How To Wholesale Real Estate In Montana: Step-by-Step (2025)

Curious about how to wholesale real estate in Montana without a license or a large bankroll? Wholesaling offers a beginner-friendly path into real estate investing, and Montana’s growing population and rising home values make it a great place to start.

With the average home value in Montana now at $463,741 (up over 2% in the past year) and the population rising nearly 15% since 2010, the demand for real estate solutions is stronger than ever. That’s why learning how to start investing with no money through wholesaling is one of the best ways to get started in Big Sky Country.

This guide will walk you through everything you need to know about wholesaling houses in Montana, step-by-step.

• What Is Wholesaling Real Estate?
• How To Wholesale Real Estate In Montana (9 Steps)
• Is Wholesaling Real Estate Legal In Montana?
• How Much Do Real Estate Wholesalers Make In Montana?
• Do You Need A License To Wholesale Real Estate In Montana?
• Is Wholesaling In Montana Easy?
• FAQ: How to Wholesale Real Estate in Montana
• Final Thoughts On Wholesaling In Montana

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If you’re serious about doing your first real estate deal, don’t waste time guessing what works. Our FREE Training walks you through how to consistently find deals, flip houses, and build passive income—without expensive marketing or trial and error.

This FREE Training gives you the same system our students use to start fast and scale smart. Watch it today—so you can stop wondering and start closing.

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What Is Wholesaling Real Estate?

So, what is wholesaling real estate?

In a nutshell, real estate wholesalers are a type of investor who places great deals under contract, then sells their interest in that contract to other real estate investors at a higher price, earning a profit.

Wholesalers typically buy cheap, distressed properties or homes at a foreclosure auction, through real estate agents, and using various other methods.

There are many advantages to this real estate investing strategy and business model. For one thing, you don't need to spend money repairing the property before you monetize it. All you have to do is negotiate the purchase and resell the contract for a profit.

Read Also: Wholesaling Auction Properties: The (Ultimate) Guide

Why Wholesale Real Estate In Montana?

Wholesaling real estate in Montana can be a smart move for investors looking to break into a growing yet accessible market. With average home values around $463,000, there’s room to secure strong assignment fees, especially in areas where demand is rising but prices haven’t skyrocketed like in bigger cities.

While the market may be less saturated compared to larger states, there are still significant opportunities with 111 properties in foreclosure, 9 bank-owned, and 102 headed for auction, according to RealtyTrac.

This inventory of distressed properties provides wholesalers with a solid stream of motivated sellers, making Montana a great state for real estate investment and offering potential for high returns in a growing market.

Watch this video to learn how to wholesale real estate step-by-step in Montana.

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Download the Free Guide to Start Wholesaling Real Estate Legally Today

Thinking about wholesaling real estate in Montana? Before you dive in, it’s smart to understand the rules of the game, so you can avoid legal headaches and build a business that lasts.

That’s exactly why we created this free wholesaling guide. It walks you through everything you need to know to get started the right way, including how to structure deals, when (and if) a license is required, and what disclosures matter most.

Montana’s real estate laws can be confusing if you're new to the space, but this guide makes it simple. Whether you're aiming to close your first deal or grow your wholesaling operation, this is the kind of resource that sets you up for success from day one.

Grab your free copy and start building your wholesaling business in Montana the smart way.

How To Wholesale Real Estate In Montana (9 Steps)

Now that we’ve established what wholesaling real estate is, let’s take an in-depth look at how to wholesale real estate in Montana. From finding wholesale properties to tips on how to interpret the Montana real estate market, the following steps will get you on the right track.

Be sure to check out our in-depth video showing you how to wholesale real estate step by step here:

With that in mind, here's our simple step by step process for wholesaling real estate in Montana:

1. Partner With A Wholesale Mentor
2. Learn Montana Real Estate Wholesaling Laws & Contracts
3. Understand The Montana Real Estate Market & Lingo
4. Build A Cash Buyers List
5. Find Motivated Sellers & Distressed Properties
6. Put Distressed Properties Under Contract
7. Assign The Contract To Cash Buyer
8. Close Deal And Collect Assignment Fee
9. Double Close Or Wholetail When Necessary

1. Partner With A Wholesale Mentor

As with any first-time endeavor, having a wholesale mentor to help you get your feet wet and guide you along the way can be extraordinarily helpful. Seek a mentor with knowledge in the industry, such as a house flipper, Realtor, or real estate agent. Ideally, your tutor should also have experience and proven success at tackling the wholesale real estate game.

The great thing about a mentor is that they can help you achieve your goals and ambitions. You can find one in a few different ways. For instance, you can search real estate forums online, attend meet-ups, or talk to experts on social media. Eventually, you’ll begin to make connections with “people in the know” and hopefully hit it off with one of these to the extent they are willing to take you under their wing as a mentee.

Additionally, a real estate coach, teacher, or mentor should be a treasure of contacts. That means he or she might be able to connect you with lenders, give you leads on wholesale properties, or tip you off on smashing real estate deals. They may also know a reputable real estate attorney who can help you with legal advice during crucial moments of drawing up your first real estate contract.

Read Also: How To Wholesale With A Realtor: The (ULTIMATE) Guide

2. Learn Montana Real Estate Wholesaling Laws & Contracts

As you first venture into wholesaling properties, there are tremendous amounts of details to consider. The most important of these details is conducting business and drawing up contracts in a legally binding manner, and not violating state laws in the process.

For instance, real estate wholesalers in Montana are not permitted to market or sell the actual physical contracted property - only the equitable rights may be sold without a real estate license. To explain, selling and marketing a property is different than selling the equitable title of the property. That is why a wholesale real estate contract must clearly lay out the terms of the transaction so that all parties are agreeable to the terms, and as the wholesaler, you are properly abiding by Montana state real estate laws.

It’s strongly advised that new wholesalers retain the assistance of an experienced Montana real estate lawyer. This is because real estate laws and drawing up contracts can be highly complex and overwhelming. A real estate lawyer can guide you through the process (especially through your first few transactions), and help you avoid costly (or illegal) missteps.

There are wholesale real estate contract templates available, but there are still a myriad of nuances to consider. For instance, the language of a contract might be changed to require a seller’s written consent, and any other revisions can result in errors - again, making a real estate attorney on your side an invaluable asset.

Additionally, you should proceed with business with utmost transparency. The more upfront you are with homeowners, cash buyers, and all parties involved, the more straightforward the process will be. Conduct business with integrity and be honest with all parties involved. Keep meticulous notes through every phase of your wholesale deal, and always be aware of financial requirements.

3. Understand The Montana Real Estate Market & Lingo

Do you know the difference between the housing trends in Billings and Missoula and which cities are more lucrative for wholesaling than others? What the acronym ARV stands for, or what is meant by a “double close” deal? Did you know that Montana is one of the non-disclosure states (meaning the sales price is not disclosed to the public when real estate is sold)?

If you’re not sure about these and other terms or market trends for real estate in Montana, it’s time to start studying. You can start your education by first visiting the real estate association for your area.

For instance, you might want to join the Great Falls Association of Realtors if this is your region of focus. From Gallatin to Helena, there are realtor associations around the entire state - simply join one and begin learning what you need to start “talking the talk” and learning more about the Montana market in your area. You can also start getting a better understanding of market trends by county by visiting the Montana.gov market value site.

You can also brush up on the lingo and various markets by talking to others in the Montana real estate scene. Utilize social media or discussion forums and start asking questions. Most people appreciate sharing their wisdom and will gladly fill you in on the highlights of what you need to know.

4. Build A Cash Buyers List

A huge aspect of a successful wholesale real estate investing strategy is having a solid cash buyers list. A big reason for this is that the nature of wholesale real estate transactions is typically head-spinning in speed (even on the same day in some cases). That means you’ve got to get your hands on a buyer as quickly as possible so as not to lose the deal.

Furthermore, building a buyers list may also help you track down leads and communicate with people who are ready to invest in your contracts, and do so quickly by paying cash.

There are a few options when it comes to building your buying list. You might contact services that advertise with slogans such as “We Pay Cash for Your Houses.” Make sure these aren’t wholesalers first. If not, they might be a potential cash buyer for your wholesale real estate contract.

You can also check out this video on how to find cash buyers!

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You can also try talking to people attending and purchasing at property auctions. Because these are typically high-paced in nature, bidders are very likely to have cash or quick access to money. Therefore, this might be an ideal place to build your list.

Another option is to contact lenders and find out who is buying up properties. You can also talk to investors, friends, or family. The point here is to network and ask questions. The more you talk to potential buyers, the more you’ll find the circle will widen, and eventually, your cash buyers list will grow.

5. Find Motivated Sellers & Distressed Properties

Because (usually) there is no fixing for flipping involved, a wholesaler's bread and butter are made on motivated sellers who just want to get out from underneath a house. Many scenarios motivate people to sell their homes. For example, a family member might inherit a rundown house after the death of a loved one. Unwilling to renovate it, they look for a fast sale.

This is where you, as a wholesaler, can save the day and make a bundle. Distressed properties are ideal because the owners just want to be rid of them, the transactions typically go fast, and you can buy the purchase contract cheaply and then sell the contract to a cash buyer at an elevated price or for the price of your assignment fee.

Your best bet in finding distressed properties and motivated sellers is to hit the internet. There, you can scour foreclosure lists in the state of Montana. You can also check out MLS listings and find low-priced homes that are selling “as is” or “cash sale” - these are typically homes that are in rough shape, and their sellers are highly anxious to get the property off their hands. Don’t forget to check out home auction sites too.

Lenders can also be a good resource for finding the right wholesale deals. To explain, lenders can be particularly helpful during a recession when they are overrun with homes that are backward on mortgage payments. Another good tip is to contact your local tax assessor for a list of properties that are in arrears on tax payments - this is often a sign that the homeowner might be willing to sell to get out from beneath what they owe on a home.

Read Also: Finding Motivated Seller Leads: Free & Paid Tactics

6. Put Distressed Properties Under Contract

Ideally, you’ve done your homework, built your cash buyer list, and you’ve found a motivated seller who is finally ready to sell that dilapidated rental property, foreclosure, or distressed home. Your next step is to create a contract.

Putting a property under contract entails calculating integral figures that you will present to the seller. The trick is to find the right price so that the seller simply can’t turn down your offer, while you still come out with a profit in the deal.

Before you determine your MAO, let's look at how to lock in that property.

Watch this video to learn how to confidently fill out real estate contracts and secure your deal.

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This is where the MAO formula comes into play. The MAO (or maximum allowable offer) helps you determine the best offering price, as well as helps you calculate your profit. To determine the MAO, take the ARV (after-repair value), subtract it from repair and fixed costs associated with the property, and then subtract any equity or target profit. The sum will be your MAO, which will be your offer, plus any wholesale or assignment fee you connect for your services as a real estate wholesaler.

To determine these costs, you can start by researching the market values in the surrounding area. Also, figure out the average price of homes recently sold in the area. You can estimate the cost of repairs by getting quotes from general contractors or calculating the costs of materials at hardware stores.

To get that all-important MAO, you can also consult with a real estate agent or talk to your mentor. Once you have the MAO, you can begin drawing up a contract. Be sure you have the help of a real estate attorney, especially for your first contract. This will help ensure your contract is legally binding and does not break any real estate laws in Montana.

Read Also: Estimating Rehab Costs: (Ultimate) Investor's Guide

7. Assign The Contract To Cash Buyer

Once under contract, and you’ve pinpointed a solid buyer, it’s time to begin the assignment of contract process to the buyer. This is essentially the phase in which you hold the paperwork and are undergoing the process of transferring the purchase contract to your buyer.

Again, you may want to obtain an attorney to help you with your first contract assignment because you need to have full assurance that the paperwork protects your interests. You can also get wholesale real estate templates online for the state of Montana, which will make drawing up your assignment of contract easier. Additionally, check with your local government to make sure your contract complies with all of the state, city, and county regulations.

8. Close The Deal And Collect Your Assignment Fee

Assuming you’ve put the property under contract with your seller and drafted the assignment contract with your buyer, it’s time to close the deal and collect your assignment fee. To ensure a smooth transaction, keep in close contact with all the parties involved, and keep in touch with your mentor and your real estate agent. The more available you make yourself, the more prepared you are to give the title company or involved parties any information required in order to have a quick closing.

After all the paperwork is signed and the purchase agreement is transferred to the buyer, you should be paid your assignment fee.

9. Double Close Or Wholetail When Necessary

A double closing is a specialized structured real estate deal where two real estate transactions take place around the same time. This is done when a wholesaler finds a motivated seller and agrees to buy their distressed house for a certain price. Then, as the wholesaler, you agree to sell the property to your end buyer for a profit. At closing, the property is transferred from the seller to the wholesaler, then from the wholesaler to the cash buyer at a higher price.

Wholetail is when you purchase a distressed property and make enough repairs to make it viable, but you won’t do a full renovation. After minor upgrades are made, you market the property on MLS in order to entice an investor who will pay top dollar for the property.

This strategy gives you, the wholesaler, more time and flexibility to find a new buyer. This new buyer may even be able to get a mortgage on the property due to the repairs made. You can think of wholetailing as a hybrid between a wholesale and a flip, as you are investing to get the home in a more appealing condition for the end buyer. By doing this, you'll get more access to buyers with financing, and potentially secure more profits by seasoning the property for a few weeks or months and selling it at a higher price.

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*For in-depth training on real estate investing, Real Estate Skills offers extensive courses to get you ready to make your first investment! Attend our FREE Webinar Training and gain insider knowledge, expert strategies, and essential skills to make the most of every real estate opportunity that comes your way!

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Is Wholesaling Real Estate Legal In Montana?

Absolutely. It is wholly legal to wholesale real estate in the state of Montana. What you need to know, however, is that you cannot sell or market the actual property without a real estate license.

You can only market or sell the rights of the property as awarded by the Principle of Equitable Conversion. In other words, it is legal to sell equitable rights, but it is not legal to sell real property without a license in Montana.

This is made very clear according to Montana’s MCA 37-51-301 licensing code, which states (among other things) that It is unlawful for a person to supervise licensed salespersons or to act in the capacity of a supervising broker unless the person has a valid and active Montana broker's license and a supervising broker endorsement.

How Much Do Real Estate Wholesalers Make In Montana?

How much money you make wholesaling in Montana is largely contingent upon your ability to assess the market, your diligence, and the effort you put into your endeavors. While it’s true that real estate markets fluctuate, and some quarters will be more lucrative than others, wholesaling real estate offers a lot of opportunities for enviable income for go-getters and savvy entrepreneurs.

The exciting aspect is that the earning potential is limitless with wholesale real estate. It all depends on how many deals you close, multiplied by your average wholesale fee.

Do You Need A License To Wholesale Real Estate In Montana?

As mentioned earlier, no, you do not need a real estate license to wholesale real estate in Montana. Because a wholesaler is essentially marketing and selling purchase rights, there is no physical property to consider. However, you do need a license to broker, market, or sell real property.

Montana Real Estate License Requirements

While not a requirement for wholesale transactions, you might want to consider getting a real estate license anyway. Getting a license entails training, which can give you information that could put your wholesaling efforts on better footing. Moreover, a license can give you access to information that you might not have had without one.

Here are the requirements for getting a real estate license in the state of Montana:

• Be at least 18 years old or older
• Have a 10th-grade education (or more) from an accredited school
• Undergo 70 hours of pre-licensing training and instructions. Training should be provided by a board-approved instructor or educational institution. Instruction must be completed within two years.
• Pass the Montana Salesperson Real Estate Exam
• Get broker affiliation and submit an application for licensure to the state

Read Also: Can A Realtor Wholesale Property? The (ULTIMATE) Guide

Is Wholesaling In Montana Easy?

No, it isn’t a cakewalk, but nothing worthwhile is ever easy. There is a lot of work, effort, determination, and research involved to be a successful wholesaler in Montana. However, you can make the process easier by partnering with a professional real estate mentor or coach.

Having someone by your side who has “been there, done that” can greatly reduce challenges and frustration on your journey into wholesaling real estate. You can also take advantage of in-depth training programs, where you’ll get instant access to top-notch step-by-step training, world-class mentorship, and join a community of experienced real estate investing professionals.

The Pro Wholesaler VIP Program is designed for the modern entrepreneur to create a sustainable wholesaling and flipping business and to avoid the pitfalls typically found by beginners. It is 100% online and is used for local and virtual real estate wholesaling.

FAQ: How to Wholesale Real Estate in Montana

Wholesaling real estate in Montana can be a smart way to break into investing without large amounts of capital, but it also comes with legal and logistical questions. Whether you're just starting out or already exploring deals in Big Sky Country, this FAQ answers some of the most common concerns about how to wholesale real estate in Montana legally and effectively. 

How do I find motivated sellers in Montana?

Finding motivated sellers in Montana often starts with strategies like driving for dollars, checking pre-foreclosures, using public records, and networking with local agents or investors. Many wholesalers also turn to online platforms, Craigslist, and direct mail to uncover off-market deals.

Can I wholesale real estate in Montana with no money?

Yes. One of the biggest advantages of wholesaling is that you can get started with little to no upfront capital. You don’t need to buy the property; you just need to secure the rights to a deal and assign that contract to another investor. This makes wholesaling one of the most accessible entry points for real estate investing in Montana.

How do I assign a contract in a Montana wholesale deal?

To assign a contract in Montana, you’ll need to include an assignment clause in your purchase agreement and create a separate assignment contract for your buyer. This contract transfers your interest in the deal to the end buyer, and they take your place at closing. Make sure both parties understand and sign off on the assignment.

What’s the average wholesale deal size in Montana?

Wholesale fees in Montana can vary depending on the city, property value, and deal complexity. In general, wholesalers can earn anywhere from $5,000 to $25,000 per assignment fee. Cities like Billings, Bozeman, and Missoula offer strong potential due to rising property values and growing demand.

Final Thoughts On Wholesaling In Montana

Learning how to wholesale real estate in Montana has the potential to be incredibly lucrative. Moreover, it can be an opportunity for you to familiarize yourself with your neighborhoods as well as help build your community. With the steady influx of people moving to Montana in an attempt to escape big-city life, the opportunities for wholesalers will continue to grow. Despite recent fluctuations in the housing market, Montana is ripe with possibilities when it comes to building a wholesale real estate enterprise. 

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If you’re serious about doing your first real estate deal, don’t waste time guessing what works. Our FREE Training walks you through how to consistently find deals, flip houses, and build passive income—without expensive marketing or trial and error.

This FREE Training gives you the same system our students use to start fast and scale smart. Watch it today—so you can stop wondering and start closing.

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*Disclosure: Real Estate Skills is not a law firm, and the information contained here does not constitute legal advice. You should consult with an attorney before making any legal conclusions. The information presented here is educational in nature. All investments involve risks, and the past performance of an investment, industry, sector, and/or market does not guarantee future returns or results. Investors are responsible for any investment decision they make. Such decisions should be based on an evaluation of their financial situation, investment objectives, risk tolerance, and liquidity needs.