Buying a second home in Big Sky.
What homes cost, where short-term rentals are permitted, and how to own, with introductions to trusted local agents.
Talk with RobThe mountain in brief.
Big Sky is an unincorporated resort community in southwest Montana, about an hour south of Bozeman Yellowstone International Airport and about an hour north of Yellowstone National Park. Big Sky Resort anchors the mountain, with private clubs such as Yellowstone Club and Spanish Peaks nearby.
Big Sky straddles two counties. Meadow Village and Town Center fall under Gallatin County zoning, while much of the mountain sits in Madison County. Montana has no general sales tax; Big Sky collects its own 4% resort tax on lodging and many purchases.
Prices have more than doubled since 2019.
Big Sky residential sales, multi-year view from the local MLS.
Source: Explore Big Sky, Eric Ladd, using MLS data, 2026.
Vacation rental performance
Big Sky short-term rentals improved both last winter and this spring.
Sources: AirROI, ski market winter 2026-2027, data as of July 29, 2026; Natural Retreats, Q2 2026, using Key Data for about 1,350 rentals in the resort tax district. Past results do not predict future income.
Where you can rent nightly.
Big Sky has no town government. Gallatin County zoning lists where short-term rentals (30 days or less) are permitted, Madison County covers much of the mountain, and every rental needs a Montana Public Accommodation License reviewed by the local health department. Last checked November 13, 2026.
Permitted: Gallatin Canyon/Big Sky zoning sub-districts
- R-MF 3500, R-MH 6000, R-MF 6500, R-SF 7500, R-SF 11000 and RC-SF
- C-I, CC, TCC, TCR, R-B and R
- Includes much of Meadow Village and Town Center; confirm the sub-district with the county map
Madison County side: covenants usually decide
Mountain Village, Moonlight Basin, Spanish Peaks and Yellowstone Club sit largely in Madison County. HOA and club covenants often set whether, and how, you can rent. Read them before you buy.
Not permitted: other Gallatin sub-districts
Gallatin County says that if short-term rentals are not mentioned in a zoning district's regulations, they are not permitted anywhere in that district.
Match the home to the rules.
Nightly rental investment
Look at condos and townhomes in permitted Gallatin sub-districts and at resort properties whose covenants allow rentals. Budget for the 4% resort tax, Montana lodging taxes and a health department license.
Private club home
Yellowstone Club, Spanish Peaks and Moonlight Basin offer private amenities. Club and HOA rules govern use and rentals, so review them early.
Co-ownership
Co-ownership options in Big Sky change often. Ask us what is currently available before you commit to whole ownership.
Big Sky FAQ
Can I short-term rent a home in Big Sky?
It depends on the location. In the Gallatin County part of Big Sky, short-term rentals are a permitted use in listed zoning sub-districts and not permitted in others. On the Madison County side, HOA and club covenants often decide. Every rental needs a Montana Public Accommodation License.
What taxes apply to short-term rentals in Big Sky?
Stays of less than 30 consecutive days in the Big Sky Resort Area District carry a 4% resort tax, plus Montana state lodging taxes. Major booking platforms collect the resort tax, but owners must still register each year.
What does a home cost in Big Sky?
The median sold price was about $891 per square foot in winter 2025-26, up more than 140% since winter 2018-19, according to MLS data reported by Explore Big Sky. Prices vary widely between Meadow Village, the mountain and the private clubs.
How far is Big Sky from an airport?
About an hour from Bozeman Yellowstone International Airport in normal driving conditions.
Do you charge buyers a fee?
No. There is no fee to buyers for our guidance.
Thinking about Big Sky?
Tell us what you have in mind and we will introduce you to a trusted local agent and share what fits your plans.