Conservation Easements and No-Access Land — What You Need to Know Before You Buy
On the surface, some Montana land listings look like a steal: big acreage, low price, incredible views.
But scratch the surface and you might discover the reason: conservation easements, no physical access, or both.
These properties aren’t necessarily bad deals — but they require a clear understanding of what you’re really getting. And what you’re not.
What You’re Really Getting — and What You’re Not
A parcel may be beautiful, affordable, and loaded with potential — but if it comes with a conservation easement or limited access, your rights to use that land could be significantly restricted. No home. No subdivision. Sometimes, not even fencing.
This is where a true land expert makes all the difference. Someone like Erik Erickson of Montana Land and Ranch Realty at Landmark Realtors can help you sort out what’s allowed, what’s not, and what options you may have to work around or through the restrictions. Don’t rely on the listing agent alone — rely on someone who knows how to read the fine print.
What Is a Conservation Easement?
A conservation easement is a legal agreement that permanently limits certain uses of the land to protect its conservation values. That might mean:
- No subdivision or development
- No permanent structures
- Limited or no commercial use
- Restrictions on farming, timbering, or even fencing
It’s a noble idea — and in many cases, an important one. But if you're planning to build a home, run cattle, or develop infrastructure, a conservation easement could completely block your plans.
Legal Access vs. Physical Access
Another common land buyer surprise: a parcel may technically have legal access, but no practical way in.
You might need to:
- Cross another landowner’s property
- Build an expensive road
- Navigate seasonal creeks or cliffs
Worse yet, some land is landlocked entirely. That “cheap” listing can become a money pit when you realize there’s no driveable path and no permission to build one.
Buy With Eyes Wide Open
It’s easy to fall in love with a view. But views don’t guarantee value if you can’t use the land how you need to.
Erik Erickson is a rancher, broker, and Montana resident who knows the difference between potential and problems. If you’re considering a parcel with an easement or questionable access, don’t go it alone.
Call 406‑861‑5558 or visit mtlandandranch.com to get real answers before you sign.
