Buying Land Around Three Forks and Manhattan, Montana

Where three rivers become the Missouri, two counties meet at an interstate exit, and the fields grow seed potatoes. The lower Gallatin Valley asks a few questions of a buyer that the rest of the county doesn't.

If you're looking at ground between Manhattan and Three Forks, along the last 20 miles of the Gallatin before it turns into the Missouri, you're in a different part of Gallatin County than the one people picture from Bozeman. Drier, flatter, windier, more agricultural, and priced on a different scale. This is the close-up: which town's rules reach which parcel, where the county line sits, what the river does in August, and what the ground grows. The county-wide picture is in our guide to Gallatin Valley land beyond Bozeman, and this piece assumes you've either read it or don't need it.

We work out of Park County and cross Bozeman Pass often. Every claim below about a town or a county comes from that town's or county's own documents, or from a Montana state source, linked where it's made.

Where is the lower Gallatin Valley, and what are you standing on?

The lower valley is the last stretch of the Gallatin below Belgrade, from the Manhattan area northwest to Three Forks, where the Jefferson, Madison, and Gallatin meet to form the Missouri. It's the lowest ground in the valley and among the driest: about 4,074 feet at Three Forks, 13 to 15.5 inches of precipitation a year depending on the station, and mostly irrigated farmland on the floor.

The Montana State Library's elevation table puts Manhattan at 4,243 feet and Three Forks at 4,074, against 4,806 for Bozeman, so Three Forks sits about 730 feet below Bozeman, with the table's own caveat that its figures can be off by as much as 125 feet. Fish, Wildlife and Parks describes the Gallatin's lower 45 miles as flowing "primarily through private lands within the Gallatin Valley," with the East Gallatin joining the main stem near Manhattan.

Now the rain gauge, because it decides more than the elevation does. NOAA's 1991 to 2020 normals for the Trident cooperative station, about two miles from the confluence, come to 13.03 inches of precipitation a year. The Montana State University station in Bozeman records 20.03 inches, with 91.3 inches of snow, over the same period, and the Logan Landfill station, the nearest published record to Manhattan and Logan, comes in at 15.51. The monthly normals at Trident put the average July high at 84.7 degrees and the average January low at 15.5. May and June carry the year's rain, about 2.2 and 2.4 inches, and by August the gauge is under an inch.

Station (1991 to 2020 normals)	Precipitation, inches	Avg. July high	Avg. January low
Trident, near Three Forks	13.03	84.7	15.5
Logan Landfill, near Manhattan	15.51	84.5	9.5
Bozeman airport, Belgrade	13.43	85.4	10.2
Bozeman, Montana State University	20.03	82.1	15.1

All four rows are from NOAA's 1991 to 2020 climate normals, stations USC00248363, USC00245123, USW00024132, and USC00241044. Trident's record runs back to the 1920s. No normals exist for the Three Forks or Manhattan cooperative stations themselves; Trident is the nearest published record to Three Forks and Logan Landfill the nearest to Manhattan. The two Bozeman rows are two different stations about ten miles apart, the airport at Belgrade and the university campus; 13.43 and 20.03 aren't a contradiction, they're the valley's rain shadow in one line.

What that means on the ground: a June hayfield outside Manhattan is green because a ditch made it green. Precipitation runs two-thirds to three-quarters of Bozeman's, and what snow does fall, the wind moves, often into your driveway cut. And a building season on the valley floor runs longer than one up a canyon, which is a real advantage if you're planning to build.

Which town's rules reach your parcel: Manhattan, Three Forks, or neither?

Both towns run their own zoning inside their limits. Manhattan claims a planning reach of about a mile beyond town and runs a certified building program; Three Forks requires a zoning permit inside city limits, leaves house construction to the state's rules, and is still deciding whether to zone the mile outside town. Beyond the towns you're under the county the parcel sits in, usually Gallatin, where most of the lower valley has no county zoning at all.

Start with Manhattan. Its City-County Growth Policy, dated May 21, 2024, defines an Urban Growth Area "that extends approximately one mile from Town limits" and a larger Planning Jurisdictional Area beyond it, set up under a memorandum of understanding with Gallatin County. Inside town, the code runs on Title 10 for zoning, Title 11 for subdivision, and Title 12 for building, and the town's building and zoning page lists a Building Official and an interactive zoning map. Manhattan is one of the municipalities on the state's list of certified building code programs, updated July 30, 2026, so a house inside town limits gets plan review and inspections from the town.

The sentence in that growth policy we'd underline for any buyer thinking about annexing in: "The Town does not have an excess of water rights or water supply and currently requires any new development to provide water rights to develop in Manhattan." If a parcel's value depends on hooking to town water someday, that's the constraint to price in.

Three Forks is set up differently. Its zoning and planning page says zoning permits "are required prior to any building or structure being: erected, moved in, or added to," with a $200 fee for a residence, and the page describes itself as covering the regulations "that apply to specific areas within City limits." The Zoning and Planning Board seats members from "the 1-mile zoning jurisdiction outside of city limits," but a September 2026 memo from the city's planning consultant, posted on the same page, says the city is still deciding whether to pursue planning and zoning in that one-mile area at all. So as of this writing the city's zoning permit is an inside-the-limits rule; if you're buying just outside, ask the city in writing whether anything applies to your parcel. The board is rewriting the whole zoning code; two chapters, a Southeast Zoning District and a landscaping chapter, were adopted by ordinance in 2025, and more drafts are posted. Three Forks is not on the state's certified building program list, so as far as the state building permit goes, a single-family home there is exempt the same way a rural house is, with state electrical and plumbing permits still required; the city's zoning permit is a separate requirement and still applies. Ask the city whether it wants any local review beyond the zoning permit, and confirm the exemption for your specific build with the state Building Codes Bureau, because the state list only tells you what the state requires. The city's 2022 growth policy projects the town could add roughly 1,500 people and 625 homes by 2042, and says plainly that the wells drawing from the Madison and Jefferson aquifers "do not currently provide adequate water supply throughout the City" and need treatment. The city holds water rights in three basins, 41F, 41G, and 41H; its decreed rights are in the statewide adjudication before the Water Court, and its groundwater certificates, permit, and reservation run through DNRC.

Past the towns and Manhattan's mile ring, the parcel answers to whichever county it sits in, and for most of the lower valley that's Gallatin. About 74 percent of the county's private land is not zoned, per the county's own Envision Gallatin zoning reform page, and much of that unzoned ground is out here. Unzoned still means subdivision review, a septic permit, and any covenants on the deed.

Do this before you write an offer on anything within two miles of either town: call the town office, ask whether the parcel is inside the town's zoning jurisdiction or growth area, and ask whether the town has a position on annexing it. Manhattan's office is (406) 284-3235 and Three Forks' is (406) 285-3431. Get the answer in writing before closing.

Which county are you in when you're near Three Forks?

Not always Gallatin. Three Forks sits at the corner where Gallatin County meets Broadwater County, and the ground northwest of town around the I-90 and US 287 interchange is Broadwater. The county line is not the river: Broadwater wraps the northwest side of town for the first few miles, Jefferson County begins roughly five miles out toward Cardwell, and south up the Madison you're headed into Madison County. Each has its own planning office, its own health office, and its own tax bill.

The city's growth policy describes it from the inside: growth "in the southern portion of Broadwater County, northwest of Three Forks, has significantly increased due to the availability of larger parcels and proximity to the I-90/US 287 interchange," and "because Broadwater County provides few services in this area, property taxes are lower than in Three Forks." Those residents use Three Forks' schools and library, and the city's fire volunteers cover the rural fire district. The city also sells bulk water to "outlying communities like Clarkston and the southern end of Broadwater County." The tax line is the city's characterization in 2022, not a rule; compare the parcel's actual tax bill and current mill levies before you count on it. So a parcel five minutes from downtown can be a Broadwater County question, answered from the courthouse in Townsend, not from Bozeman.

Same logic farther out. Drouillard and Willow Creek, on the near side, are still Gallatin County ground. Keep going west on MT 2 and you cross into Jefferson County, run from Boulder with its own planning department and sanitarian. The Madison side runs under Madison County out of Virginia City, and we wrote up the Madison Valley and Ennis separately. The practical rule: find the county on the tax bill or the deed before you call anyone, because a parcel five miles from the Three Forks post office can answer to any of three courthouses.

One more thing moving at that corner. The Montana Department of Transportation is evaluating alternative configurations for the West Three Forks Interchange, the I-90 and US 287 junction near Wheat Montana, with ramp modifications and a redesign on the table and no construction date set. If you're buying near that exit, watch the project page.

What grows here, and what does that mean for the ground you buy?

Seed potatoes, barley, oats, and hay, on irrigated ground. Manhattan's growth policy says seed potato farming that began in the 1950s "made Manhattan and the surrounding areas famous for potatoes," and Gallatin County ranked first in Montana by value of sales for vegetables and potatoes and for milk in the 2022 Census of Agriculture. Buying a piece of that ground means buying a water right, a ditch relationship, and usually an agricultural tax classification.

The history explains the fields. The growth policy records that the Manhattan Malting Company bought 13,000 acres on the south benches in its first year and shut down in 1916 with prohibition. The farms it watered stayed. Today the land "in and around Manhattan largely produces potatoes, oats, and barley." Countywide, the 2022 Census of Agriculture profile counts 1,009 farms on 655,883 acres, $163 million in sales, first in the state by value of sales for vegetables and potatoes and for milk, with about 80,500 irrigated acres. A good share of those potato and dairy acres are in this end of the valley. Manhattan's own Potato Festival each August is the town telling you what it grows.

Here's what that means when you're the buyer. A working field next door means sprayers in spring, irrigation running at night, and trucks in September. Manhattan's growth policy lists "Protect the right to farm and ranch" as its first agriculture goal. That's the right order of priorities for a farm town, and it's the order you're signing up for. If a parcel comes with irrigated ground, the water right is often a large share of the value, and it doesn't transfer itself; we walked through water rights, ditches, and irrigation in a piece that applies here word for word, down to the ditch company assessment. If you're planning to keep the ground in production, or lease it to the neighbor who's been farming it, the grazing and livestock lease basics carry over, and the agricultural classification rules in our 2026 property tax post decide what the tax bill looks like. Ask the seller for the last two years of tax statements and the water right abstracts on the first call.

What does the Gallatin do in late summer, and why should a frontage buyer care?

It gets low and warm. Fish, Wildlife and Parks says "water withdrawal is the primary limiting factor for trout downstream of Gallatin Canyon," and the lower river from its mouth to the Highway 84 crossing is a designated drought reach where FWP expects to impose fishing restrictions and closures, the hoot owl rules, when the water hits 73 degrees for three days or flows drop below the fifth percentile at the Logan gage. Frontage here means owning a river that changes character between June and August.

The FWP drainage plan is the source for all of that. The reach it names runs river mile 0 to 32.7, with measurements at USGS gage 06052500 at Logan, and the East Gallatin gets the same treatment from its mouth up 42 miles, measured at a state gage near Manhattan. The plan also notes that development across the valley "has increased sedimentation and water temperatures in many tributaries of the lower Gallatin River." One bright spot it names is Rey Creek, a tributary near the state park, where FWP plans to work with Trout Unlimited and the state on more than 12 miles of habitat. If you're looking at ground on Rey Creek or its neighbors, that's a project you may be asked to join.

The balance a local would give you: the lower river is brown trout and whitefish water with far fewer boats than the canyon, and a fall evening on it is as good as the Gallatin gets. But under Montana's stream access law the public can use the river up to the ordinary high-water mark regardless of who owns the banks, though the law grants no right to cross private land to reach it, and our post on Montana's stream access law is required reading before you pay a frontage premium. Walk the parcel in August, not May, and ask the seller which ditch pulls from the reach in front of it.

How do wells, septic, and the basin closure play out on the valley floor?

Same rules as the rest of Gallatin County, harder ground in places. The whole valley sits in the Upper Missouri basin closure, so a single home usually relies on the exempt-well allowance, if the well meets the statute's conditions, and anything larger needs a DNRC permit with a hydrogeologic assessment behind it. The Bureau of Mines found productive gravels south of the Central Park Fault and thinner sediments north of it, and the water quality district reports many wells around Amsterdam and Churchill above the arsenic standard. Septic permits come from the Gallatin City-County Health Department.

Quickly, since the valley-wide guide covers the mechanics. The closure is MCA 85-2-343; the exempt-well allowance is MCA 85-2-306: outside a designated stream depletion zone, 35 gallons a minute and 10 acre-feet a year, and inside one, per the same statute, 20 gallons and 2 acre-feet. Ask DNRC whether any such zone touches the parcel. The same statute counts wells from the same source as one combined appropriation, so a parcel you plan to split may not get 10 acre-feet per lot. The statute also requires a notice of intent filed with DNRC before the water goes to use, a requirement DNRC began enforcing January 1, 2026 as Form 602I; DNRC's permit exceptions page says it can be submitted before or after the well is drilled, and a Notice of Completion, Form 602, is due within 60 days after the well is put to use. The Bureau of Mines' Belgrade-Manhattan investigation, built on 34 monitoring wells and 27 stream gages between 2010 and 2015, found that "coarse, thick packages of Quaternary alluvium south of the Central Park Fault are more likely to produce sustainable municipal pumping wells than the finer, thin sediments north of the fault." For a house well that mostly means depth and yield vary block to block, so pull the neighbors' logs from the Ground Water Information Center before you make an offer. On the west side, the water quality district's 2016 arsenic fact sheet says "many (but not all) tested wells" in the Amsterdam-Churchill area exceed the federal standard. Test before you buy; treatment works, but you want the number first.

Septic goes through the Health Department's Environmental Health office in Bozeman, (406) 582-3120, and under MCA 76-4-103 a parcel of 20 acres or more sits outside the Sanitation in Subdivisions Act, while a smaller parcel created under it carries a Certificate of Subdivision Approval that fixes the approved water source and wastewater system. Ask the seller for that certificate. The well and septic piece we wrote for Park County explains the treatment principles, which carry over; the permitting office, the forms, and the local rules belong to whichever county the parcel is in.

What do the flood maps say around Three Forks and Manhattan?

Three Forks' own growth policy says "almost the entire City currently lies in the floodplain of either river," the Madison or the Jefferson, and preliminary FEMA maps issued August 12, 2025 are now in review. Manhattan's policy puts much of the ground northeast of town along the Gallatin in the 100-year floodplain. If you're buying near either river, the map that governs your insurance is changing.

The Three Forks numbers are worth reading twice. Under the maps in force when the 2022 policy was written, the city had 4 acres in a designated floodway and 493 in the floodplain. Preliminary study data showed "a large portion of the City to be within the designated floodway (152 acres and 184 structures)" plus 165 more acres and 244 structures added to the 100-year floodplain, 658 acres in all. The policy says the city has undertaken a flood mitigation feasibility study and intends to pursue an alternative that would capture floodwater and route it back to the Jefferson; nothing is built. DNRC's Madison, Ruby, and Jefferson mapping page confirms the preliminary maps and study went out on August 12, 2025, with meetings for Gallatin County and Three Forks on October 1, 2025, and a "lengthy technical and public review process" still ahead. The county's floodplain administrator is at (406) 582-3130, and the city's contact is at (406) 285-3431. Inside city limits, the city's zoning page says any manmade improvement in an AE zone needs a $500 floodplain development permit, and AE property needs a preliminary elevation certificate.

The Jefferson reminds people it's a river in winter too. An ice jam and flooding partly closed Drouillard in January 2025, and the site reopened in March. Manhattan's growth policy says "much of the area to the northeast of Manhattan surrounding the Gallatin River is within the 100-year floodplain," which is the ground between town and the East Gallatin confluence. What the 2022 Yellowstone flood taught river buyers applies on these rivers too: the mapped line is a starting point. The counterpoint here is that this end of the county is getting new maps first, and a parcel that clears the new lines carries better information than one that clears the old ones, though no map replaces an elevation certificate and an insurance quote.

What are the commute, the rail line, and the wind like?

The interstate does the work. I-90's exits are numbered by milepost, so the arithmetic is on the signs: Three Forks at 278, Logan at 283, Manhattan at 288, Belgrade at 298, and Bozeman's North 7th at 306. Call it 18 highway miles from Manhattan to Bozeman and 28 from Three Forks. The main line railroad runs the same corridor, and the wind is the valley's reputation, fairly earned.

Rail first, because it surprises people who buy on the flat. The former Northern Pacific main line through Logan and Manhattan went back under BNSF on January 1, 2024, after decades as Montana Rail Link, and it's a working main line. Manhattan's growth policy calls the railroad "the biggest factor impacting the Manhattan transportation network," and Three Forks was a Milwaukee Road town before that railroad's bankruptcy; the growth policy describes the Headwaters Addition replacing the old right-of-way through the middle of the city. If a parcel is within a half mile of the tracks, spend an evening there and listen.

The airport is the lower valley's ace. Bozeman Yellowstone International sits at Belgrade, about 10 highway miles east of Manhattan, and handled about 2.8 million passengers in calendar year 2025. Three Forks has its own field too: Pogreba Field, a county-owned public airport with a 5,100-foot paved runway, and a fly-in each August per the city's growth policy. On winter driving, MDT's 511 map is the tool; MDT plows the interstate first, and the county roads that feed it follow the county's own priorities.

On wind we'll be honest and brief, because it deserves its own post. The Three Forks to Belgrade corridor is where the valley's wind runs, and anyone who's driven a high-profile vehicle across it in March knows. Site the house, the shop, and the windbreak with that in mind, and ask the neighbors which way it comes from on their ground. The counterpoint is that the same open country is why the sun and the sightlines are what they are.

Where do you get on the water and the trails?

Three rivers and a state park, all public, within a few miles of Three Forks, plus the last Gallatin access sites at Logan and north of Manhattan. Here's the short list, each linked to its official page.

Site	Water	Where	What's there
Missouri Headwaters State Park	Confluence	Trident Road, northeast of Three Forks	532 acres, National Historic Landmark, camping, trails
Drouillard Fishing Access Site	Jefferson	2 miles west of Three Forks on MT 2	39.85 acres, gravel boat ramp, toilet; next takeout 8 miles down at the state park
Cobblestone Fishing Access Site	Madison	3 miles west of Logan, then 7 miles south on Madison River Road	190 acres, carry-in, toilet
Bud Lilly and Gallatin Forks Fishing Access Sites	Gallatin	Logan; and 2 miles north of the Manhattan exit on Nixon Gulch Road	Bud Lilly is hand launch only; Gallatin Forks has a gravel ramp
Madison Buffalo Jump State Park	Madison	About 13 miles from Manhattan per the town's growth policy, on Buffalo Jump Road south of Logan	Limestone cliff, interpretive site
Headwaters Trail System	Town to the park	Trailheads across Three Forks	About 12 paved miles to the state park and Drouillard

The city's fishing page lists the rest of the local sites by name: Blackbird, Williams Bridge, Sappington, Grey Cliff, Black's Ford, Logan Bridge, Fairweather, and Milwaukee. The Headwaters Trail figure comes from the city's growth policy, which describes "a paved network of approximately 12 miles of trails" and a plan with the county's Open Lands program to extend it to Manhattan. Farther west, Lewis and Clark Caverns State Park, Montana's first state park at 3,015 acres, sits off MT 2 toward Whitehall, across the Jefferson County line.

If a parcel sits within a mile of one of those sites, expect some summer traffic on the water and on the road to it. That's not a complaint. It's what public water looks like.

What are the honest tradeoffs of buying in the lower valley?

You're trading Bozeman's services and Bozeman's prices for a farm town with an interstate exit, and you're taking on wind, floodplain, industrial neighbors, and municipal water systems that are already stretched. It can be the best value left in Gallatin County if you go in knowing the list below. If you don't, it's a list of surprises.

The list, plainly. Three Forks' major employers outside city limits are "Kanta Products Inc., GCC Trident Concrete Plant, and Magris Talc," per the growth policy, and the cement plant at Trident has run for more than a century. Those are good jobs and they come with trucks, rail cars, and a skyline. The wind is real. Almost all of Three Forks is mapped floodplain, and the draft study data points toward more of it, not less. Manhattan requires new development to bring its own water rights, and Three Forks' wells need treatment and more capacity. Bozeman Health's 125-bed hospital, the region's Level III trauma center, is a half hour up the interstate; the city's own list of nearby care shows one clinic in Three Forks, on Railway Avenue, and the next options in Belgrade. Schools are the bare facts: Manhattan School District runs kindergarten through twelfth grade in town, and Three Forks School District does the same, with a boundary that reaches into Broadwater and Jefferson counties.

The other side of the ledger. Price is the reason most people look here. Southwest Montana REALTORS released its 2026 Gallatin Valley Housing Report on April 29, 2026, and as KBZK summarized it, Three Forks' 2025 median home price ran about $450,000 against roughly $800,000 in Bozeman and Manhattan and just under $600,000 in Belgrade, on 1,089 county sales in 2025. It's the newest countywide report available as of September 2026. Those are house medians, not land prices; there's no public per-acre index we'd hand you, and comps for bare ground come from the MLS on the day you're looking. Notice too that Manhattan's median sits with Bozeman's, not Three Forks'. The lower valley is not one price. The airport is closer than it is to most of Park County. The ag economy works. Three rivers and a state park are public and ten minutes away. And the ground itself is mostly unzoned, which cuts both ways, as we laid out in our Gallatin County and Park County comparison: fewer rules for you, fewer for the neighbor.

What we'd say across the table: if you want irrigated ground that's still farmed, or a place near the water with a real airport under an hour away, the lower valley earns a look before you spend more for less near Bozeman. Walk it in August and in March. Find the county line, the town's mile ring, the flood zone, and the water right, in that order. Get those four right and the rest is preference.

Frequently Asked Questions

Is Three Forks in Gallatin County?

Yes, the city itself is. But the ground northwest of town around the I-90 and US 287 interchange is in Broadwater County, Jefferson County begins about five miles west toward Cardwell, and south up the Madison is Madison County. Check the county on the deed or tax bill before you call a planning or health office, because each county runs its own.

Does Manhattan or Three Forks control land outside city limits?

Partly. Manhattan's growth policy defines an Urban Growth Area about one mile from town limits and a larger planning jurisdictional area under an agreement with Gallatin County. Three Forks requires a zoning permit inside city limits, seats board members from a one-mile area outside them, and as of a September 2026 planning memo is still deciding whether to zone that area. Beyond the towns, the rules of the county the parcel sits in apply, which for most of the lower valley is Gallatin.

Do I need a building permit for a house near Three Forks or Manhattan?

Inside Manhattan town limits, yes; Manhattan runs a state-certified building program. Inside Three Forks you need a city zoning permit; the city is not a state-certified building jurisdiction, so the state's residential exemption applies to state building permits, with state electrical and plumbing permits still required, and the city can tell you whether it asks for any local review beyond zoning. On unincorporated Gallatin County ground there's no county building permit either; in Broadwater, Jefferson, or Madison County, ask that county.

Can I drill a well on land in the lower Gallatin Valley?

Usually, for a single home. The valley is inside the Upper Missouri basin closure, but a domestic well of 35 gallons a minute or less and 10 acre-feet a year can qualify for the statutory exemption, provided you file a Notice of Intent with DNRC before the water goes to use, required since January 1, 2026. Yield and depth vary across the Central Park Fault, and wells on the west side around Amsterdam and Churchill often need arsenic treatment.

Is Three Forks in a floodplain?

Mostly, by the city's own account. Its 2022 growth policy says almost the entire city lies in the floodplain of the Madison or the Jefferson, and the 2022 policy reported draft study data that would move 152 acres and 184 structures into the floodway and add 165 acres and 244 structures to the floodplain. Preliminary FEMA maps issued August 12, 2025 are the formal version of that study and are still in review. Ask the county floodplain administrator whether a specific parcel changes zones on the preliminary maps.

How low does the Gallatin get near Manhattan and Logan in summer?

Low enough that Fish, Wildlife and Parks calls water withdrawal the primary limiting factor for trout below the canyon. The lower river from its mouth to the Highway 84 crossing is a designated drought reach, with fishing restrictions expected when the water reaches 73 degrees for three days or flows fall below the fifth percentile at the Logan gage. Check FWP's current restrictions before you fish.

What crops grow around Manhattan?

Seed potatoes, barley, oats, and hay, mostly irrigated. Manhattan's growth policy credits seed potato farming that began in the 1950s for the area's reputation, and Gallatin County ranked first in Montana by value of sales for vegetables and potatoes and for milk in the 2022 Census of Agriculture, with about 80,500 irrigated acres countywide.

How far is Three Forks from Bozeman?

About 28 highway miles on I-90, from exit 278 to Bozeman's North 7th exit at 306. Manhattan is about 18 miles, from exit 288. Both towns are on the interstate, so winter travel is on the road that gets plowed first, while the county roads that feed it follow the county's priorities.

This article is general information, not legal, tax, or accounting advice. Legacy Lands Real Estate is not a law firm or an accounting firm, and nothing here should be treated as advice from one. Laws, tax rules, and programs change, and they vary by state and by situation. Before acting on anything covered here, consult a licensed attorney and/or a certified public accountant in your state for current guidance on your specific circumstances.

If you're looking at ground between Manhattan and Three Forks and aren't sure which office, which county, or which ditch a parcel answers to, we'd be glad to walk it with you. A short conversation now is cheaper than finding out at closing.

Legacy Lands Real Estate is a Montana brokerage with offices in Emigrant and White Sulphur Springs, specializing in ranch, land, and mountain properties across Park County and southwest Montana. Our team of brokers and agents, many of them multi-generational Montanans, brings firsthand experience in ranching, land stewardship, and rural property to every transaction. Every piece of land has its own history. We help buyers and sellers find the right match. Contact us at (406) 848-9400 or visit legacylandsllc.com.

Legacy Lands Real Estate
1106 West Park St., Suite 20 #169
Livingston, MT 59047
(406) 848-9400
legacylandsllc.com