Kalispell Land Buying Process

Real Estate Broker/Owner with 406-270-3667, kat@thehousekat.com, Broker, eXp Realty RRE-BRO-LIC-75443

So you want to purchase land in Kalispell or elsewhere in Flathead County, Montana. The following will walk you through the process of doing so.



Decide how you are going to fund your land purchase.

Your options can include cash, owner financing (if seller is interested in this, many are not), home equity line-of-credit or loan, land mortgage (only a few financial institutions will provide these and a large down payment is typically needed), personal loan, borrow against a 401(k), use a construction loan if buying land AND building, or gift.


Please note, if you are using cash you will need to provide “proof of funds” prior to making an offer, and if you are using a mortgage, you will need a pre-approval prior as well. For more information on funding options, check out this link.  


Identify your must-haves and your nice-to-haves.

Kalispell Land Buying Process photo of foy's lake

Similar to purchasing a home, there are many options when purchasing land in the Kalispell area. Do you want views, and if so, what specific type of view do you want? For options on views, click this link. How will you be using the land? For hunting? A home? A shop? A garden? Will you have pets? Horses? Livestock? Are you okay with property that has covenants (rules) and an HOA? Or do you want a non-zoned, non-regulated parcel? For more aspects to consider, click here.  

If you want rural land, make sure you’re sure!

Flathead County Planning and Zoning put together a useful booklet about rural living. The information includes things you need to know about the actual property/land; for example water rights, soil, noxious weeds, fences and property boundaries. Also access can be somewhat challenging on a rural parcel. Will you have to drive your children to the bus stop? Will you have to bring your garbage somewhere? And what about service delivery, both in terms of getting your home or cabin built and in terms of regular deliveries? And what about Mother Nature? She can rear her head from time to time. And finally, wildlife. Do you want to live where deer, elk, bear, puma and more roam?  


Once you know these things, it’s time to hire a real estate professional.

You could certainly look at listings on any of the popular home search sites and then call the listing agent for information and assistance. But hiring a buyer agent who is working for you has many advantages. First, they work for you. The listing agent works for the seller. And most of the time you don’t have to pay the buyer agent; their commission usually comes from the seller. And a buyer agent can provide you useful information such as price analysis, appropriate contingencies to include, information on new developments coming to that particular area, and more. They will help you navigate disclosures, funding process, appraisals, inspections and get to closing in a smooth and hopefully fun fashion.  

Select and find properties to view.

Once you are working with a real estate agent, let them know what you decided in all the steps above. Your agent will find the right properties to tour that meet your requirements, and then off you go to walk the properties. If you are looking at large parcels, remember to wear appropriate footwear, bring water and, if you have it, bear spray. Just in case.  

Make an offer.

Once you find the perfect property, you’ll make an offer. Your real estate professional will provide market information to help you decide the proper offer price. Some of the things you’ll need to decide will be the amount of the offer, the amount of earnest money, which is money paid within three business days of a signed contract. That money goes to the title company and is held until closing, where it is used as part of the settlement. You’ll also need to come up with a reasonable requested closing date, any contingencies you wish to ask for, and the date your offer is good until. When all that is decided, you’ll need to sign a bunch of forms. The signed buy-sell form (offer form) will be submitted to the seller’s agent along with your pre-approval and/or proof of funds.  


Once the seller receives your offer, they have three options: say no with no counter-offer, counter-offer on any of the terms you’ve included, or say yes. If they counter-offer, you may decide to do the same: reject, counter or accept. This continues until you either cannot reach agreement, or the seller signs and you are under contract.  

From contract to closing.

Once you are under contract, the contract gets submitted to the title company and mortgage company (if appropriate), and both processes are underway. You will do any additional investigation into the land you may wish to do, the mortgage company will conduct an appraisal, and the title company will do a title search and send a report for your review. As you move through the process, your agent will be there to help you understand everything and help you meet your deadlines.  


In Montana, attorneys are rarely used to sell or purchase property and the closing is done by the title company. The buyer and seller will often sign separately, sometimes on separate days as well if one party is out of town. After the closing is completed, the deed is recorded, and you will be the happy owner of Montana land! Time to celebrate!  


For more information about buying land in Kalispell, click here


If you need assistance purchase land in the Kalispell (or surrounding) area, call me at 406-270-3667 or email kat@thehousekat.com. I'm ready to assist!  


Originally published at thehousekat.com.

Posted by


Kat Palmiotti, The House Kat

Licensed Broker, CBR®


eXp Realty LLC

P.O. Box 10458

Kalispell, MT 59904


email: kat@thehousekat.com



406-270-3667 (MT)


facebook    Kat's Homes



Comments (42)

Roy Kelley
Realty Group Referrals - Gaithersburg, MD

This is good advice to share. Congratulations on your feature recognition.

Jan 17, 2021 06:17 AM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker, eXp Realty - Kalispell, MT
Helping your Montana dreams take root

Thank you Roy Kelley . Enjoy your Sunday!

Jan 17, 2021 06:28 AM
Dorte Engel
RE/MAX Leading Edge - Bowie, MD
ABC - Annapolis, Bowie, Crofton & rest of Maryland

Dear Kat,

Good advice. When you buy land, it is not empty. Someone lives there. If you would not like your new neighbors (bears, cougars, snakes), you may want to reconsider. Country living is not for everyone. But those who love it, really love it.

Jan 17, 2021 07:44 AM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good morning Kat Palmiotti ,

What an informative post and one that definitely shows you are the agent to call if plan on making any land purchase in Kalispell, MT!

Jan 17, 2021 08:14 AM
Carol Williams
Although I'm retired, I love sharing my knowledge and learning from other real estate industry professionals. - Wenatchee, WA
Retired Agent / Broker / Property Manager

Hi Kat,
It's obvious you have become the source of info for buying land (or a home) in the Kalispell area. Thank you for the informative post!

Jan 17, 2021 09:37 AM
Grant Schneider
Performance Development Strategies - Armonk, NY
Your Coach Helping You Create Successful Outcomes

Hi Kat Palmiotti - you gave an excellent walk through for house and land.  It is important especially for out of state.  My closing in Florida was like a non event with the title company compared to all of the parties in New York.

Jan 18, 2021 06:55 AM
Paula McDonald, Ph.D.
Beam & Branch Realty - Granbury, TX
Granbury, TX 936-203-0279

Land is one of my favorite things to sell. This is a great post Kat!

Jan 18, 2021 09:12 AM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker, eXp Realty - Kalispell, MT
Helping your Montana dreams take root

Thank you Dörte Engel - You are right about the wildlife. If you won't like that, rural living is not for you!

Thank you for your kind words Dorie Dillard CRS GRI ABR !

Carol Williams - and a thank you to you!


Jan 18, 2021 01:19 PM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker, eXp Realty - Kalispell, MT
Helping your Montana dreams take root

Grant Schneider - I cannot believe how much easier and faster real estate transactions can happen here. I LOVE IT HERE!

Thank you Paula McDonald, Ph.D. - Mine too!

Jan 18, 2021 01:19 PM
Endre Barath, Jr.
Berkshire Hathaway HomeServices - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

Kat congratulations on getting featured on how to sell land, I should do something like your post and add how things changed over the past 26 years on Los Angeles land buying:)Endre

Jan 18, 2021 10:13 PM
Patricia Feager, MBA, CRS, GRI,MRP
Selling Homes Changing Lives

Kat Palmiotti - What a great outline you laid out for prospective Land Buyers! Four words that sum it up well are "Make sure you're sure!" 

Congratulations on a well-deserved FEATURE! I will add, anyone planning to buy land in your area of Montana would be wise to contact you and hire you to do write up the Contract. For buyers and sellers, you will climb every mountain and walk through the valley with your clients, and you'll be very careful going around the bends. With you handling the details, reaching the summit of success is always worth it!

Kat Palmiotti is the Pro when it comes to Selling and Buying Land!

Jan 19, 2021 09:26 AM
Gwen Fowler-864-638-3599 SC Mountains Lakes Homes
Gwen Fowler Real Estate, Inc - Salem, SC
Gwen Fowler Real Estate, Inc.

this outline you've laid out for potential buyers is great! Congrats on the feature

Jan 19, 2021 10:09 AM
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

Prospective land purchasers will be in very good hands when they seek your professional real estate advice and assistance.

Jan 20, 2021 05:20 AM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

This is so well done, Kat, with such great information and advice for those considering purchasing land. There are plenty of issues to consider, as you have outlined so well!


Jan 20, 2021 08:16 PM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker, eXp Realty - Kalispell, MT
Helping your Montana dreams take root

I would love to read that, Endre Barath, Jr. !

Thank you Patricia Feager, MBA, CRS, GRI,MRP ! You are too kind!

Gwen Fowler-864-916-2019 SC Mountains Lakes Homes - I thank you!

Jan 21, 2021 04:54 AM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker, eXp Realty - Kalispell, MT
Helping your Montana dreams take root

Thank you Roy Kelley !

I appreciate your input Jeff Dowler, CRS !

Jan 21, 2021 04:55 AM
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

This is a wonderful resource and I see you created an "other side of the coin" post too!

Jan 22, 2021 06:12 PM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker, eXp Realty - Kalispell, MT
Helping your Montana dreams take root

Thank you Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets - I've already been able to share both with both sellers and buyers so I'm glad I did two!

Jan 23, 2021 06:10 AM
Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
The right Charlotte REALTOR!

I actually read this one first and am now back to commet! LOL I got carried away as I have a land seller right now (under Contract) and two buyers purchasing raw land. These tips are so helpful!

The one thing that I wish our county had, is an information booklet like yours does. One of my sales right now (representing the buyer)  is in a neighboring country. EVERYTHING has to go through them...you don't call your own environmental specialist, septic or well guys. You HAVE to go through them. That said, if you want to spend additional money to have your own, there's nothing stopping you. I would be okay with the other county running everything but, they are IMPOSSIBLE to get ahold of. You can leave a vm on Monday morning and they'll get back to you by Friday! 

Jan 24, 2021 02:09 PM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Kat, what a great post you have here for those buyers interested in buying parcels of land for their dream home.

Jan 30, 2021 07:04 AM

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