a Notice of Intent is required starting 202610
Septic soil difficulty
Only 14.8% of county soils are free of severe limits for a conventional drain field11

Who to call

Floodplain permits

Teton County Planner (Floodplain Administrator)

Floodplain permits, absence-of-zoning letters, subdivision regulation and review, hazard mitigation, and 911 addressing for Teton County

406-466-3130

bcolesworthy@tetoncountymt.gov

19 Main Ave South, PO Box 610, Choteau, MT 59422

Septic permits

Teton County Sanitarian

Septic (wastewater treatment) system permits, site evaluations, and nondegradation analysis for Teton County

406-466-3130

bcolesworthy@tetoncountymt.gov

19 Main Avenue South, PO Box 610, Choteau, MT 59422

Contact details are copied from each office’s official page and were checked against it on October 5, 2026.

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

For most single-family homes, no. Choteau has a certified city-limits building program, while unincorporated Teton County falls under the State Building Codes Bureau3. Montana has adopted statewide building codes, but state permit exemptions still cover farm and ranch buildings, private garages and storage buildings for the owner's own use, and residential buildings with fewer than five dwelling units unless they serve transient guests1213. If a project does require a state building permit, the permit holder must notify the state inspector when work is ready and provide access for required inspections14. The building cannot be occupied until the Bureau approves it, and separate plumbing, electrical and mechanical permits may also be required15. Montana also exempts an owner working on their own property from construction-contractor licensing, with limits for homes built for prompt resale16.

Who handles floodplain and septic permits in Teton County, and how do you reach them?

Teton County has no local building department for unincorporated projects; projects requiring building permits or inspections are under the State Building Codes Bureau, while Choteau runs its own certified city-limits program314. For floodplain permits and absence-of-zoning letters, contact the Teton County Planner at 19 Main Ave South, PO Box 610, Choteau, MT 59422, or 406-466-313017. The Teton County Sanitarian uses the same phone number and requires a septic permit application even when a parcel already has state or county approval18.

Does Teton County have zoning?

Unincorporated Teton County has no county zoning, and the County Planner issues absence-of-zoning letters on request117. The City of Choteau and the towns of Dutton and Fairfield administer their own rules, so check with the relevant municipality inside incorporated limits4. In unincorporated areas, county zoning sets no minimum dwelling size, building setback, lot-coverage limit or building-height limit19202122. There is no single countywide numeric minimum lot size for subdivisions; where zoning does not set one, local and state health authorities determine it, and each lot must have a satisfactory building site23. Subdivision, sanitation and floodplain rules can still control where and how you build247.

How do septic permits work in Teton County?

Every septic installation in Teton County needs a permit application from the Teton County Sanitarian, even when the system has prior state or county approval5. On parcels smaller than 20 acres, the wastewater system and well should have Montana Department of Environmental Quality approval, and the approved locations cannot change without DEQ approval25. Larger parcels may have county-level approval depending on when they were created26. Without prior DEQ or county approval, the owner needs a site evaluation with a soil test pit at least 8 feet deep and 2 feet wide, located within 25 feet of the proposed drainfield5. Only 14.8% of Teton County soils are free of severe limitations for a conventional drain field, so verify the site before committing to a house location11. A proposed system near the floodplain also needs a floodplain determination before installation5.

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

In unincorporated Teton County, tiny-home occupancy is not restricted as a county zoning matter, and county zoning also does not restrict accessory dwellings or temporary camping89. Septic, floodplain, subdivision and applicable building requirements can still determine whether a particular setup works8. Municipal zoning varies, so ask Choteau, Dutton or Fairfield directly when land lies inside incorporated limits4. We could not confirm whether an RV may be used as a permanent residence on an individual rural parcel; ask the County Planner and Sanitarian about the intended use and sanitation before buying. Teton County's specific RV and manufactured-home standards address developments offering two or more rental or lease spaces, not a single unit on private land2728.

What are the steps to build a home in Teton County?

  1. Confirm whether the parcel is inside Choteau's certified building-program area or unincorporated Teton County3.
  2. Ask the County Planner whether the site is in a Regulated Flood Hazard Area and obtain the $500 permit before development if required7.
  3. Verify the parcel's septic approval history; every installation needs a county permit, and a site without prior approval needs an evaluation and soil test pit5.
  4. Confirm legal road access. Every subdivision lot must reach a public or private road, and an approach onto an MDT road must be permitted and built before final-plat approval29.
  5. File a Notice of Intent for a qualifying exempt well, or seek a water permit if the use exceeds 35 gallons per minute or 10 acre-feet a year10.
  6. Confirm any required electrical, plumbing or mechanical permits before starting work15.

What should you check before buying land in Teton County?

Teton County gets about 17.2 inches of precipitation a year, with severe drought in 14.1% of years, so verify the well and water-right status before buying3031. Only 14.8% of county soils are free of severe limitations for a conventional drain field, making septic feasibility an early due-diligence item11. Confirm flood status because new construction is prohibited in a floodway32. For a split parcel, ask whether Teton County subdivision review was completed and whether each lot has legal public- or private-road access2429. A lease or rental division qualifies for the agricultural exemption only when created for farming or agricultural purposes; do not assume that label supports a homesite33. The published subdivision fee schedule is marked pending, so ask the County Planner which nonrefundable application and consulting fees currently apply34. Typical effective property tax is about 0.8%, and the median annual bill is about $1,9293536.

Watch-outs

  • County zoning does not restrict temporary camping, tiny-home occupancy or accessory dwellings in unincorporated Teton County, but we could not confirm permission to use an RV as a permanent residence; ask the County Planner and Sanitarian about sanitation and parcel-specific controls89.
  • New building construction is not permitted at all within a Teton County floodway, and improvements to existing structures there still need a Floodplain Development Permit; confirm floodway status with the County Planner before you buy32.
  • Several other Teton Counties exist (Wyoming and Idaho); confirm you're reading Teton County, Montana (area code 406, Choteau) before trusting a search result17.

Sources

  1. Planner | Teton County Montana, quoted and re-checked
  2. Montana DLI Building Codes Program - Building Permit FAQ (2026 county census)
  3. Certified City, County and Town Programs, quoted and re-checked
  4. Teton County Growth Policy and Comprehensive Capital Improvements Plan 2023, quoted and re-checked
  5. Septic System Permiting | Teton County Montana, quoted and re-checked
  6. Montana Code Annotated, Title 37, Chapter 45, Construction Contractors (2026 county census)
  7. 2022 Teton County Floodplain Hazard Management Regulations, quoted and re-checked
  8. Planner | Teton County Montana, quoted and re-checked
  9. Montana law on county zoning and building authority
  10. Apply for Water Rights, quoted and re-checked
  11. 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
  12. Current Codes, quoted and re-checked
  13. Building Permits, quoted and re-checked
  14. Building Permits, quoted and re-checked
  15. Application for Building Permit, quoted and re-checked
  16. MCA -- December 2025, Chapter 45 Construction Contractors, quoted and re-checked
  17. Teton County Planner (Floodplain Administrator) (tetoncountymt.gov)
  18. Teton County Sanitarian (tetoncountymt.gov)
  19. Planner | Teton County Montana, quoted and re-checked
  20. Planner | Teton County Montana, quoted and re-checked
  21. Planner | Teton County Montana, quoted and re-checked
  22. Planner | Teton County Montana, quoted and re-checked
  23. Teton County Subdivision Regulations, quoted and re-checked
  24. Teton County Subdivision Regulations, quoted and re-checked
  25. Septic System Permiting | Teton County Montana, quoted and re-checked
  26. Sanitarian | Teton County Montana, quoted and re-checked
  27. Teton County Subdivision Regulations, quoted and re-checked
  28. Teton County Subdivision Regulations, quoted and re-checked
  29. Teton County Subdivision Regulations, quoted and re-checked
  30. Annual precipitation: Bolthole Index county data
  31. Share of years in severe drought: Bolthole Index county data
  32. Owning Property in a Floodway, quoted and re-checked
  33. Teton County Subdivision Regulations, quoted and re-checked
  34. Planning Review Fee Schedule (Exhibit A), quoted and re-checked
  35. Effective property tax rate: Bolthole Index county data
  36. Median property tax bill: Bolthole Index county data

Written October 5, 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.

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Compared with neighboring counties

Unlike 5 of its 6 neighbors, Teton County has no countywide zoning.

RuleTeton CountyPondera CountyLewis and Clark CountyCascade CountyPowell CountyToole CountyGlacier County
Building permitNot requiredNot requiredNot requiredLimitedRequiredNot requiredNot required
County zoningNoNoYesYesYesYesYes
Septic permitsCounty SanitarianCounty SanitarianLewis & Clark Public HealthCCHDTri-County Env. HealthCounty Env. HealthCounty Sanitarian

County locator

Teton County in Montana

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

How Teton County scores

Seclusion85100% ev.
Self-Sufficiency35100% ev.
Admin Boringness87100% ev.
Durability45100% ev.
Property Autonomy83100% ev.
Carry Cost80100% 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 →

$364kTypical home
0.8%Property tax
$1,825Land / acre
17.2"Annual rain
14.1% of yrsSevere drought
1.2 / yr (+1.1)Mid-century 100°F days
22.5 daysMid-century dry spell
1.33" (+5.9%)Mid-century 1-day rain
1.24×Wildfire change factor
100%Forward climate coverage
$1,716Home insurance / yr
1.6% / yrInsurance growth
0.79%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
508People within 30 min
188,712People within 2 hr
2,230Radius comparison (15 mi)
2.8People / sq mi
22.8%Federal land
81%Land at 15% slope or less
14.8%Soils rated "not limited" for septic (strict USDA rating)
210,611 acWorkable land screen
15.3%Wooded land
17.1 tonsBiomass / forest ac
42°FAvg temp

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Cities and towns in Teton 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.

Not yet researched: Town of Dutton · Town of Fairfield

Answers from the rulebook for Teton County

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

Teton County rules

  • Building code adoptedPartial

    Building-code adoption and enforcement across Teton County, Montana: Choteau city limits have a certified local building program, while other areas fall under the State Building Codes Bureau.

    • The state page says the list contains all certified local government building-code jurisdictions.
    • Choteau is listed with B (Building) certification for City Limits.
    • All other areas are under the State Building Codes Bureau.
    • State building-permit exemptions and other project-specific requirements may apply.

    certified local building code coverage in Choteau: B (City Limits)

    “Below is a list of all certified local government building code jurisdictions and certified building code inspectors: [...] All other areas are under the jurisdiction of the State Building Codes Bureau [...] Choteau | B | Kyle Harlan | 466-2510 | City Limits”
  • County-wide zoningAbsent

    Countywide zoning in Teton County, including the county's unincorporated area.

    • The county planner issues absence-of-zoning letters when requested.
    • Floodplain regulations and subdivision regulations remain separate land-use controls.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
    One more reviewed finding on this topic
    • Absent — County-administered rural and unincorporated areas of Teton County, excluding incorporated municipal limits.
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Local zoningVaries (with conditions)

    Aggregate zoning status across Teton County, including county rural areas and incorporated Choteau, Dutton, and Fairfield; the individual rules are administered by the relevant municipality or town.

    • Teton County has no county zoning regulations in place.
    • The City of Choteau has a growth policy and zoning ordinance and requires zoning permits for new homes, business construction, additions, fences, and signs before work begins.
    • The Town of Dutton has a zoning ordinance administered by its Town Council.
    • The Town of Fairfield has zoning ordinances administered through hearings and consideration by its Town Council.
    • The cited county source does not provide the complete dimensional standards for dwelling size, lot size, setbacks, lot coverage, or building height.
    “Teton County does not currently have zoning regulations in place. [...] The City of Choteau and the Town of Fairfield utilize zoning.”
    One more reviewed finding on this topic
    • Absent — County zoning in unincorporated Teton County.
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Zoning districtsNot published

    Countywide zoning districts and zoning-district publications in Teton County; the county statement addresses the county generally, while incorporated municipalities may have separate rules.

    • The county planner states that the office issues letters regarding the absence of zoning in the county.
    • This conclusion does not determine zoning rules administered by the City of Choteau or the towns of Fairfield and Dutton.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Minimum dwelling sizeNone

    Dwellings in unincorporated Teton County, where county zoning is absent

    • Subdivision, septic, floodplain, building-code, and other applicable state or local requirements may still apply.
    • This claim addresses county zoning-based dimensional controls only.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
    One more reviewed finding on this topic
    • None — County zoning-based minimum dwelling size requirements in unincorporated Teton County.
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Minimum lot sizeDistrict specific (with conditions)

    Subdivision proposals in Teton County where zoning regulations do not establish minimum lot sizes

    • The minimum lot size must be established in consultation with local and state health authorities.
    • The 2024 regulation does not state a single countywide numeric minimum lot size.
    • Each lot must contain a satisfactory building site and conform to county health board regulations, applicable zoning regulations, applicable building regulations, and the subdivision regulations.

    determination method: consultation with local and state health authorities

    “in consultation with local and state health authorities.”
    One more reviewed finding on this topic
    • None — County zoning-based minimum lot size requirements in unincorporated Teton County.
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • SetbacksSpecified

    Subdivisions in unincorporated Teton County where the governing body requires a landscape buffer to mitigate public-health or safety impacts.

    • The governing body may require the buffer when needed to mitigate impacts.
    • Landscaping must be installed before final plat approval.
    • A maintenance agreement must be filed for the landscaping.

    landscape buffer/setback: 25 feet (Required only when imposed by the governing body to mitigate impacts.)

    “25-foot setback on the face of the final plat”
    2 more reviewed findings on this topic
    • None — County zoning-based building setbacks in unincorporated Teton County.
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
    • None — Setbacks imposed through county zoning in unincorporated Teton County
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Lot coverageNone

    County zoning-based lot-coverage requirements in unincorporated Teton County.

    • This conclusion concerns county zoning; subdivision, floodplain, health, or other site-specific requirements may still apply.
    • Incorporated communities may have their own zoning regulations.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
    One more reviewed finding on this topic
    • None — Lot coverage limits imposed through county zoning in unincorporated Teton County
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Building heightNone

    County zoning-based building-height requirements in unincorporated Teton County.

    • This conclusion concerns county zoning; state building-code, floodplain, subdivision, or other requirements may still apply.
    • Incorporated communities may have their own zoning regulations.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
    One more reviewed finding on this topic
    • None — Building-height limits imposed through county zoning in unincorporated Teton County
      “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Living in an RVLimited

    Occupancy of recreational camping vehicles in Teton County developments providing two or more spaces for rent or lease.

    • The development is subject to Teton County subdivision review.
    • Two or more recreational camping vehicle spaces trigger review under Section VII-B-3.
    • The regulations address recreational vehicle parks and do not establish permission for a single RV on every private parcel.
    • Applicable Montana Department of Environmental Quality requirements must be met before final approval.

    minimum recreational-vehicle separation: >= 20 feet (Attached structures and awnings are included in the recreational vehicle for this measurement.) · setback from public street or highway right-of-way: >= 25 feet · setback from other park boundary lines: >= 15 feet · minimum parking-area dimensions per space: 9 by 18 feet

    “Developments which are subject to subdivision review because they will provide two or more spaces for recreational camping vehicles will be reviewed under Section VII-B-3. Recreational Vehicle Park Standards, below.”
  • Camping on your land · by state lawUnrestricted

    Unincorporated Teton County: no county rule sets this, because Teton County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The county planner issues absence-of-zoning letters when requested.
    • Floodplain regulations and subdivision regulations remain separate land-use controls.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Tiny homesUnrestricted

    Tiny-home occupancy as a county land-use matter in unincorporated Teton County, Montana.

    • Teton County's statement addresses county zoning only; floodplain permits, subdivision regulations, septic requirements, building-code requirements, and other applicable state or local requirements may still apply.
    • This claim does not address incorporated municipalities within Teton County.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Manufactured homesLimited

    Occupancy of mobile/manufactured homes in Teton County developments providing two or more spaces for rent or lease.

    • The development is subject to Teton County subdivision review.
    • Two or more mobile/manufactured home spaces trigger review under Section VII-B-2.
    • The regulations address mobile/manufactured home parks and do not establish permission for a manufactured home on every private parcel.
    • Applicable Montana Department of Environmental Quality requirements must be met before final approval.

    setback from public street or highway right-of-way: >= 25 feet · setback from other park boundary lines: >= 15 feet · mobile/manufactured home pad maximum share of space: <= one-third of space area · total home and roofed accessory structures maximum share of space: <= two-thirds of space area · minimum separation between mobile/manufactured homes: >= 20 feet (Attached structures such as awnings and carports are included.) · minimum off-street parking per mobile/manufactured home space: >= 2 spaces · guest parking: per 1 space per 10 mobile/manufactured home spaces (Group parking may be provided.)

    “Developments which are subject to subdivision review because they will provide two or more spaces for mobile/manufactured homes will be reviewed under Section VII-B-2. Mobile/Manufactured Home Park Standards, below.”
  • Accessory dwellings · by state lawUnrestricted

    Unincorporated Teton County: no county rule sets this, because Teton County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The county planner issues absence-of-zoning letters when requested.
    • Floodplain regulations and subdivision regulations remain separate land-use controls.
    “This office issues floodplain permits and letters to interested parties regarding the absence of zoning in the county, when requested.”
  • Who permits septicCounty

    Septic-system permitting administered through the Teton County Sanitarian for property in Teton County.

    • Teton County contracts Sanitarian services with Southwest Montana Consulting INC.
    • For parcels larger than 20 acres, septic-system approval may have been completed on a county basis depending on when the parcel was created.
    “The Teton County Sanitarian inspects public facilities such as: [...] Other responsibilities include: [...] Septic System Permitting”
  • Septic permitRequired

    Installation of septic systems and drainfields in Teton County, including parcels with prior DEQ or county approval.

    • A septic-system permit application remains required even when prior approval exists.
    • If the system lacks DEQ or county approval, a site evaluation is required before installation.
    • The site evaluation requires a soil test pit at least 8 feet deep and 2 feet wide within 25 feet of the proposed drainfield.
    • If installation will not occur in a reasonable amount of time, the system must be marked with a durable marker such as a 10-foot-long PVC pipe buried to a depth of 8 feet.
    • Seasonally high groundwater requires monitoring, typically March to October, at the owner's expense and subject to county verification.
    • A floodplain determination is required before installation if the proposed system is near the floodplain.
    • A new structure may require a nondegradation analysis and, where there is no prior approval, a total-nitrogen water sample from the nearest or shallowest well.
    • If nondegradation requirements are not met and no exemption applies, a discharging septic system may not be installed at the proposed location.

    site-evaluation soil test pit depth: >= 8 feet · site-evaluation soil test pit width: >= 2 feet · test pit distance from proposed drainfield: <= 25 feet · durable marker length: 10 feet (Applies when the septic system will not be installed in a reasonable amount of time.) · durable marker burial depth: 8 feet (Applies when the septic system will not be installed in a reasonable amount of time.) · groundwater monitoring period: March to October (Typically, when seasonally high groundwater is present.)

    “A septic system permit application is still required if you have prior approval.”
  • Agricultural exemptionAvailable (with conditions)

    A division of land created by lease or rental for farming and agricultural purposes in Teton County

    • The exemption is limited to a division created by lease or rental for farming and agricultural purposes.
    • The regulations state that divisions listed in Part 2 of Title 76, Chapter 3, MCA are exempt from local subdivision review and approval and therefore are not subject to the review requirements or design standards of the regulations.
    • Other statutory requirements and exemption-evasion criteria may apply.
    “division of land that is created by lease or rental for farming and agricultural purposes;”
    One more reviewed finding on this topic
    • Available (with conditions) — Divisions of land outside platted subdivisions in Teton County created for exclusive agricultural use under Section 76-3-207(1)(c), MCA.
      “used exclusively for agricultural purposes”
  • Subdividing landRegulated (with conditions)

    Subdivisions subject to Teton County Subdivision Regulations

    • All subdivisions approved by the governing body must comply with Section VI unless a variance is granted under Section I-J.
    • No variance may be granted from Section VI-C lands unsuitable for subdivision or Section VI-D floodplain provisions.
    • First minor subdivisions are subject to a 35-working-day review period for a complete and sufficient application unless an agreed extension or suspension applies, not exceeding one year.
    • Subdivisions creating one or more parcels under 20 acres require Montana DEQ approval as a condition of final-plat approval.
    • Each lot must contain a satisfactory building site and conform to county health board, applicable zoning, applicable building, and subdivision regulations.

    first minor subdivision review period: 35 working days (May be extended or suspended by agreement, not exceeding one year.) · DEQ threshold: < 20 acres (DEQ approval is required as a condition of final plat approval.)

    “All subdivisions approved by the governing must comply with the provisions of this section, except where granted a variance pursuant to Section I-J, Variances. The governing body may not grant variances from the provisions of Section VI-C. Lands Unsuitable for Subdivision or from the provisions of Section VI-D, Floodplain Provisions.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision of land in unincorporated Teton County under the Teton County Subdivision Regulations.
      “These regulations govern the subdivision of land”
  • Driveway accessRequired

    Lots in subdivisions governed by the Teton County Subdivision Regulations.

    • Each lot must have access to a public or private street or road.
    • Corner lots must have driveway access to the same street or road as interior lots.
    • In unincorporated areas, where access from a public road to the subdivision crosses property not owned by the subdivider, the subdivider must obtain road easements from each property owner or the appropriate public-land administrator.
    • Those easements must allow road construction, perpetual maintenance, and vehicular travel; they must be dedicated to the public or subdivision at the governing body's discretion.
    • Full-public-access easements require a signed and notarized document filed with the County Clerk and Recorder, with the easement location identified by metes and bounds or a surveyed exhibit; the easement location must appear on the plat or supplemental map and be noted on the final plat and conveying instruments.
    • Approach or encroachment onto MDT roads and highways must be permitted and built according to MDT requirements before final plat approval.
    • Off-site road improvements proportional to the subdivision's direct impact may be required, and the subdivider must complete them or pay the proportional costs before filing the final plat.

    minimum lot access: public or private street or road · MDT approach/encroachment permit timing: before final plat (for MDT roads and highways)

    “Each lot must have access to a public or private street or road.”
  • Building in a floodplainRequired

    Development, new construction, alteration, or substantial improvement within a Teton County Regulated Flood Hazard Area.

    • The regulations apply only to flood hazard areas formally adopted as Regulated Flood Hazard Areas.
    • Floodplain permits must be obtained before development occurs within the Regulated Flood Hazard Area.
    • The floodplain administrator is the Teton County Planner.
    • The regulations became effective July 21, 2022.

    floodplain permit application fee: 500 USD · floodplain variance permit application fee: 500 USD

    “Floodplain permits must be obtained according to these regulations before development occurs that is within the Regulated Flood Hazard Area.”
    One more reviewed finding on this topic
    • Limited — New construction and improvements to existing structures within a Teton County floodway.
      “New building construction is not permitted in the floodway. Improvements to existing structures in a floodway must obtain a Floodplain Development Permit.”
  • Permit feesPublished (with conditions)

    New subdivisions and amended plats going through the Teton County subdivision process.

    • The fee schedule states “Effective: Pending.”
    • Fees are non-refundable.
    • Fees vary by subdivision type and number of lots.
    • Additional subdivision administrator consulting fees may apply.
    • Exemption criteria review costs $400.
    • Administrative Rules Montana and Examining Land Surveyor reviews cost $400 plus $25 shipping and handling.
    • Recording fees are set by the Clerk and Recorder’s Office; noxious weed management plan fees are set by the County Weed Department; general consulting is charged at the subdivision administrator’s time and expense.
    • All fees are due at application to the Teton County Planner or Teton County Treasurer.
    • Non-standard reviews and professional consulting may be assessed case-by-case and passed to the applicant.
    • Other fees may be assessed by the Clerk and Recorder, Sanitarian, Road, and Weed Departments.

    pre-application meeting fee: 400 USD (listed for the fee-schedule subdivision categories) · preliminary plat or plan fee: 1000 USD (first minor subdivision expedited review (1–2 lots)) · preliminary plat or plan fee: 2000 + 100 per lot over 3 USD (first minor subdivision) · preliminary plat or plan fee: 4000 + 100 per lot over 6 USD (subsequent minor subdivision, major subdivision, and planned unit developments as laid out in the schedule) · final plat or plan fee: 1000 USD (listed fee-schedule categories) · exemption criteria review fee: 400 USD · ARM and ELS review fee: 400 USD (plus $25 shipping and handling)

    “Effective: Pending [...] Preliminary Plat or Plan $1000 $2000 + $100 for each lot over 3 $4000 + $100 for each lot over 6”

Montana rules that apply here

  • Building permitLimited

    Construction, remodeling, moving, or change of occupancy of buildings in unincorporated Teton County areas under the Montana State Building Codes Bureau.

    • The State Building Codes Bureau has jurisdiction in areas not listed as certified local government building-code jurisdictions; the official certified-jurisdiction list states: "All other areas are under the jurisdiction of the State Building Codes Bureau."
    • A state building permit is required before construction for certain new buildings, alterations, additions, and repairs.
    • State-level exemptions include farm and ranch buildings; mining buildings on mining property; petroleum refineries and pulp and paper mills except office and shop buildings; residential buildings containing fewer than five dwelling units except when serving transient guests; and private garages and private storage buildings used for the owner's own use and not as part of a commercial enterprise or business.
    • Local certified-government requirements may apply within a certified local jurisdiction.

    residential dwelling units: < 5 dwelling units (Exemption applies only when the residential building does not serve transient guests.)

    “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”
    One more reviewed finding on this topic
    • Conditional — An owner working on the owner's property under Montana construction-contractor licensing law, including property in Teton County.
      “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 who is otherwise covered by this chapter who constructs an improvement on the owner's property with the intention and for the purpose of promptly selling the improved property, unless the owner has continuously occupied the property as the owner's primary residence for at least the last 12 months;”
  • 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 — Required inspections for projects requiring a Montana state building permit in unincorporated Teton County areas under State Building Codes Bureau jurisdiction.
      “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 requiring a Montana state building permit in unincorporated Teton County areas under State Building Codes Bureau jurisdiction.

    • The building may not be used or occupied until approved by the Bureau.
    • The permit application states that the building permit is provisional and conditioned on the submitted and approved plans and specifications.
    • Separate plumbing, electrical, and mechanical permits may also be required and are the applicant's responsibility.
    “Construction of the proposed project may not be started by any person until a building permit is issued. The building may not be used or occupied by any person until approved by the Bureau.”
    One more reviewed finding on this topic
    • Limited — Buildings constructed in accordance with the Montana state building code or a county, city, or town building code.
      “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.”
  • 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.”
    2 more reviewed findings on this topic
    • Limited — New or expanded groundwater uses and wells serving property in Teton County, subject to Montana water-right exceptions.
      “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.”
    • 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.”
  • 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”
  • Permit processPublished (with conditions)

    State-administered Montana building permits for covered non-exempt construction outside certified local-government jurisdictions.

    • A state permit applies to certain new buildings and alterations, additions, and repairs.
    • Projects within the jurisdictional limits of a certified local government program are excluded from the state permit program.
    • Construction plans and a Building Permit/Plan Review Application must be submitted for review and approval.
    • The permit is issued after plan-review comments are satisfactorily answered and fees are paid.
    • Separate electrical, plumbing, and mechanical permits may be required.
    • The permit holder must notify the inspector when work is ready and provide access for required inspections.

    average plan review time: three weeks (Actual timing depends on workload, project size, and deficiencies.)

    “To obtain a state building permit, submit construction plans and a Building Permit/Plan Review Application to the Building Codes Program for review and approval.”
  • 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.

  • Septic inspection — Routine or final septic-system inspection requirements in Teton County.
  • Off-grid sanitation — Off-grid sanitation, including private septic treatment systems, in Teton County.
  • Mandatory utility hookup — Water and sewer utility-connection requirements in Teton County.

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 Teton County, Montana

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

Teton County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and deep seclusion — about 508 people within a 30-minute drive. Watch-outs: thin water margin (17.2″/yr rainfall).

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

Teton 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 Teton County Sanitarian. 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 Teton County?

Living in an RV on your own land in Teton County is limited to specific cases: Occupancy of recreational camping vehicles in Teton County developments providing two or more spaces for rent or lease. The development is subject to Teton County subdivision review. Two or more recreational camping vehicle spaces trigger review under Section VII-B-3. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Teton County, Montana?

Land in Teton County runs about $1,825 per acre, based on the latest county data.

What is the water situation in Teton County?

Teton County gets about 17.2" of rain a year, with severe drought in roughly 14.1% of years.

How remote is Teton County?

A representative private-land location has about 508 people within a 30-minute drive and 188,712 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Teton compares in Montana

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