Big Sky, MT short-term rental market report (2026)
Gallatin County, Montana. Rules, revenue, home values, demand, climate, reach and risk, each figure with its source.
- RulesLight-touch (2/5)
- 4-BR typical value$906K
- FEMA riskRelatively Moderate
- Demand drivers within 50 mi3
- People within 300 mi3.9 million
- ClimateSki-plus-summer
Everything STR HUB holds on Big Sky, MT in one place, in the order an investor needs it: whether you can operate, what the numbers are, why and when people come, who can reach it, and what could go wrong.
Every figure comes from a named dataset listed under Sources and method, dated September 21, 2026. Where we do not hold a figure, that part of the report is left out rather than estimated. The Opportunity Score here is partial: it was calculated without revenue data, with the cash-flow component assumed to be below average, so it can understate the market.
Can you operate in Big Sky?
What the rating rests on: No permit cap or residency rule.
Rules change, and a city rating does not cover HOA or deed restrictions. Confirm current requirements with the jurisdiction before you buy or list.
Which way the rules are moving
Stable. The rules we hold report no recent or pending change.
Big Sky has no ban or jurisdiction-wide permit cap on short-term rentals.
Classified from the regulation text we publish; a direction is only kept when the sentence it rests on appears word for word in that text.
The numbers
We have not verified revenue figures for this market yet.
Home values in Gallatin County
Zillow Home Value Index: county-wide typical values for Gallatin County, not list prices. A specific property can sit well above or below them.
What it costs to own
Screening figures, not a bill or a quote. The tax rate is a county-wide median for owner-occupied homes (U.S. Census Bureau, ACS 2018-2022); second homes and rentals are often taxed more heavily, and a purchase usually resets the assessed value. Expected annual loss is from the FEMA National Risk Index.
Housing market momentum
County-level, for-sale housing market: it says nothing directly about STR bookings. A relative ranking among tracked markets, not a forecast. Sources: Realtor.com Economic Research, U.S. Census Bureau, Zillow Home Value Index.
Why people come
3 demand drivers sit within 50 miles of Big Sky, 1 of them new, planned or one-off (flagged emerging). Ordered by published attendance. Attendance appears only where a source publishes it.
Attractions
- Big Sky Resort - Lone Peak Tram replacement emerging: announced
- When
- Winter ski season
- STR angle
- Big Sky is already a major established ski destination; incremental lift capacity upgrades support continued STR demand growth rather than creating a new market.
Outdoor activities
- Madison River (Ennis)
- When
- Fly-fishing season from late spring through fall.
- STR angle
- Destination fly anglers stay for a week with guides booked daily. River-view cabins and small ranch houses with wader storage and space for a drift boat suit them.
- West Yellowstone (snowmobiling)
- When
- Winter snowmobile season, roughly December through March.
- STR angle
- Snowmobiling gives a Yellowstone gateway town (the park is tracked separately) a genuine second season. Cabins and townhomes with trailer parking and sled access work in winter and book solid in summer.
When they come
Ski-plus-summer climate: at least three months bring six inches or more of snowfall, and May to September is comfortable. 4 of 12 months have an average high between 60°F and 88°F, and 8 months average six inches or more of snow. Warmest month: July (average high 77°F). Coldest: February (average low 9°F).
- Jan29°10°ColdSnow
- Feb27°9°ColdSnow
- Mar36°16°ColdSnow
- Apr42°22°ColdSnow
- May53°31°CoolSnow
- Jun65°38°Comfortable
- Jul77°47°Comfortable
- Aug75°47°Comfortable
- Sep66°39°Comfortable
- Oct48°24°CoolSnow
- Nov37°13°ColdSnow
- Dec29°9°ColdSnow
| Month | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Average high (°F) | 29 | 27 | 36 | 42 | 53 | 65 | 77 | 75 | 66 | 48 | 37 | 29 |
| Average low (°F) | 10 | 9 | 16 | 22 | 31 | 38 | 47 | 47 | 39 | 24 | 13 | 9 |
| Precipitation (in) | 1.7 | 2.2 | 1.9 | 2.2 | 2.5 | 2.7 | 1.1 | 1.8 | 1.7 | 2.5 | 1.4 | 1.5 |
| Snowfall (in) | 11.7 | 15.2 | 13.5 | 14.1 | 12.0 | 2.9 | 0.0 | 0.2 | 2.1 | 12.5 | 9.6 | 10.7 |
| Sunshine (hours a day) | 6.3 | 7.0 | 9.1 | 10.0 | 11.5 | 12.6 | 14.2 | 12.0 | 10.8 | 8.3 | 6.9 | 5.9 |
This is climate and events, not booking data. Monthly normals are 2019-2023 averages from the Open-Meteo Historical Weather API (ERA5 reanalysis) at the market pin. We do not hold monthly occupancy or rate data for this market.
Who can reach it
Largest counties within 150 miles
| County | Population |
|---|---|
| Bonneville County, ID | 124,490 |
| Gallatin County, MT | 119,685 |
| Cascade County, MT | 84,423 |
County populations (U.S. Census Bureau, ACS 2018-2022) summed for every county whose centre lies within each straight-line radius. Straight lines are shorter than roads, so read these as generous upper bounds, not drive-time counts.
What could go wrong
| Hazard | FEMA rating | Score (0-100) |
|---|---|---|
| Winter weather | Very High | 99.6 |
| Earthquake | Relatively Moderate | 94.1 |
| Wildfire | Relatively Moderate | 91.4 |
| Hail | Relatively Moderate | 84.5 |
| River flooding | Relatively Low | 64.2 |
| Tornado | Very Low | 16.7 |
This is a county-level index, not an insurance quote or a flood-zone determination. A coastal or wildfire-fringe rental can carry far more exposure than its county average suggests. FEMA does not model hurricane and coastal flooding for this county, which is not the same as zero risk. Get property-level flood, wind and wildfire quotes before you buy.
Market context
Housing and jobs in Gallatin County
U.S. Census Bureau, American Community Survey 2018-2022. Vacation-home share is housing units held for seasonal, recreational or occasional use. All three describe the whole county, not one town or neighbourhood.
What is within 15 km of the Big Sky pin
Counts of features mapped in OpenStreetMap within 15 km of the market pin. A fixed radius favours dense metros, and map coverage varies by area.
Similar markets
The 4 tracked markets whose numbers sit closest to Big Sky's. Each links to its own report.
Closest by normalised distance across the figures both markets hold (typical 4BR value, revenue, occupancy, regulation rating, vacation-home share, tourism job share, 4+ bedroom share, amenity score, population within 300 miles, comfortable months and FEMA risk score). At most 2 of the 4 come from Montana, so the list is not just the neighbours. Similar numbers do not mean similar rules: check each market's regulation section.
See Big Sky on the map
Open Big Sky on the National STR Map to see it against its neighbours, switch overlays and run the deal calculator on your own assumptions.
Big Sky STR questions, answered from the data
Is Airbnb legal in Big Sky?
STR HUB rates Big Sky's short-term rental rules 2/5 (Light-touch) on a scale from 1 (relaxed) to 5 (very strict). That rating was derived from the regulation text we hold and has not yet been reviewed by a person. Rules change, so confirm current requirements with the local jurisdiction before you buy or list.
How much does a 4-bedroom home cost in Big Sky?
The typical 4-bedroom home in Gallatin County is valued at $906,180 (Zillow Home Value Index), and the typical home of any size at $700,687, with all-home values up 0.7% over the past year. These are county-wide typical values, not list prices.
What brings visitors to Big Sky?
3 demand drivers sit within 50 miles of Big Sky: Big Sky Resort - Lone Peak Tram replacement, Madison River (Ennis) and West Yellowstone (snowmobiling). Attendance is shown only where a source publishes it, and each driver's source is linked in the report.
What natural hazards affect Big Sky?
FEMA's National Risk Index rates Gallatin County "Relatively Moderate" overall, with a score of 81.0 out of 100 (a national percentile). The highest-scoring hazards we track there are winter weather and earthquake. It is a county-wide index, not an insurance quote or a flood-zone determination.
When is the weather best in Big Sky?
4 of 12 months have an average high between 60°F and 88°F (June, July, August and September). Ski-plus-summer climate: at least three months bring six inches or more of snowfall, and May to September is comfortable. These are 2019-2023 climate normals, not booking data.
Sources and method
- Regulation summary and strictness rating: STR Agent HUB regulation research.
- Home values: Zillow Home Value Index (ZHVI), county level. Data provided by Zillow Group.
- Housing, employment and population figures: U.S. Census Bureau, American Community Survey (ACS) 5-year estimates, 2018-2022.
- Natural hazard risk: FEMA National Risk Index, county level.
- Amenity counts: © OpenStreetMap contributors.
- Climate normals: Open-Meteo Historical Weather API (CC BY 4.0), 2019-2023 averages.
- Demand drivers: each entry links its own published source in the list above.
Figures come from the STR HUB national dataset dated September 21, 2026 and this page is regenerated whenever that dataset is rebuilt. County-level figures describe Gallatin County as a whole, not one street or neighbourhood. The Opportunity Score (0-100) is a screening heuristic that weighs revenue (35%), regulatory climate (25%), tourism employment (15%), nearby amenities (15%) and large-home supply (10%) relative to the other tracked markets.
Confirm before you act. Short-term rental rules change. Confirm current requirements with the jurisdiction, and work with a licensed local agent who knows which properties can legally operate. This report is screening data, not investment, legal or tax advice.
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