Irontown Modular · Authorized Dealer · Built in Spanish Fork, Utah, delivered across Montana
Prefab Homes in Montana
My Cozy Outdoors is your authorized Irontown Modular dealer and your one contact through move-in. Irontown, the seller of record, built the Montana home pictured here.
From $276,800 with delivery and crane set for 250 miles.
Two to four bedrooms, 1,165 to 2,198 sq ft, engineered for Montana.
Built to Montana’s residential code with stamped plans.
Irontown’s 10 year limited structural warranty.
You buy from Irontown. My Cozy Outdoors is your contact.
Will a prefab home work on your lot? Three quick checks
Confirm these three things before you order, with My Cozy Outdoors (MCO) helping you think them through.
Does your zoning allow a house here?
Cities permit houses on land zoned for them; Billings, Big Timber, Havre and Lewistown also zone beyond city limits. County land has county zoning, citizen-petition districts or none; much is unzoned. Zoning, recorded covenants and homeowners association rules govern lot size, setbacks, height, coverage and design review. Confirm your zone and legal parcel status with planning before ordering.
Can the modules reach your lot?
Modules are about 15 ft wide; you need a truck route, staging area and crane pad. The carrier obtains the Montana Department of Transportation (MDT) over-dimension permits, with a pilot car if the permit requires it. Mountain passes, daylight limits off the interstate and winter closures matter. Commercial trucks cannot cross Yellowstone National Park. Irontown’s feasibility review checks your route and crane placement.
Do you have sewer, or will you need septic and a well?
Confirm your property requirements before ordering This page is a starting point for planning a full-size home. MCO helps and advises but takes no responsibility for zoning, permits, impact fees, septic approval or code compliance. Before ordering, confirm your parcel, plan and use with city or county planning and building offices, and septic approval with the health department. MCO strongly recommends contacting those offices and can share the code sections it found and suggest questions.
Explore Montana plans with two to four bedrooms and 1,165 to 2,198 sq ft. Designer is the starting finish series; Modern, Balance and Rustic are quoted options. Eagle Landing 1220 is the Utah-only exception below.
Walker
1,165 sq ft · 2 bed, 2 bath · one story · from $276,800
Two bedrooms, a generous kitchen and dining area, porch entry choices and a basement option.
Aspen, Donner 1300 and the two story Bunkhouse arrive as finished cabin modules built and set by Irontown, not a kit. Your quote can change the Designer finish to Modern, Balance or Rustic.
Both Berkeleys are 15 ft wide; Gallatin County’s Hyalite and Trail Creek districts require 20 ft. Great Falls requires pitched roofs with overhangs, so ask us before choosing a Berkeley or low-roofline plan.
Plan
Size
Rooms
Stories
Footprint
From (Multi-State Designer Series)
Walker
1,165 sq ft
2 bed, 2 bath
One
42 ft x 27 ft
$276,800
Eagle Landing 1220
1,220 sq ft
3 bed, 2 bath
One
65 ft x 20 ft including the attached two car garage
Multi-State Designer Series starting prices run from $276,800 for Walker to $502,100 for Mill Creek. They include delivery and standard crane set for the first 250 miles from Spanish Fork. All Montana is beyond those miles; extra transportation costs $12.75 per mile per truckload. Approximate extras per load are $1,500 to West Yellowstone, $2,700 to Bozeman or $5,500 to Kalispell. A two-module home doubles the per-load amount.
Approximate road miles from the factory
Estimated delivery beyond the 250 included miles
Starting price, delivered and set, plus estimated extra miles
Estimate only. Multi-State Designer Series starting price with standard delivery and crane set. Beyond 250 miles the rate is $12.75 per mile per truckload; a full-size home ships as two to four modules on separate trucks and is stitched together on your foundation, and your written quote confirms the count. Foundation, site work, stitch, utilities, permits, fees, engineering, pilot cars and sales tax are not included.
Choose your nearest town, plan and estimated truckloads in the calculator. Full-size homes ship as two to four modules on separate trucks. The written quote confirms the load count, transportation and a pilot car if the permit requires it. Final pricing comes before construction.
What the starting price includes
Finished modules in the Designer finish series.
Built to Montana’s adopted residential code for houses, the International Residential Code.
Engineered, stamped plans for your building permit.
Delivery for the first 250 miles from Spanish Fork.
The standard crane and set on your foundation.
Irontown’s 10 year limited structural warranty.
Costs not in the home price
These are items your general contractor, city and county charge for, quoted by the contractor and city, not MCO.
Land.
Site preparation and grading.
Engineered foundation and any basement.
Utility trenches, connections, septic and wells.
Stitching and finishing between modules.
Steps, optional porches, decks, garages, driveways and landscaping.
Permits, plan review, septic permits and applicable DEQ review.
Impact fees and utility connection, system development or capacity charges.
Site and foundation engineering and applicable tax.
Transport touch-ups such as drywall cracks, caulk and door adjustments; major transit damage is covered by transport insurance.
Your separate budget covers land, foundation, site work, stitch, utilities, permits, impact fees, connection fees, engineering and applicable tax. Your general contractor prices the on-site work; the city, county and utility set their charges. MCO does not quote those items.
An impact fee is a one-time city or county charge on new homes for water, sewer, streets, storm water and public safety. Published totals span Missoula’s $1,067 to Belgrade’s $13,005. Billings, Red Lodge, Butte-Silver Bow, Helena and Great Falls charge none. Montana has no school impact fee. Water and sewer connection and system development fees are the utility’s own charges on top. Payment starts no earlier than building-permit issuance or, without one, water or sewer connection or well or septic permitting (MCA 7-6-1601 to 7-6-1603).
The Department of Revenue states: “Montana does not have a general-use sales tax.” Your written quote shows any applicable tax. Once set, your home is real property, valued with your land at market value and revalued every two years (MCA 15-6-134; 15-7-111). You must own and occupy it as your principal residence for at least seven months of the year. You may apply to the Department between December 1 and March 1 for the reduced homestead tax rate (15-6-405).
Not a manufactured home, and why that matters
Your home is not a manufactured home built to the federal Department of Housing and Urban Development code, a mobile home or a kit. Irontown builds it in factory sections to the same residential code Montana uses for site-built houses. A crane sets it on your permanent foundation. On this page, “prefab” and “modular” mean the same thing.
Montana law calls your home a factory-built building. The Department of Labor and Industry (DLI), the state agency for building codes, reviews manufacturer plans and has an approved third-party agency inspect factory work. Every Montana city or county must accept an approved unit while handling zoning, the foundation permit and utility connections. Irontown Homes (KEB Homes LLC) is on DLI’s approved factory-built building manufacturer list. Irontown’s feasibility review confirms how the state step applies to your project.
Once set, your home is a permanent building and real property. The Department of Revenue values it with your land. If you live in it, you may apply for the reduced homestead tax rate. Most buyers use a construction loan that converts to a mortgage. Your lender decides whether conventional, Federal Housing Administration or Veterans Affairs programs apply.
Built for Montana: snow, earthquakes and wildfire
Montana adopts one residential building code statewide. Your city or county prints its area’s snow, wind, earthquake and frost figures. Irontown designs your home to those figures during pre-construction, with nothing for you to calculate. Montana is mountain and earthquake country, and your stamped plans reflect that.
How much snow your roof must carry
A snow load is the weight of snow your roof must carry, in pounds per square foot (psf). Montana’s minimum design roof snow load is 30 psf. Inside a city or county with a certified building program, the building official sets the ground snow load; elsewhere it comes from the national hazard tool. Published figures: Helena 30, Butte-Silver Bow 38 roof, Missoula 40, Bozeman 46 ground and 41 roof, Kalispell 50, Red Lodge 106 ground and 70 roof. Irontown’s engineers design your roof and structure to your figure.
Earthquakes and wind
Southwest Montana is earthquake country. The 1959 Hebgen Lake earthquake near West Yellowstone was magnitude 7.3. Bozeman, Butte, Helena and Missoula print the state’s higher earthquake design level. Most offices print a design wind speed of 115 miles per hour. Irontown’s engineered plans are stamped for your site’s loads during pre-construction, the same requirement a site-built home meets.
Wildfire rules depend on where your lot is
Montana’s residential code requires no sprinklers in one-family homes; fire districts or subdivisions may add requirements. Cities and counties choose whether to enforce the state’s adopted wildland-urban interface code. Defensible space is a cleared, maintained zone around your house. Whitefish requires it city-wide with Class A or B roofing. Helena’s city-wide overlay requires fire-resistant roofing and screened vents. Gallatin County’s Big Sky zoning requires five feet of fire-resistant ground cover around every structure. Irontown designs your modules during pre-construction to the same wildfire rules a site-built home meets.
Irontown homes in Montana and the mountains
Irontown has delivered and built homes in Montana and shows two here. Misty Mountain Court, in the Big Sky region, is the two story mountain home pictured at the top of this page. The other is the Montana Weehouse. The third card shows Deer Valley, Utah. Photos below look inside Misty Mountain Court. See all Residential Projects
Misty Mountain Court, a Modern Mountain Getaway
Big Sky region
Two-story mountain living in the Big Sky region, pictured in snow.
Irontown’s phases total about five to seven months: 1 to 2 weeks, 2 to 3 months, then 12 to 16 weeks. Permit review runs alongside pre-construction and varies by city or county. Your contractor’s site work adds time. Winter road rules shape delivery.
Feasibility reviewIrontown · 1 to 2 weeksYour $2,000 review is credited to the contract. It covers virtual site and route review, budget, schedule, building requirements, financing assistance and contractor support.
Pre-construction and permitsIrontown and your city or county · 2 to 3 months plus permit reviewIrontown visits your site and supplies stamped plans for local snow, wind, earthquake and wildfire rules. You choose finishes with its interior designer. Your contractor applies for local permits, or state electrical and plumbing permits where your county has no building program.
Site and foundationYour contractorYour contractor handles grading, the engineered foundation, utility trenches and connections. This work is timed to delivery.
Factory build, delivery and setIrontown · 12 to 16 weeksIrontown builds and crane-sets your modules, shipped under the Montana Department of Transportation (MDT) permits. Winter road rules shape the delivery window.
Stitch and finishYour contractorYour contractor connects and weatherproofs the modules, finishes the seams inside and out, and connects and tests the systems.
Inspections and keysYour city or county and your contractorFinal inspections happen where a local program exists. Your contractor completes the punch list and walkthrough, hands over documentation and keys, then warranty support follows.
Who does what
Irontown ModularYour seller of record builds in Spanish Fork, runs feasibility and pre-construction, supplies stamped plans, ships and sets your modules, and backs the warranty.
My Cozy OutdoorsYour authorized dealer is your one contact through move-in for plans, your quote, delivery pricing, lender and contractor introductions, and a factory visit.
Your general contractorYour state-licensed contractor handles site work, foundation, utilities, permit applications, stitch and finish, and inspections. Your contractor prices this work separately.
Your city or countyUnder its certified building program, it reviews your foundation plan, permits it and inspects foundations, utilities, set and stitch. It handles zoning, setbacks, snow and wind figures, and design review. Without local programs, the Department of Labor and Industry issues electrical and plumbing permits.
Your Montana general contractor
A general contractor is required for site work. Montana licenses construction contractors through the Department of Labor and Industry, and electricians and plumbers at state level (MCA 37-45-201). Feasibility includes contractor support; contact MCO to see whether we can recommend one in your area. You may work on your own home without a contractor licence unless you are building to sell right away. The exemption applies again after you have lived there as your main home for at least the last twelve months (37-45-104).
Most buyers use a construction loan that converts to a mortgage after your home is set and finished. Your lender releases funds in draws as work progresses. Your lender decides whether Federal Housing Administration (FHA), Veterans Affairs (VA) or conventional programs apply.
Irontown’s referral lenders understand modular construction and its draw schedule. They are external references, not financing offered by Irontown. My Cozy Outdoors (MCO) does not lend or promise approval. Ask MCO for an introduction with your quote.
Before ordering, you must confirm requirements with the city or county planning and building office, and septic with the county sanitarian.
A city row applies inside city limits. County rows cover that county’s unincorporated areas; Butte-Silver Bow operates a consolidated program. Published fees and review times are planning references, and schedules change.
Zoning, delivery route and site detailsThe longer notes behind the three checks above
Inside city limits, a single-family home is a permitted use on land zoned for it. The zone, recorded covenants and HOA rules govern minimum lot size, setbacks, height, coverage and design review. Some cities also zone a ring beyond their boundaries, including Billings, Big Timber, Havre and Lewistown.
County rural residential and agricultural districts allow houses on legal parcels under their acreage and dwelling-per-parcel rules. Much county land is unzoned. Parcel status under the subdivision law is confirmed with county planning before ordering. Rural sites need septic approval through the county sanitarian and DEQ review where a certificate applies. Exempt-well requirements, local wildfire rules, snow loads by elevation and southwest Montana seismic design are addressed during pre-construction and incorporated into plans where applicable.
Feasibility includes the truck route, mountain passes, last-mile access and crane pad. The carrier obtains Montana Department of Transportation over-dimension permits, with a pilot car if the permit requires it. Off-interstate daylight and holiday restrictions apply. No travel is allowed on a route under severe driving conditions, so winter timing is planned in the feasibility review. Commercial trucks cannot travel through Yellowstone National Park; routes to Gardiner and Paradise Valley go through Livingston.
Bozeman, Belgrade and the Gallatin ValleyBozeman, Belgrade, Gallatin County
The Building Department permits code-compliant modular homes like conventional homes. Your impact fees total $13,005 per home, and water and sewer taps cost $179 each. Phone 406-388-3760.
Gallatin County
The county issues no house building permits; district land use permits cost $430 to $5,400, plus septic permits. Hyalite and Trail Creek require 20 ft dwelling widths, so ask about the 15 ft wide Berkeley plans. Phone 406-582-3130.
Livingston, Paradise Valley and Park CountyLivingston, Park County
City or county
Permit office, fees and review time we found
Livingston
The Building Department permits modular homes wherever single-family dwellings are allowed. Impact fees total $4,309 plus $3,542 water and $4,506 sewer fees, with $200 taps each; ask about two-story plans under the 30 ft height cap or 36 ft pitched-roof allowance. Phone 406-222-0083.
Park County
The county issues no house building permits; zoning costs $100 to $300, applicable floodplain permits $600, and septic permits $300. Agricultural parcels generally need 35 acres for dwelling rights; ask planning how a factory-built home is filed. Phone 406-222-4102.
Southwest Montana: Butte, Dillon, Ennis and Deer LodgeButte-Silver Bow, Madison County, Beaverhead County, Jefferson County, Powell County, Granite County
City or county
Permit office, fees and review time we found
Butte-Silver Bow
The Building Codes Department permits homes county-wide, including modular dwellings in residential zones. Your roof snow load is 38 psf; no impact fees apply, and water connections cost $60 to $75 plus the meter. Phone 406-497-6213.
The county issues septic permits, not house building permits; conventional systems cost $150, multi-user systems up to $250, plus $100 site evaluation. Legal parcels have dwelling rights without county acreage minimums, and subdivision rules distinguish modular buildings from manufactured homes. Phone 406-683-3768.
Jefferson County
The county issues $75 site development permits in zoning districts and septic permits, not house building permits. North Jefferson permits modular dwellings but has conflicting definitions; new lots need 10 or 22 acres, so ask the planning office how a factory-built home is filed. Phone 406-225-4040.
Powell County
The Planning Department issues a $20 development certificate, not a house building permit. Modular homes follow site-built rules; homes are permitted in every district, acreage minimums apply to new lots, and you need a written wildfire prevention plan. Phone 406-846-9795.
Granite County
The county issues septic permits, not house building permits; Georgetown Lake also requires a $100 zoning permit. Elsewhere, land is unzoned without acreage minimums; for Georgetown Lake, ask the planning office how a factory-built home is filed. Phone 406-859-7021. Source: Granite County Planning Department: building, septic and zoning permits
Helena and the Broadwater ValleyHelena, Lewis and Clark County, Broadwater County
Community Development and Planning assigns your address, and the sanitarian issues your septic permit; there is no county house building permit. State electrical and plumbing permits apply, with no county zoning, acreage minimum, height cap or factory-built rule. Phone 406-266-9211. Source: Broadwater County Environmental Health: sanitarian and septic permits
Missoula and the BitterrootMissoula, Missoula County, Hamilton, Ravalli County, Mineral County, Sanders County
City or county
Permit office, fees and review time we found
Missoula
The Building Division permits modular homes, with a ground snow load of 40 psf. Your impact fees range from $1,067 to $1,545 by home size, plus $2,332 water and $2,839 sewer development fees at a 3/4 inch meter. Phone 406-552-6630.
The Building Department issues your permit, and subdivision rules distinguish modular buildings from manufactured homes. Impact fees range from about $3,199 to $4,589 per home by size, plus water and sewer hookup charges set by the council. Phone 406-363-3316.
Ravalli County
The county issues septic permits, not house building permits; you need state electrical and plumbing permits. Outside petition zoning districts, legal parcels have dwelling rights without acreage minimums, and subdivision rules distinguish permanent-foundation modular buildings from mobile homes. Phone 406-375-6530. Source: Ravalli County Environmental Health: septic permits and fee sheet (2025)
Mineral County
The county issues septic permits and a $35 zoning compliance confirmation, not house building permits. Outside Alberton, your land is unzoned without acreage minimums or height caps, and subdivision rules distinguish permanent-foundation modular buildings from mobile homes. Phone 406-822-3525. Source: Mineral County Environmental Health and Planning: wastewater treatment system fee schedule (2025)
Sanders County
The county issues septic and applicable floodplain permits, not house building permits; you need state electrical and plumbing permits. Unincorporated land has no zoning, acreage minimum, height cap or factory-built rule, though airport overlays and sanitation review still apply. Phone 406-827-6965. Source: Sanders County Land Services: planning and environmental health
Flathead Valley: Kalispell, Whitefish and PolsonKalispell, Whitefish, Flathead County, Lake County, Lincoln County
City or county
Permit office, fees and review time we found
Kalispell
The Building Department permits permanent-foundation factory-built homes with a ground snow load of 50 psf. Your impact fees total $6,210 per home, plus water and sewer hookup charges from Public Works. Phone 406-758-7730.
Whitefish
Planning and Building permits factory-built single-family homes on permanent foundations. Your water and wastewater impact fees total $4,419 at a 3/4 inch meter, plus police and fire fees; ask the department about snow load and city-wide wildfire requirements. Phone 406-863-2410.
Flathead County
Planning and Zoning reviews site plans where required, and Environmental Health issues septic permits; there is no county house building permit. Factory-built housing is unrestricted in use tables, houses follow district acreage minimums, and no county impact fee applies. Phone 406-751-8200. Source: Flathead County Zoning Regulations, May 2026 (Section 8.07.005, definitions: factory-built housing)
Lake County
The county issues zoning conformance and $400 septic permits, not house building permits. Polson-area Rural Residential homes need 1 acre with lake frontage or 2 elsewhere; Productive Lands allows one added home per 160 acres, and Low Density Residential allows system-built housing. Phone 406-883-7235. Source: Lake County: Polson Development Code (Rural Residential and Low Density Residential zoning districts)
Lincoln County
The Health Department issues septic permits, not house building permits; you need state electrical and plumbing permits. Generally unzoned legal parcels have dwelling rights without acreage minimums, and the wildfire interface designation alone adds no building standard for one house. Phone 406-283-2463. Source: Lincoln County Health Department: septic permitting (permit application updated April 10, 2026)
Billings, Red Lodge and south-central MontanaBillings, Yellowstone County, Stillwater County, Carbon County, Red Lodge, Sweet Grass County
City-County Planning issues $77 zoning permits inside the 4.5 mile zoning ring around Billings, where a house is a permitted use. Modular homes follow site-built rules; district acreage minimums apply, land beyond is unzoned, and no county house building permit applies. Phone 406-657-8247.
Stillwater County
The Planning Department issues a free coordinated development permit under Section IV; you also need a septic permit, but no house building permit. Modular homes follow site-built rules, without county lot-size, setback or height rules or impact fees. Phone 406-322-8050.
Carbon County
The county issues a $50 development permit, not a house building permit; septic authorization costs $200 plus $160 per lot and $120 for a gravity drainfield. Affixed modular homes count as dwellings, with no acreage minimum or impact fee. Phone 406-690-1933.
Red Lodge
The Building Department permits modular homes like site-built homes without impact fees. Ground snow load is 106 psf and roof snow load is 70 psf; ask about two-story plans under the 30 ft height cap. Phone 406-446-1606.
Sweet Grass County
The county issues septic permits costing $300 with an installer or $350 owner installed, not house building permits. Outside Big Timber’s 4.5 mile zoning ring, legal parcels have dwelling rights without county acreage minimums; subdivision rules distinguish modular from manufactured homes. Phone 406-932-5470. Source: Sweet Grass County Planning Office: zoning
Great Falls and central Montana: Lewistown and HavreGreat Falls, Cascade County, Fergus County, Hill County
City or county
Permit office, fees and review time we found
Great Falls
The city permits homes without impact fees; utility connections cost about $2,200. Every factory-built home needs a roof pitched at least 2 in 12, a 10 inch overhang and continuous foundation (17.20.6.060), so ask about low-roofline plans. Phone 406-455-8430. Source: City of Great Falls: tapping and connection fees (rates effective July 1, 2025)
Cascade County
The county issues $75 location permits and septic permits, not house building permits. Rural residential homes need 5 acres on new lots and agricultural homes 40, with existing-lot exceptions; ask the planning office how a factory-built home is filed. Phone 406-454-6905.
Fergus County
The county issues $50 development permits and septic permits, not house building permits; septic decisions take up to 30 working days. Your legal parcel carries a dwelling right without county zoning, acreage minimums or height caps. Phone 406-535-9046.
Hill County
The county planner issues $75 zoning permits in the Havre planning area; the county issues septic permits but no house building permits. You need state electrical and plumbing permits; ask the planning office how a factory-built home is filed. Phone 406-740-7250.
These state rules shape your project; the section references are for your building department.
Montana law calls your home a factory-built building. The state’s Department of Labor and Industry reviews plans and has approved inspectors watch factory work. Any Montana city or county must accept an approved unit while handling zoning, the foundation permit and utility hookups. Irontown confirms your project’s state step during feasibility.MCA 50-60-101; 50-60-402
Some cities and counties run certified building departments; many counties do not, so nobody issues a house building permit there. The state issues electrical and plumbing permits there, unless you do your own plumbing. Your builder signs an energy-code compliance statement. Your city or county row explains which applies.MCA 50-60-302; 50-60-605; 50-60-505; 50-60-802
Where a building program exists, your city or county reviews foundation plans and inspects foundations, utility connections, set and stitch before occupancy approval. It cannot reinspect or charge fees for an approved factory-built portion.ARM 24.301.204; MCA 50-60-301
City zoning applies inside its area. County land has county zoning, citizen-petition districts or no zoning. Confirm minimum acreage and dwelling rights before ordering. Your city or county cannot treat factory-built housing differently through zoning; design standards and recorded covenants still apply.MCA 76-2-201; 76-2-101; 76-2-202; 76-2-302
Montana sets no residential permit review clock. Published times are Red Lodge, 5 working days; Belgrade, 90 days; Missoula, 8 to 12 weeks. Granite publishes 20 business days; Powell publishes 30 working days. Your city or county’s review adds to Irontown’s phases.Published city and county review times, September 2026
Where adopted, impact fees fund public facilities, spanning Missoula’s $1,067 to Belgrade’s $13,005. Payment starts no earlier than your building permit or, without one, utility connection or well or septic permitting. Water and sewer connection and system development fees are separate utility charges.MCA 7-6-1601; 7-6-1602; 7-6-1603
The state residential code requires no fire sprinklers in a one-family home; fire-district, subdivision and wildfire rules are local. Your written quote shows any tax that applies. Once set, your home is real property. If you live in it as your principal residence for at least seven months of the year, you may apply to the Department of Revenue between December 1 and March 1 for the reduced homestead tax rate.ARM 24.301.154; 24.301.181; MCA 15-6-134; 15-6-405
Your county sanitarian permits septic separately from zoning, with Department of Environmental Quality review where required. Address your well requirements first with the Department of Natural Resources and Conservation. Qualifying exempt wells still need a notice of intent before use.MCA 50-2-116; 76-4-121; 85-2-306
Montana licenses construction contractors through the Department of Labor and Industry, and electricians and plumbers at state level. You need no licence for work on your home unless building for immediate sale. That exemption returns after you live there as your main home for at least the last twelve months. Subcontractors or suppliers without direct agreements with you must give written notice of their lien rights within 20 days of first supplying work or materials.MCA 37-45-201; 37-45-104; 71-3-531
Visit the Spanish Fork factory
Walk through finished modules on the line and see finish series in person. Spanish Fork is about an hour south of Salt Lake City International Airport, with direct flights from Bozeman, Missoula, Billings and Kalispell. By road, the factory is about six and a half hours from West Yellowstone and about eight hours from Bozeman.
Looking for something smaller? See our modular ADU homes (400 to 1,200 sq ft backyard homes and casitas) and park model homes (cabins for resorts and RV lots).
Irontown’s Multi-State Designer Series starting prices run from $276,800 for Walker to $502,100 for Mill Creek. Delivery and crane set include 250 miles; all Montana is beyond them. Extra transportation per truckload is about $2,700 to Bozeman or $5,500 to Kalispell. Land, site work, foundation, stitch, utilities, permits, fees, engineering and tax are separate.
No. This modular home follows the International Residential Code and is set on a permanent foundation. Montana calls it a factory-built building. A manufactured home follows the federal HUD code. Here, prefab home and modular home describe the same product.
DLI reviews plans and approved third-party agencies inspect factory work under the state program. Local building departments inspect foundations, utilities, set and stitch where a program exists. Some counties issue no house building permit; DLI handles electrical and plumbing inspection there. Irontown confirms the state step for your project during feasibility.
Irontown gives 1 to 2 weeks for feasibility, 2 to 3 months for pre-construction, and 12 to 16 weeks for construction and delivery. Local permit review is additional. Site, permit and building delays can affect timing.
Published city impact totals range from Missoula’s $1,067 to Belgrade’s $13,005; several cities charge none. Water and sewer connection and system development charges are separate. For example, Lolo lists $7,888 for water and $9,629 for sewer connections where applicable. Fees depend on location, service and home size.
Possibly. Rural districts set acreage and dwelling-per-parcel rules, while much county land is unzoned. Legal parcel status, sanitation and access still matter. Irontown engineers plans for snow loads by elevation, wind, seismic conditions and applicable local wildfire rules during pre-construction.
Most buyers use construction financing with progress draws that converts to a mortgage after completion. Irontown’s referral lenders understand modular construction; ask MCO for an introduction with your quote. Ask your lender about FHA, VA or conventional eligibility. Approval is the lender’s decision.
A general contractor is required for the foundation, utilities, delivery coordination, stitch and finishing. Montana has an owner-work licensing exemption with resale conditions. Irontown’s feasibility review includes contractor support; contact MCO to see whether a contractor can be recommended in your area.
The nearest plans are Thatcher, offering 1,860 sq ft from $423,200, and Mill Creek, offering 2,198 sq ft from $502,100. Prices include delivery and crane set for 250 miles from Spanish Fork. Every Montana town is farther, adding $12.75 per mile per truckload. These homes need several truckloads. This page’s calculator shows your town’s transportation costs. Your contractor and city or county separately price land, foundation, site work, permits and fees.
Starting prices are statewide. Bozeman is about 459 road miles from the factory: about $2,700 extra per truckload, $5,300 for two modules. Billings is about 603 miles: about $4,500 per truckload. Billings requires written placement approval before set and charges no impact fee. Its water system development fee is $1,616 plus $730 to $5,681 by lot size; wastewater is separate. Bozeman charges water, sewer, fire and street impact fees; ask Community Development for its unpublished per-home total.
Not a full-size Irontown plan: Walker starts at $276,800, including delivery and set for 250 miles from Spanish Fork. My Cozy Outdoors (MCO) offers modular ADU homes starting lower. Mysa 500 has one bedroom and 497 sq ft, from $142,600 on the same delivery terms. Your city or county decides whether zoning allows a smaller home on your lot.
No. Nothing arrives as a pile of parts. Irontown finishes the modules in its factory, and its crew delivers and sets them by crane. The cabin plans are Aspen, 1,255 sq ft, from $296,700, Donner 1300, 1,315 sq ft, from $330,900, and the two story Bunkhouse, 1,588 sq ft, from $379,300. Delivery is included for 250 miles. Beyond that, each truckload adds about $1,500 to West Yellowstone, $2,200 to Big Sky and $2,700 to Bozeman.
A snow load is the weight your roof must carry, in pounds per square foot (psf). Montana’s minimum design roof load is 30 psf. Local psf figures include Helena 30, Missoula 40, Bozeman 46, Kalispell 50 and Red Lodge 106 ground. During pre-construction, Irontown engineers your home to your city or county’s figure. Southwest Montana has earthquakes; stamped plans address your site’s earthquake design. Your home meets the residential code for site-built houses.
On a permanent foundation, your home is a permanent building and real property, not a vehicle or titled manufactured home. The Department of Revenue values it with your land. If you live there, you may apply for the reduced homestead tax rate. Buyers use construction loans that convert to mortgages. Ask your lender about conventional, Federal Housing Administration or Veterans Affairs programs.
Some lots have no workable truck route or crane pad, and winter road rules can set the delivery window. Irontown’s feasibility review checks both before you commit, and its $2,000 fee is credited to the contract. The two Berkeley plans are 15 ft wide and a few districts set width rules, so ask first; the other ten plans are wider. Your contractor and city or county price the foundation, site work and fees, so MCO helps you gather those numbers. The project runs in phases over about five to seven months; this page’s timeline shows who does what.
Sometimes. Your carrier obtains the Montana Department of Transportation (MDT) over-dimension permits, with a pilot car if the permit requires it. State-designated severe driving conditions stop travel. Off-interstate travel is daylight only, excluding holidays. Commercial trucks cannot cross Yellowstone National Park; Gardiner and Paradise Valley routes use Livingston. Irontown plans your delivery window during feasibility so modules arrive when your foundation is ready.
Without a county building department, nobody issues a house building permit. You still need electrical and plumbing permits from the Department of Labor and Industry, the state agency for building codes; owner plumbing is exempt. Your county sanitarian permits septic. Your county’s row lists zoning, land use or floodplain permits. The state reviews factory work; your builder signs energy-code compliance. Where your city or county has a certified building program, it permits and inspects the foundation, utility connections, set and stitch.
Irontown has built in Montana; this page shows its Misty Mountain Court home near Big Sky and Montana Weehouse, with interior photos. Contact MCO to visit finished modules and finishes at the Spanish Fork factory. It is about an hour south of Salt Lake City International Airport, with direct flights from Bozeman, Missoula, Billings and Kalispell. Bozeman is about eight hours away by road.
Starting prices include finished Designer modules, engineered stamped plans, delivery for 250 miles from Spanish Fork, standard crane and set, and the warranty. Budget separately for land, foundation, site work, stitch, utilities, septic and well, permits and fees, engineering, and tax shown on your quote. Your contractor and your city or county price those items. MCO does not quote them.
Walker and Aspen offer basement options; Berkeley 2 offers a garage level; Bunkhouse offers an upstairs bath. Your quote prices Designer, Modern, Balance or Rustic finishes, with Irontown’s interior designer helping you choose during pre-construction. Phase 2 includes limited design customization. Your contractor builds garages, porches and decks outside the plan on site.
Irontown builds, ships and sets your modules. Your contractor builds the foundation to the structural engineer’s plans and handles the stitch and finish. The feasibility review includes contractor support. Irontown has connections to some general contractors, so contact MCO to see whether we can recommend one in your area.
Rules were read in September 2026. This summary is not legal advice or approval. Rules change, and local offices decide how they apply. You are responsible for confirming zoning, permits, impact fees, septic approval and code compliance for your parcel, plan and use before ordering. MCO helps and advises but takes no responsibility for those matters.
Request your Montana home quote
Tell us your lot location, county and preferred plan. MCO will help you explore the home, finish choices, transportation estimate and next steps with Irontown.
LOVE this suana. Maya and Norse Steam Team were amazing to work with!
DDavidAug 4, 2026
A sauna turns your garden into a spa oasis. We debated it for a while, but after renovating our house, we pulled the trigger and bought a sauna from Norse Steam and Maya. She was always super responsive and helpful throughout the process. Don't kid yourself, getting a really nice sauna is not that easy. Sizing and heating need to be figured out, as does the building, but we have always had a helpful partner on our side. She never upsold us on anything we didn't need, and we got some nice freebies when the sauna was delivered. And now we can really enjoy every moment in our garden.
KFKimberly FosterApr 6, 2026
I'm really happy with my sauna purchase. Maya gave above and beyond excellent customer service. She wasn't pushy and gave impressive followup after the delivery to make sure everything was just right.
DEDoug EvansMar 31, 2026
I enjoy my FD2 Sauna with Red Light, Infrared and radiant heat. Use it 5x a week and my post workout soreness is minimal and sleep great. Maya at Norse Steam was excellent to work with.
CCFFeb 27, 2026
got amazing support for all my questions, fast delivery, and the team even reached out to me after to make sure everything was in order. perfect experience. highly recommended.
BBenFeb 10, 2026
We purchased the 3-person sauna for our outdoor garden. We chose the cube sauna for the aesthetic and could not be happier.
I assembled by myself except for the 2 large panels (requires a few people). Instructions were good - took me two partial Saturdays to complete and a few hours to unpack and organize in advance of assembly. Had my elec. add a NEMA enclosure on the back for the controller and power for lights and a 2nd panel for the wireless control.
Customer service was excellent
PPatrickDec 8, 2025
They really went above and beyond to get my sauna up and running. I would really recommend them for any of your needs.
MPMike PoierNov 18, 2025
Awesome Sauna and Awesome Company and Experience purchasing it from Maya!
After much research I chose the Finnmark FD-2 and it has met and exceeded all my expectations! Easy to assemble and it functions great - just as advertised. I highly recommend it for home use!
EAErika AHOct 16, 2025
Recently purchased the Finnmark one person after much research. Extremely happy with it and the ordering process. Maya was very responsive and helpful during the process and keeping us updated while we waited for shipment. There were several places I could have ordered this, but i chose Norse Steam based on the communication and customer service which was fantastic. The shipment was also excellent. The setup was pretty seamless for two people - but the best part is the sauna experience 10/10
GGJOct 5, 2025
Maya is amazing - super helpful and responsive. Looked at many stores, these guys have the best prices and service. Highly recommend
GRGordon RedmondSep 16, 2025
Norse Steam, and specifically Maya, were extremely helpful as I was making the decision for our Sauna. I was able to get all of the necessary details to make a decision as construction was happening in my backyard to make space for it.
We absolutely love the CL7G. It is extremely comfortable for 6 people (can fit more less comfortably). The Thermory Spruce and Aspen in the interior smells great. The lighting is lovely. We paired the CL7G with the Harvia Spirit 10.5kw.
RSRuslan SorochukSep 15, 2025
Had great experience shopping at Norse Steam for the new heater. They had very good deal, with rocks. Customer service was good, and responded very fast with my questions. Received the heater, and it looks good, and the quality seem to be great. Will install soon, and am very excited to start experiencing sauna the way it ment to be
thanks Norse Steam for flawless transaction - I got instant replies on my questions, received competitive price on the wood stove and got it delivered within two weeks!
Can highly recommend Norse Steam for others.
JRJim R. SmithJul 29, 2025
Smoking Hot Tub!
I got the Norse Steam SaunaLife wood-fired hot tub, the S4N model, and its been seriously great. It heats up quicker than I expected, usually around an hour and a half, and once its hot, it stays that way for a good long while. The wood-fired system is simple to use, and honestly kind of fun.
The tub itself feels solid and well put together. The thermo-spruce exterior looks beautiful in person, and the fiberglass interior is smooth, deep, and easy to clean. Its the kind of setup that just works without a bunch of fuss, which I really appreciate.
Also, the team at Norse Steam was genuinely great to work with. Super helpful, quick to respond, and made the process really easy from start to finish. It felt like they actually cared that I was happy with it. The tub has totally become a go-to way to unwind, and I wouldnt change a thing.
JWJarrod WJul 28, 2025
Great products, outstanding service
This is a terrific stove from Harvia and is top quality, as youd expect from a reputable brand thats been in the sauna business for so long. Doing business with Norse Steam was also a pleasure. The order was processed quickly, communications from the company kept me up to date with processing and shipping, and everything arrived in perfect condition. Even scheduling the freight delivery for the stove and stones was a piece of cake. Everything went very smoothly and I will surely do business with them again in the future. Thanks for making it so easy
SStephenJul 28, 2025
Maya was so knowledgeable and responsive
Maya was so knowledgeable and responsive. She helped me understand the product options and found a fantastic solution that fit our needs. Her follow through was very helpful and made us comfortable with our decision. We are extremely happy with the end result!
WWolfApr 3, 2025
Great service
I recently purchased the Harvia Club sauna equipment, and I am thoroughly impressed with both the product and the customer service experience. The heaters robust performance and durable stainless steel construction make it ideal for larger sauna spaces, providing consistent heat and a relaxing environment. Its compatibility with advanced controls ensures a personalized sauna experience every time.
The customer service team was exceptional, prompt, knowledgeable, and helpful throughout the purchase process. They ensured smooth delivery and provided clear guidance on installation and operation. Overall, I highly recommend Harvia Club for anyone seeking premium-quality sauna equipment backed by excellent support!
BTBenjamin TedderMar 18, 2025
Great Sauna & Purchase Experience
Great experience purchasing Finnmark FD-2 from Norse Steam. Good communication and easy to assemble. Temperature increases quickly (30 minutes or less to 140) and maintains well. So far this has been a great purchase.
MMikeDec 28, 2024
Great sauna and great customer service
We purchased the Finnmark SD-1 sauna. Maya was extremely helpful with the purchase. We had an issue with the sauna not reaching the maximum temperature, and Maya connected us with the appropriate technician that explained how to correct the issue. The sauna now heats to the maximum temperature (170 degrees) in less than an hour, and it is a great unit. We are very happy with it, and we would definitely purchase from NorseSteam if we needed any other items.
JKJonathan KneibDec 26, 2024
Sauna Review
I recently purchased a sauna from Norse Steam, and I couldn't be more impressed with the entire experience. From start to finish, their customer service was exceptional, and Maya deserves special recognition for her outstanding support!
Maya was incredibly knowledgeable and patient, answering all my questions about the sauna features, installation process, and maintenance. She went above and beyond to ensure I selected the perfect model for my home. Even after the purchase, Maya followed up to make sure everything was running smoothly and that I was satisfied with my sauna.
The sauna itself is top-notch beautifully designed, durable, and easy to use. It's clear that Norse Steam takes pride in the quality of their products and their commitment to customer satisfaction.
If you're considering a sauna, I wholeheartedly recommend Norse Steam. With their excellent customer service and high-quality products, you're in great hands. Thank you, Maya, and the entire Norse Steam team for a fantastic experience!
