Montana situation guide · Updated November 2026

Wholesaling Squatter-Occupied Houses in Montana

Wholesaling squatter-occupied houses in Montana means contracting on a property where someone lives without a lease or the owner’s permission, then assigning the contract to a buyer who can handle the removal. In Great Falls, vacant houses on the Lower Southside are the usual setting. No wholesaler-specific statute was found, so plan with an attorney.

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The short answer

Can you wholesale a squatter-occupied house in Montana?

Yes, but it is high risk. A Great Falls owner can contract with you and you can assign to a buyer who accepts the occupant. Montana has no wholesaler-specific statute that we found, and removal must follow court process, so check current text and hire a Montana attorney. Do not promise the buyer a vacant house you cannot deliver.

A squatter is someone staying in a home without a right to be there. A hard case may involve a former tenant, a relative of a deceased owner or a stranger who moved into a vacant house. Each case needs different handling. Our squatters rights guide explains the terms, and our cash for keys guide shows the voluntary route.

Removal runs through the courts or law enforcement, not through self-help. Montana’s eviction process is in Title 70, which should be read in current text. A person who claims a lease or a right to stay may need a formal case. A condemned house or a damaged one adds more risk. Talk to an attorney before you sign.

Squatter-Occupied Houses in Montana at a glance

Wholesaler statute	None found; check current text
Removal	Through court process; confirm Title 70 steps
Self-help	Do not change locks or cut utilities
Licensing	MCA 37-51-301 can reach a single act
Title	Run a search before you sign
Buyer	Should be told about the occupant

The opportunity

Why squatter cases appear in Great Falls

Great Falls has older, low-priced housing and houses that sit empty after an owner dies or moves. Cold weather draws people to vacant buildings, and Cascade County owners who live out of state may not know. Some owners just want the problem gone and will accept a sharp discount. Your edge is not forcing anyone out. It is understanding the cost and time of a legal removal and pricing the contract honestly. The Sun Prairie edge and Lower Southside both have older stock worth studying.

Deep discounts

Sellers often accept a lower price for a house they cannot control.

Legal timeline

A court case can take weeks or months, so price the delay.

Condition risk

Occupied vacant houses may hide damage. See structural issues.

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Lead sources

Where to find these properties in Great Falls

Neighbors and mail carriers. They often know which house has unexpected residents.
Owner calls. Owners find you after a failed attempt to remove someone.
Probate files. A deceased owner may leave a house to heirs who live away. See probate leads.
Code records. Complaints can point to occupied wrecks. See code violation leads.
Vacant lists. Use zombie properties guidance to check ownership status.

Your exit

Who buys squatter-occupied houses

Only experienced investors with legal counsel and patience should buy these. Many already own several Montana rentals and can handle a court case. Be plain about the occupant in your marketing and do not oversell it. The cash buyer guide covers how to qualify them.

A buyer will ask what you know. Share the title search, any notices sent and the seller’s account of how the occupant arrived. A title search also shows liens and heirs. Use a written assignment that states the condition.

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Step by step

How to start wholesaling squatter-occupied houses in Montana

Learn the facts. Ask who lives there, since when and why.
Check the title. Confirm the seller is the owner before you contract.
Talk to counsel. Ask a Montana attorney about removal steps and timing.
Run the numbers. Use the ARV calculator and the MAO calculator, then subtract legal costs and delay.
Contract openly. Disclose the occupant, your role and your intent to assign.
Offer help to the occupant. Where safe, discuss a written move-out agreement.
Close. Use an investor-friendly title company that knows occupied-property closings.

Your checklist for wholesaling Squatter-Occupied Houses in Montana

Confirm the seller owns the house on county records.
Ask if the occupant claims a lease, a family right or an owner permission.
Never change locks, remove belongings or cut utilities yourself.
Budget for legal fees and months of delay.
Check current Title 70 text and MCA 37-51-301 with counsel.

A Montana example: an occupied house on the Lower Southside

Contract price	$118,000
Estimated ARV	$205,000
Repairs	$36,000
Legal and holding	$9,000
Buyer price	$126,000
Assignment fee	$8,000

This worked example is an illustration, not market data. A Great Falls heir inherited a Lower Southside house from an aunt and learned a stranger was living in it. The heir lived in another state and wanted out.

You agreed on $118,000 and disclosed the occupant. Your math with the MAO tool left room for about $9,000 in legal and holding costs and $36,000 in repairs.

An investor with an attorney took the assignment at $126,000 and paid you $8,000. The buyer started the legal process and offered the occupant a written move-out payment, and the house was vacant within a few months.

Montana rules to know

Removal rules and broker-license law

This page does not state notice periods or court timelines for removal, because Montana’s eviction and trespass rules should be read in current text. What is safe to say is that a home should be recovered through lawful process. Self-help can expose an owner or buyer to claims. Ask a Montana attorney which route fits the facts.

MCA 37-51-301 and MCA 37-51-102 cover unlicensed broker activity, and MCA 37-51-103 exempts an owner dealing with property the person owns. A contract holder is a gray area, so check current text. Read our legality overview before you advertise or contact any buyer.

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FAQ

Squatter-Occupied Houses in Montana: common questions

Is wholesaling squatter-occupied houses in Montana legal?

No wholesaler-specific statute was found, but the broker-license law can still apply to contract assignments. The occupant adds legal risk. Disclose everything, use counsel, and check current text before you market a Great Falls house with someone living in it.

Can I remove a squatter myself in Montana?

No. Do not change locks, remove belongings or shut off utilities. Removal should follow court process or law enforcement direction, and the owner or buyer needs a Montana attorney to choose the route. Check current Title 70 text before taking any step in Great Falls.

How should I price an occupied house?

Start from the repaired value, subtract repairs, then subtract legal costs and months of delay. The MAO calculator helps. Expect a deep discount, and do not count on a fast removal when you set the number, because court timing varies and attorney fees add up.

What if the occupant says they have a lease?

Then the case may be a tenant matter, not a squatter case, and different notices can apply. Ask for any written proof and check current Title 70 text. A formal case may be needed, so do not tell a buyer the house will be vacant, and let counsel review the paperwork you have.

Who should buy these deals?

Experienced investors with legal counsel and a long timeline. Share the facts and the title search up front. If a buyer cannot afford delay, pass the deal on rather than overpromising a closing date you cannot control. Occupied houses in Montana can take longer than expected to clear, so pick buyers who plan for that.