Building your home in Big Sky.
Big Sky sits in two counties, gets real snow, and has its share of steep lots and design review. We sort out which rules apply to your lot before anything gets drawn.
- Counties
- Gallatin and Madison. Which side you're on changes the paperwork.
- Building permit
- None for a single-family home. State electrical and plumbing permits apply.
- Fire
- Big Sky Fire Department reviews driveways and sprinkler and alarm plans.
- Water & sewer
- The Big Sky Water & Sewer District inside its boundaries. A well and septic outside.
- Design review
- The Big Sky Owners Association, and many subdivisions, review plans.
Two counties, two sets of paperwork.
Big Sky isn't a town, so the counties run it. On the Gallatin County side, you're under Big Sky zoning and need a county land use permit. On the Madison County side, which includes the resort and Moonlight Basin, there's no county zoning, but there's a pre-construction safety review with a site plan showing the driveway and the nearest water for firefighting, and the county sanitarian charges a construction fee.
Either way, a single-family home doesn't need a state building permit. State electrical and plumbing permits still apply. If you plan to rent the house out nightly, tell us up front: state permit rules treat a building for short-term guests differently than a family home.
Design review and covenants.
The Big Sky Owners Association reviews construction on its property against the lot's covenants and its design regulations, and many subdivisions have their own design review. We plan the time for approvals before construction starts, so the schedule doesn't hang on a committee meeting.
Fire department, snow and steep lots.
The Big Sky Fire Department reviews residential driveways and sprinkler and alarm plans, and tests systems before they're accepted. Snow loads go up with elevation, so an engineer sets the load for your exact site. Steep lots usually mean a longer driveway and more dirt work, and we price that when we walk the land.
Water and sewer.
Inside the Big Sky Water & Sewer District, a lot near the district's sewer generally has to connect to it, and the hookup needs the district's permit. Outside the district, it's a well and septic: Gallatin City-County Health permits septic on one side, the Madison County sanitarian on the other.
What clients say when the trucks leave.
★★★★★Dan Frey built our dream home in 2025 and what a phenomenal job he did. His attention to detail is amazing. We couldn’t be happier with the finished product.
★★★★★From the initial consultation to the final walkthrough, their team showed professionalism, transparency and a genuine commitment to quality craftsmanship.
★★★★★Dan is very smart and knows how to put quality work behind his projects. Great work ethic and always willing to work with the customer.
Building in Big Sky.
Do I need a building permit in Big Sky?
Not for a single-family home. State electrical and plumbing permits still apply, along with the county paperwork, the fire department's review, septic or sewer permits, and any design review.
Does it matter which county my lot is in?
Yes. Gallatin has Big Sky zoning and a land use permit. Madison has no county zoning but a pre-construction safety review and a construction fee. Septic permits come from a different office on each side.
What snow load do you build for?
Whatever your site calls for. An engineer sets it for the exact location, and it goes up with elevation.
Can I hook up to Big Sky water and sewer?
Only inside the district's boundaries, or by agreement with its board, and where there's capacity. Otherwise it's a well and septic.
Do I need HOA approval?
If your lot is under the Big Sky Owners Association or a subdivision's covenants, yes. We plan the time for it before construction starts.
Tell us about your land.
Own land, or about to buy it? Tell us where it is, what you want to build and roughly what you want to spend. We'll set up an overview call, and if we're not the right fit, we'll say so.