FAQs

What is the BSOA?

The purpose of the BSOA is to maintain common areas and govern the homeowner community in accordance with the provisions of applicable legal documents, including Covenants, Conditions, and Restrictions (CC&Rs), Bylaws, Articles of Incorporation, and Design Review Guidelines. The BSOA is financially supported by assessments collected from members of the homeowner's association. Membership is both automatic and mandatory. A database of current ownership is maintained and updated through notification by new owners, title companies, and annual visits to both the Gallatin and Madison Clerk and Recorders office (by Staff) to collect up-to-date warranty deeds. Current BSOA Membership is distributed as follows:

Property Type                                                   Gallatin County                                   Madison County                       Total     
BSOA Property                                                 Assessed at $400/yr                        Assessed at $400/yr
Unimproved Tract/Lot                                               196                                                      191                                      387
Commercial Tracts (LMR)                                            4                                                           0                                         4
Commercial Condo/Bldg                                            50                                                        16                                        66
Single Family Home                                                   308                                                      104                                      412
Single/Multi Family Condo                                        406                                                     1016                                    1422
Recreational (Parks)                                                     3                                                           0                                          3
BSOA - Non Developable Tracts                     Assessed at $51.23/yr                    Assessed at $51.23/yr                    
Include ski runs, WSD parcels                                     0                                                         24                                         24
Total Member Interest                                               967                                                     1327                                    2294

​Of the 2,400 membership interest in the BSOA. 21% call Big Sky Home, and 20%, live outside of Big Sky but within the State of Montana (mostly Bozeman, Billings, and Helena.) Big Sky owners hail from every state in America, 19 members live outside the US and represent the United Kingdom, Australia, Bermuda, Hong Kong, Canada and the French West Indies.

What subdivisions and condominiums are in the BSOA's jurisdiction?

BSOA jurisdiction is geographically defined by a variety of governing documents including but not limited to Covenants. It includes 12 subdivisions and 40 independent condominium associations. There are also several tracts of land that are part of the BSOA’s jurisdiction that are not part of a subdivision. Click here to view a list BSOA subdivisions and condominiums.

What is the purpose of the BSOA's governing documents?

The homeowner association governing documents provide for the legal structure and operation of the community. Governing documents are created to accomplish the following: define the rights and obligations of both the BSOA and owners; create a binding relationship between the BSOA and owners; establish the mechanisms for governing and funding the BSOA operations; and set forth rules and standards for the protection of the owners and community.

Which governing documents take precedence? 

Within the BSOA, the general hierarchy of authority among governing documents is: recorded map, plat, or plan; subdivision Covenants and Design Regulations; Articles of Incorporation and Bylaws; Condominium Declarations; and Board Resolutions and Policies. It is also important to note that properties located within Gallatin County must comply with local zoning requirements. Currently, there is no zoning in Madison County.

What are the subdivision covenants?

The Covenants, Conditions, and Restrictions (CC&R’s) are the governing legal documents that establish the operations of the community and establish written rules, limitations, and restrictions on land use, mutually agreed to by all owners in the subdivision or condominium. The CC&Rs are recorded by the County Recorder’s office in both Madison and Gallatin County and are permanent, that is, they “run with the land”. The BSOA Subdivision CC&R’s provide for authority to create an architectural review committee and to create rules as appropriate for development within the affected subdivisions. As a result of this authority, the BSOA has an elected Big Sky Architectural Committee that implements and enforces the BSOA Design Regulations.

What does the Board of Directors do?

As a corporation, the BSOA is required to have a duly elected Board of Directors to oversee its business. Election procedures are defined in the respective governing documents. The BSOA Board meets each month (typically the third Friday of each month at 9:00 AM in the BSOA Board Room). Meetings are open to members of the BSOA. A membership forum is provided at every meeting just prior to the Call to Order. The Board of Directors meeting minutes can be found on the BSOA here.

What are Bylaws?

The Bylaws are the operational guidelines set forth for the organization. Bylaws spell out the number and tenure of the board of directors, the duties of the board of directors, how to manage nominations and elections, run meetings, query members, and collect assessments to name a few examples.

As a member, what do I receive?

Property owners in BSOA are assessed once per year during the first week of October, as directed by our governing documents. The assessment is uniform, which means everyone in BSOA pays the same amount. Whether a condo owner, a commercial lease, a homeowner, or an owner of an undeveloped lot, every property owner in BSOA pays $400 each year to keep their neighborhoods running smoothly. Assessment funds go towards: BSOA Services – Includes snow removal and sanding on over 25 miles of roads in the BSOA jurisdiction in both Gallatin and Madison Counties; noxious weed spraying on all road right of ways, pest management and maintenance of BSOA open spaces, street lights, speed limits, and sign repair and replacement. Staff – BSOA offices are staffed Monday through Friday from 9AM to 5PM and coordinate all issues affecting the membership, board, and committees. Staff provides assistance with architectural review, covenant compliance, governing documents, county planning and zoning, project/program and event coordination, assessments and receivables, finances, membership database and mailings, committee and contract management, and  discounted Lone Mountain Ranch Ski Passes. Member Administration – Includes taxes and insurance, postage, all associated office costs, annual meeting expenses, and the annual outside financial audit and tax preparation. Reserves, Other – Includes funds for operating, condo and pond reserves, bad debt, and depreciation. Community Contribution – Includes BSOA support to: Big Sky Community Corporation for maintenance of area parks and trails; Historic Crail Ranch for continued preservation of the original homestead cabin in the Meadow; and Big Sky Transportation District to offset local shuttle bus costs.

Why doesn't the BSOA plow my driveway, or my condominium parking lot?

As stated in the February 2008 Board of Directors Resolution, the BSOA plows all dedicated, public roads as specifically defined in the resolution. The BSOA only plows a subdivision road to the property boundary of the condominium development, all internal development roads are to be maintained by the condominium association. For the current winter season, BSOA has established three contracts for winter road maintenance: Gallatin County – Frontier Construction – BSOA Subdivision roads – 12.28 miles; Madison County – K7 Snow Works, Inc. – BSOA Subdivision roads – 6.71 miles; Madison County – K7 Snow Works, Inc. – Madison County owned roads – 3.28 miles. BSOA is reimbursed by Madison County for all winter road maintenance costs associated with Madison County owned roads, plus an administrative fee of 3%. Additionally, BSOA members with roads not specifically identified in the Board Resolution for plowing may request reimbursement for snow removal costs at the sole discretion of the BSOA Board. The current winter road maintenance contracts are valid October 1, 2016 through September 30, 2021.

What happens if I don't pay my assessments?

Association Bylaws authorize the BSOA to file a lien against any property where assessments remain unpaid after 60 days following the date it becomes delinquent. The filing of a lien will also require members to pay a $200 fee which includes costs incurred in the recording of the lien. Members will also be billed for any additional costs of collections as detailed in the BSOA Bylaws

If I want to build a new home are there any design requirements?

​The Design Regulations of the BSOA are intended to provide guidance for quality and thoughtful design and construction of property improvements in Big Sky’s progressive development environment. Interpreted by the elected members of the Big Sky Architectural Committee and managed by both the Architectural Review Coordinator and BSOA Architect, the Design Regulations provide a framework for developers and owners in the overall design, construction, and maintenance of projects within the BSOA jurisdiction. All of the BSOA’s architectural review information including forms, policies, guidelines, and sample submitals can be found on our website. BSOA members that own property in Gallatin County are also in the Gallatin Canyon/Big Sky Zoning District and are subject to its regulations.

My neighbor is violating BSOA rules, what should I do?

Contact the office with any concerns, or complaints (406-995-4166). Once a complaint is received, BSOA staff is dispatched to photograph the problem, or meet with affected members. BSOA staff then determines what rules are being violated and whether it is under their jurisdiction, is a matter for the Sheriff, or if it is a county issue. County issues are referred to appropriate County personnel. When BSOA regulations are violated, a letter is sent to the property owner with a request to correct the non-compliance. Legal action is taken as a last resort. A covenant compliance tracking sheet is completed monthly and provided to the Board as part of their monthly meeting packet. It is not possible for staff to “patrol” BSOA jurisdiction at all times and thus it is important that members report violations by calling in their complaints.

Can I view the plans of new construction going on next door?

Yes, but all plans must remain on BSOA premises. If you require a copy of any non-owned BSAC information, the owner’s written permission must be provided to the BSOA.

What common areas/assets does the BSOA own?

Currently, the BSOA owns several properties totaling 102 acres: the office condominium located at 145 Center Lane in Meadow Village Center; the Silver Bow and Little Coyote Ponds (9 acres), Sweetgrass Hills Open Space Tracts B, C, D, E, and F, and Meadow Village Tract C.

What is the Big Sky Community Organization?

The BSOA has historically taken on a variety of “quasi-municipal” responsibilities. Among these included the creation of a local parks and trails network. In 2000, the BSOA created an affiliate 501(c)(3) organization – the Big Sky Community Corporation (BSCC) – to provide a broader authority for the creation and management of area parks and trails. In June of 2007, the BSCC restated its Bylaws and Articles making the BSCC fully independent of the BSOA and its Board of Directors. In the spring of 2010, the BSOA led the effort, along with the Executive Committee of the BSCC, to hire an Executive Director to manage the organization. In 2016, BSCC became its own entity and officially changed its name to Big Sky Community Organization carried with it the 501(c)(3) status. Today, the BSCO manages three local public parks: the Big Sky Community Park, Ousel Falls Park, and the Historic Crail Ranch. More than 12 miles of trails are directly managed by the BSCO, with seven active committees in effect: parks, trails, sports, Camp Big Sky, Crail Ranch Homestead Museum, Natural Resource Council and Bear Smart. The BSCO is funded through the significant generosity of the Big Sky Resort Tax Area District, local grants from Gallatin County Fish Wildlife and Parks, and the BSOA. Additional donations are received from area developers, associations and individuals. For more information on the BSCO visit www.bscomt.org.