What's Included with Every Lot
East Bench Overlook is not raw land. Every homesite comes with the infrastructure you need to build, already in place and paid for.
Well Authorization (DNRC NOI)
Each lot includes a DNRC-authorized Notice of Intent to Appropriate Groundwater (NOI), authorized in February 2026. This gives you authorization to drill a domestic well and develop a water right on your lot, with an allocation of 0.40 acre-feet per year for domestic use.
The Fort Union Formation beneath the property sits at 300 to 400 feet. Adjacent wells in the area produce 20 or more gallons per minute, which is a strong yield for residential use in this region.
The buyer has until February 9, 2031 to complete the well and put the water to beneficial use.
Important
An NOI is not a water right. It is authorization to drill a well and develop one. The water right is perfected by drilling the well and putting the water to beneficial domestic use before the February 9, 2031 deadline. Under current Montana regulations, new NOIs for domestic groundwater are extremely difficult to obtain, making these authorizations a significant asset.
Grid Power
Beartooth Electric Cooperative (BEC) power is installed to the subdivision and paid for by the developer. The primary infrastructure is in place. To build, the buyer contacts BEC directly for transformer placement and meter installation.
This eliminates the $45,000 to $65,000 cost of an off-grid solar and battery system, plus the ongoing maintenance and limitations that come with it. You get reliable, standard grid power.
Road and Bridges
Pleasant Drive is a private gravel road within a 60-foot easement, built to Carbon County standards. It provides year-round access to all lots in the subdivision.
Two engineered bridges cross natural drainages on the property. These are permanent structures designed for residential traffic and emergency vehicle access.
The road and bridges are built and paid for. Buyers do not need to construct or finance access infrastructure.
Recorded Plat
Graham Subdivision South was approved by the Carbon County Commission in October 2025 and the plat was recorded in November 2025 as Plat No. 2557.
This means zero permitting uncertainty. The lot boundaries are surveyed and recorded. The building envelopes are approved. You can proceed directly to building permits on your timeline without waiting for subdivision approval, environmental review, or any other regulatory process.
Covenants
The covenants are intentionally light. There is no homeowners association and no monthly fees. The restrictions protect property values without micromanaging your build or lifestyle.
- Residential use only
- 1,200 SF minimum dwelling size
- Guest house permitted
- Horses and livestock permitted
- No further subdivision of lots
- No HOA, no monthly fees
The Value of Included Infrastructure
What a buyer would typically spend to bring raw land to the same level of readiness that East Bench Overlook delivers on day one.
| Infrastructure Element | Typical Raw Land Cost | East Bench Overlook |
|---|---|---|
| DNRC well authorization (NOI) Application, engineering, legal fees | $15,000 - $25,000+ | Included |
| Grid power extension Or $45K-$65K for off-grid solar/battery | $20,000 - $65,000 | Included |
| Road construction Gravel road to county standards | $30,000 - $75,000 | Included |
| Engineered bridges (2) Design, permitting, construction | $40,000 - $80,000 | Included |
| Subdivision plat and approval Survey, engineering, county review (12-24 months) | $25,000 - $50,000 | Included |
| Environmental and geotech review DEQ review, soil analysis, building envelope approval | $10,000 - $20,000 | Included |
| Estimated Total | $140,000 - $315,000 | $0 additional |
Cost estimates are based on typical Carbon County and south-central Montana pricing. Actual costs vary by site and conditions. The point is directional: this infrastructure is expensive and time-consuming to develop on your own.
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