Investment Overview
A turnkey Bigfork condominium with water, sewer, and building insurance included in the HOA, and steady long-term-rental demand near Flathead Lake.
Predictable Ownership
Turnkey — Zero Deferred Maintenance
Extensively renovated in 2022–2023 with new windows, furnace, central AC, water heaters, kitchen, and smart-home systems. Nothing needed — move in or rent immediately.
Water, Sewer & Building Insurance in HOA
The $450/month HOA covers water and sewer, building insurance, common-area maintenance, trash, snow removal, grounds, and pest control — leaving owners with minimal, predictable carrying costs.
Long-Term Rental Ready
Estimated long-term rental demand of $2,700–$3,200/month near Flathead Lake. Note: short-term rentals under 30 days are prohibited by the CC&Rs.
HOA Breakdown
The Fox Run Condo HOA fee is $450/month, split between $120 in reserves and $330 in maintenance. It covers the major recurring costs of ownership, leaving only individual unit electricity and gas to the owner.
No Special Assessments Pending
Managed by Infrastructure, LLC
Recent Capital Projects
- New roof completed June 2023 — $400,000+ total project cost.
- Full exterior repaint, HOA-funded, completed June 2026 — $120,000+.
What the $450/mo Covers
Included
- Common-area maintenance
- Trash
- Snow removal
- Grounds
- Pest control
- Building insurance
- Water & sewer
Not Included
- Individual unit electricity
- Individual unit gas
Fox Run Condo Homeowners Association · managed by Infrastructure, LLC.
Operating Cost Summary
Estimated Annual Operating Expenses
| Expense | Annual |
|---|---|
| HOA dues$450/month | $5,400 |
| Property taxes (2023)Flathead County | $2,485 |
| Interior / HO-6 insuranceUnit owner policy | $1,200 |
| Electric + gas (est.)Under $100/month avg. | $1,200 |
| Property managementFlat annual fee | $1,000 |
| Maintenance reserveTurnkey — nothing needed | $0 |
| Water & sewerIncluded in HOA | Included in HOA |
| Total Estimated Operating Expenses | $11,285/yr |
Long-Term Rental Scenarios
Projected returns at estimated long-term rents of $2,700–$3,200/month, against total annual operating expenses of $11,285.
| Metric | $2,700/mo | $2,950/mo Current Est. | $3,200/mo |
|---|---|---|---|
| Monthly Rent | $2,700 | $2,950 | $3,200 |
| Gross Annual Rent | $32,400 | $35,400 | $38,400 |
| Operating Expenses | -$11,285 | -$11,285 | -$11,285 |
| Net Operating Income | $21,115 | $24,115 | $27,115 |
| Cap Rate | 2.82% | 3.22% | 3.62% |
Cap rates calculated on the $749,999 asking price. Short-term (under 30-day) rentals are prohibited by the CC&Rs.
Market Context
A Fast-Growing County
Flathead County is one of Montana’s fastest-growing areas, with sustained demand from second-home buyers, vacationers, and long-term renters.
Lake & Recreation Access
Steps from Flathead Lake, Eagle Bend Golf & Yacht Harbor, the Swan River, and Wayfarers State Park — a year-round draw for residents and renters alike.
Glacier, Skiing & Hiking
Glacier National Park is about an hour away, with Whitefish and Blacktail skiing nearby and 15,000 acres of Jewel Basin hiking in the Flathead National Forest.
Bigfork is recognized as one of the “100 Best Small Art Towns in the West,” home to the Bigfork Summer Playhouse (50+ years). The Harbor Village setting adds a pavilion, ponds, water features, and walking and bike trails — amenities that support both resale value and long-term-rental appeal.
The information presented herein is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy. All figures are estimates; prospective buyers should conduct their own due diligence and consult their own financial and real-estate advisors before making any decisions.Short-term rentals (under 30 days) are prohibited by the CC&Rs. Forward-looking rental and return figures are projections only and actual results may differ materially.