RV park with extended-stay sites
Missoula KOA Holiday
Missoula
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Tiny Homes in Montana
Montana is one of the most progressive states for tiny home regulation, having adopted IRC Appendix Q statewide in 2019 and passed sweeping housing reforms in 2023 — dubbed the "Montana Miracle" — that legalized ADUs by right on single-family lots and defined tiny dwelling units in statute. A second wave of reforms in 2025 removed ADU size caps and strengthened manufactured housing protections. The Bozeman and Missoula markets lead in tiny home activity, while vast rural stretches offer some of the most permissive land placement in the West.
Updated April 2026
$400–$800/mo
Avg. parking cost
13
Builders serving this state
Appendix Q Statewide Adoption
2019
65%
Potential monthly savings vs. traditional MT home
Why Montana
Montana has become one of the most welcoming states in the country for tiny home and alternative housing, driven by a rare bipartisan coalition that pushed through sweeping zoning reform in 2023 and again in 2025. The state adopted IRC Appendix Q statewide in 2019 — one of the earliest in the nation — and the “Montana Miracle” reform package legalized ADUs on every single-family lot, defined tiny dwelling units in statute, and survived a unanimous state Supreme Court challenge.
Where to Place a Tiny Home in Montana
The Bozeman and Missoula areas have the most active tiny home markets in the state. Gallatin County has no minimum square footage requirements and allows tiny homes as primary dwellings and ADUs, provided structures meet building code. Missoula County is similarly accommodating for foundation-built tiny homes.
For THOW placement, long-term options are limited in cities. The Missoula KOA Holiday offers year-round extended-stay sites, and the Bozeman Campground offers long-term winter spots (October through May) at around $1,100 per month. Residence RV Park is a gated community offering full amenities and tiny home campsites.
For the most flexible placement, central and eastern Montana counties with limited zoning oversight allow private land placement with few restrictions. Land prices are significantly lower than western Montana, with rural acreage often available at $1,500–$5,000 per acre.
Montana Tiny Home Builders
Montana has a growing ecosystem of local builders. Woodland Ridge Tiny Home Crafters builds luxury custom tiny homes with over 30 builds completed, ranging from $90,000 to $200,000, and has been involved in local housing shortage initiatives. Tiny Homes Montana LLC, based in Columbia Falls in the Flathead Valley, builds custom THOWs and is developing a small THOW resort community.
Custom Tiny Homes of Montana builds 399 sq ft Park Model RV tiny homes built to RVIA standards, which can be titled and registered as park model RVs through the Montana MVD. Montana Custom Structures builds THOWs in-state. Trailside Structures offers prefab modular cabins and tiny homes working with Amish craftsmen.
Wind River Built, based in Wyoming, has a dedicated Montana resource page and builds THOWs and modular tiny homes with base models starting at $60,000–$80,000. Foothold, a Bozeman-based builder with an environmental focus, offers prefab models from 380 sq ft starting around $125,000.
Key Regulations to Know
Montana has no statewide minimum square footage for residential dwellings. Foundation tiny homes of 400 sq ft or less fall under IRC Appendix Q (adopted December 7, 2019), which requires minimum ceiling heights of 6’8” in living areas and 6’4” in bathrooms, loft areas of at least 35 sq ft with minimum 5-foot dimensions, and compliant egress openings.
HB 246 (2023) created a legal category for tiny dwelling units of 350–750 sq ft on permanent foundations, allowing municipalities to zone specifically for them. SB 528 (2023) mandated ADUs by right on single-family lots statewide starting January 1, 2024. SB 532 (2025) removed the prior 1,000 sq ft size cap and added a 15-day permitting timeline for parcels on public utilities.
THOWs have no permanent residency pathway at the state level. They are registered with the Montana Motor Vehicle Division as travel trailers or RVs. Montana’s registration advantages — no sales tax, no emissions testing, no inspections — make it popular for THOW registration. THOWs 11 years or older qualify for permanent (one-time) registration. For placement as a permanent residence, a THOW must typically be placed on a foundation and meet the local building code for a permanent tiny dwelling.
Common Questions
Can I legally live in a tiny home on a foundation in Montana?
Yes. Montana adopted Appendix Q statewide in 2019, making foundation-built tiny homes of 400 sq ft or less legal under the state building code. HB 246 (2023) additionally authorizes municipalities to create dedicated zoning districts for tiny dwelling units of 350–750 sq ft. There is no statewide minimum square footage requirement for dwellings.
Can I live full-time in a tiny home on wheels (THOW) in Montana?
There is no statewide framework for permanent THOW residency. THOWs are classified as RVs or travel trailers by the Montana Motor Vehicle Division and must generally be parked in licensed RV parks or campgrounds. Most cities — including Billings and Missoula — restrict THOW residency to designated zones and prohibit it on standard residential lots. Rural private land in counties with limited zoning may be more permissive, but verify locally before placing.
Are ADUs legal statewide in Montana?
Yes. SB 528 (effective January 1, 2024) requires all Montana municipalities to allow at least one ADU by right on any single-family lot. SB 532 (2025) expanded this to parcels outside city limits, removed size caps, and added 15-day expedited permitting for eligible parcels. Municipalities may not outright ban ADUs, though HOAs may still impose design standards on private property.
Which Montana counties are most permissive for tiny homes?
Gallatin County (Bozeman area) and Missoula County have the most developed tiny home policies and active markets. Many rural counties in central and eastern Montana have minimal zoning oversight, making private land placement viable with few restrictions. Flathead County (Kalispell/Whitefish) is popular but has higher construction costs. Always check with the county planning department before purchasing land for placement.
How do I register a THOW with the Montana MVD?
Montana has no separate THOW registration category. THOWs are registered with the Montana Motor Vehicle Division as travel trailers, park model RVs, or recreational vehicles depending on build and any RVIA certification. Montana has no sales tax, no emissions testing, and no vehicle inspections, making it a popular RV registration state. THOWs 11 years or older qualify for permanent one-time registration. Contact the MVD directly for THOW-specific guidance.
Zoning & placement
Montana adopted Appendix Q of the IRC statewide on December 7, 2019, making foundation-built tiny homes of 400 sq ft or less legal under the residential building code in all jurisdictions. HB 246 (2023) defined a "tiny dwelling unit" as a permanent-foundation home of 350–750 sq ft and explicitly authorized municipalities to create zoning districts for them. SB 528 (2023, effective January 1, 2024) requires all municipalities to allow at least one ADU by right on any single-family lot, eliminating owner-occupancy mandates. SB 532 (2025) expanded ADU rights to parcels outside city limits, removed size caps, and added a mandatory 15-day expedited permitting review for parcels already on public utilities. SB 252 (2025) requires equal zoning treatment for manufactured and factory-built homes. There is no statewide minimum square footage for dwellings. THOWs are classified as recreational vehicles by the Montana Motor Vehicle Division and have no permanent residency framework at the state level — most urban jurisdictions restrict THOW residency to licensed RV parks. Montana plans to adopt the 2024 ICC code family in mid-2026. Verify current local rules before placing any tiny home.
Verify current requirements with your local planning department.
What to verify locally
- • Confirm whether your tiny home will be treated as an ADU, a site-built dwelling, or a recreational vehicle.
- • Ask about utility hookup requirements, especially sewer, electrical service, and emergency-access setbacks.
- • Check whether long-term occupancy is allowed on the lot type you are considering.
Key legislation
Appendix Q Statewide Adoption
2019Montana adopted IRC Appendix Q statewide on December 7, 2019, covering foundation-built tiny homes of 400 sq ft or less. Sets modified minimums for ceiling heights (6'8" in living areas, 6'4" in bathrooms), loft dimensions (35 sq ft minimum, 5-ft minimum dimensions), egress, and stair requirements. Applies statewide; local jurisdictions may add requirements.
HB 246
2023Authorized counties and municipalities to create zoning districts for "tiny dwelling units" — defined as permanent-foundation residential units of 350–750 sq ft occupied for 45 or more days. References Appendix Q of the IBC as the construction standard. Amended MCA §§ 76-2-202 and 76-2-302.
SB 528
2023Required all Montana municipalities to allow at least one ADU by right on any lot containing a single-family dwelling. ADUs must be self-contained with cooking, sleeping, and sanitation facilities. Size capped at 1,000 sq ft or 75% of the primary home's floor area, whichever is less. Eliminated owner-occupancy mandates. Effective January 1, 2024.
SB 532
2025Expanded SB 528 to parcels outside city limits, removed the 1,000 sq ft and 75% ADU size caps, and added a mandatory 15-day expedited permitting review for ADUs on parcels already connected to public water and wastewater infrastructure.
SB 252
2025Required local governments to treat manufactured homes and factory-built homes the same as traditionally-built homes in all zoning decisions. Jurisdictions may not exclude manufactured housing from neighborhoods solely based on construction method.
Where to Park
Communities, resort villages, and parking economics to watch in Montana.
RV and THOW long-term winter sites
Bozeman Campground
Bozeman
Gated community with full amenities
Residence RV Park
Montana
Tiny home vacation rental (nightly/seasonal)
St. Mary Village
St. Mary (Glacier area)
Parking cost ranges
Bozeman / Gallatin Valley
$700–$1,100/mo
Highest costs in the state driven by strong housing demand. Bozeman does not allow permanent RV or THOW living on residential lots. ADUs are popular here following SB 528; detached ADU lot rent or lease arrangements run $800–$1,100/mo. The Bozeman Campground offers long-term winter RV spots (Oct–May) at roughly $1,100/month.
Missoula area
$500–$900/mo
Strong university-driven housing market. Missoula KOA offers year-round extended stays with long-term RV sites; stays over 6 months require manager approval. The city restricts mobile home parking within city limits. Flathead Valley ADU arrangements trending upward.
Kalispell / Flathead Valley
$500–$800/mo
Gateway to Glacier National Park drives seasonal demand and higher construction costs. Whitefish and resort areas can reach $400–$750/sq ft for construction. Long-term RV parks exist in the valley but availability is limited in peak season.
Billings / Eastern Montana
$350–$600/mo
Most affordable market in the state. Billings allows THOW parking on private property on paved surfaces (asphalt or concrete) but does not permit long-term residency. Eastern plains counties have minimal zoning and land costs are low, making land purchase a viable alternative to ongoing lot rent.
Builders Serving Montana
Wolf Industries
Battle Ground, washington
Battle Ground factory builder producing modular tiny homes, ADUs, and single-family homes. Over 500 homes placed in five years. New 21,000 sq ft factory doubles production capacity to two homes per week.
Modular homes ADU focused Prefab / factory-built IRC compliant
Service areas: washington, oregon, california, montana, idaho
ARCH 406
Billings, Montana
Billings-based design-build firm specializing in high-end custom tiny homes and small-footprint residences. A sister company to Collaborative Design Architects, ARCH 406 offers full architectural design paired with general contracting services. Their Nomad model starts at $68,000 and features R-20+ walls and R-30 roof systems engineered for Montana's harsh winters. As of May 2026, all projects serve the Montana market.
Custom builds Tiny homes
Service areas: Montana
Custom Tiny Homes of Montana
Kalispell, Montana
Kalispell-based builder offering RVIA-certified park model RVs (399 sq ft) and HUD-standard modular cottages (400–1,100 sq ft). Floor plans can be expanded up to 17 feet wide and 72 feet long. Custom Tiny Homes of Montana handles design, build, and delivery throughout Montana and ships nationwide. Site copyright 2026; confirmed active via Facebook page (Tiny Homes of Montana | Kalispell MT).
Park models Prefab / modular
Service areas: Montana, Nationwide
Dragon Tiny Homes
Snellville, Georgia
Dragon Tiny Homes is a THOW manufacturer based in Snellville, Georgia, operating from a large indoor facility at 3864 Centerville Highway. Widely cited as the largest tiny home builder in Georgia as of May 2026, Dragon builds its own custom steel trailers in-house and offers multiple production models — including the Genesis, Vista, Avalon, Webster, Sora, Fairfax, and the entry-level 16-foot Element — as well as fully custom builds. All homes are NOAH certified and Dragon is registered with NHTSA as a Completed Vehicle Manufacturer (MID #22031). Delivery is available nationwide in the continental US; delivery cost is $3 per mile from their Snellville shop.
THOW Custom builds
Service areas: Georgia, National
Hummingbird Tiny Housing
Danville, Georgia
Hummingbird Tiny Housing is one of the Southeast's first tiny home builders, established in 2014 in Danville, Georgia (Central Georgia). The company draws on 38 years of construction experience to produce custom tiny houses on wheels — all built on purpose-built tiny house trailers — with signature features including wood floors, retractable porches, and custom interiors. Models include the Daisy and Magnolia. Hummingbird has delivered homes nationwide and has been featured on HGTV's Tiny House Hunters, House Hunters, and DIY Network's Tiny House, Big Living. The company also operates vacation tiny home rentals on their 10-acre Danville property.
THOW Custom builds
Service areas: Georgia, National
Martinez Casitas
Albuquerque, New Mexico
Albuquerque-based tiny home builder offering custom tiny houses on wheels (THOW), foundation-built tiny homes, and off-grid structures. Owner Ryan Martinez operates the workshop at 10008 Cochiti Rd SW, Albuquerque, NM 87123. Homes start at $82,000 as of May 2026. Authorized builder for the City of Albuquerque and delivers nationwide.
THOW Custom builds Foundation builds
Service areas: New Mexico, National
Nordic & Spruce
Monterey, Tennessee
Monterey, Tennessee builder crafting Scandinavian-inspired Park Model Recreational Vehicles (PMRVs) from a workshop in the Upper Cumberland Plateau. All models are built to the ANSI 119.5 NOAH+ standard and delivered across Tennessee and the lower 48 states. As of May 2026, the company has completed 70+ homes with a five-person team.
Park models Prefab / modular
Service areas: Tennessee, National
Rough Cut Tiny Homes
Conway, South Carolina
Conway, South Carolina THOW builder founded in 2017 by Spencer Sousa, who built his first tiny house at age 16. Handcrafts custom tiny homes on wheels ranging from 24 ft to 42 ft in length; delivers throughout the United States. Annual revenue of approximately $402,000 in 2025 confirms active operations. Active Facebook presence and a five-review Birdeye profile confirm current business activity as of May 2026.
THOW Custom builds
Service areas: National, South Carolina, North Carolina, Georgia
Southern Comfort Tiny Homes
Greenville, South Carolina
Greenville, South Carolina THOW builder producing custom tiny homes on wheels for full-time living, short-term rentals, and everything in between. Homes are built in-house at their Greenville shop and can be picked up locally or delivered anywhere in the continental United States through third-party transport partners, as of May 2026. Strong presence in the South Carolina upstate market.
THOW Custom builds
Service areas: National, South Carolina, North Carolina, Georgia, Tennessee, Alabama, Florida
Tiny Homes Montana LLC
Columbia Falls, Montana
Columbia Falls custom THOW builder giving clients complete control over their tiny home design from trailer selection through finishes. Tiny Homes Montana LLC handles design, construction, and delivery of move-in-ready homes on wheels. Pricing runs approximately $325 per square foot; typical builds range from $65,000 to $130,000 depending on size, as of May 2026. Located at 208 Columbia Mountain Drive, Columbia Falls, MT.
THOW Custom builds
Service areas: Montana
Tiny Homes of Spokane
Spokane, washington
Spokane-based park model and tiny home dealer offering RVIA, ANSI 119.5, and L&I certified units. Carries Cavco and Fleetwood models. Delivers throughout the Pacific Northwest including Washington, Idaho, Oregon, and Montana.
Park models RVIA certified ANSI 119.5 certified L&I certified
Service areas: washington, idaho, oregon, montana
Tiny Idahomes
Emmett, Idaho
Family-owned RVIA-certified tiny house builder in Emmett, Idaho, producing custom tiny homes on wheels since 2014. Ships completed homes to customers across the United States and internationally.
THOW Custom
Service areas: Idaho, national
Woodland Ridge Tiny Home Crafters
Livingston, Montana
Livingston-based luxury tiny home builder founded in 2020 by Cody Wood and Rick Gilliland. Woodland Ridge designs and builds custom modular homes in their shop, then cranes them onto permanent foundations on the customer's site. Projects include primary residences, workforce housing, and income- generating rentals. Pricing runs $90,000–$150,000 as of May 2026. Member of the Livingston Chamber of Commerce.
Prefab / modular Foundation builds ADU
Service areas: Montana
Costs
A quick comparison between tiny-home living and conventional homeownership in Montana.
Tiny home path
Typical home purchase $60K–$175K
Estimated monthly total $600–$1,200/mo
Traditional home path
Typical home value $430,000 median sale price
Estimated monthly total $2,400–$3,200/mo
Potential monthly savings
$1,400–$2,200/mo
Tool
Cost calculator
Estimate ownership, utilities, parking, and maintenance for a tiny-home setup.
Tool
Loan calculator
Compare financing structures before you contact builders or lenders.
Guide
Tiny home loans in Montana
Current rates, top lenders, and financing notes specific to Montana.
Tool
Zoning map
Explore which states are friendlier to tiny homes before you shortlist cities or builders.
City Guides
Explore tiny home zoning, builders, and costs in specific Montana cities.
Resources for Montana buyers
Guides, zoning explainers, and financing articles related to this state.
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