Is Black Eagle, Montana Good for Airbnb Investment?

To start an Airbnb in Black Eagle, Montana, begin by researching local zoning laws through Cascade County planning department and the City of Great Falls (as Black Eagle is part of the Great Falls metropolitan area), as short-term rentals may require conditional use permits or business licenses depending on your property's zoning classification. Contact the Montana Department of Revenue to obtain a state lodging facility license and register for state accommodation taxes, while also checking with Cascade County for any local lodging taxes or permits required. Find a suitable property by searching residential areas in Black Eagle that allow short-term rentals, considering proximity to attractions like Giant Springs State Park and the Missouri River, with typical property costs ranging from $150,000-$300,000 for a 2-3 bedroom home as of 2023. Furnish the property with durable, comfortable furniture focusing on outdoor recreation themes popular in Montana, including quality bedding, kitchen essentials, WiFi, and outdoor gear storage, budgeting approximately $15,000-$25,000 for complete furnishing. Create your Airbnb listing with professional photos highlighting mountain views and outdoor access, setting competitive rates around $80-$150 per night based on local market analysis, and emphasize proximity to outdoor activities and Great Falls attractions. Manage your property by establishing cleaning protocols between guests, responding promptly to inquiries, maintaining the property regularly, and considering hiring local cleaning services or property management companies if you live far from Black Eagle, while ensuring compliance with Montana's innkeeper liability laws and maintaining appropriate insurance coverage for short-term rental operations.

To identify profitable short-term rental properties in Black Eagle, Montana, focus on properties within 10-15 minutes of Malmstrom Air Force Base and Great Falls, as military personnel and visitors to the larger city drive demand. Target 2-4 bedroom single-family homes or duplexes built after 1980 with modern amenities, full kitchens, parking, and outdoor spaces that appeal to extended-stay guests. Analyze comparable properties using AirDNA and Mashvisor to identify average daily rates of $80-120 and occupancy rates of 60-75%, while researching competition through Airbnb and VRBO searches within a 5-mile radius to identify gaps in amenities or pricing. Utilize the Cascade County Assessor's office for property values, partner with local real estate agents familiar with STR regulations, and leverage Great Falls Tourism data to understand seasonal demand patterns driven by outdoor recreation at nearby Giant Springs State Park and Missouri River activities. Consider properties near Highway 87 for easy access while avoiding industrial areas, and factor in Montana's relatively permissive STR regulations compared to other states when calculating potential returns.

To obtain an Airbnb/STR permit in Black Eagle, Montana, you must first contact the Cascade County Planning Department at 121 4th Street North, Great Falls, MT 59401, as Black Eagle falls under county jurisdiction rather than having its own municipal permitting system. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement, floor plan of the rental unit, proof of liability insurance (minimum $1 million coverage), fire safety inspection certificate from the local fire department, and a business license from Montana Department of Revenue. The application fee is approximately $150-200 with an annual renewal fee of $100-125, plus additional inspection fees of around $75-100. You must also register for Montana state lodging taxes and obtain a Montana business license, which costs $70 for most rental operations. The property must meet specific safety requirements including smoke detectors in each bedroom and common area, carbon monoxide detectors, fire extinguisher, emergency exit plan posted in each unit, and maximum occupancy limits based on square footage (typically 2 people per bedroom plus 2 additional). The approval timeline is generally 4-6 weeks from submission of complete application, though initial inspections may add 1-2 weeks. Black Eagle specifically requires parking for each rental unit, quiet hours enforcement between 10 PM and 7 AM, and a local contact person available 24/7 for emergencies, with contact information provided to immediate neighbors.

Short-term rentals (STRs) are generally legal in Black Eagle, Montana, as the small unincorporated community in Cascade County operates under Montana state law and county regulations rather than having its own municipal ordinances. Cascade County does not have comprehensive STR restrictions, allowing property owners to rent their homes for short periods, though they must comply with standard zoning requirements and obtain necessary business licenses. The area is not subject to the stricter regulations found in larger Montana cities like Bozeman or Missoula, which have implemented caps and permit systems due to housing concerns. Property owners should ensure compliance with fire safety codes, septic system regulations if applicable, and collect appropriate lodging taxes as required by Montana Department of Revenue. Recent changes in Montana have primarily occurred at the municipal level in resort towns rather than affecting rural areas like Black Eagle, where STRs remain relatively unrestricted as of 2024, though owners should verify current Cascade County zoning compliance and state tax obligations.

The best areas for Airbnb investment in Black Eagle, Montana are the neighborhoods near the Missouri River waterfront, particularly along River Drive North and the historic residential areas between 14th Avenue North and 25th Avenue North. These locations are attractive due to their proximity to outdoor recreation activities like fishing, boating, and river access, which draw tourists year-round. The area near Smelter Park and the neighborhoods close to Giant Springs State Park (just across the river) benefit from visitor overflow seeking accommodations near Great Falls' major attractions. Properties near the Black Eagle Dam and along Bootlegger Trail are desirable for their scenic river views and easy access to hiking and biking trails. The residential areas around 15th Street North offer good investment potential due to their central location and proximity to both recreational amenities and the greater Great Falls area, attracting both leisure travelers and business visitors to the region. These neighborhoods also benefit from the area's growing reputation as a gateway to outdoor adventures and its connection to the Lewis and Clark Trail, making them appealing to history enthusiasts and nature lovers seeking authentic Montana experiences.

Black Eagle, Montana, which is located in Cascade County, subjects Airbnb properties to a 3% state accommodations tax that applies to all lodging rentals under 30 days, collected by the Montana Department of Revenue. Cascade County imposes an additional 3% local option tax on short-term rentals, bringing the total occupancy tax to 6% on gross rental receipts. The City of Great Falls, which Black Eagle falls under for some tax purposes, may impose an additional 3% resort tax in certain areas, though this typically applies more to commercial lodging facilities. Airbnb hosts must register with the Montana Department of Revenue to obtain a tax license and remit taxes quarterly using Form PR-1, with payments due by the last day of the month following each quarter. The state accommodations tax has no exemptions for short-term rentals, while some counties may exempt rentals under $50 per night or those rented for more than 30 consecutive days. Hosts are responsible for collecting these taxes from guests at the time of booking and maintaining detailed records of all transactions, with penalties of up to 25% of unpaid taxes plus interest for non-compliance.

Starting an Airbnb in Black Eagle, Montana requires approximately $185,000-$220,000 in total initial investment. Property purchase costs average $165,000 based on median home prices in the Cascade County area as of 2023. Furnishing a 2-3 bedroom property typically runs $8,000-$12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup costs including professional photography, listing creation, and basic renovations total around $3,000-$5,000. Permits and licensing fees in Cascade County range from $500-$1,200 depending on local regulations and business license requirements. Insurance premiums for short-term rental coverage average $1,800-$2,400 annually, with the first year paid upfront. Utility setup and deposits for electricity, gas, water, internet, and cable services cost approximately $800-$1,200. First six months of operating expenses including utilities ($600/month), cleaning supplies ($100/month), maintenance reserves ($200/month), and platform fees (3% of estimated $2,000 monthly revenue) total around $5,760, bringing the complete startup investment to roughly $185,000-$220,000 for a turnkey Airbnb operation in Black Eagle, Montana.

Airbnb properties in Black Eagle, Montana typically generate annual revenues between $15,000-$35,000 depending on property size and amenities, with average daily rates ranging from $75-$150 during peak summer months and $45-$85 in winter. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($25-$40 per turnover), property management (15-25% if outsourced), utilities ($150-$300 monthly), insurance ($1,200-$2,000 annually), and maintenance costs averaging $2,000-$4,000 yearly. Net profit margins typically range from 15-35% for well-managed properties, with higher-end homes near the Missouri River or those offering unique amenities like hot tubs achieving occupancy rates of 60-75% annually compared to 40-55% for basic properties. Success factors include proximity to Great Falls attractions, professional photography, competitive pricing strategies, and maintaining 4.8+ star ratings, with properties featuring outdoor amenities and scenic views commanding premium rates. A typical 3-bedroom home purchased for $180,000-$220,000 can generate $8,000-$18,000 in annual net profit after all expenses, representing returns of 4-8% on investment before considering property appreciation in this emerging short-term rental market.

Airbnb investments in Black Eagle, Montana typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by the area's proximity to Great Falls and outdoor recreation opportunities along the Missouri River. Properties in this small community of approximately 1,200 residents can expect initial profitability within 18-24 months, with average nightly rates of $85-120 during peak summer months and $60-85 in off-season periods. The market benefits from consistent demand from travelers visiting Malmstrom Air Force Base, outdoor enthusiasts accessing nearby fishing and hunting areas, and visitors to the Lewis and Clark National Historic Trail, though occupancy rates typically average 55-65% annually due to the rural location and seasonal tourism patterns.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Black Eagle, Montana. Local real estate agents in the Great Falls area such as Berkshire Hathaway HomeServices Rocky Mountain Real Estate and Century 21 Big Sky Real Estate have experience with investment properties that could serve the Airbnb market near Malmstrom Air Force Base. National services like Mashvisor, AirDNA, and Rabbu provide market analysis and property identification tools for the Montana market. BiggerPockets connects investors with local professionals, while companies like Awning and RedAwning offer property management services for short-term rentals in smaller Montana markets. Local property management companies such as Great Falls Property Management and Montana Property Solutions can assist with Airbnb operations, and real estate investment groups through Facebook and Meetup often share opportunities in the Cascade County area where Black Eagle is located.