How to Sell Montana Land Held in a Trust in 2026

Montana land can feel limitless—prairies, timber, river corridors, and mountain views that sell themselves. But when that land sits inside a trust, the sale has to follow two rulebooks at once: the real estate market and the trust document. With values shifting quickly across land types, getting the process right matters as much as getting the price right.

Today’s market gives trustees plenty to pay attention to. In early 2025, the average price per acre in Montana is about $28,900, according to Haystack Land Company. That headline number includes everything from high-demand homesite acreage to premium recreational tracts, so it’s best used as a broad indicator—not a substitute for a parcel-specific valuation.

Median pricing also shows how far the state has moved in a few short years. In the fourth quarter of 2024, the median price for all types of land in Montana reached $251,500, a 108.6% increase from the first quarter of 2020, according to Haystack Land Company. And if your trust land has residential potential, expectations are still bullish: looking ahead to 2025, residential property values in Montana are expected to increase by about 21%, per Haystack Land Company.

For agricultural parcels, trend lines can look steadier—but still meaningful. Montana agricultural land values rose about 1.7% in 2024 based on USDA data summarized by Swan Land Company. And in 2025, the average value of cropland in Montana was $1,920 per acre, a $90 increase over 2024, according to USDA NASS.

Trust Land in Montana: What “In a Trust” Actually Means

A trust is a legal arrangement that holds title to property for the benefit of one or more beneficiaries. The trustee manages the asset and must follow the trust agreement—often with a duty to act prudently and in the beneficiaries’ best interests.

In practice, Montana trusts commonly hold land to:

• Streamline estate administration and avoid probate delays
• Protect family assets and manage multi-owner decision-making
• Preserve ranch, farm, timber, or recreational property across generations
• Support conservation goals while maintaining working land uses

Why Selling Montana Land From a Trust Can Get Complicated

Selling trust-held land isn’t just “list, sign, close.” The trustee has to align the sale with the trust’s terms, the beneficiaries’ rights, and Montana real estate requirements. The most common friction points include:

• Trust agreement limits. Some trusts restrict when and how the trustee can sell, require beneficiary notice or consent, or specify distribution rules for proceeds.
• Fiduciary duty. Trustees must document decisions and pursue a process that supports fair market value and reasonable terms—not convenience.
• Tax and basis consequences. The timing and structure of the sale can materially affect capital gains, deductions, and reporting.
• Pricing variability across land types. Montana’s “average” numbers can mislead without a local, use-based valuation.
• Legal overlap. Trust law and real estate law intersect at the deed, authority to sell, disclosures, and closing mechanics.

Step-by-Step: How to Sell Montana Land in a Trust

1) Review the Trust Agreement and Confirm Authority

Start with the trust document. Confirm who has authority to sell, whether the trustee needs consent, and how the trust requires proceeds to be handled. If the language is unclear, a Montana trust or estate attorney can interpret the trustee’s powers and help you avoid an invalid or challengeable sale.

2) Value the Property Using the Right Benchmarks

Montana land value depends on use, location, access, water, improvements, and buyer demand. Use current market data as context, but don’t price solely off statewide averages.

Here are useful reference points to frame a pricing conversation:

• Statewide per-acre context (all types): In early 2025, the average price per acre in Montana is about $28,900, according to Haystack Land Company.
• Statewide deal-size context (all types): In Q4 2024, the median price for all types of land in Montana was $251,500—up 108.6% since Q1 2020, per Haystack Land Company.
• Agricultural value baseline: In 2025, Montana cropland averaged $1,920 per acre, up $90 from 2024, according to USDA NASS.
• Recent ag trend: Montana agricultural land values rose ~1.7% in 2024 based on USDA data reported by Swan Land Company.

Then get parcel-specific inputs:

• A certified land appraiser (especially for estates, multiple beneficiaries, or contested decisions)
• A Montana land-focused real estate broker with relevant comps
• Supporting documentation (maps, access, water rights info, leases, easements, surveys)

3) Audit Title, Boundaries, Access, and Use Restrictions

Before marketing, resolve issues that slow closings or reduce buyer confidence:

• Liens, judgments, or unreleased deeds of trust
• Boundary disputes or unclear legal descriptions
• Legal access (recorded easements vs. “handshake roads”)
• Zoning, subdivision potential, and any HOA or CC&R restrictions
• Existing leases, grazing arrangements, or conservation easements

4) Market the Property to the Right Buyer Pool

Trust sales often succeed when you match the property to a clear buyer type: ranch operators, investors, builders, recreation buyers, adjacent neighbors, or conservation-minded buyers. List where those buyers search, and present the land like a product:

• High-quality maps, aerials, and boundary overlays
• Road and access documentation
• Water rights details, well logs, irrigation components, and ditch information (if applicable)
• Lease terms and income history (if applicable)

If the land has residential upside, keep an eye on forward-looking demand. Looking ahead to 2025, residential property values in Montana are expected to increase by about 21%, according to Haystack Land Company. That expectation can influence buyer behavior, timelines, and pricing—especially near growing communities.

5) Evaluate Offers Through a Trustee Lens

The best offer is the one that closes cleanly and fits the trust’s obligations—not always the highest number on paper. Compare offers by:

• Proof of funds or financing strength
• Contingencies (inspection, access verification, water rights review, appraisals)
• Earnest money amount and release terms
• Closing timeline and beneficiary needs

A real estate attorney can review contracts and ensure the trustee signs with the correct capacity and authority.

6) Prepare for Due Diligence (Especially on Rural Parcels)

Expect buyers to request documentation and time for verification. Common due diligence items include:

• Water rights records, irrigated acreage proof, and historic use
• Septic and well feasibility (or municipal availability)
• Environmental conditions and prior uses
• Access, road maintenance agreements, and seasonal limitations
• Surveys and title commitments

7) Close Correctly and Distribute Proceeds Per the Trust

At closing, confirm:

• The deed names the correct trust and is executed by the authorized trustee(s)
• Any trust-required notices, consents, or approvals are completed
• Net proceeds are wired to the proper trust account and distributed according to the trust terms
• Tax reporting (1099-S, capital gains, and trust accounting) is handled properly

Montana-Specific Factors That Can Change Value (and the Sale Process)

Water Rights and Irrigation Economics

In Montana, water rights can drive value as much as acreage. If your trust holds irrigated cropland, rental economics offer useful context: the average rental rate per acre for irrigated cropland in Montana in 2025 was $244, according to USDA NASS. For non-irrigated cropland, the 2025 average rental rate was $147 per acre, per USDA NASS.

Pasture, Grazing Leases, and Carrying Capacity

Pasture value often hinges on grass quality, water distribution, fencing, and access. As a benchmark for lease discussions, the average rental rate per acre for pastureland in Montana in 2025 was $15.50, according to USDA NASS.

Mineral Rights, Surface Use, and Disclosure

Montana buyers frequently ask whether mineral rights convey with the sale. Clarify what the trust owns, what has been severed, and whether any leases exist. This transparency reduces renegotiation late in escrow.

Access and “Remote Reality”

Remote parcels can be highly desirable, but access has to be legally defensible and practically usable. A strong access story—recorded easements, maintained roads, and clear seasonal limitations—protects value.

Local Market Differences (Commercial, Residential, and Beyond)

County-by-county conditions can diverge sharply. For example, in Lake County, Montana, median commercial property values in 2023 were $320,700, up 38%, according to the Montana Department of Revenue. Even if you’re selling rural land, nearby commercial growth can influence buyer expectations, development pressure, and comparable sales.

Alternatives to a Traditional Listing (When the Trust Needs Speed or Simplicity)

• Direct land-buying companies. A cash buyer can reduce timelines and contingencies, which may help when beneficiaries want a faster resolution or the property has unusual issues. The tradeoff is often a lower price in exchange for speed and certainty.
• Auction. Competitive bidding can work well for unique parcels, but outcomes depend on marketing reach, reserve strategy, and buyer turnout.
• Conservation-minded sale. If the land has high habitat or open-space value, conservation buyers may align with the trust’s goals. Easement restrictions can narrow the buyer pool, so targeted outreach matters.

Build the Right Team (Because Trustees Shouldn’t Guess)

Most successful trust land sales in Montana rely on coordinated expertise:

• A Montana trust/estate attorney to confirm authority and fiduciary compliance
• A land-specialist real estate broker to price and market effectively
• A certified appraiser for defensible valuation (especially with multiple beneficiaries)
• A tax professional to plan and report the transaction correctly
• Title and escrow professionals experienced in trust-owned property

Final Thoughts

Selling Montana land held in a trust can feel complex, but it becomes manageable when you treat it like a documented process: confirm authority, price with evidence, market to the right buyer, and close with trust-compliant execution. The market remains active across land types, with statewide indicators like an average of about $28,900 per acre in early 2025 and a Q4 2024 median land price of $251,500, according to Haystack Land Company.

Keep the beneficiaries’ interests at the center, follow the trust agreement closely, and lean on experienced professionals. That approach protects the trust, reduces delays, and helps you capture the value Montana land can command in today’s market.