Choosing Land for Your Custom Home: A Montana Builder’s Perspective

Buying land sounds simple enough. You find a piece of property you love, sign the papers, and start building. In reality, choosing the right land for your custom home is one of the most important steps in the entire process and one of the easiest places to make expensive mistakes.

As a Montana home builder, I’ve seen great projects start on the right piece of property, and I’ve also seen builds become twice as complicated because the land wasn’t what it first appeared to be. Before you buy, here are a few things every future homeowner in Montana should know.

1. Start With Access and Utilities

In Montana, not every piece of land is ready for construction. Before you fall in love with a view, make sure the basics are in place.

Ask these questions early:

• Does the property have legal road access?

• Is power available at the lot line, or will it need to be brought in?

• Will you need to drill a well, install a septic system, or both?

• How far is the property from the nearest paved road or utility tie-in?

Running utilities can add thousands to your build, so it’s worth knowing the costs upfront. A quick call to the power company, well driller, or a local Helena home builder can give you realistic numbers.

2. Check the Soils and Site Conditions

Montana’s landscape is diverse, which means not all ground is equal for building. Clay, rock, sand, and slopes can all affect your foundation design and excavation costs.

Before you buy, consider having a soils test or at least walking the lot with your builder or an excavator. They’ll help you spot red flags like poor drainage, steep terrain, or ground that may need engineered foundations.

A beautiful lot that requires $40,000 in site work might not be such a bargain after all.

3. Understand Zoning and Covenants

Even in rural areas, zoning and neighborhood covenants can shape what you’re allowed to build. Some subdivisions have minimum square footage rules, limits on exterior materials, or restrictions on shops, livestock, or short-term rentals.

If you’re buying outside city limits, check whether the property falls under county zoning. If you’re inside a subdivision, ask for the CC&Rs (Covenants, Conditions, and Restrictions).

A little research can save you from finding out later that your dream barndominium or detached shop isn’t allowed.

4. Think About Your Build Site and Orientation

Your home’s placement on the land will affect everything from privacy and drainage to energy efficiency and view. Walk the property and pay attention to where the sun rises and sets, where snow might drift, and which direction prevailing winds come from.

A good Montana home builder will help you design for those conditions. For example, placing main windows toward the southern exposure for light and warmth or setting garages and entries to block winter winds.

In a state with long winters and bright summers, small layout decisions make a big difference.

5. Don’t Forget About Water Rights and Septic Feasibility

If you’re buying acreage, check for water rights and any existing well logs. Montana has specific rules about subdividing property and well use, and understanding those details upfront will help avoid headaches later.

For septic systems, you’ll likely need a DEQ-approved site evaluation before you can build. This determines soil type, percolation rates, and where your drain field can go. If a property doesn’t already have this in place, make it part of your due diligence before closing.

6. Consider Resale and Future Value

Even if you plan to stay forever, it’s smart to think about resale. Easy access, proximity to town, and good build sites all affect long-term value. Properties that require long dirt drives, special engineering, or private road maintenance can be harder to sell later.

Choosing land that’s practical as well as beautiful is a smart investment.

7. Bring a Builder in Early

Most people call a builder after they’ve already bought land, but the best time to involve one is before you close. A custom home builder in Helena can walk the lot, estimate site prep costs, and flag potential issues that might not show up on a listing.

We’ve helped clients save tens of thousands simply by reviewing a property before they signed. A quick site visit can reveal grading issues, drainage problems, or access challenges that completely change your budget.

Final Thoughts

The land you choose becomes the foundation for everything that follows. It affects your design, your cost, your utilities, and even how your home functions day to day. Taking the time to evaluate a property properly with the help of a local builder is one of the smartest decisions you can make.

If you’re planning to build a custom home in Montana or you’ve found land you’re considering, JCH Construction & Development Inc. can help you assess it before you buy. We’ll walk the site with you, explain what to look for, and give you an honest perspective on what it will take to turn that land into a home.

Ready to get started?

Schedule a consultation here to talk about your property and building plans.