Vacant Land specialist
Land Buyer Realty
About Us
Privacy Policy
Snowbird Agricultural Land Trust
Listing your property
MLB

MLB

Jason and Jim of Montana Land Buyer RE can be your source for selling and buying LAND, HOUSES, and RANCHES.  Land Contracts available. Call Jim 406 220-1563 or Jason 406 220-5233.
Eastern Montana Ranch for sale! MLS #309639

Eastern Montana Ranch for sale! MLS #309639

SC-27 Huge 360 degree views and road access to the top of the 160 +  acre property. Varied terrain with a mix of trees and grass. Spring Creek runs through it. Remote setting with private road access, could be challenging in the winter months, however some neighbors live in the area year round in an very nice off-grid homes. Other neighbors will be elk, deer, antelope and other wildlife. Located approx. 16 miles south of the small ag town of Hysham and 90 miles east of the big city Billings.  $229,000  Owner Financing Call Jim 406 220-1563 or Jason 406 220-5233 for details  SOLD
Land in New Mexico

Land in New Mexico



Looking for warmer climate? Desert oasis? Here's a possibility, 20 acres in Central New Mexico about 65 miles of Las Vegas, NM is a dry climate with over 320 days of sunshine. Pinon and Juniper Trees with open spaces to build a secluded hacinenda! I (Jim) actually have a part interest in a property done here and can attest to the peaceful easy feeling you can experience. Great place to build that authenic adobe off grid home or getaway. I know and have sold real estate for the seller (over 16 years) and he has authorized me to continue selling properties for him. 20 acres $47,500 owner financing! Call Jim 406 220-1563 for details. 
Belfry Lots 2 $59,900 (photo below)

Belfry Lots 2 $59,900 (photo below)

Belfry Lots 2 ($59,900) 9.580 acres SOLD
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Acreage offers some diverse terrain with top of hill build site giving you big expansive views. Property backs up to large ranch offering great privacy. Private access to public land where you can hike, hunt or ride for hundreds of miles. Three other lots available, pick yours first!


BelfryLots 3 ... $67,900 (above) 8.90 acres  
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Close to 1/3 the property offers good grazing ground. Remaining acreage has the perfect hillside for walk out basement style home. Top of hill gives you big expansive views. Property backs up to large ranch offering great privacy. Private access to public lands!


Belfry Lots 4 ... $72,900 (above) 10.95 acres
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Close to 1/2 the property offers good grazing ground. Other portion of property you will find deep draws and rolling hillside that backs up to large ranch offering great privacy. Private access to public land where you can hike, hunt or ride for hundreds of miles. Three other lots available, pick yours first!


Belfry Lots 5 ... $67,900 (above) 8.97 acres
Acreage with excellent location, year round living access, power and overlooking the Clarks Fork River Valley. Live a couple miles from the small town of Belfry, which has a well funded small K-12 school. Only 20 miles from the sweet little resort town of Red Lodge where you have great skiing and so much more. Tons of recreation in the area. Property offers private access off the paved road. Close to 1/2 the property offers good grazing ground. Other portion of property you will find deep draws and rolling hillside that backs up to large ranch offering great privacy. Private access to public land where you can hike, hunt or ride for hundreds of miles. Three other lots available, pick yours first!
Turn Key OFF GRID homestead

Turn Key OFF GRID homestead

Two Historical Log Cabins on 39.9 acres with an abundance of public land access around you. This is an ideal location for anyone looking for a recreational getaway. Only 1 mile from the National Forest access where you will find trailheads, creeks, mountain lakes and almost every type of wildlife you can think of. This location gives you great access to both WY and MT hunting opportunities. From here you will find a handful of colorful towns within 45 miles, while Billings airport is about 60 miles. The cabins are setup for off-grid living with propane, solar and a diesel generator. Two new 20' metal storage containers come with the property, along with wood shed holding 210 gallon water storage. Lots of extras come with the property that will make this a turn key setup for you. 40 acres WAS $178,000 NOW $168,000 2 miles from National Forest access ... Call Jim 406 220-1563
Eagle Ridge

Eagle Ridge



This is a one of a kind property with some of the best views you will find!! Ideal location for your Dream Home or a Weekend Getaway conveniently located between Bozeman & Livingston. Power on the neighboring property where you will also find your National Forest access. Tons of Big Game sign on the property and access roads touching both the northern and southern boundaries. Perfect terrain for your own private ski hill, we tested it out (ask for videos). 20 Acres $321,000 Call Jim 406 220-1563 BACK ON MARKET Sale Pending

Home for quick sale - Columbus MT

Home for quick sale - Columbus MT



1920's charming bungalow in a lovely small-town neighborhood! Enjoy evenings on your cute front porch, and BBQs and lawn games in the pretty back yard. Original hardwood floors in several of the rooms, custom built-in shelves in the living room, and a great workshop space in the basement. You're just a block from a gorgeous city park and tennis courts! Upstairs has 2 nice-sized bedrooms and an office that could be a perfect little nursery. This one is priced to sell as-is and is an unbeatable opportunity! $225,000 Dated 8/6/21
House in Livingston MLS 361221

House in Livingston MLS 361221


This turnkey early 1900s 2bd/1ba home, located near downtown Livingston, offers a comfortable and cozy atmosphere. With countless updates including refinished original hardwood floors throughout, a stunning and completely remodeled bathroom with heated tile flooring, newer windows, new gas lines in house and to alley, new electrical service, new roof (2020), a remodeled and functional laundry area with new washer and dryer, and new gas heater and water heater, this two-level home is ready for its next owner. The private back yard is fully-fenced with a covered patio and detached garage, and a beautiful perennial garden in front. Great location close to downtown, schools, city parks and Yellowstone River access. $315,000 Dated 8/6/21
Land Buyer Realty
Your Development Team

Your Development Team

You will need a team of locale bankers, lenders, contractors and consultants who get you to a position of fulfilling your dream of having a home in the Rocky Mountains of Montana.
Architects
Bankers
General Contractors
Well Drillers
Septic Installers
Excavators
Concrete Specialest
Foundation Specialest
Framers
Roofers
Electricians
Plumbers
Sheet Rock Installers
Tape and Texture specialest
Painters
Flooring Specialest
Finish Carpenters
Landscapers

Both James and Jason have years of experince in the building industry. We have worked for other contractors, built custom homes for people and speculation homes for resale. We can guide you with the nuances of developing your land and assist you with valuable suggestions along the way.
Our Services

Our Services

Buying a home and land is an exciting and complex adventure. It can also be a very time-consuming and costly one if you're not familiar with all aspects of the process, and don't have all the best information and resources at hand. Our specialty is educating, assisting and representing the best interests of  buyers throughout the whole buying process. Our comprehensive, high-quality services can save you time and money, as well as make the experience more enjoyable and less stressful. We enjoy bringing buyers and sellers together to achieve their mutual goals.
Buying a Home

Buying a Home

Home vs Rent

“Updated quarterly, NAR tracks data regarding things like home ownership intent or desire. To see if people think now is a good time to buy a home or if it makes sense to stop renting and buy or to continue renting.
The people polled in this survey are the same average Americans who drive the housing trends and markets today. Therefore, the HOME survey can be very beneficial when deciding what to expect next and help shape important decisions.
The survey shows that half of all renters in America, much like Proctor, feel like they can’t afford to buy a home.
“Some of that we found is attributable to student loan debt and they don’t feel comfortable taking on additional debt,” said Jessica Lautz, managing director of Survey Research and Communication for NAR’s research division. “The other aspect of it is the misperception of down payment options.
Thirty-nine percent think they need more than 20 percent down to purchase a home. Eighty-seven percent think they need more than 10 percent. There’s a gap in knowledge between low down payment options and what they believe they need.”
Hale added that the biggest problem is a lack of education on how the process works.
“We know that in the long run homeowners accumulate wealth as they pay down their mortgage, and home ownership remains part of the American Dream. Our data shows that right now it’s probably more affordable for renters to buy a home than they realize.”

“You can put as little as 3.5 percent down using a Federal Housing Administration loan. A lot of these people could afford a monthly mortgage given the prevailing home prices…”

“You can put as little as 3.5 percent down using a Federal Housing Administration loan. A lot of these people could afford a monthly mortgage given the prevailing home prices, especially in markets in the Midwest and South. These are the areas where the greatest share of renters could stop renting and potentially become a homeowner.”

Exert from NAR article 2016 by Anthony SanFilippo
Wish List

Wish List

Will this property be used as a permanent residence or for recreational use? Or a second home?
Do you need to be near a major city or town for jobs, hospitals and other amenities?
Would you prefer to have remote property for a hunting retreat?
Do you want to be near mountains or is the rural grassy, hilly, ranch lands your desire?
Will you want a small get-a-way cabin on your property to use for vacations?
What can you afford as a monthly payment?
Do you have discretionary money saved up to purchase property?
Will you need a contractor or a building consultant?
Do you plan to have horses? livestock?
Do you have a 4 wheel drive vehicle?
Are you handicapped and need flat terrain with easy access?
What are other requirements or expectations do you have for living a rural lifestyle? 
Would you consider a joint purchase?
Are you considering off grid options? We can help!
What is your timeline for purchasing Land?
How long have you been looking?
Land as an Investment

Land as an Investment

"I have always liked real estate; farm land, pasture land, timberland and city property. I have had experience with all of them. I guess I just like the good earth. The foundation of all our wealth." Jesse Jones, entrepreneur. 

In fact the Realtor 2017 Land Institute Land Markets survey shows that out of all buyers of land transactions there was a 5% increase in those that were investors in just one year 2015 to 2016. With so many different types of land to choose from and so many ways to invest in land, the possibilities are almost endless.  
Selling your Land or Home

Selling your Land or Home

For some people, their home or land investment is their largest financial asset, and deciding to sell is a big decision that involves a lot of preparation and work. When you're ready to sell it's important to have an experienced Montana real estate professional handle the details involved in the successful sale of a home or land. 
We have "hands on" professional experience building and selling homes. We have a broad background in selling land! We know how to handle every aspect of the sales process. As a buyers agent we are constantly increasing our data base of buyers so marketing your home or land beyond locale advertising and MLS listings is a huge benefit. We also have been involved with many closings, making sure everything's signed, sealed and delivered in a professional manner. This is an important aspect of our many services. 
We will provide you with a comprehensive, high-quality listing service. So when you decide to sell your Montana home or land, please contact us and let's get started! Call Jim 406 220-1563 or Jason 406 220-5233
Subdivisions

Subdivisions

Whenever a person divides a portion of land he/she becomes the developer of a subdivision. The land then is divided into a minor or major subdivision. A minor subdivision will have lots ranging in size from 1/4 acre to 20 acres or less. A major subdivision will have tracts of land ranging in size from 20 acres or more. A large tract (160 acres) might be considered a block of land. A minor subdivision requires higher county standards and regulations than a major subdivision. Minor subdivisions are required to have covenants and in some cases the developer or landowners will form a homeowners association. Subdivisions that are 160 acres generally do not require covenants however land owners are still required to follow county regulations. Typically, the price of a smaller lot or tract of land will be higher per acre since the development is more costly.
The Pride and Joy of Land

The Pride and Joy of Land

"Spending hours working on a rural property that you own or even have some ownership in can be very rewarding. And I think a large amount of our population may underestimate that, or may just not have had the experience or opportunity to have ever felt it. That feeling of ownership is something that is hard to explain, really, until you have sacrificed something to have felt it. In one form or fashion, most every landowner has to sacrifice something fairly substantial just to have a little piece of dirt on this big Earth to call his own. But boy can it be so very rewarding." 
Excerpt from Land Realty article by Stan Swofford
Photo of our developing homestead of 4 acres! Jim and Marian Paradise Valley Montana
Buying Land with a Mindful Vision

Buying Land with a Mindful Vision



If you are inspired to heal Planet Earth, there is always a parcel of vacant land that can be developed with gardens, forest and animal habitat. There is no better way to be an ecologist than to develop a supressed portion of land and heal it! There seems to be a movement with some people, the urge to have a small farm, or mountain homestead, to get back with nature and in so doing, revive the intuitive self intelligence that connects us to Planet Earth. There are many people practicing "Permaculture" methods that might relate to a specific agricultural and ecological region. For instanace, Papya doesn't grow in Paradise Valley Montana (unless you have a year round Forest Graden Greenhouse!). There are parcels of land that needs owner's! They may be rocky, with Glacier silt and barren of trees, the only vegation being tufts of grass, sage, wild native plants, waiting to be cultivated. It is amazing what you can accomplish over a period of time to make your homestead a self reliant domain! Some of the most fasinating ways of turning a barren land into a paradise of delights is to practice Permaculture techniques for growing food, raising animals and live stock and generally improving the envoirnment. The CD Inhababit is a current film that really captures the spirit of living off the land and shows how we can assist in various ways to restore what has been agriculturally destroyed or left as barren land due to over grazing or neglect. 
Homestead Declaration

Homestead Declaration

Here's some highlights from the article "Using a Homestead Declaration to protect your home from creditors".  Provided by Montana State University extension; issue MT199815HR Revised 10/14

"A homestead is the house or mobile home that a person lives in and the land on which it sits. The property must be a person's primary residence for it to be eligible for a homestead declaration." It also includes a mobile or manufactured home that is on leased land. Or land the the home owner does not own.

"The maximum value of exempt property for a homestead declaration is $250,000. There are more limitations one of which is creditors can go to court to try and force a (sub)division of the property 

The State of Montana Law Library has forms available for download at https://www.courts.my.gov/library/topic/end life.mcpx
MLB

MLB

We list properties for sellers and serch for properties for serious buyers. We are dedicated and determined realtors! We enjoy what we do! 
Call Jason406 220-5233 or Jim406 220-1563
Montana Home Permaculture Garden

Montana Home Permaculture Garden

We started our garden 20 years ago, with silt for dirt, and rock everywhere. The contractor who excavated the site and poured the concrete slab, placed the footprint in a depressed area. Using pick and shovel we moved rock to form small terraces and beds. As you can see in this photo, we also used old log ends. Over the years we have expanded with various creative ways to expand our garden. We have over 250 species of plants, including wild edibles, medicinal and culinary herbs. We have annual crops and rotate some into a winter greenhouse attached to our garage. Fencing, sheds, sunrooms, and additions have a lot of recycled material from job sites  and remodels and the locale dumpsters. It has been an incredible journey developing our homestead (this is the third one) in the 43 years Marian and I have been together! We had the "resource economy" attitude from our days of collecting and selling at flea markets. You too can become creative and be inspired to make a successful homestead. Check out tinytexashouses.com
House in Virgina City MLS 361201

House in Virgina City MLS 361201



Don't miss this opportunity to own this amazing home in Montana's Territorial Capital from 1865-1875 - Virginia City! This historical 1915 farmhouse was moved from the Ruby River and situated above the town of VC. It was then completely restored and now boasts roughly 3000 sq feet of updated living. With 4 bedrooms (one non-conforming) and 3 1/2 baths, this house is perfect for a family or for the person that loves to entertain. There is nothing quite like living on a quiet street in a happening place! The beautiful hardwood floors and doors are original. The more modern kitchen has a Viking gas stove, a KitchenAid refrigerator, a Miele dishwasher and concrete counter tops. The covered back porch with the wood fireplace is the perfect place to spend evenings enjoying the view of the town and surrounding mountains. Call today to see this one of a kind home. $869,000 Dated 8/6/21
Land Anaconda MLS 357822

Land Anaconda MLS 357822


The 5.01+/- acre tract is just 1 mile off Hwy 1 and only minutes from Georgetown Lake. Large, open wetland meadow with fantastic views of the Pintlar Mountains to the SW. LIVE water with active year round spring fed meadow and Cable Creek traversing the property. Brook trout have been observed in the creek. Wooded higher ground on East side and higher point on North boundary with access along north boundary or Forest Service Road located 450 yards back to the South of the turn on Grouse Hill Drive to access East boundary. The area offers outstanding summer and winter outdoor activities with Forest Service land adjacent to this property and many miles of FS road access. Georgetown Lake is just minutes away as is Discovery Ski Area, Hundreds of miles of Groomed snowmobile trails, Jack Nicklaus designed golf course at Old Works, Historic Philipsburg, and more. See pictures for access points to the tract. Was $109,000 Now $99,000 Dated 8/6/21
Contract Buyer

Contract Buyer

Sometimes contract note buyers, are real estate investors that have discretionary income that can be used to purchase the Contract for Deed for a parcel of land at a discounted price, with the anticaption of making a profit off of the interest and monthly payments they receive over the life of the contract (mortgage). Unlike owning an apartment or home they have an interest in a vacant parcel of land. James and Jason of Montana Land Buyer Realty have years of experience with Land Contracts. For a seller if you are willing to consider offering owner financing with 15% down, the chances of selling your vacant land increases. If the buyer defaults you get the property back and keep whatever principal and interest you already received, and get to sell it again! We can help a seller set up escrow, the contract for deed and all other instruments that are used with owner financing. Call us if you want to explore listing your vacant land with Montana Land Buyer Realty.
Call James 406 220-1563 or Jason 406 220-5233.
Owner Financing

Owner Financing

The advantage of owner financing forthe seller and buyer: As longtime agents for a land development company Montana Land Buyer Realty has experienced both the seller and buyer sides of selling and purchasing vacant land. Typically vacant land does not have the equity that a bank needs to finace a transaction. If a seller is willing to finace their property and a buyer can prove a good credit history there might be advantages for both parties to reach a mutual goal.
Fractional Ownership

Fractional Ownership

Fractional ownership simply means the division of any asset into portions or shares. If the “asset” is a property, the title or deed can be legally divided into shares. In certain instances this is done by creating a "mezzanine structure", i.e., creating a company which owns the property then allowing multiple owners or investors to own shares in the company. Those shares can then be purchased and owned by more than one individual. The reasons for a "mezzanine structure" can vary. Two common reasons are to allow transfer of shares without the need to reflect changes on the title or deed to the property, and for tax benefits.

Another type of fractional ownership, not part of a securitized business plan is Tenancy in Common, which is grounded in the real property laws of most, if not all states. The main difference is there is no right of survivorship to the sponsor or other owners if one or more of owners were to pass away. Where there are similarities with the equal sharing of operational expenses, rental income and access, the striking difference is free transferability of the owner's interest in the property without regard to the other owners in the property. 

Shared ownership of the property and its deed will also entitle shareholders to certain usage rights, usually in the form of weeks. Conceptually, fractional ownership is not the same as timeshare. Fractional ownership affords much of the freedom and usage benefits offered in timeshare, however, the fundamental difference with fractional ownership is that the purchaser owns part of the title (as opposed to units of "time"). Therefore, if the property appreciates in value, then so do the shares. As with whole ownership, fractional owners can sell whenever they deem necessary or prudent, releasing the capital growth from their "bricks & mortar" investment.

Fractional ownership divides a property into more affordable segments for individuals and also matches an individual's ownership time to their actual usage time. A fractional share gives the owners certain privileges, such as a number of days or weeks when they can use the property. Occasionally, the property is sold after a predetermined time, distributing the relative proceeds back to the owners. A few private owner-groups have developed highly sophisticated usage allocation schemes and other features based on the principle of attempting to get as close as possible to the flexibility of individual ownership, and only compromising this to the minimum extent necessary to accommodate multiple owners. In such schemes, the basic agreement is between the members themselves, whereas in most commercial fractional ownership schemes, the owner's principal relationship is with the property developer and/or promoter of the scheme.