HOAs vs County Zoning: Four Corners Rules at a Glance

Confused about who says yes or no on your Four Corners property plans? You are not alone. In this unincorporated area west of Bozeman, county zoning and HOA rules often overlap, and the details can make or break a project or rental plan. In a few minutes, you will see what each one controls, where conflicts arise, and how to check the rules fast. Let’s dive in.

Four Corners in a minute

Four Corners is governed by Gallatin County, not a city government. The county uses zoning districts, including a dedicated Four Corners district, to regulate land use and development. You can review the rules and find your parcel’s district on the county’s zoning regulations page and interactive resources. Start with the county’s Four Corners zoning resources on the Gallatin County zoning regulations page.

County zoning: what it decides

County zoning is public law. It sets what uses are allowed, where structures can sit on a lot, height and coverage limits, and when you need permits, conditional use approvals, or variances. The county enforces violations through notices, fines, and in some cases liens or court action.

Short-term rentals are handled by zoning district. Some districts explicitly allow them while others do not. Review the county’s Short-Term Rental FAQs to understand how the rules apply in Four Corners now and as updates roll out.

HOAs: what they decide

HOAs enforce private covenants recorded against the property. They can set architectural standards, control exterior materials and colors, limit fences and outbuildings, manage parking rules, and restrict rentals, including STRs, if the CC&Rs say so. Enforcement is through notices, authorized fines, and assessment liens per the governing documents.

Montana law adds important guardrails. Under Montana Code 70-17-901, an HOA generally cannot impose more onerous use restrictions than what existed when you bought the property without your written consent. The Legislature also passed HB416 in 2025 requiring HOA agents to get an owner’s permission before entering private property. You can review HB416’s text and status on LegiScan.

Who wins in a conflict

Public law controls health, safety, and land use. If zoning prohibits a use, no private covenant can make it legal. If zoning allows a use, an HOA can still be more restrictive and block it through CC&Rs. In practice you must satisfy both sets of rules at the same time.

Common scenarios in Four Corners

• Short-term rentals. Zoning district rules decide whether STRs are allowed. Your HOA may also restrict or ban STRs. Check both the county’s STR FAQs and your CC&Rs.
• ADUs and guest houses. Zoning sets whether ADUs are allowed and the size, parking, and permit path. Your HOA’s architectural guidelines may still prohibit an ADU even if the county allows it. Start with the county’s zoning guide.
• Setbacks, height, and lot coverage. County rules create the minimums and maximums. HOA design rules cannot waive county setbacks. You must meet the county standard to get permits.
• Exterior design and landscaping. HOAs often control paint colors, materials, fences, shed style, and landscaping. County rules may limit structure size or location.
• Septic, wells, and utilities. Public health authorities regulate approvals and hookups. An HOA cannot override health department requirements set or referenced on the county’s STR FAQs.
• Wildfire and weeds. County and state public safety rules, burn bans, and weed control standards apply. Your HOA may add maintenance obligations. Review resources from the Gallatin County Weed District.

Your due diligence checklist

Use this quick list before you buy, build, or list a property in Four Corners.

1. Confirm county zoning for the parcel

• Find your district and standards on the Gallatin County zoning regulations page. Note allowed uses, setbacks, height, and any conditional use triggers.

2. Gather and read HOA documents

• Request the recorded Declaration/CC&Rs, bylaws, rules, architectural guidelines, meeting minutes, budget, reserve info, and any violation history. Ask for an estoppel statement regarding dues and assessments. Search recorded CC&Rs and amendments via the county’s EagleWeb records portal.

3. Check permits and compliance

• Verify past permits, variances, or conditional uses. Ask the county about any open code complaints or enforcement actions.

4. Review special topics early

• STRs: Confirm the zoning district’s stance using the STR FAQs and then confirm HOA rental rules.
• ADUs and outbuildings: Use the county’s zoning guide for standards and permit steps, then check HOA architectural approvals.
• Septic/water: Verify health department approvals and any utility requirements. HOA rules cannot replace these permits.
• Fire and weeds: Confirm any seasonal burn bans and maintenance obligations with county resources like the Weed District.

5. Ask targeted questions

• HOA: What rental limits exist? Any pending special assessments or rule changes? What are architectural review timelines? How are fines handled? Has the board updated practices to reflect 70-17-901 and HB416?
• County: What is the exact zoning sub-district? Are STR updates proposed? Are there open violations or prior variances tied to the parcel? What permits apply to your intended project?

If rules conflict or issues arise

First, identify if the issue is public law or a private covenant. Zoning, health, or fire matters go through county processes. Covenant issues follow the HOA’s notice and appeal procedures.

• County path. Review permit, variance, or conditional use procedures on the zoning regulations page. Code Compliance may issue notices and fines and can pursue injunctions. Appeal options are typically available through county bodies.
• HOA path. Follow the CC&Rs’ timelines for notice, cure, and appeal. If you believe enforcement overreaches, the protections in 70-17-901 and the entry limits in HB416 may be relevant. Consult a Montana attorney for legal strategy as needed.

Work with a local advisor

Reading the rules is one thing. Applying them to a specific parcel and timeline is another. If you want a clear plan for a purchase, build, or sale in Four Corners, connect with a broker who pairs local experience with practical problem solving. Reach out to Bozeman Realty for guidance tailored to your goals.

FAQs

What does Gallatin County zoning control in Four Corners?

• It governs allowed uses, setbacks, heights, lot coverage, permits, and enforcement; start with the county’s zoning regulations page.

Can my HOA block a use that county zoning allows?

• Yes. CC&Rs can be more restrictive than zoning, so you must comply with both sets of rules at the same time.

Are short-term rentals allowed in Four Corners?

• It depends on the specific zoning district and any HOA rental rules; check the county’s Short-Term Rental FAQs and your CC&Rs.

Can an HOA change rules after I buy?

• Montana’s 70-17-901 limits HOAs from imposing more onerous use restrictions than those in place at purchase without your written consent.

Where do I find my property’s CC&Rs and amendments?

• Search recorded documents through the county’s EagleWeb records portal or request them from the HOA and your title company.