Picture your mornings on Flathead Lake, coffee in hand, mountains waking up across the water. If you are exploring a second home in Bigfork, it pays to slow down and get a clear plan before you start touring. In this guide, you will learn how to choose the right location, decide on a rental strategy, understand permits and taxes, and budget for real costs. Let’s dive in.
Decide your use plan first
Before you fall in love with a view, decide how you will use the property. Your answer shapes financing, taxes, permitting, and insurance.
Second home financing basics
If you plan to use the property mainly for your own vacations, many lenders treat it as a true second home. Conventional guidance often cites a minimum down payment around 10 percent for qualified second-home borrowers, with stronger credit and cash reserves expected. Because rules vary by lender and by how you plan to occupy the home, get quotes early and be specific about your intended use. You can review common lender distinctions in this overview of buying a second home from Credible.
What changes with an STR
If you want rental income, especially for stays under 30 days, expect added steps. Flathead County treats many short-term rentals as a residential use that requires an administrative conditional-use permit in several zoning districts, with neighbor notification within 150 feet and a typical 30 to 45 day review window. Parcel-level zoning checks matter because some areas are unzoned and have different rules. Start with the county’s short-term rentals page.
Montana also requires lodging tax registration. In practice, you should budget for about 7 percent of charged lodging for state lodging taxes. Read the state’s breakdown on the Lodging Facility Use Tax. In addition, most vacation rentals need a Public Accommodation (Tourist Home) license administered locally by Flathead City-County Health, which involves water, wastewater, and safety checks.
Pick the right Bigfork location
Bigfork offers three broad settings. Each comes with tradeoffs in access, maintenance, and permitting.
In-town convenience
If you prefer year-round access with less maintenance travel, in-town Bigfork can be a smart fit. You will be close to shops, restaurants, the Bigfork Summer Playhouse, and Wayfarers State Park. Many in-town properties are within the Bigfork Water & Sewer District service area, which may simplify utilities compared to well and septic. You can confirm service boundaries with the Bigfork Water & Sewer District.
Lakefront or lake-adjacent
Waterfront commands a premium for shoreline, views, and dock access. It also brings added rules. Flathead County’s lakeshore protection regulations set design and length standards for docks, with 60 feet typical and extensions under certain conditions up to 100 feet. Floating docks often must be removed seasonally. Variance requests can draw public scrutiny, so review lakeshore permits before you write an offer. See the county’s lakeshore protection regulations for details.
Rural and forest parcels
Rural properties offer more privacy and acreage, often with well and septic. Plan for winter access, snow removal, and a higher wildfire exposure profile in some areas. If you intend to rent, confirm septic capacity and any occupancy limits early in your process.
Access and seasonality
Summer is peak season around Bigfork, Flathead Lake, and Glacier National Park, with strong demand from June through August. Shoulder seasons in late spring and early fall can be steady, while winter demand in Bigfork is smaller than in ski towns like Whitefish. For context on the summer surge tied to Glacier visits, see the park’s visitation updates.
Bigfork is accessible year-round via MT-35. Even so, winter storms or wind events can affect travel. Plan for plowing, guest guidance, and vehicle types if you expect winter stays. Glacier Park International Airport (FCA) is roughly 25 to 30 miles away, about a 30 to 45 minute drive depending on route and conditions.
Costs, financing and insurance
Property taxes and fees
Property tax rates vary by parcel and mill levies can change year to year. Effective rates in Flathead County are often below national averages, but you should always review the specific parcel’s bills and notices. Use the county’s property tax portal to look up details.
Operating costs and management
If you plan to rent, build a conservative budget. Professional vacation-rental managers commonly charge 20 to 35 percent of gross rental revenue, and operating expenses after platform and management fees can absorb 30 to 50 percent depending on size, ADR, and turnover. Cleaning fees vary widely by home size. A helpful breakdown of typical fees is available in this STR cost guide.
Insurance, wildfire and flood
Before you buy, check whether any structures fall within a mapped FEMA flood zone. Lenders often require flood insurance for mortgaged properties in those zones, and you may need floodplain permits for certain improvements. Start with the FEMA Flood Map Service Center.
Wildfire risk also affects premiums and coverage availability. Some Bigfork-area neighborhoods participate in wildfire mitigation programs. Exploring Firewise-style mitigation can help reduce risk and may support more favorable insurance terms. See a local example of community engagement in this piece on Bigfork’s Firewise recognition.
Bigfork vs nearby destinations
It helps to place Bigfork in a regional context. Bigfork is a lakeside arts-and-village setting with summer-focused demand. Whitefish, by contrast, is a four-season resort town with a ski base and generally higher year-round tourism. Lake towns like Lakeside, Somers, and Polson have their own utility and access tradeoffs. In Bigfork and much of the surrounding area, county rules often apply to STRs, so parcel-level checks matter. Use a local MLS search and agent support for true price comparisons, especially for lakefront.
Your parcel due-diligence checklist
Use this list to keep your process organized. Tackle these steps before you commit to a property.
- Confirm whether the parcel is zoned and whether an administrative conditional-use permit would be required for an STR. Ask about neighbor notice, timelines, and inspection needs.
- Verify utilities: municipal water and sewer versus well and septic. If septic, request capacity records and recent inspections.
- Review lakeshore and dock permits. Confirm current approvals, any variance history, and seasonal removal requirements for floating docks.
- Pull FEMA flood maps and any county floodplain overlays. Ask about floodplain development permits for future work.
- Ask about any RSIDs, special districts, or planned utility facilities that could affect long-term costs or assessments.
- Map the STR process end to end: county permit steps, Public Accommodation application with county health, and state tax registration.
- Request insurance quotes for the intended use. Compare wildfire and flood premiums and ask about umbrella coverage.
- Confirm financing terms early for second home versus investment underwriting, including reserves.
- Model rental income with a local property manager. Ask for seasonal occupancy and ADR for true comps, plus cleaning, utilities, and platform fees.
- Run a title review focused on access, riparian rights, recorded easements, and any shared-dock agreements.
When you are ready to scout properties, we can help you weigh location tradeoffs, navigate county rules, and pressure test cashflow and ownership costs before you make an offer. If lakeshore is your dream or walkable in-town is your style, you will be set up to buy with confidence.
Ready to start a targeted search or discuss a property you have your eye on? Reach out to Montana Property Brokers to talk through your plan and receive handpicked options that fit your goals.
FAQs
What permits do I need to operate a short-term rental in Bigfork?
- Many parcels require an administrative conditional-use permit from Flathead County, and most vacation rentals also need a state Public Accommodation license and lodging tax registration.
How much down payment do lenders require for a Bigfork second home?
- Conventional guidance often cites around 10 percent down for qualified second-home borrowers, while investment loans usually require larger down payments and reserves.
Are docks allowed on Flathead Lake, and what are the rules?
- Docks are allowed but regulated; county lakeshore standards set design and length limits, and floating docks often must be removed seasonally.
How seasonal is rental demand in Bigfork compared to ski towns?
- Summer is peak season due to Flathead Lake and Glacier National Park, with lighter winter demand than ski-focused towns like Whitefish.
What taxes apply to vacation rentals in Montana?
- Expect about 7 percent in state lodging taxes on stays under 30 days, with owner registration and remittance required even if platforms collect some taxes.
How do I check flood and wildfire risk before buying?
- Review FEMA flood maps for flood zones and consult insurers about wildfire exposure and mitigation options before you write an offer.
