Is Conner, Montana Good for Airbnb Investment?

To start an Airbnb in Conner, Montana, begin by researching local regulations through Ravalli County and contacting the county planning department at (406) 375-6541 to understand zoning requirements and any short-term rental restrictions, as Montana generally allows short-term rentals but local jurisdictions may have specific rules. Obtain necessary permits including a Montana business license through the Secretary of State's office, register for state lodging taxes with the Montana Department of Revenue, and secure liability insurance coverage of at least $1 million through companies like Proper Insurance or CBIZ. Find a suitable property by searching rural listings on Zillow, LandWatch, or working with local realtors like Berkshire Hathaway HomeServices Montana Properties, focusing on properties with scenic mountain views, proximity to outdoor activities, and reliable internet access. Furnish the space with rustic Montana-themed decor from stores like Murdoch's Ranch & Home Supply in Hamilton or online retailers, ensuring you include essential amenities like high-speed internet, heating for winter months, and outdoor furniture for summer activities. List your property on Airbnb, VRBO, and Booking.com with professional photos highlighting the natural surroundings and outdoor recreation opportunities, setting competitive rates based on similar properties in the Bitterroot Valley area (typically $80-150 per night). Manage the property by establishing relationships with local cleaning services in nearby Hamilton, creating detailed house rules for rural property use, installing keyless entry systems, and maintaining regular communication with guests while highlighting nearby attractions like fishing on the Bitterroot River and hiking in the Selway-Bitterroot Wilderness.

To identify profitable short-term rental properties in Conner, Montana, focus on properties within 10-15 minutes of Bitterroot River access points and near Highway 93 for easy guest accessibility, as this small unincorporated community attracts fishing enthusiasts and outdoor recreationists. Target 2-4 bedroom cabins or homes with rustic charm, outdoor amenities like fire pits, hot tubs, or large decks, and ensure reliable internet for remote workers seeking mountain retreats. Analyze comparable STR rates in nearby Hamilton and Darby (typically $150-300/night for similar properties) while positioning 10-15% below due to Conner's smaller size, and calculate potential revenue assuming 40-60% occupancy rates during peak fishing season (May-September). Research competition using AirDNA and Mashvisor to identify the limited existing STR inventory in Conner and surrounding Ravalli County, noting that properties within 5 miles of fishing access sites typically outperform others. Utilize tools like BiggerPockets for market analysis, connect with local real estate agents familiar with recreational properties, monitor Zillow and Realtor.com for properties under $400,000 with STR potential, and verify Ravalli County's short-term rental regulations and any HOA restrictions before purchasing.

To obtain an Airbnb/STR permit in Conner, Montana, you'll need to contact the Ravalli County Planning Department since Conner is an unincorporated community in Ravalli County. Start by visiting the Ravalli County courthouse at 215 S 4th Street in Hamilton or calling their planning office at (406) 375-6561 to inquire about short-term rental regulations, as requirements may vary by zoning district. You'll likely need to submit a conditional use permit application, provide a site plan showing parking and septic capacity, submit proof of property ownership or authorization, obtain a Montana business license, and provide evidence of adequate insurance coverage. Required documents typically include a completed application form, property survey or plot plan, septic system compliance certificate, and neighbor notification forms. Application fees generally range from $200-500 for the conditional use permit plus additional costs for business licensing. The approval timeline usually takes 30-60 days depending on whether a public hearing is required and if any appeals are filed. Specific Conner area requirements may include compliance with rural zoning setbacks, adequate well and septic capacity for increased occupancy, sufficient off-street parking spaces, and adherence to fire safety codes for the rural fire district.

Short-term rentals (STRs) are generally legal in Conner, Montana, as the state of Montana does not prohibit STRs at the state level and leaves regulation primarily to local jurisdictions. Ravalli County, where Conner is located, does not appear to have comprehensive STR restrictions as of 2023, though property owners must comply with basic zoning requirements and may need business licenses. The small unincorporated community of Conner itself lacks specific municipal STR ordinances, meaning operations typically fall under county jurisdiction and must meet standard health, safety, and tax requirements including Montana's lodging facility tax. Recent trends in Montana show increasing local regulation of STRs in tourist-heavy areas, but rural communities like Conner have seen less restrictive approaches, though owners should verify current county regulations and obtain proper permits before operating, as enforcement and requirements can change at the local level.

The best areas for Airbnb investment in Conner, Montana are primarily concentrated around the Bitterroot Valley region, particularly properties near the Bitterroot River corridor and those with mountain views toward the Bitterroot Range. The area around Highway 93 offers excellent accessibility for travelers heading to nearby Glacier National Park and Yellowstone National Park, making it attractive for summer tourism from May through September. Properties near Darby (15 miles south) and Hamilton (25 miles north) benefit from overflow demand during peak fishing seasons, as the Bitterroot River is renowned for trout fishing, attracting anglers from across the country. The western foothills area provides opportunities for properties that cater to hunting enthusiasts during fall seasons, particularly for elk and deer hunting expeditions. Areas closer to the Selway-Bitterroot Wilderness boundary are highly desirable for outdoor recreation enthusiasts seeking hiking, camping, and wilderness experiences. Winter sports enthusiasts traveling to Lost Trail Powder Mountain (45 minutes away) also create seasonal demand. Properties with acreage or those offering a "ranch experience" perform particularly well, as visitors seek authentic Montana experiences, and the region's proximity to both wilderness areas and small-town amenities in nearby Hamilton makes it an ideal base for extended stays.

In Conner, Montana, Airbnb properties are subject to Montana's statewide lodging facility use tax of 3% on gross receipts, which applies to all accommodations rented for fewer than 30 consecutive days. Ravalli County, where Conner is located, does not impose an additional county-level lodging tax as of 2023. The state tax is collected by the Montana Department of Revenue, and property owners must register for a lodging facility license and file monthly returns by the 15th of the following month, remitting taxes electronically through the state's TAP system. Airbnb may collect and remit these taxes on behalf of hosts through their platform's tax collection service, which began in Montana in 2019, though hosts remain ultimately responsible for compliance. Exemptions include stays of 30 days or longer, accommodations provided to permanent residents, and certain government employee lodging. Local municipalities may impose additional resort taxes, but Conner itself does not have specific municipal lodging taxes beyond the state requirement.

To start an Airbnb in Conner, Montana, expect total costs around $385,000-$425,000. Property purchase represents the largest expense at approximately $350,000 based on median home prices in rural Montana markets. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including beds, linens, kitchen essentials, and living room furniture from retailers like IKEA, Wayfair, and local suppliers. Initial setup costs including professional photography, listing creation, and basic renovations average $3,000-$5,000. Permits and fees vary but budget $500-$1,500 for business licenses, short-term rental permits, and potential HOA approvals required by Ravalli County. Insurance costs approximately $1,200-$2,000 annually for short-term rental coverage through companies like Proper Insurance or CBIZ. Utility setup and deposits for electricity, water, internet, and cable total around $500-$800. First six months operating costs including utilities ($600/month), cleaning supplies ($200/month), maintenance reserves ($300/month), and platform fees to Airbnb (3% of bookings) estimate $6,600-$8,000 assuming moderate occupancy rates of 40-50% typical for rural Montana markets.

Airbnb properties in Conner, Montana, a small unincorporated community near the Idaho border, typically generate modest returns due to limited tourist traffic and seasonal demand patterns. Properties in this rural area generally earn $15,000-$35,000 annually in gross revenue, with average daily rates ranging from $80-$150 depending on property size and amenities. Operating expenses typically consume 40-50% of gross revenue, including cleaning fees ($30-50 per turnover), property management (15-25%), utilities ($200-400 monthly), insurance ($1,200-2,000 annually), and maintenance costs. Net profit margins generally range from 15-25% after all expenses, translating to $3,000-$8,000 annual profit for most properties. Success factors include proximity to outdoor recreation areas like the Bitterroot National Forest, unique property features such as hot tubs or mountain views, and targeting hunters, fishermen, and outdoor enthusiasts during peak seasons from May through October. Properties that cater to winter sports enthusiasts or offer amenities for extended stays tend to perform better, with some achieving occupancy rates of 60-70% during peak months, though winter occupancy often drops to 20-30%, significantly impacting annual profitability compared to more established tourist destinations in Montana.

Airbnb investments in Conner, Montana can expect annual ROI of 8-12% based on the area's proximity to outdoor recreation and seasonal tourism patterns. Cash-on-cash returns typically range from 6-10% annually, with properties near Glacier National Park access points achieving higher returns during peak summer months (June-September). Initial profitability usually occurs within 18-24 months for well-positioned properties, with average daily rates of $120-180 depending on property size and amenities. The market benefits from consistent demand from outdoor enthusiasts visiting nearby wilderness areas, though occupancy rates fluctuate seasonally from 35-45% in winter to 70-85% during summer peak season. Properties requiring minimal renovation and positioned within 30 minutes of major hiking trails or fishing access typically achieve the higher end of ROI projections, while those requiring significant upfront investment may see extended profitability timelines of 30-36 months.

STRSearch is a national platform that specializes in identifying profitable short-term rental investment properties across markets including Conner, Montana. Local real estate agents in the Bitterroot Valley area such as those with Berkshire Hathaway HomeServices Montana Properties and Windermere Real Estate often work with investors seeking Airbnb properties in rural Montana markets. National services like Mashvisor, AirDNA, and Rabbu provide market analysis and property identification tools for short-term rental investments in smaller Montana markets. BiggerPockets connects investors with local professionals familiar with Montana's vacation rental regulations, while companies like Awning and RedAwning offer property management services for remote Airbnb investments. Local property management companies such as Bitterroot Property Management and Montana Vacation Rentals can assist with operations, and real estate investment firms like Montana Real Estate Investments occasionally focus on short-term rental opportunities in scenic areas near Conner.