Are you dreaming of open space, room for animals, or an irrigated pasture, but not sure whether Three Forks or Manhattan is the better fit? You are not alone. Many buyers compare commute times, water access, and land-use rules before choosing where to plant roots. In this guide, you will learn the key differences between the two areas, what to verify before you buy, and how to match each location to your acreage goals. Let’s dive in.
Quick snapshot: Three Forks vs. Manhattan
Manhattan
- Closer to Bozeman and central Gallatin Valley amenities.
- Appeals to buyers who want shorter daily drives to jobs, shopping, and services.
- Easier access to valley trail systems and Bozeman-area outdoor amenities.
Three Forks
- Immediate access to I-90 and US-287 and a more agricultural, ranch-style landscape.
- Strong river recreation near the confluence of the Jefferson, Madison, and Gallatin rivers.
- Often attractive for larger contiguous parcels and regional access.
Location and access
Commute and roads
Both communities sit in Gallatin County within the broader Gallatin Valley. Manhattan typically offers shorter commutes to Bozeman-area jobs and services. Three Forks sits at a transportation junction with immediate access to I-90 and US-287, which is helpful if you travel regionally or need frequent highway access.
Airport and transit
Bozeman Yellowstone International Airport serves the region. Drive time depends on your exact parcel and road conditions. Public transit is limited in rural areas, so plan on using private vehicles for daily travel.
Rural character and recreation
Both towns offer horseback riding, views, and quick access to outdoor fun. In Three Forks, you will find strong river recreation like fishing and float trips plus open agricultural landscapes. In Manhattan, you are closer to Gallatin Valley trail networks and Bozeman-area amenities while still enjoying a rural feel.
Land-use and permits
Zoning and jurisdiction
Whether you are inside town limits or on unincorporated county land matters. Properties inside the town of Three Forks or the town of Manhattan follow municipal zoning and permitting. Outside town limits, Gallatin County zoning and standards apply. Larger acreage parcels are often in the county.
Subdivision and minimum sizes
Creating or splitting acreage is governed by Gallatin County subdivision regulations. Minimum lot sizes depend on zoning and whether public water or sewer is available. If you plan to divide land, expect a county review process. Ask about any possible subdivision exemptions for specific agricultural transfers.
Wells, septic, and building permits
Most acreage uses private wells and septic systems. Septic permitting and reviews go through the Gallatin City-County Health Department. Building permits for homes, barns, and large outbuildings are issued by either the applicable town offices or Gallatin County Planning & Permitting. If you need a driveway approach on a county road, you may need a permit from the county road department.
Covenants and HOAs
Many rural subdivisions have CCRs or HOAs that set rules for livestock, building envelopes, aesthetics, and road maintenance. Carefully read any covenants and ask about annual dues and road agreements. Some parcels are also in special districts, such as irrigation or rural water districts, which can include fees.
Water and irrigation rights
Domestic wells
Small acreage typically relies on a private groundwater well. Ask for well logs, depth, pump capacity, and recent water quality tests. Municipal water is usually limited to properties inside town service areas.
Irrigation rights
If you want hay or pasture, irrigation is a big factor. In Montana, irrigation water rights control who can use surface water, how much, and where. Rights can materially affect land value and use. Some parcels sit within irrigation districts or have historic ditches and easements. Others may rely on groundwater for irrigation, which can require a separate right. Always confirm recorded rights and on-the-ground infrastructure with the Montana Department of Natural Resources and Conservation (DNRC) and inspect ditches and headgates on site.
Water testing and quality
Request recent well tests and verify flow rates. Standard tests often include bacteria, nitrate, and arsenic. Quality and yield can vary even within the same area, so do not skip testing.
Soils, flood risk, and wildfire
Soils and topography
Soils influence pasture productivity, septic suitability, and construction costs. Flatter valley ground is often better for hay and pasture. A soil evaluation or septic perc test may be required before permitting.
Floodplains and setbacks
Parcels near rivers or creeks may lie in FEMA flood zones or local floodplain overlays. Setbacks for homes and septic systems can limit where you build. Check mapping and ask the county about any stream or riparian setbacks that apply.
Wildfire and insurance
Wildfire is a real consideration in Montana. Parcels with heavy timber or in the wildland-urban interface may face higher insurance costs and require defensible-space measures. Confirm coverage options early, ask about local volunteer fire department response, and plan for mitigation.
Utilities and services
Power and heat
NorthWestern Energy provides electricity for much of Gallatin County. Extending power to remote acreage can be expensive, so obtain estimates for line extensions and transformers during due diligence. Natural gas is limited outside towns. Many rural properties use propane or electric heat.
Internet and cell coverage
Broadband options vary widely, from cable or DSL in some areas to fixed wireless, satellite, or cellular hotspots elsewhere. Signal strength can change from one ridge to the next. Always check service availability and speeds for a specific address before you commit, especially if you work from home.
Trash, mail, and emergency services
Rural trash collection is often handled by private haulers or by taking refuse to transfer stations. Mail may be delivered to roadside boxes or managed by a P.O. box in town. Emergency services are provided by county and town agencies, and response times vary by location and access.
Taxes, classification, and financing
Property taxes and agricultural status
Montana property taxes depend on assessed value, mill levy, and property classification. Some acreage can qualify for agricultural or open-space classification if it meets use and productivity criteria. This can reduce taxes, but it requires specific activity and thresholds. Confirm current tax classification with the county assessor and ask how a change in use could affect your tax bill.
Mineral rights
Mineral rights can be severed from surface ownership. Clarify whether mineral rights transfer with the sale and whether any leases or reservations exist that could affect land use.
Financing paths
Loan terms differ for raw land, improved parcels, and owner-occupied homes on acreage. Down payment and rates can be less favorable on raw land. Some buyers may qualify for USDA Rural Development or construction loans. A lender familiar with Montana rural properties can streamline approvals and set realistic timelines.
Market context and value drivers
Acreage demand in Montana rose in recent years as buyers sought space and lifestyle shifts. Inventory for larger parcels can be tight. Values are influenced by proximity to Bozeman, usable water rights, buildable acreage, quality access roads, and views. In general, Manhattan’s proximity to Bozeman can push per-acre pricing higher for commuting buyers, while Three Forks may appeal for larger tracts, irrigation history, and interstate convenience. For current pricing and inventory, look to local MLS data and recent sales with a Gallatin County specialist.
Due diligence checklist
Use this list to keep your process on track:
- Verify zoning, permitted uses, and whether the parcel is in town or county jurisdiction.
- Review CCRs, HOA documents, and any special district assessments.
- Confirm legal access, easements, and road maintenance agreements.
- Order a title search to identify covenants, easements, and mineral reservations.
- Pull DNRC water-rights records; inspect ditches and headgates in person.
- Obtain well logs and recent water quality and flow tests.
- Review septic permits and maintenance records or schedule a soil/site evaluation.
- Check FEMA flood maps and confirm local floodplain overlays and setbacks with the county.
- Assess wildfire risk and speak with the local fire district about response and mitigation.
- Contact utility providers for power, propane, and internet options and extension costs.
- Investigate environmental factors, such as past uses or storage tanks.
- Confirm property tax history and current classification with the county assessor.
Which fits your acreage goals?
- If your priority is a short, consistent commute to Bozeman-area jobs, schools, and services, Manhattan often fits better while still offering a rural feel for hobby farms and small horse properties.
- If you want larger, more agricultural acreage with easier interstate access and river-focused recreation, Three Forks often delivers the landscape and lifestyle you want.
- If irrigation rights and hay production matter, compare recorded rights and physical infrastructure for specific parcels in both areas.
- If you work from home, verify internet speed and reliability at the address before you decide.
- If you value water access and float-fishing, Three Forks’ river proximity may tip the scales.
Both communities can be great choices. The best fit comes down to how you weigh commute, water, soils and septic viability, utilities, and your day-to-day lifestyle. When you are ready to compare active listings, dig into water rights, or map out a subdivision path, connect with a local advisor who lives and works this market.
Ready to explore acreage on either side of the valley? Schedule a friendly, no-pressure consult with Amanda Shearman to map your next steps.
FAQs
What should I verify about water rights when buying acreage in Gallatin County?
- Confirm recorded irrigation and domestic rights with DNRC, verify ditch access on site, and review transferability with your title company.
How do septic and well approvals work for rural properties near Three Forks or Manhattan?
- The Gallatin City-County Health Department reviews septic systems and well permits; ask for existing permits, well logs, and recent water tests.
Are there different zoning rules inside town limits versus county land?
- Yes. Parcels inside Three Forks or Manhattan follow municipal rules, while unincorporated parcels follow Gallatin County zoning and subdivision standards.
What utilities are typically available on acreage outside town?
- Expect electricity from NorthWestern Energy, propane for heat in many cases, and varied internet options such as fixed wireless, satellite, or cellular hotspots.
How can floodplains affect where I build on a river-adjacent parcel?
- Flood overlays and riparian setbacks can limit building envelopes for homes and septic; always check FEMA maps and confirm local rules with the county.
What financing should I consider for land versus a home on acreage?
- Raw land often requires higher down payments and different terms; explore construction or USDA Rural Development options with a local rural-experienced lender.
