Bolthole Index

Rosebud County, Montana

Building permits, zoning and septic rules in Rosebud County, Montana

49Index Score / 100
#42 of 56 in Montana

Unincorporated Rosebud County, Montana does not require a county building permit for a home1. Montana's state building-permit program exempts farm and ranch buildings and residential buildings with fewer than five dwelling units unless they serve transient guests, so a typical single-family home here needs neither a county nor a state building permit2. Rosebud County has no countywide zoning outside the towns of Colstrip and Forsyth3, and any new septic system needs a permit from the county Sanitarian's office4.

At a glance

Building permit
Not required by Rosebud County; a Montana state permit can still apply to larger, commercial or multi-unit buildings12
Zoning
No countywide zoning outside Colstrip and Forsyth35
Septic permit
Required, issued through the county Sanitarian's office46
Owner-builder
Allowed -- there is no county building permit to be exempt from78
Well permit
Exempt statewide for groundwater use of 35 gpm or less and 10 acre-feet a year or less9
Driveway from a county road
No-fee work permit required from the Road Foreman before building an approach10
Floodplain permit fee
$450 for a simple application, $950 for a complex one11

Who to call

Planning & zoning

Rosebud County Planning & Permitting (County Planner)

Building/electrical permit questions, zoning, floodplain permits and subdivision review for Rosebud County

406-346-2251

1251 Main St, PO Box 47, Forsyth, MT 59327

Septic permits

Rosebud County Sanitarian

Septic (wastewater) permits and other environmental health permitting for Rosebud County

406-699-9787

1251 Main Street, PO Box 47, Forsyth, MT 59327

Roads & driveways

Rosebud County Road Department

County road work permits and encroachment permits, including approaches built from a county road onto private land

406-346-2261

2975 Old Highway 10, PO Box 1117, Forsyth, MT 59327

Contact details are copied from each office’s official page and were checked against it on September 24, 2026.

Do you need a building permit in Rosebud County, Montana?

Unincorporated Rosebud County does not require a county building permit for a home1. Building and electrical permits are not required through Rosebud County government, though the state of Montana can still require its own permit12.

Montana's state building-permit program only reaches certain projects: it exempts farm and ranch buildings, private garages and storage buildings used for an owner's own use, and residential buildings with fewer than five dwelling units unless they serve transient guests2. A typical single-family home in Rosebud County falls under that residential exemption, so it needs neither a county nor a Montana state building permit13.

Larger multi-unit buildings, commercial buildings, or buildings serving transient guests do need a Montana state permit, issued by the state's Building Codes Program rather than by Rosebud County14. On a project that does need one, the permit holder must call the state building inspector at least 24 hours before a requested inspection, and the inspector then has 72 hours from that notice to perform it15.

Who handles building, zoning and floodplain questions in Rosebud County?

Rosebud County Planning & Permitting, also called the County Planner's office, oversees land development, subdivision review, floodplain regulation and environmental permitting for the county16. The office is at 1251 Main St, PO Box 47, Forsyth, MT 59327, and its commissioners' and floodplain-administrator line is 406-346-225116. Office hours are Monday through Friday, 8 a.m. to 5 p.m., and by appointment16. Because Rosebud County does not issue a general building permit, this is still the right first call for a rural buyer: it can confirm a parcel's flood-hazard status and its zoning status relative to Colstrip and Forsyth before construction begins3.

Does Rosebud County have zoning?

Rosebud County has no countywide zoning ordinance outside the towns of Colstrip and Forsyth, which administer their own municipal zoning3. The County Planner's page confirms the county sets no zoning or permitting requirements for cell towers or businesses and requires no sign permit, consistent with having no general zoning code5. An airport-affected-area overlay outside Colstrip and Forsyth restricts incompatible land uses near airports, though Rosebud County's Growth Policy does not publish a full district map for it3. Because there is no zoning ordinance, official Rosebud County sources do not establish specific setback, lot-coverage, building-height or minimum-dwelling-size numbers for unincorporated land, so confirm any such limits directly with Rosebud County Planning & Permitting before you build16.

How do septic permits work in Rosebud County?

Rosebud County requires a septic permit for a new septic system, issued through the county Sanitarian's office4. The Sanitarian's office administers county environmental permitting and provides the septic permit application, along with guidance on soils, wells and streams17. Reach the Sanitarian at 406-699-9787, 1251 Main Street, PO Box 47, Forsyth, MT 5932717. Only about 19.1% of Rosebud County's soils are free of severe limitations for a conventional septic drain field, so an engineered or alternative system is common on the county's more difficult ground18. Statewide, Montana's environmental agency still requires a drainfield permit from the local health department even on a subdivision that already has a state Certificate of Subdivision Approval19.

Can you live in an RV or tiny home on your land in Rosebud County?

Rosebud County's official pages do not state a countywide rule for living in an RV or a tiny home on private land, and this stays unconfirmed -- ask Rosebud County Planning & Permitting before you buy or move in16. The county has no published zoning ordinance covering RV or tiny-home occupancy outside Colstrip and Forsyth3. If a tiny home counts as a residential dwelling with fewer than five units and is not rented to transient guests, it likely falls under the same Montana state building-permit exemption that covers a house, so it would need neither a county nor a state building permit2. Rosebud County also has no official published rule on accessory dwelling units or a minimum dwelling size for unincorporated land, so confirm both with the Planning & Permitting office before placing a second unit or a small home on your parcel16.

Building a home in Rosebud County: the steps, in order

  1. Contact Rosebud County Planning & Permitting first to confirm your parcel's zoning status -- unincorporated land has no county zoning outside Colstrip and Forsyth -- and whether it lies in a mapped flood hazard area163.
  2. Apply for a septic permit through the county Sanitarian's office before you build, since Rosebud County requires a permit for any new septic system174.
  3. Check your water source: a groundwater well pumping 35 gallons per minute or less and using 10 acre-feet a year or less can qualify as an exempt well, while larger uses need a state water permit9.
  4. Confirm whether your project needs a Montana state building permit -- most single-family homes, farm buildings and private garages are exempt, but larger, commercial or multi-unit buildings are not2.
  5. If your driveway will cross onto a Rosebud County road, get a no-fee work permit from the Road Foreman at 406-346-2261 before you build the approach20.
  6. If you are in or near a mapped floodplain, file a Flood Plain Application with Planning & Permitting; the simple application fee is $450 and the complex application fee is $9501116.

What to check before you buy land in Rosebud County

Rosebud County averages 14.7 inches of precipitation a year and has sat in severe drought in about 12.7% of years, so confirm your water source and well yield before closing2122. Only 19.1% of the county's soils are free of severe limitations for a conventional septic drain field, so budget for a site evaluation and a possible engineered system18. About 58.8% of the county's land sits at 15% slope or less, and roughly 8% is wooded -- useful context for driveway grading and clearing a building site2324. Federal land covers 10.2% of the county, so check whether a parcel borders public land before you count on access or grazing25. Rosebud County's effective property tax rate is about 0.6%, with a median property tax bill of $1,191 a year2627. The county sits roughly 97 miles from the nearest metro area, with a population density of 1.6 people per square mile -- rural enough that services and response times can run longer than in town2829.

Watch-outs

  • Rosebud County has no official published rule on RV living, tiny-home occupancy, accessory dwelling units, setbacks, lot coverage, building height or minimum dwelling size for unincorporated land -- confirm all of these with Rosebud County Planning & Permitting before you build16.
  • Colstrip and Forsyth set their own municipal zoning, so a search result about Rosebud County zoning can actually describe a town's rules rather than the county's3.
  • The county road work-permit rule covers an approach built from a Rosebud County road onto a private road; check with the Road Department if your access involves a different kind of road2010.

Sources

  1. County Planner - Rosebud County (2026 county census)
  2. Building Permits, quoted and re-checked
  3. Rosebud County Growth Policy, quoted and re-checked
  4. County Planner - Rosebud County, quoted and re-checked
  5. Rosebud County - County Planner (2026 county census)
  6. County Planner - Rosebud County (2026 county census)
  7. Montana law on county zoning and building authority
  8. County Planner - Rosebud County (2026 county census)
  9. Exempt Well Updates and Information, quoted and re-checked
  10. Road Department - Rosebud County, quoted and re-checked
  11. Flood Plain Application Fee Schedule, quoted and re-checked
  12. County Planner - Rosebud County, quoted and re-checked
  13. Building Permits (Montana statewide rule), quoted and re-checked
  14. Building Permits (Montana statewide rule), quoted and re-checked
  15. Is a State Building Permit Needed?, quoted and re-checked
  16. Rosebud County Planning & Permitting (County Planner) (rosebudcountymt.gov)
  17. Rosebud County Sanitarian (rosebudcountymt.gov)
  18. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  19. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  20. Rosebud County Road Department (rosebudcountymt.gov)
  21. Annual precipitation: Bolthole Index county data
  22. Share of years in severe drought: Bolthole Index county data
  23. Share of land at 15% slope or less: Bolthole Index county data
  24. Wooded share of land: Bolthole Index county data
  25. Federal land share: Bolthole Index county data
  26. Effective property tax rate: Bolthole Index county data
  27. Median property tax bill: Bolthole Index county data
  28. Distance to the nearest metro area: Bolthole Index county data
  29. Population density: Bolthole Index county data

Written September 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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County locator

Rosebud County in Montana

49
County map
Rosebud County highlighted among the Montana counties · colored by Index score

How Rosebud County scores

Seclusion90100% ev.
Self-Sufficiency15100% ev.
Admin Boringness88100% ev.
Durability41100% ev.
Property Autonomy83100% ev.
Carry Cost84100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$233kTypical home
0.6%Property tax
$716Land / acre
14.7"Annual rain
12.7% of yrsSevere drought
14.4 / yr (+11.4)Mid-century 100°F days
21.1 daysMid-century dry spell
0.99" (+4.3%)Mid-century 1-day rain
1.24×Wildfire change factor
100%Forward climate coverage
$2,128Home insurance / yr
-0.6% / yrInsurance growth
0.41%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
303Radius comparison (15 mi)
1.6People / sq mi
10.2%Federal land
58.8%Land at 15% slope or less
19.1%Septic soil without severe limits
547,907 acWorkable land screen
8%Wooded land
9.8 tonsBiomass / forest ac
45.3°FAvg temp

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Answers from the rulebook for Rosebud County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Rosebud County rules

  • Building permitNot required

    Building and electrical permits administered by Rosebud County.

    • The county page states that permits may still be required by the State of Montana.
    “Building and electrical permits are not required through Rosebud County, but may be required by the State of Montana.”
  • Owner-builder exemption · follows from the permit answerNot needed

    Unincorporated Rosebud County: no county building permit is required, so there is no permit to be exempt from and you may build your own home. State licensing for electrical, plumbing and HVAC work may still apply.

    • The county page states that permits may still be required by the State of Montana.
    “Building and electrical permits are not required through Rosebud County, but may be required by the State of Montana.”
  • Zoning districtsPartial

    Countywide zoning-district publication and land-use controls, aggregated from Rosebud County’s official Growth Policy.

    • The Growth Policy states there are no county zoning regulations outside the municipalities of Colstrip and Forsyth.
    • Municipal zoning within Colstrip and Forsyth is administered by those municipalities, not Rosebud County.
    • Airport affected-area regulations apply outside Forsyth and Colstrip and restrict incompatible land uses around airports; the cited source does not publish a complete district map or all district standards.
    • Rosebud County’s floodplain regulations and subdivision regulations remain separate land-use controls, not countywide zoning districts.
    “There are no zoning regulations in Rosebud County other than those within the municipalities of Colstrip and Forsyth.”
  • Minimum lot sizeSpecified

    Lots in subdivisions governed by the Rosebud County Subdivision Regulations.

    • Where no zoning regulations are in effect, maximum density and minimum lot size must be established in consultation with local and state health authorities.
    • The cited provision does not state a single numeric countywide minimum lot size.

    minimum lot size determination: Established in consultation with local and state health authorities where no zoning regulations are in effect.

    “minimum lot size must be established in consultation”
  • Who permits septicCounty

    Septic permitting and related environmental permitting in Rosebud County.

    • The County Planner page identifies Rosebud County Planning & Permitting as a county-government department that administers county regulations and assists with environmental permitting requirements.
    • The Sanitarian’s office provides a Septic Permit Application.
    “Click on the following links to obtain information on the topics processed through the Sanitarian’s office. [...] Septic Permit Application”
  • Septic permitRequired

    Septic systems in Rosebud County.

    • The official county page states that Rosebud County requires septic permits.
    • A septic permit application is provided through the County Sanitarian’s office.
    “Rosebud County does require septic permits.”
  • Agricultural exemptionAvailable (with conditions)

    A land division outside a platted subdivision creating a parcel for agricultural use only under the Rosebud County Subdivision Regulations.

    • The parcel must be used only for production of livestock or agricultural crops.
    • No residential, commercial, or industrial buildings requiring water or sewer may be built on the parcel.
    • A covenant running with the land is required, with a signed and acknowledged recitation on the face of the survey and a separate recordable covenant document.
    • Agricultural purpose means raising crops, livestock, or timber and excludes residential structures and facilities for commercially processing agricultural products.
    • Any change to a non-agricultural use subjects the parcel to review as a minor subdivision.
    • Residential, commercial, or industrial structures may not be utilized, constructed, or erected on the parcel unless the covenant is revoked.
    • The parcel must meet the criteria for an agricultural designation under section 15-7-202, MCA.
    • The applicable exemption under the Sanitation in Subdivisions Act must be properly invoked for the DEQ review exemption.
    “parcel will be used only for the production of livestock or agricultural crops”
  • Driveway accessRequired

    An approach built from a Rosebud County road onto a private road.

    • A work permit is required for the described alteration of a county road.
    • The permit requires a form and approval by the Rosebud County Road Foreman.
    • To apply, the applicant must contact the Road Foreman at (406) 346-2261.
    • The work permit has no fee.
    • The source does not establish a requirement for every driveway or for roads that are not county roads.
    “A work permit is issued to a private party or an entity when they alter a county road; for example, when an approach is built from a county road onto a private road.”
  • Permit feesPublished (with conditions)

    Floodplain applications administered by Rosebud County Planning & Permitting.

    • Fees are non-refundable.
    • Simple Flood Plain Application fee is $450.00.
    • Complex Flood Plain Applications fee is $950.00.
    • Engineering and environmental vendors are charged by the vendor.
    • Information posted on the County website has no charge.
    • Reprints of applications and supporting documentation are subject to the Document Reproduction Fee Schedule.
    • Fees are payable to Rosebud County Treasurer.
    • The fee schedule is marked Revised April 2025; this is reported as a revision date, not an effective date.

    simple flood plain application fee: 450 USD · complex flood plain application fee: 950 USD

    “Fees are non-refundable. Simple Flood Plain Application $450.00 Complex Flood Plain Applications $950.00”
  • County-wide zoningAbsent

    The County Planner page indicates the county has no zoning/permitting requirements ("Rosebud County does not currently have any zoning or permitting requirements"); no countywide zoning ordinance is identified.

    Rosebud County - County Planner ↗Scouted from the county site, not yet independently re-checked

Montana rules that apply here

  • Building code adoptedAdopted (with conditions)

    Montana's uniform state building code for residential and commercial buildings statewide.

    • The currently listed codes are amended and adopted through Administrative Rules of Montana Title 24, Chapter 301.
    • Cities, counties, and towns may enforce local building codes, all or in part, only through certified local building-code-enforcement programs.
    • State-owned agencies must be permitted through the Montana Department of Labor and Industry.
    • The listed 2021 International Building, Residential, and Existing Building Codes and related codes are effective June 11, 2022; the listed ASME boiler and pressure-vessel codes are effective November 6, 2021.

    International Building Code edition: 2021 · International Residential Code edition: 2021 · effective date for listed principal codes: 2022-06-11 (ASME boiler and pressure-vessel codes listed on the official page are effective 2021-11-06)

    “In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Residential and commercial buildings across Montana, including Rosebud County, under the Montana Building Codes Program.
      “The program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
  • InspectionsRequired

    Projects requiring a Montana state building permit.

    • The permit holder must call the building inspector at least 24 hours before a requested inspection.
    • The inspector has 72 hours from notification to perform the requested inspection.
    • This claim concerns state-administered inspections and does not establish a Rosebud County local inspection program.

    advance inspection notice: >= 24 hours · inspection performance window: <= 72 hours (measured from notification)

    “It is the responsibility of the permit holder to call the building inspector at least 24 hours before a requested inspection, and that the inspector have 72 hours from the notification to perform the requested inspection.”
    One more reviewed finding on this topic
    • Limited — Buildings and other projects requiring permits under Montana state building-code jurisdiction; certified local governments may perform inspections within their certified jurisdictional areas.
      “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
  • Certificate of occupancyLimited

    Buildings constructed in accordance with the Montana state building code or a county, city, or town building code.

    • The certificate must certify that the building conforms to the applicable building regulations.
    • The statute addresses certificates for buildings constructed under the state or local building code; it does not establish a universal certificate requirement for every structure or every occupancy.
    “A certificate of occupancy for a building constructed in accordance with the provisions of the state building code or county, city, or town building code must certify that the building conforms to the requirements of the building regulations applicable to it.”
  • Well permitLimited

    Groundwater wells and other groundwater uses in Montana, including Rosebud County.

    • A water permit is required for all surface-water use and groundwater uses over 35 gallons per minute or 10 acre-feet per year.
    • Small groundwater developments using 35 gallons per minute or less and not exceeding 10 acre-feet per year may qualify for an exception to the water-permit process as exempt wells.
    • Beginning January 1, 2026, users intending to develop water through a permit exception must file a Notice of Intent with DNRC before using water from an exempt well.
    • An authorized Notice of Intent is valid for five years, with an opportunity for one five-year extension.
    • The Notice of Intent form fee is $400.

    groundwater flow threshold: > 35 gallons per minute (Groundwater uses at or below 35 gallons per minute may qualify for an exempt-well exception.) · annual groundwater volume threshold: > 10 acre-feet per year (Groundwater uses at or below 10 acre-feet per year may qualify for an exempt-well exception.) · Notice of Intent fee: 400 USD · Notice of Intent authorization period: 5 years (One five-year extension may be available.)

    “A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
  • Building in a floodplainRequired

    New development within a designated Special Flood Hazard Area in Montana.

    • The applicant must check with the local floodplain administrator to determine whether an SFHA has been designated.
    • Covered development includes placement of fill, roads, bridges, culverts, transmission lines, irrigation facilities, storage of equipment or materials, excavation, new construction or development, placement or replacement of manufactured homes, and new construction, additions, or substantial improvements to residential and commercial buildings.
    • Permit applications are obtained from the local floodplain administrator.
    • Application fees and timelines are established by the local government and vary widely throughout the state.
    “Anyone planning new development within a designated Special Flood Hazard Areas (SFHA).”
  • Short-term rentalsLimited

    Short-term rentals operated in Montana.

    • A Property Manager license is required unless the operator qualifies for an exemption under MCA § 37-56-104 or MCA § 50-51.
    • Local land-use, lodging, tax, and public-accommodation requirements may also apply.

    application fee: 50 USD

    “Short Term Rentals: A Property Manager license is required for short term rentals unless an operator qualifies for an exemption”
  • Permit processPublished (with conditions)

    State-administered Montana building permits for covered non-exempt construction outside certified local-government jurisdictions.

    • A state permit applies to certain new buildings and alterations, additions, and repairs.
    • Projects within the jurisdictional limits of a certified local government program are excluded from the state permit program.
    • Construction plans and a Building Permit/Plan Review Application must be submitted for review and approval.
    • The permit is issued after plan-review comments are satisfactorily answered and fees are paid.
    • Separate electrical, plumbing, and mechanical permits may be required.
    • The permit holder must notify the inspector when work is ready and provide access for required inspections.

    average plan review time: three weeks (Actual timing depends on workload, project size, and deficiencies.)

    “To obtain a state building permit, submit construction plans and a Building Permit/Plan Review Application to the Building Codes Program for review and approval.”
  • Campground & park staysLimited

    Camping in Montana Fish, Wildlife & Parks public-use sites.

    • Camping is prohibited except in areas specifically designated or marked for camping.
    • A camping unit, vehicle, equipment, or personal items may not be left overnight without a person present.
    • Camping longer than 7 nights at one or more campsites in a public use area during any consecutive 30-day period is prohibited unless otherwise posted by the department.
    • Designated occupancy limits must not be exceeded.
    • Special-use-permit terms must be followed unless otherwise posted.
    • Campsites must be vacated by 1 p.m. on the day of departure; camping facilities must be vacated by 12 p.m. on the day of departure.

    maximum camping duration: <= 7 nights per consecutive 30-day period (unless otherwise posted by the department) · campsite departure time: 1 p.m. · camping-facility departure time: 12 p.m.

    “Unless otherwise posted by the department, within a public use site it is prohibited to: [...] camp at one or more campsites in a public use area for a period of longer than 7 nights during any consecutive 30-day period, beginning with the first night occupied unless otherwise posted by the department;”
  • county zoning authorityGeneral

    Montana boards of county commissioners adopting zoning regulations for all or parts of their jurisdictional areas, including unincorporated land.

    • The board of county commissioners must have adopted a growth policy pursuant to Montana Code Annotated chapter 1.
    • Zoning regulations must be adopted in accordance with Title 76, chapter 2.
    • The statute also contains a temporary provision for counties that adopted a master plan before October 1, 1999; that provision authorized adoption or revision only until October 1, 2006.
    “a board of county commissioners that has adopted a growth policy pursuant to chapter 1 is authorized to adopt zoning regulations”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — Minimum dwelling size requirements for unincorporated residential development in Rosebud County.
  • Setbacks — Building setback requirements in unincorporated Rosebud County.
  • Lot coverage — Lot coverage requirements in unincorporated Rosebud County.
  • Building height — Building height requirements in unincorporated Rosebud County.
  • Camping on your land — Temporary camping on private land in Rosebud County.
5 more unanswered
  • Tiny homes
  • Accessory dwellings
  • Septic inspection
  • Off-grid sanitation
  • Mandatory utility hookup

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Rosebud County, Montana

Is Rosebud County a good place to live off-grid or homestead?

Rosebud County scores 49/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 303 people within 15 miles and low administrative friction for a quiet rural property. Watch-outs: weak self-sufficiency basics: only 14.7″ of rain a year and elevated current hazard exposure.

Do you need a building permit in Rosebud County, Montana?

Rosebud County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Rosebud County Sanitarian. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Rosebud County, Montana?

Land in Rosebud County runs about $716 per acre, based on the latest county data.

What is the water situation in Rosebud County?

Rosebud County gets about 14.7" of rain a year, with severe drought in roughly 12.7% of years.

How remote is Rosebud County?

A typical private-land location has about 303 people within 15 miles and 57,308 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

Going off-grid in Rosebud County means bringing your own water and power. The kit we’d start with:

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How Rosebud compares in Montana

Compare side-by-side →See all 56 Montana counties ranked →