Big Timber, Montana
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Big Timber, MT
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Local STR Agent
STR Regulations for Big Timber, Montana
Executive Summary
Short-term rentals ARE allowed in Big Timber, MT, but with significant restrictions. Big Timber regulates short-term rentals primarily through the "Bed & Breakfast Inn" classification, which requires owner occupancy and operates only in specific zoning districts as either permitted or conditional uses. Traditional commercial vacation rentals (like Airbnb) would likely fall under "Hotels and Motels" classification, which is permitted in commercial districts (HB, ICC, CBD) but prohibited in residential zones.
What do Airbnb hosts actually earn in Big Timber?
Big Timber hosts earn a median $23,625/year with $193 ADR and 50% occupancy.
Top performers pull in $27,626+ per year.
See the full Big Timber market breakdown →How to Start a Short-Term Rental Business in Big Timber
Option 1: Bed & Breakfast Operation (Primary Residential Option)
- Property Requirements: Must be owner-occupied dwelling unit
- Zoning Compliance: Verify your property is in an appropriate district
- Conditional Use Permit: Required in R-1, R-2, and R-3 districts
- Permitted Districts: R-S (permitted), R-1/R-2/R-3 (conditional use)
- Services Required: Must provide morning meal to guests
Option 2: Commercial STR Operation
- Property Requirements: Commercial property in HB, ICC, or CBD districts
- Zoning Compliance: Hotels and motels are permitted uses in commercial districts
- No Conditional Use Permit Required: Direct permitted use in commercial zones
- Property Restrictions: Cannot operate in residential zones
Required Documents, Permits, and Licenses
For Bed & Breakfast Inns (Residential STR)
R-S District (Permitted Use):
- Zoning compliance verification
- Building permits (if modifications needed)
- Health department permits for food service
- Business license from City of Big Timber
- Fire safety inspections
R-1, R-2, R-3 Districts (Conditional Use):
- Conditional Use Permit application
- Public hearing before Planning Board
- All documents listed above for R-S district
- Neighbor notification and comment period
For Commercial STR Operations (Hotels/Motels)
- Business license
- Building permits for any modifications
- Fire safety inspections
- Health department permits (if applicable)
- Zoning compliance verification
Specific Regulations by Jurisdiction
City of Big Timber Zoning Regulations
Bed & Breakfast Inn Requirements:
- Must be owner-occupied
- Must provide morning meal to guests
- Subject to district-specific requirements
- Limited to overnight accommodations
Permitted Zoning Districts for Bed & Breakfast:
- R-S Rural Suburban: Permitted use (no conditional use permit required)
- R-1 Low Density Residential: Conditional use permit required
- R-2 Medium Density Residential: Conditional use permit required
- R-3 High Density Residential: Conditional use permit required
Commercial STR (Hotel/Motel) Districts:
- HB Highway Business: Permitted use
- ICC Interchange Commercial: Permitted use
- CBD Central Business District: Permitted use
Prohibited Locations:
- All residential districts for commercial STR operations
- M-I Manufacturing and Industrial District
- PLI Public Lands and Institutions District
State of Montana Requirements
- Montana state business licensing requirements
- Sales tax registration and collection
- Lodging facility regulations (if applicable)
- Health and safety standards compliance
County-Level Regulations
Sweet Grass County may have additional requirements:
- County business licenses
- Health department permits
- Fire safety inspections
- Property tax implications
Detailed Zoning Compliance Requirements
R-S Rural Suburban District
- Minimum lot size: 1 acre
- Maximum building coverage: 15%
- Minimum dwelling size: 1,000 sq ft
- Setbacks: 25' front, 20' rear, 8' sides
- Maximum height: 28 feet
- Off-street parking: 2 spaces per dwelling unit
R-1 Low Density Residential District
- Minimum lot size: 8,400 sq ft
- Maximum building coverage: 30%
- Minimum dwelling size: 700 sq ft
- Setbacks: 20' front, 20' rear (principal), 8' sides
- Maximum height: 28 feet
- Off-street parking: 2 spaces per dwelling unit
R-2 Medium Density Residential District
- Minimum lot size: 6,300 sq ft (single-family)
- Maximum building coverage: 40%
- Minimum dwelling size: 700 sq ft
- Setbacks: 20' front, 20' rear (principal), 8' sides
- Maximum height: 28 feet
- Off-street parking: 2 spaces per dwelling unit
R-3 High Density Residential District
- Minimum lot size: 6,300 sq ft (single-family)
- Maximum building coverage: 50%
- Minimum dwelling size: 500 sq ft
- Setbacks: 20' front with parking, 15' without parking
- Maximum height: 30 feet
- Off-street parking: Per Chapter 20 requirements
Commercial Districts (HB, ICC, CBD)
- Various lot size and setback requirements
- Commercial building codes apply
- Higher density allowances
- Parking requirements per Chapter 20
Contact Information for Local Authorities
City of Big Timber Planning and Zoning:
- City-County Planning Board
- Zoning Officer (designated by City Council)
- Location: City Hall
- Address: Big Timber, MT
Sweet Grass County:
- County Planning Department
- County Health Department
- County Building Department
Permit Applications and Processes:
- Building permits and land use permits filed with Zoning Officer
- Conditional use permits processed through Planning Board
- Final approvals through City Council
Important Regulatory Notes
Residential STR Limitations
- Owner Occupancy Required: For bed & breakfast operations
- Meal Service Mandatory: Must provide morning meal
- Size Restrictions: Limited to dwelling unit size and lot coverage
- Parking Requirements: Must provide adequate off-street parking
- Neighbor Impact: Conditional use permits require public input
Commercial STR Considerations
- No Size Limitations: Can operate larger facilities
- Higher Density Allowed: Commercial zoning permits more intensive use
- No Owner Occupancy: Commercial properties don't require owner presence
- No Meal Service: Not required for hotel/motel operations
- Location Critical: Must be in designated commercial districts
Enforcement and Compliance
- Zoning violations subject to Chapter 27 enforcement
- Stop orders possible for non-compliance
- Conditional use permits can be revoked for violations
- Regular inspections may be required
Source Materials
- City of Big Timber Zoning Ordinance (Title 11): sgcountymt.gov/wp-content/uploads/2014/03/City-of-Big-Timber-Zoning-Ordinance.pdf
Disclaimer: This guide is based on the provided zoning ordinance content. Investors should verify current regulations and consult with local authorities before proceeding with any short-term rental operation. Zoning laws and requirements may have been updated since the ordinance was adopted.
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Big Timber
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Overview of Big Timber
Big Timber is a city in, and the county seat of Sweet Grass County, Montana, United States. The population was 1,650 at the 2020 census.Big Timber takes its name from Big Timber Creek, which was named by William Clark because of the large cottonwood trees. The post office was established in 1880, closed, then reopened in 1882 with Ella Burns as postmaster. As a stop on the Northern Pacific Railroad, Big Timber became a major wool-shipping depot. It became the county seat in 1895. A fire in 1908 destroyed half the commercial buildings and a third of the residential homes.
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