Big Sky STR Rules: Canyon Zoning, Not Four Corners Owner Stay
- Thomas Garner
- 3 days ago
- 11 min read
This post is Gallatin Canyon/Big Sky zoning and the health license, not a Four Corners owner-on-site rule.
Big Sky is unincorporated and sits in both Gallatin and Madison. There is no city short-term rental permit. Gallatin Canyon/Big Sky zoning section 23.14 treats lodging under 30 consecutive days as lodging inside the dwelling only. No occupancy cap, no local-contact minute rule, and no night cap in that district. Four Corners is a different Gallatin desk. This is not legal advice.
Gallatin City-County Health Department public accommodation license: $294 application including one pre-op inspection. State DPHHS public accommodation license $100 for one to ten rooms, expires December 31, not transferable. BSRAD resort tax is 4 percent, 3 percent base plus 1 percent infrastructure, filed on MUNIRevs. Combined with Montana lodging 8 percent the guest-facing stack is 12 percent. Zero phones. Four Corners comment period is over. The STR text was adopted December 9, 2025 and March 31, 2026. Rural Four Corners adds a 183-day primary-residence acknowledgment and owner on site. Definition is under 28 consecutive days. Do not copy those rules onto Gallatin Canyon/Big Sky. Madison County has no county STR zoning. Yellowstone Club and Spanish Peaks covenants are private, not county occupancy law. This is not legal advice. Hosts confirm the county file that matches the parcel before listing. We market. We do not take the lock.
Rules: Keep The Resort Years On Separate Lines
On this Big Sky rules: keep the resort years on separate lines section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. Big Sky is unincorporated and sits in both Gallatin and Madison. There is no city short-term rental permit. Gallatin Canyon/Big Sky zoning section 23.14 treats lodging under 30 consecutive days as lodging inside the dwelling only. No occupancy cap, no local-contact minute rule, and no night cap in that district. Four Corners is a different Gallatin desk. This is not legal advice.
The second paragraph of rules: keep the resort years on separate lines is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. Legal name: Big Sky, an unincorporated census-designated place in Gallatin County and Madison County, Montana, under Lone Mountain. Not Bozeman. Not West Yellowstone. Not Four Corners as this typical year. Yellowstone Club and Spanish Peaks are named neighborhoods on AirROI, not a typical-year dashboard.
Read more in Big Sky STR Report 2026: Resort Year Over Forty and Remote Work In Big Sky: Thirty Days Is Still Tra.
Rules: Typical Year Sits Over Forty Five Thousand
On this Big Sky rules: typical year sits over forty five thousand section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. Gallatin City-County Health Department public accommodation license: $294 application including one pre-op inspection. State DPHHS public accommodation license $100 for one to ten rooms, expires December 31, not transferable. BSRAD resort tax is 4 percent, 3 percent base plus 1 percent infrastructure, filed on MUNIRevs. Combined with Montana lodging 8 percent the guest-facing stack is 12 percent. Zero phones.
The second paragraph of rules: typical year sits over forty five thousand is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. Tourism slug KEEP. Lead audited BSRAD FY2025 resort tax $23,135,037, up 11 percent versus FY2024. The unaudited monthly PDF prints $23,271,267. Label both. Do not average. FY2025 monthly peak March $4,125,806 and trough November $574,165 are collections, not occupancy. Yellowstone National Park 2025 recreation visits 4,762,988 are PARK. Gallatin ITRR $887.3 million is COUNTY.
Read more in Market a Big Sky Stay Without A Generic Valley C and DIY vs Hire: Big Sky Listings That Still Hide Lo.
Rules: Four Corners Is Not The Canyon Desk
On this Big Sky rules: four corners is not the canyon desk section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. Four Corners comment period is over. The STR text was adopted December 9, 2025 and March 31, 2026. Rural Four Corners adds a 183-day primary-residence acknowledgment and owner on site. Definition is under 28 consecutive days. Do not copy those rules onto Gallatin Canyon/Big Sky. Madison County has no county STR zoning. Yellowstone Club and Spanish Peaks covenants are private, not county occupancy law.
The second paragraph of rules: four corners is not the canyon desk is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. This is not legal advice. Hosts confirm the county file that matches the parcel before listing. We market. We do not take the lock.
Read more in Big Sky Shoulder: Price May Mud Apart From The M and Who Books a Big Sky Rental: Ski Weeks, Not A Pri.
Rules: AirDNA Occupancy Is Not The AirROI Mean
On this Big Sky rules: airdna occupancy is not the airroi mean section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. Legal name: Big Sky, an unincorporated census-designated place in Gallatin County and Madison County, Montana, under Lone Mountain. Not Bozeman. Not West Yellowstone. Not Four Corners as this typical year. Yellowstone Club and Spanish Peaks are named neighborhoods on AirROI, not a typical-year dashboard.
The second paragraph of rules: airdna occupancy is not the airroi mean is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. Do not average $68,071 with $104.3K. Do not lead Airbtics. Do not copy Four Corners 183-day owner-on-site onto Big Sky. Do not print two-plus-two occupancy as county law. Do not treat Yellowstone Club as the independent-host typical year.
Read more in Remote Work In Big Sky: Thirty Days Is Still Tra and Buying a Big Sky Rental: PAL Dies On Transfer Fo.
Rules: Madison Has No County STR Zoning
On this Big Sky rules: madison has no county str zoning section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. Tourism slug KEEP. Lead audited BSRAD FY2025 resort tax $23,135,037, up 11 percent versus FY2024. The unaudited monthly PDF prints $23,271,267. Label both. Do not average. FY2025 monthly peak March $4,125,806 and trough November $574,165 are collections, not occupancy. Yellowstone National Park 2025 recreation visits 4,762,988 are PARK. Gallatin ITRR $887.3 million is COUNTY.
The second paragraph of rules: madison has no county str zoning is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. Do not average these years. Big Sky AirROI, updated 2026-08-08, August 2025 through July 2026: $68,071 per year, n=1,078, occupancy 34.7 percent, ADR $828, RevPAR $292. Deepest live Airbnb n. That typical year is over the $45,000 gate. WATCH AirDNA, updated September 1, 2026: $104.3K, n=1,235, occupancy 53 percent, ADR $789. Revenue gap about 53 percent. Occupancy gap. Never average.
Read more in DIY vs Hire: Big Sky Listings That Still Hide Lo and Big Sky Tourism Data: BSRAD Tax Is Not Listing O.
Rules: Yellowstone Club Is A Neighborhood Not A Year
On this Big Sky rules: yellowstone club is a neighborhood not a year section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. This is not legal advice. Hosts confirm the county file that matches the parcel before listing. We market. We do not take the lock.
The second paragraph of rules: yellowstone club is a neighborhood not a year is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. WATCH Rabbu as of April 27, 2026: $101,135, n=494, occupancy 58 percent, ADR $879. Older vintage, smaller n, summer-led months that fight AirROI winter peak. DROP Airbtics $125K last updated 2026-03-12. DROP AirDNA Gallatin Gateway as a Big Sky extract: it aliases the same $104.3K n=1,235 blob. Professionally managed share is 58.6 percent on AirROI.
Read more in Who Books a Big Sky Rental: Ski Weeks, Not A Pri and Complete Visitors Guide to Big Sky For Independe.
Rules: Combined Lodging Stack Is Twelve Percent
On this Big Sky rules: combined lodging stack is twelve percent section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. Do not average $68,071 with $104.3K. Do not lead Airbtics. Do not copy Four Corners 183-day owner-on-site onto Big Sky. Do not print two-plus-two occupancy as county law. Do not treat Yellowstone Club as the independent-host typical year.
The second paragraph of rules: combined lodging stack is twelve percent is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. Big Sky is unincorporated and sits in both Gallatin and Madison. There is no city short-term rental permit. Gallatin Canyon/Big Sky zoning section 23.14 treats lodging under 30 consecutive days as lodging inside the dwelling only. No occupancy cap, no local-contact minute rule, and no night cap in that district. Four Corners is a different Gallatin desk. This is not legal advice.
Read more in Buying a Big Sky Rental: PAL Dies On Transfer Fo and What It Costs to Start a Legal Big Sky Vacation .
Rules: Photograph Lone Mountain This Driveway Can Finish
On this Big Sky rules: photograph lone mountain this driveway can finish section, hosts should keep the next sourced line on its own page and keep neighbor towns labeled. Do not average these years. Big Sky AirROI, updated 2026-08-08, August 2025 through July 2026: $68,071 per year, n=1,078, occupancy 34.7 percent, ADR $828, RevPAR $292. Deepest live Airbnb n. That typical year is over the $45,000 gate. WATCH AirDNA, updated September 1, 2026: $104.3K, n=1,235, occupancy 53 percent, ADR $789. Revenue gap about 53 percent. Occupancy gap. Never average.
The second paragraph of rules: photograph lone mountain this driveway can finish is a different job than the first: apply the fact to photos, calendar, or the desk, then stop inventing dollars. Gallatin City-County Health Department public accommodation license: $294 application including one pre-op inspection. State DPHHS public accommodation license $100 for one to ten rooms, expires December 31, not transferable. BSRAD resort tax is 4 percent, 3 percent base plus 1 percent infrastructure, filed on MUNIRevs. Combined with Montana lodging 8 percent the guest-facing stack is 12 percent. Zero phones.
Read more in Big Sky Tourism Data: BSRAD Tax Is Not Listing O and Big Sky Versus Gallatin And Madison County STR D.
Hosts who underwrite Big Sky should keep $68,071 and $104.3K on separate lines, confirm the canyon desk not Four Corners, and photograph Lone Mountain this driveway can actually finish.
Sources disagree on n and occupancy. Write the unit you can legally list. We market. We do not take the lock.
Keep AirROI $68,071 n=1,078 beside AirDNA $104.3K n=1,235. Typical resort year sits over $45,000. Photograph Lone Mountain this Big Sky driveway actually has, not a Bozeman valley tile. File big-sky-mt-str-rules-2026-four-corners-comment-period.
Frequently Asked Questions
Does Big Sky allow Airbnb?
There is no city permit. Unincorporated Gallatin Canyon/Big Sky zoning lists short-term lodging in named sub-districts. Confirm the parcel map. File AirROI sixty eight thousand seventy one dollars on one thousand seventy eight listings beside AirDNA one hundred four thousand three hundred dollars on one thousand two hundred thirty five listings, and do not invent a third average. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag one now here.
What is the license fee?
Gallatin health public accommodation is $294 including one pre-op inspection. State license is $100 for one to ten rooms. Confirm 2026. Price May like May, keep Airbtics one hundred twenty five thousand off the typical resort year, write occupancy thirty four point seven percent beside fifty three percent, and do not steal a Four Corners week. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag two now here.
Does the health license transfer on sale?
No. The public accommodation license is owner- and location-specific. A buyer files new. Gallatin Canyon zoning is a different file from Four Corners 183-day owner-on-site, the health license is two hundred ninety four dollars, and this pack does not invent a hall phone. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag three now here.
Is occupancy two per bedroom plus two?
No county occupancy table on the canyon desk. Do not print HOA two-plus-two as Gallatin law. Bozeman AirROI forty one thousand two hundred seventy stays on its own under-gate line, does not travel to a Big Sky APN, and should not be averaged into AirDNA n one thousand two hundred thirty five. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag four now here.
Is this legal advice?
No. Hosts confirm the county file before listing. We market. We do not take the lock. Do not invent tax dollars beyond the four percent BSRAD plus eight percent state lodging stack already sourced, confirm current remittance at draft, and keep park visits off occupancy for this mountain file. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag five now here.
Did you invent a hall phone?
No. This cluster keeps zero phones. Use the health form and MUNIRevs. Do not invent a remaining count, comps should start with stays you can photograph, and Four Corners stays another Gallatin desk. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag six now here.
Does Four Corners share this desk?
No. Four Corners 183-day owner-on-site is a different Gallatin district. Do not copy it onto Big Sky. Typical resort year sits over forty five thousand so peak copy still has to be honest about occupancy disagreement, and a May mud week is not a filled March Saturday. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag seven now here.
What lodging tax applies?
BSRAD 4 percent plus Montana lodging 8 percent, combined 12 percent. Confirm current remittance. Do not invent a hall phone, confirm the county page before you advertise, and keep a Yellowstone Club steamer caption out of photo one unless this is the vs-club slug. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag eight now here.
Does Madison County issue a STR permit?
No county STR zoning was found. Madison still needs the state public accommodation license via the sanitarian. Four hundred ninety four cannot be treated as the AirDNA sample, occupancy thirty four percent is not occupancy fifty three percent, and eight hundred twenty eight dollars is the AirROI ADR line. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag nine now here.
Are Yellowstone Club rules county law?
No. Club and Spanish Peaks covenants are private. They are the vs-neighborhoods file, not the canyon desk. Write Lone Mountain and Meadow Village, keep a Bozeman week out of photo one, and treat Ennis as a neighbor desk not a second KEEP. Keep March priced like March on this extract. Independent hosts should still photograph Lone Mountain this driveway actually has. Write Big Sky by name and keep Bozeman off this caption. Answer tag ten now here.
Related Reading
Town years already live on Crest and Cove: file Whitefish, Red Lodge, and Livingston on their own lines before you blend a Big Sky driveway into a generic Montana ski caption.
Work with Crest & Cove Creative
A listing scrape is not a health license. Four Corners owner-on-site still is not the Gallatin Canyon desk.
Send the APN if you need the canyon desk read. We will keep Gallatin zoning apart from Four Corners owner-on-site, recut listing copy so the health license shows, rewrite SEO for the canyon, and align Airbnb, Vrbo, and the direct site.
Reach out at crestcove.co or (256) 998-7502.
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