Long-term RV park
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Tiny Homes in Billings, Montana
Tiny homes in Billings, Montana — zoning rules, THOW parking, builder costs, and what you need to know before buying.
Last researched April 2026
$80,000 – $180,000
Builder cost range
6
Builders serving area
119,116
Population
Friendly
Tiny-home friendliness
Why Billings
Billings is Montana's largest city, sitting on the Yellowstone River at the edge of the northern plains and serving as the commercial and medical hub of eastern Montana. Housing costs are the most affordable of any Montana metro, with a median home price around $375,000–$381,000 as of early 2026 — roughly half of Bozeman. The city has a strong blue-collar and energy-sector economy, a lower cost of living than the western Montana mountain towns, and immediate access to the Rimrocks, Pryor Mountains, and Yellowstone National Park (two hours south). Tiny home buyers are drawn to Billings for affordable land, less restrictive rural surroundings in Yellowstone County, and year-round livability on the plains.
Zoning & Placement
Billings, Montana's largest city and the seat of Yellowstone County, follows all Montana state housing reforms. Appendix Q of the IRC (adopted statewide December 7, 2019) applies, making foundation-built tiny homes of 400 sq ft or less legal under the state building code. SB 528 (effective January 1, 2024) requires Billings to allow at least one ADU by right on any single-family lot, with no owner-occupancy mandate. SB 532 (2025) removed prior ADU size caps and added a 15-day expedited permit review for parcels on public water/sewer. HB 246 (2023) allows the city to designate tiny-dwelling-unit zoning districts for 350–750 sq ft homes. THOWs are classified as travel trailers or RVs by the Montana MVD. Billings municipal code permits THOW parking on private property only on a paved surface (asphalt or concrete) in a rear yard, but prohibits living or sleeping in the unit for more than five consecutive days — THOW residency requires placement in a licensed RV park. Verify current requirements with your local planning department before purchasing land or beginning construction.
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.
- • Verify minimum square footage requirements for your zone classification.
ADU & Backyard Tiny Homes
ADUs are allowed by right on any single-family residential lot under state law SB 528 and SB 532. Detached or attached units are permitted, and since 2025 there is no state-mandated square-footage cap (local design standards such as setbacks and height limits still apply). No owner-occupancy requirement. For parcels already connected to public water and sewer, the city must complete permit review within 15 days. Short-term rental (under 30 days) use of ADUs is restricted by the city. Build cost for a 600–800 sq ft detached ADU typically runs $150,000–$240,000 in the Billings market.
Where to Park
Communities, RV parks, and parking options in and near Billings.
Billings allows a THOW to be stored on private residential property only on an asphalt or concrete surface in the rear yard, and occupancy is limited to five consecutive days — full-time THOW living on a residential lot is not permitted. For long-term residency, the THOW must be in a licensed RV park or campground. Yellowstone KOA and several long-term RV parks around Billings accept extended stays. Monthly lot rent typically runs $350–$600/mo, the most affordable THOW parking market in Montana.
RV park
Billings Village RV Park
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
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
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 comparison between tiny-home living and conventional homeownership in Billings.
Tiny home path
Builder cost range $80,000 – $180,000
Estimated monthly total
Traditional home path
Median home price $375,000
Estimated monthly total
Potential monthly savings
Resources
Verified links for planning, permitting, and community connections in Billings.
Common Questions
Guides for Montana Buyers
Guides, zoning explainers, and financing articles related to this state.
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