Whitehall, Montana Short Term Rental Regulations Guide for Airbnb hosts

Executive Summary

Short-term rentals ARE permitted in Whitehall, Montana but are restricted to single-family homes within the Residential Zoning District and require a Conditional Use Permit (CUP). Commercial districts allow "Extended-stay lodgings" and "Hotel or motel" operations, which may be more suitable for larger-scale STR operations.

What do Airbnb hosts actually earn in Whitehall?

Whitehall hosts earn a median $19,255/year with $162 ADR and 46% occupancy.

Top performers pull in $26,871+ per year.

See the full Whitehall market breakdown

Permitted STR Activities in Whitehall

City-Level Regulations

Short-term rentals of single-family homes are permitted as a conditional use within the Residential Zoning District. This means:

The activity is allowed but requires special approval
Operators must go through the conditional use permit process
Single-family homes specifically qualify; multi-family units have different requirements
The property must comply with all residential zoning standards plus any additional STR conditions

Alternative STR Options:

Commercial Districts allow "Extended-stay lodgings" and "Hotel or motel" as permitted uses
These may offer more flexibility for larger operations without requiring conditional use permits

Starting a Short-Term Rental Business

Step-by-Step Process

Property Zoning Verification
- Confirm your property is in an appropriate zoning district
- Single-family homes in Residential zones require CUPs
- Commercial districts may offer permitted lodging options
Conditional Use Permit Application (for residential STRs)
- Submit complete development permit application to Town Clerk-Treasurer
- Include required fees and outside consulting review costs
- Application forwarded to Planning Board for review
- Planning Board makes recommendation to Town Council
- Town Council makes final approval/denial determination
Site Plan Review
- Required for all developments including STRs
- Must demonstrate compliance with zoning standards
- Address parking, utilities, and neighborhood compatibility

Required Documents, Permits & Licenses

Development Permits Required

Conditional Use Permit (CUP) - Required for Residential STRs:

Development application form
Site plan (11x17 maximum) including:
- Site boundaries and property lines with dimensions
- Streets and alley frontages with names and easements
- Location of all existing and proposed structures
- Off-street parking areas with surfacing specifications
- Parcel size in square feet
- Total number of dwellings and bedrooms per dwelling
- Traffic ingress, egress and circulation
- Utilities and utility easements
Floor plans (garage, basement, all finished/unfinished spaces)
Building elevations (if available)
Plans, sketches, pictures, specifications for proposed alterations
Length of time since current or previous use
Proposed use documentation
Payment of all outside consulting review costs

Site Plan Review Requirements:

Same documentation as CUP plus additional planning considerations
Pedestrian and vehicular circulation analysis
Utilities and public services provisions
Surface drainage and stormwater control
Loading and unloading areas
Grading plans
Signage and screening provisions
ADA compliance certification
Fences and walls specifications

Additional Permits & Compliance

Business Licensing:

Home-based business license required if operating from residence
Must comply with home-based business standards:
- Conducted by resident occupants
- Maximum two non-resident employees
- No more than 30% of gross area used for business
- No outside storage (except business equipment/vehicles)
- Traffic increase limited to one additional vehicle
- No increased noise, dust, vibration, smell, smoke, glare

Building Permits:

Required for any structural modifications
Must comply with building codes and safety standards

Specific STR Regulations

Zoning Requirements

Residential District STRs (Conditional Use):

Must maintain residential character
Comply with all residential standards:
- Minimum lot area: 7,500 square feet
- Minimum lot width: 50 feet
- Front yard setback: 25 feet
- Rear yard setback: 5 feet
- Side yard setback: 8 feet
- Maximum building height: 30 feet
- Two off-street parking spaces per dwelling unit required

Commercial District Lodging (Permitted Uses):

"Extended-stay lodgings" and "Hotel or motel" are permitted uses
Different parking requirements: One space per 250 square feet of floor area
Height maximum: 50 feet
Front yard setback: 0 feet
Side and rear yard setbacks: 0-8 feet depending on location

Conditional Use Permit Standards

Approval Criteria:

Site adequacy in size and topography
No material adverse effect on abutting property
Adequate infrastructure (water, sewer, streets)
Compatibility with neighborhood character
Mitigation of negative impacts through conditions
Compliance with all applicable codes

Standard Conditions Applied:

Compliance with all general and special conditions
Conditions run with the land and bind successors
Must be recorded with County Clerk and Recorder
Written consent required from property owner

Parking Requirements

Residential STRs:

Two off-street parking spaces required per dwelling unit
No stacking of parking spaces (except specific exemptions)
Paved surfaces required (concrete, asphalt, approved pavers)
ADA compliant spaces required

Commercial Lodging:

One space per 250 square feet of floor area
Accessible parking per ADA standards
Curbing and striping requirements apply

State-Level Considerations

Montana State Regulations:

Must comply with Montana state lodging and taxation requirements
State fire safety and building code compliance
Workers' compensation if employing staff
Sales tax and lodging tax registration requirements
Montana Department of Public Health and Human Services licensing (if applicable)

Montana Short-Term Rental Laws (State-Level): While the provided ordinance doesn't detail state requirements, Montana state law generally requires:

Registration with Montana Department of Revenue
Payment of accommodation taxes
Compliance with safety standards
Proper insurance coverage

Contact Information

Local Authority Contacts:

Town of Whitehall

Physical Address: Town Hall (specific address not provided in ordinance)
Primary Contact: Town Clerk-Treasurer
Permit Applications: Submit to Town Clerk-Treasurer
Appeals Process: File notice of appeal with Clerk of Council within 4 days

Review Bodies:

Planning Board: Reviews applications and makes recommendations
Town Council: Final approval authority for permits
Town Engineer: May be involved in technical reviews

Jefferson County Contacts:

County Clerk and Recorder: For recording conditions and easements
County Planning Department: For county-level considerations

Note: Specific phone numbers, email addresses, and website URLs were not provided in the ordinance text. Contact information should be verified through current town resources.

Source Documentation

Primary Source:

Whitehall Zoning Ordinance Draft (May 13, 2024)
Municipal Code Chapter 42: Zoning
Planning Board/Zoning Commission Approved Draft
Source: whitehall.municipalimpact.com/documents/568/Whitehall_Zoning_Ordinance_Draft_5-13-2024.pdf

Important Considerations for Investors

Market Positioning:

Residential STRs limited to single-family homes with CUP requirements
Commercial districts may offer more straightforward lodging opportunities
Tourist/recreational nature of area should be considered for demand analysis

Compliance Costs:

Conditional Use Permit process adds time and complexity
Outside consulting review costs required
Site plan preparation and professional services needed
Recording requirements with county

Regulatory Monitoring:

This is a draft ordinance (May 2024) - verify current status
Zoning regulations can change - monitor for amendments
Building codes and safety requirements subject to updates
State lodging regulations evolve

Due Diligence Requirements:

Confirm current zoning status of target properties
Verify infrastructure adequacy (water, sewer, utilities)
Assess neighborhood compatibility and potential opposition
Review any existing deed restrictions or covenants

This guide provides a comprehensive framework for STR investment in Whitehall, Montana, based on the current zoning ordinance. Investors should verify all information with current municipal authorities and consider engaging local planning professionals for specific property evaluations.

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Ask the AI Advisor about Whitehall

Whitehall is a small town in Jefferson County in southwestern Montana, situated along Interstate 90 and the historic travel corridor between Yellowstone and Glacier national parks. With a population of roughly 1,000 residents, it carries the character of a quiet ranching and agricultural community surrounded by open high desert landscapes, rolling grasslands, and distant mountain ranges. The town is best known as a convenient stopping point for travelers crossing the state and as a base for outdoor recreation in the Jefferson River valley. It lies approximately 30 miles southeast of Butte, the nearest sizable city, and is within about 70 miles of both Bozeman and the state capital, Helena.

Just east of town, Lewis and Clark Caverns State Park is the area's marquee natural attraction. The park protects some of the largest limestone caverns in the Northwest, with guided tours winding through elaborate stalactite and stalagmite formations. The drive from Whitehall takes roughly 20 to 25 minutes, and the surrounding park offers hiking trails, a campground, and picnic areas, making it a popular day trip for visitors passing through on the interstate.

The Jefferson River, one of the three forks that combine to form the Missouri River, flows directly through the area around Whitehall. The river is well known among anglers for its blue-ribbon trout fishing, and the adjacent bottomlands draw birdwatchers, kayakers, and floaters in the warmer months. Several public access points lie within a short drive of town, giving guests an easy way to spend a quiet morning on the water without venturing far from their rental.

To the west, the city of Butte offers a striking contrast in scale and history. Once celebrated as "The Richest Hill on Earth" for its copper mining wealth, Butte is about a 30-minute drive from Whitehall and features a National Historic Landmark district, a deep mining heritage, and a restored uptown with architecture from its Gilded Age heyday. Many travelers use Whitehall as a quieter, more affordable base while spending a day exploring Butte's museums, memorials, and historic streets.

Whitehall's appeal as a short-term rental destination lies in its balance of small-town authenticity and accessibility. Guests who stay here can experience a slice of everyday Montana life while remaining within easy reach of major draws, including the caverns, the Jefferson River corridor, and the larger destinations of Butte, Bozeman, and the road to Yellowstone. The combination of affordability, a central location along I-90, and proximity to both outdoor adventure and historic towns makes the area a practical and memorable base for travelers exploring southwestern Montana.