Tiny Homes for Sale in Montana

Placement depends on your jurisdiction, which is why we check your exact address before you order. In Montana, a KYRAX tiny home is typically classified as follows: A THOW is titled as a travel trailer (a vehicle/RV); a modular tiny house on a permanent foundation is a factory-built building under the state insignia program.. Montana adopted IRC Appendix Q (tiny houses 400 sq ft or less, excluding lofts) statewide, first in Dec 2019 and carried into the 2021 IRC adoption under ARM 24.301.154, and applies it to factory-built tiny houses on a permanent foundation used as single-family dwellings. Local zoning, setbacks, and utility rules still apply — run your site through the zoning lookup and we'll tell you plainly what works.

The median home price in Montana is ~US$470K. Our flagship model, the Vale, starts at $119,900 CAD — a fraction of a conventional build (US pricing confirmed at your consultation). On a foundation, our modular models follow the US mortgage path (IBC/IRC); movable models use chattel or RV lending. Common uses here are ADUs and backyard units, guest and rental cabins, seasonal placements at RV parks and campgrounds, and modular tiny houses on permanent foundations, and we quote your specific situation on request.

We ship from Surrey, British Columbia via the South through the BC-Washington/Idaho border, then east into Montana via I-90 and connecting highways to Missoula, Bozeman, Billings and other markets. Estimated 3-6 days from Surrey, BC, depending on destination and border clearance; not a guaranteed schedule and quoted per site — this is a cross-border estimate; customs clearance and oversize-load permits affect timing, so we confirm it per site. Foundation models travel as pre-finished panels; trailer (THOW) models arrive road-ready for on-site leveling.

Montana-bound KYRAX builds are engineered to real local conditions: 36-48 in. The state rule outside certified local jurisdictions is 36 in to the bottom of footings for single-story frame buildings and 48 in for multistory or masonry (ARM 24.301.142); adopted city figures: Bozeman 36 in single-story / 48 in two-story, Helena 42 in, Billings 42 in, Missoula County and Kalispell 36 in frost depth, 30 psf state minimum design roof snow load (not ground snow load) after reductions, computed per ASCE 7-22 via the ASCE 7 Hazard Tool; adopted city values run from that 30 psf floor (Helena, Billings) to 46 psf ground snow in Bozeman and 60 psf ground snow in Kalispell; mountain sites commonly exceed 100 psf ground snow ground snow load, 105-115 mph basic design wind speed (3-second gust, Risk Cat II) in the adopted city criteria: Missoula County 105, Helena 106, Billings 110, Bozeman and Kalispell 115. No hurricane exposure basic design wind speed, and Seismic Design Category SDC A/B in eastern Montana up to SDC D in the seismically active western/southwestern region (e.g. much of Gallatin County and the Helena area). We size insulation, framing, and anchorage to the actual ASCE 7 / IBC values for your site — not a generic climate package.

Montana builds to 2021 I-Code series statewide (IBC, IRC, IMC, IFGC, IECC), effective June 11, 2022; IRC Appendix Q adopted for tiny houses 400 sq ft or less. Every KYRAX home is built to its US certification pathway — RVIA or NOAH inspection for tiny homes on wheels, ANSI A119.5 for park models, IBC/IRC for modular — with third-party certification for your destination market written into the build contract and confirmed before delivery. We can walk you through the engineering documentation your local authority may require.

Yes. Montana titles and registers a tiny house on wheels as a travel trailer, by weight and length, through the Motor Vehicle Division, handled locally at the County Treasurer's office (there is no central DMV counter). Travel-trailer registration fees run about $72 for units under 16 ft and about $152 for 16 ft and over, and units 11 or more model years old qualify for permanent registration. The title conveys ownership, but a THOW titled this way is a vehicle, not a legal permanent dwelling.

Not automatically. A THOW titled as a travel trailer is treated as a vehicle or RV, so full-time residence is limited to RV parks, campgrounds, or jurisdictions that specifically permit it. A modular tiny house on a permanent foundation, built to IRC Appendix Q with the state factory-built insignia, is the cleaner path to legal permanent occupancy. Confirm the details with the specific county or city, and note that rural areas may not enforce building permits while still enforcing zoning and septic rules.