Buying your first home is exciting, but if you’re purchasing in Montana, there are a few unique things you should know. From non-disclosure laws to rural property quirks, this guide will walk you through what to expect and how to navigate the process like a pro.

1. Understanding Montana’s Non-Disclosure Status

Montana is a non-disclosure state, meaning home sale prices are not made public. This can make sites like Zillow and Redfin unreliable for home value estimates. To get accurate pricing, work with a local real estate agent who has access to Multiple Listing Service (MLS) data.

2. How Much House Can You Afford?

Before house hunting, it’s important to know what you can afford. Montana’s housing market varies widely—urban areas like Bozeman and Missoula can be competitive and pricey, while rural properties may offer more affordability but come with additional considerations (like wells and septic systems). Talk to a local lender to get pre-approved and understand your budget.

3. State & Local First-Time Homebuyer Programs

Montana offers several programs to help first-time buyers:

- Montana Board of Housing (MBOH) Loan Programs – Offers low-interest loans and down payment assistance.

- First-Time Home Buyer Savings Accounts – Tax-advantaged savings accounts for home purchases.

- USDA Loans – Available for rural properties with no down payment required.

- VA & FHA Loans – Popular options for qualifying buyers needing lower down payments.

4. Choosing the Right Location

Montana’s diverse landscapes offer everything from city living to secluded mountain retreats. When choosing a location, consider:

- Commute & Accessibility – Some rural roads may be difficult in winter.

- Utilities – Many homes rely on wells, septic systems, and propane.

- Wildlife & Land Use – Rural properties may have livestock, wildlife encounters, or specific land-use regulations.

5. Working with a Realtor Who Knows Montana

A good Realtor is essential in Montana’s market. They can help with:

- Finding accurate pricing in a non-disclosure state.

- Understanding land-use laws and property restrictions.

- Navigating inspections for rural utilities like wells and septic tanks.

6. Home Inspections & Rural Property Considerations

Montana homes often have unique inspection needs. Make sure your inspector checks for:

- Septic and Well Testing – Many homes aren’t on city water or sewer.

- Radon Levels – Some areas have higher natural radon gas, which can cause health effects long term.

- Wildfire Risk – Look for defensible space around properties.

- Roof & Heating Systems – Winters can be harsh, so insulation and heating are critical.

7. The Closing Process in Montana

Once you’ve found the right home and are under contract, the closing process typically includes:

- Home Appraisal – Required for most loans.

- Final Walkthrough – Ensuring the home is in an agreed-upon condition right before you get the keys.

- Signing Documents – Done with a title company (attorneys aren’t required in Montana closings).

Final Thoughts

Buying your first home in Montana is an exciting adventure, and working with local experts will make the process much smoother. Whether you’re looking for a city home or a cabin in the woods, knowing what to expect will help you make the best decision for your future.

Thinking about buying a home in Montana? Let’s connect—I’d love to help you find the perfect place!  Sadie can answer your questions, call 406-647-5232!