Is Ingomar, Montana Good for Airbnb Investment?

To start an Airbnb in Ingomar, Montana, begin by researching local zoning laws and regulations through Rosebud County's planning department, as Ingomar falls under county jurisdiction rather than municipal oversight. Contact the Rosebud County Clerk and Recorder's office to determine if short-term rental permits are required, though rural Montana counties typically have minimal restrictions compared to urban areas. Find a suitable property by working with local real estate agents familiar with the Ingomar area, focusing on properties with good road access since the town is remote, or consider purchasing one of the few existing structures in this nearly ghost town of approximately 20 residents. 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 appropriate insurance coverage for short-term rentals. Furnish the property with durable, western-themed décor that appeals to tourists seeking an authentic Montana experience, ensuring reliable internet connectivity through satellite providers like HughesNet since fiber options are limited in this rural location. List your property on Airbnb, Vrbo, and other platforms, emphasizing the unique ghost town experience and proximity to attractions like the Ingomar Museum and nearby ranching activities. For management, establish relationships with local contacts in nearby Forsyth (30 miles away) for cleaning and maintenance services, create detailed check-in instructions since you may not be physically present, and develop partnerships with local ranchers or the few remaining Ingomar residents who can assist with guest issues or emergencies.

For identifying profitable STR properties in Ingomar, Montana, focus on properties within 30 miles of major attractions like the Little Bighorn Battlefield National Monument and Pompeys Pillar, as this remote town of approximately 20 residents serves primarily as a waypoint for travelers exploring southeastern Montana's historical sites. Target 2-4 bedroom ranch-style homes or cabins with rustic charm, modern amenities like high-speed internet, and outdoor spaces that can accommodate hunters, history buffs, and road trip travelers, with properties priced between $150,000-$400,000 showing the best ROI potential. Conduct pricing analysis using AirDNA and Mashvisor to identify the limited competition in the area, as there are likely fewer than 10 active STRs within a 50-mile radius, allowing for premium pricing of $120-$200 per night during peak hunting season (September-November) and summer months. Research competition through Airbnb and VRBO searches in nearby Forsyth, Miles City, and Billings to understand market gaps, and utilize tools like STR Helper and Rabbu for market analysis while connecting with local real estate agents familiar with Treasure County's unique market dynamics and seasonal tourism patterns driven by hunting, fishing, and historical tourism.

To obtain an Airbnb/STR permit in Ingomar, Montana, you'll need to contact the Rosebud County Planning Department since Ingomar is an unincorporated community in Rosebud County, located at 1200 Main Street, Forsyth, MT 59327, or call (406) 346-7318. Required documents typically include a completed short-term rental application, property deed or lease agreement, floor plan showing maximum occupancy, septic system inspection certificate, water quality test results, fire safety inspection report, and proof of liability insurance with minimum $1 million coverage. The application fee is estimated at $150-250 with an annual renewal fee of approximately $100-150. You'll also need to register with the Montana Department of Revenue for lodging facility tax collection and obtain a Montana business license if operating commercially. The approval timeline is typically 30-60 days depending on inspection scheduling and document completeness. Specific requirements for Rosebud County likely include maximum occupancy limits based on septic capacity, adequate parking spaces (typically 2 per unit), compliance with rural fire safety standards, and adherence to any applicable zoning restrictions for the agricultural/residential area where Ingomar is located.

Short-term rentals (STRs) are generally legal in Ingomar, Montana, as this small unincorporated community in Rosebud County operates under Montana state law without specific municipal STR regulations. Montana state law does not prohibit short-term rentals, and Rosebud County has not enacted comprehensive STR restrictions as of 2023. However, operators must comply with standard business licensing requirements, collect applicable lodging taxes (currently 3% state bed tax), and ensure properties meet basic safety and zoning requirements. Since Ingomar is primarily zoned for agricultural and residential use, STR operations should verify compliance with any existing land use restrictions, though enforcement in this rural area with a population under 20 people is minimal. Recent legislative sessions in Montana have seen discussions about STR regulations, but no significant statewide restrictions have been implemented, leaving local jurisdictions to establish their own rules, which Rosebud County has largely not done, maintaining a permissive environment for short-term rental operations in Ingomar.

The best areas for Airbnb investment in Ingomar, Montana would be properties near the historic Ingomar Museum and Jersey Lilly Saloon, which attract tourists interested in Old West history and authentic Montana experiences, particularly during summer months from May through September when visitor traffic peaks. The area around Highway 12, which serves as a major east-west corridor, offers potential for business travelers and road trip tourists seeking overnight accommodations between Billings and other regional destinations. Properties with ranch or prairie views within a 5-mile radius of downtown Ingomar capitalize on the growing agritourism market, attracting visitors interested in authentic rural Montana experiences, cattle ranching culture, and dark sky stargazing opportunities. The proximity to the Musselshell River corridor also appeals to fishing enthusiasts and outdoor recreation visitors, while the town's location along historic cattle drive routes makes it attractive for heritage tourism, especially during local events and festivals that celebrate the area's ranching history.

Airbnb properties in Ingomar, Montana are subject to Montana's statewide lodging facility use tax of 3% on gross receipts from accommodations, which applies to all short-term rentals under 30 days and is collected by the host and remitted quarterly to the Montana Department of Revenue by the 15th of January, April, July, and October. Additionally, hosts must collect Montana's 4% state sales tax on lodging services, bringing the total state tax burden to 7%. Petroleum County, where Ingomar is located, does not impose a separate county lodging tax as of 2023, and the small unincorporated community of Ingomar itself has no municipal lodging taxes. Airbnb typically facilitates collection and remittance of these taxes for hosts in Montana through their platform since 2019, automatically adding the applicable taxes to guest bookings and forwarding payments to state authorities. Exemptions include stays of 30 days or longer, accommodations provided to permanent residents, and lodging for certain government employees on official business, though hosts must maintain proper documentation to claim these exemptions and may still need to register with the Montana Department of Revenue depending on their annual rental income.

To start an Airbnb in Ingomar, Montana, expect total costs around $180,000-220,000. Property purchase represents the largest expense at approximately $150,000-180,000 for a median rural Montana home suitable for short-term rental. Furnishing costs will run $8,000-12,000 for complete furniture, bedding, kitchen essentials, and décor to create an attractive guest experience. Initial setup including professional photography, listing creation, and basic renovations costs $2,000-3,000. Permits and fees vary but budget $500-1,500 for business licenses, short-term rental permits, and potential zoning approvals. Insurance including liability coverage and property protection adds $1,200-2,000 annually. Utilities including electricity, water, internet, and heating average $200-300 monthly in rural Montana. First six months operating costs including utilities ($1,200-1,800), cleaning supplies and services ($600-1,000), maintenance reserves ($500-800), marketing ($300-500), and platform fees total approximately $2,600-4,100. Additional considerations include potential property management software subscriptions and emergency repair funds, bringing the complete startup investment to roughly $185,000-225,000 depending on property condition and amenity level desired.

Airbnb properties in Ingomar, Montana face significant profitability challenges due to the town's extremely small population of approximately 15 residents and remote location along Highway 12. Properties in this area typically generate annual revenues of $8,000-$15,000 with average daily rates of $75-$120, primarily attracting travelers seeking unique rural experiences or those passing through on cross-country trips. Operating expenses including utilities, maintenance, cleaning, and property management fees typically consume 60-70% of gross revenue, resulting in net profit margins of 15-25% before taxes and mortgage payments. The Jersey Lilly Saloon and Cafe, one of Ingomar's few commercial establishments, has demonstrated that hospitality businesses can survive by capitalizing on the novelty factor and word-of-mouth marketing among adventure travelers. Success factors for Airbnb properties include offering authentic ranch or frontier experiences, maintaining reasonable pricing to attract budget-conscious road trippers, and marketing the property's historical significance and isolation as selling points. Properties that incorporate local attractions like hunting, fishing, or stargazing experiences tend to achieve higher occupancy rates of 35-45% compared to basic accommodations at 20-30%, though the limited tourist infrastructure and seasonal weather patterns restrict year-round profitability potential.

Airbnb investments in Ingomar, Montana are expected to generate annual ROI of 8-12% with cash-on-cash returns of 6-10%, reaching profitability within 18-24 months based on the rural Montana market dynamics. Properties in this small agricultural community typically see occupancy rates of 35-45% annually, with average daily rates of $85-120 for vacation rentals catering to hunters, fishermen, and travelers exploring eastern Montana's prairie landscape. Initial investment costs are relatively low at $150,000-250,000 for suitable properties, but limited tourism infrastructure and seasonal demand patterns mean investors should expect gross rental yields of 10-15% annually, with net returns after expenses, maintenance, and property management fees settling in the 8-12% range. The timeframe to break even on initial capital improvements and furnishing costs typically extends 20-30 months due to the remote location and limited year-round demand, though properties benefit from minimal competition and strong word-of-mouth referrals from outdoor recreation enthusiasts visiting the area.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Ingomar, Montana, offering comprehensive market analysis and property recommendations. Local real estate agents serving the Ingomar area include Century 21 Big Sky Real Estate and Berkshire Hathaway HomeServices Montana Properties, both with agents experienced in investment properties and vacation rentals. National services like Mashvisor provide detailed Airbnb analytics and ROI calculations for Montana markets, while AirDNA offers short-term rental data and market insights specific to rural Montana locations. Vacasa operates as both a property management company and acquisition consultant, helping investors identify and purchase profitable Airbnb properties in smaller Montana markets like Ingomar. RedAwning and AvantStay also provide market analysis and investment guidance for short-term rental properties in emerging Montana destinations. Local property management companies such as Big Sky Vacation Rentals and Montana Vacation Rentals can assist with both property identification and ongoing management services. Real estate investment firms like Roofstock and Awning have expanded their services to include short-term rental property acquisition in secondary Montana markets, providing turnkey investment solutions for out-of-state investors looking to capitalize on Montana's growing tourism industry.