Frequently Asked Questions

No. Net acreage ranges from 5.82 to 9.82. Lots 2 and 3 have the Pleasant Valley Canal running through them. Lot 4 is the largest lot and sits at the cul-de-sac end of Pleasant Drive, which gives it the most house-siting flexibility in Phase 1. Lots 2 and 3 reach their parcels via a dedicated second bridge near the cul-de-sac (on Easement A) that no other lot uses. See the comparison table on the Lots page for per-lot specifics.

Lot 1 has a smaller Approved Building Area (7,700 SF vs. 10,000 SF on the others), and its DEQ-approved septic is a Level 2 advanced treatment system with an ongoing O&M contract (adds roughly $15,000 to $25,000 over a conventional install, plus annual service). Same Beartooth Front view as the premium lots, different tier. Pricing for Lot 1 is coming soon.

It is the maximum impervious surface allowed on the lot: the house footprint, outbuildings, driveway, parking areas, patios, anything water cannot pass through. Natural terrain, gardens, and lawn are not counted. The 10,000 SF cap on Lots 2 through 5 accommodates a mid-size home plus a driveway and outbuildings; the 7,700 SF cap on Lot 1 is tighter, so buyers with larger programs should plan the impervious budget up front.

No. The Pleasant Valley Canal crosses Lots 2 and 3, but the subdivision does not convey any irrigation rights with any lot. The canal is a visual and ecological feature, not a usable water supply. Each lot's domestic water comes from its individual well (see below).

No. A Notice of Intent to Appropriate Groundwater (NOI) is state authorization to drill a domestic well and develop a water right (MCA 85-2-102(32)(b)). The right is perfected when the buyer drills the well, puts water to beneficial domestic use, and files Form 602 with the DNRC by February 9, 2031. Under Montana's 2026 regulations, new NOIs are very difficult to obtain, which makes each one a valuable included asset.

The Fort Union Formation beneath the property sits between 300 and 400 feet deep. Adjacent wells in the area produce 20 or more gallons per minute, which is a strong yield for residential use in south-central Montana.

Each lot has a specific DEQ-approved design on file. Lots 2, 3, and 4 use conventional absorption-trench drainfields. Lot 5 uses a shallow-capped drainfield (required by soil conditions). Lot 1 uses a Level 2 advanced treatment unit, a higher-end nitrogen-reducing system that requires an ongoing O&M contract. Per-lot details are in the Quick Facts table on each lot page.

Yes. Beartooth Electric Cooperative (BEC) primary infrastructure is installed to the subdivision and paid for. When you build, you contact BEC directly for transformer placement and meter installation. This avoids the $45,000 to $65,000 cost of an off-grid solar and battery system.

Yes. Carbon County Commission approved the final plat in October 2025, and it was recorded as Plat No. 2557 on November 3, 2025. Lot boundaries are surveyed. Building envelopes are approved. From closing you go straight to a standard Carbon County building permit for your home (no rezoning or subdivision step in between).

Two engineered bridges serve the subdivision. The entrance bridge is off East Bench Road and carries Pleasant Drive into the subdivision; every lot crosses it. Near the cul-de-sac, a second bridge on Easement A crosses over to Lots 2 and 3. Only those two lots use the second bridge, and only for the final driveway stretch to their parcels. Both bridges are built and paid for.

Not today. Governance is owner-driven with a defined road-maintenance structure and no association dues at listing. The Declarant reserves the right to form an owners' association in the future if owners want one. Full covenants are available on request.

Exteriors use natural wood, engineered wood, fiber cement, natural or manufactured stone, stucco, brick, or log, in earth tones or muted natural hues. Architectural metal with a factory finish is allowed. Vinyl siding, unfinished concrete block, and exposed untreated corrugated metal are prohibited as primary cladding. Permanent foundation required. Exterior work completed within 24 months of the building permit. Exterior lighting must be shielded and downward-directed for dark-sky preservation.

The covenants permit one guest house per lot, up to 1,200 square feet of interior living area, subject to the lot's Approved Building Area (impervious surface cap) and applicable Carbon County ordinances at the time of permit. Whether a guest house actually fits depends on how much of the cap you have left after siting the primary home, driveway, outbuildings, and patios. On a smaller lot like Lot 1 (7,700 SF cap), budget carefully.

Yes on lots of five or more acres. All five South subdivision lots qualify. Standard Carbon County health, zoning, and nuisance rules apply. Commercial feedlots, kennels, and boarding operations are not permitted.

No. The covenants prohibit any further division of any lot, whether by plat, boundary line adjustment, family transfer exemption, or any other mechanism. Density is preserved in perpetuity.

Eight minutes by car.

Billings Logan International Airport (BIL) is 65 miles, about an hour by car, and is served by several major carriers with direct flights to multiple national hubs (routes vary by season and airline). Bozeman Yellowstone International Airport (BZN) is 160 miles, about two and a half hours, and typically offers broader nonstop service.

65 miles to Yellowstone's Northeast Entrance via the Beartooth Highway. The highway is seasonal, typically open from Memorial Day weekend through mid-October, and peaks at Beartooth Pass at 10,947 feet.

Red Lodge Mountain is about 15 minutes from the property: six chairlifts, 1,635 skiable acres, 2,400 feet of vertical, 70 named runs, and an average 250 inches of annual snowfall.

Yes. Covenants do not require construction to start by any specific date. The one hard deadline is the well completion deadline of February 9, 2031: under the DNRC NOI you have to put water to beneficial domestic use by then to perfect the water right. Once you've drilled the well and filed Form 602, there is no additional clock on when you break ground on the house.

Expected 2027. Phase 2 is 10 additional homesites extending northward along the east bench, currently in engineering and not yet platted. Email info@eastbenchoverlook.com to register interest and get early notice when lots open.