Real Estate Investing in Billings, Montana
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Billings, MT? Our answer, based on the numbers below.
For Homebuyers
GREAT FIT
Grade A (86/100)
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
CLEAN
No major risk flags on the data we track.
What’s happening in Billings, MT?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$212,213
Avg Monthly Rent
$1,430
ZIP Codes
8
Market Trends — Billings, MT
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Billings, MT. Updated on demand as visitors ask.
Growth & development in Billings, MT Updated 143 days ago
Billings is experiencing significant growth with major construction projects, new businesses, and infrastructure upgrades, particularly in healthcare, retail, and downtown residential areas.
Opportunities
- Intermountain Health is undertaking the largest construction project in Montana history, a $950 million investment expected to create 1200 construction jobs by 2029. — This expands healthcare access and creates numerous employment opportunities. Think Billings
- NorthWestern Energy is completing $76 million in electric system upgrades, including a $34 million Rimrock Substation project to increase capacity and reliability. — Improved energy infrastructure enhances reliability and supports future growth for residents and businesses. Montana Chamber of Commerce
- Downtown Billings saw 25 new businesses open in 2025, following 21 openings in 2024, indicating a vibrant commercial core. — This provides more choices for shopping, dining, and entertainment, enhancing the downtown experience. Heidi Brosovich
- Four major downtown construction projects, including the Futurity Tower and AC Marriott Hotel, are progressing in 2026 to add residential units. — Increased downtown residential options will create a more walkable and lively urban environment. Heidi Brosovich
- New retail developments are underway on the west end, including a Tractor Supply Co. and J's Pub and Grill, near the Costco Wholesale site. — These additions provide more shopping and dining options for residents in a growing area of the city. Heidi Brosovich, Cat Country 102.9
Concerns
- Downtown Billings experienced 8 business closures in 2025, consistent with 9 closures in 2024. — Business closures can limit consumer choice and reduce local employment opportunities. Heidi Brosovich, Billings Gazette
- Several businesses, including a Burger King and Okinawa Sushi & Asian Bistro, closed in 2023. — These closures reduce dining options and can leave commercial vacancies. 103.7 The Hawk
Bottom line: Billings is experiencing substantial investment in healthcare, infrastructure, and downtown revitalization, alongside ongoing retail development and some business turnover.
Local news & events in Billings, MT Updated 143 days ago
Billings has seen a mix of community growth and persistent challenges, including efforts to address environmental contamination and fluctuating crime rates.
Opportunities
- Crime in Billings noticeably dropped at the end of 2025 compared to the same three months the year before, with significant decreases in homicides and property crimes. — This expands safety and security for residents, potentially reducing personal and financial costs associated with crime. Billings Gazette / KTVQ News
- The City of Billings and Montana-Dakota Utilities installed a compliance flare at the regional landfill by January 2024, reducing methane emissions and providing redundancy for renewable natural gas production. — This improves air quality and contributes to sustainable energy practices, benefiting public health and environmental quality. Billings Public Works
- Billings launched a citywide cardboard recycling program in September 2023, which has shown minimal contamination and remarkable progress in its initial months. — This expands opportunities for residents to participate in environmental stewardship and reduces waste sent to landfills. Billings Public Works
- The West End Water Treatment Plant contract was awarded and construction is starting, a significant step towards a resilient water system for citizens. — This ensures a more reliable and robust water supply, a fundamental service that enhances quality of life. Billings Public Works
- Numerous community events are regularly held, including the Montana Women's Run, Craft Beer Week, Special Olympics State Summer Games, and various cultural and artistic gatherings. — These events provide diverse opportunities for recreation, social engagement, and cultural enrichment for residents of all ages. VisitBillings.com / Simply Local Magazine
Concerns
- An EPA Superfund site in Billings is addressing toxic chemical vapors from decades-old dry cleaning solvents, with a proposed cleanup plan for hundreds of homes and businesses. — This imposes potential long-term health risks, including increased chances of certain cancers, and requires residents to undergo mitigation efforts. Missoula Current / YPR
- Residents and caregivers at Sage Tower, a downtown HUD Section 8 apartment complex, raised concerns in February 2026 about recurring pest infestations, including bed bugs and cockroaches. — This restricts residents' ability to live in a safe and healthy environment and can lead to significant discomfort and potential health issues. KTVQ News
- Yellowstone County experienced a significant spike in flu cases and hospitalizations in January 2026. — This restricts public health and can lead to increased healthcare costs and reduced productivity for affected individuals. Billings Gazette
- A December 2025 Reddit discussion highlighted resident concerns about a general increase in aggressive behavior, a sense of disconnect, and a perceived decline in the town's overall quality. — This indicates a perceived decline in community well-being and safety, potentially impacting residents' sense of security and enjoyment of public spaces. Reddit
- Billings has a high crime rate compared to other communities, with a 1 in 26 chance of being a victim of violent or property crime. — This restricts personal safety and can lead to increased anxiety and financial burdens for residents. NeighborhoodScout
Bottom line: While Billings has made strides in environmental initiatives and seen recent crime reductions, persistent public health concerns and environmental contamination continue to affect residents.
Schools in Billings, MT Updated 143 days ago
Billings Public Schools has focused on addressing budget deficits, adjusting school calendars, and expanding career-focused programs, alongside ongoing facility projects and redistricting efforts.
Opportunities
- Billings Public Schools eliminated an $8 million budget deficit over the past two years. — This stabilizes district finances, allowing for continued and improved educational services. Northern Broadcasting System
- The district increased career certifications from 16 to 29, including FAA drone and cybersecurity. — This expands vocational training and diverse career pathways for students. Northern Broadcasting System
- K-8 reading proficiency increased from 52% to 61% and math proficiency from 49% to 64% since 2022. — This indicates improved academic outcomes and educational effectiveness for students. Northern Broadcasting System
- Billings Public Schools is looking to expand its healthcare program by potentially acquiring the former Rocky Mountain Bank building. — This would create more space and opportunities for students in healthcare fields. KTVQ
- The school board approved a policy in April 2022 allowing students more time to graduate, particularly for those with special education needs. — This provides greater flexibility and opportunity for students to complete their education. Flathead Beacon
Concerns
- Billings Public Schools closed Washington Elementary School in January 2024 as part of budget deficit reduction. — This resulted in redistricting students and the loss of a neighborhood school. Northern Broadcasting System
- The district reduced 55 elementary positions and cut department budgets, including a 10% cut to athletics. — These cuts may reduce resources and opportunities for students in various programs. Northern Broadcasting System
- A high school bond for overdue maintenance and safety was discussed in December 2025, but the district has seen five of its six past high school bonds fail. — Failure to pass future bonds could lead to continued deferred maintenance and safety concerns. Billings Gazette
- In January 2025, the school board decided not to ask voters for any bonds or levies that spring. — This decision may limit funding for new projects or operational needs. Billings Gazette
Bottom line: Billings Public Schools has made strides in financial recovery and program expansion, while navigating facility challenges and budget-driven school closures.
Civic & policy in Billings, MT Updated 143 days ago
Billings and Yellowstone County have seen recent government decisions impacting zoning, property taxes, and public services, alongside ongoing state-level legislative changes.
Opportunities
- The 2025 Montana Legislature passed bills (HB 231 and SB 542) to lower property taxes for primary homeowners by shifting the burden to second homes and industrial properties. — This reduces housing costs for many residents, making homeownership more affordable. Realtor.com
- Montana's 2023 housing reforms, including SB 323 and SB 528, require cities over 5,000 residents to allow duplexes and accessory dwelling units (ADUs) in single-family zones. — These changes increase housing supply and diversify housing options, potentially lowering costs. Montana Association of REALTORS®
- Billings City Council is updating subdivision regulations to include lighting requirements and expedited review for qualifying subdivisions. — Improved lighting enhances neighborhood safety and property values, while expedited reviews can speed up housing development. Billings City Council Bulletin
- Yellowstone County Commissioners consolidated the Zoning Commission and Board of Adjustment into a single board in September 2025. — This streamlines the zoning and adjustment application process, potentially reducing delays for development. Citizen Portal
Concerns
- Billings enacted a new law in July 2025 banning standing, sitting, lying, or sleeping on public streets, sidewalks, and alleys in front of commercial buildings. — This restricts public space use and disproportionately affects the homeless population, limiting their options. Billings Gazette
- A proposed rezoning by Yellowstone Country Club in March 2026 could affect public access to informal Rimrock trails. — This could limit recreational opportunities and access to natural spaces for residents. KTVQ
- Montana's 2025 property tax changes, while lowering taxes for primary residences, will increase the tax burden on second homes and some businesses. — This could increase costs for certain property owners and businesses, potentially impacting investment. Realtor.com
- Yellowstone County Commissioners voted in February 2025 against rescinding a letter offering MetraPark as a federal immigrant detention facility, despite public opposition. — This decision was made despite significant local opposition and concerns about the economic impact on MetraPark events. Daily Montanan
Bottom line: Billings and Yellowstone County are experiencing a mix of state-mandated housing reforms and local decisions impacting public space use and property taxation.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Property managers serving Yellowstone County
Manage rentals here? List your business →Happy Homes Property Management
Billings, MT
Happy Homes Property Management offers patio home apartments in Billings, MT. summary from their website
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Yellowstone Property Managers Association
Billings, MT
Yellowstone Property Managers Association is an association for property managers. summary from their website
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A Superior Property Management And Maintenance
Billings, MT
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Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
Avg Home Value
$212,213
Avg Monthly Rent
$1,430
1% Rule
✗ Below
Landlord Friendly (MT)
★★★★★
⚖️
Balanced Market
— Billings, MT metro
58
Days to pending
8.8%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Billings
4 Colleges
5,164 Students
1,088 Off-Campus Renters
C+
4-Year Public · 4,092 students
📍 ~1,088 students rent off-campus
C+
4-Year Private · 47 students
C
4-Year Private · 991 students
C
Vocational For-Profit · 34 students
Investor Insight: With 1,088 students living off-campus, Billings has substantial rental demand from the college population — typically stable, lease-renewing tenants.
Neighborhoods in Billings
ZIP Codes in Billings, MT
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View PlansFrequently Asked Questions About Billings, MT
Is housing expensive in Billings, MT?
Billings, MT home values average about $212K. That price point suits investors targeting rentals with $1,430/mo in monthly income.
Is the tenant base reliable in Billings, MT?
The renter base in Billings, MT is reasonable for the $1,430/mo price point. Screening well and pricing to market typically yields stable tenants.
How does Billings, MT rate as a rental market?
Billings, MT rates 3.0/5 for investability. With median values at $212K and rents near $1,430/mo, the market offers reasonable fundamentals for rental investors.
How strong are rents in Billings, MT?
Investors in Billings, MT typically see rents near $1,430/mo per month against $212K home values - a solid setup for rental cash flow.
Is Billings, MT a friendly market for rental owners?
Billings, MT falls under MT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
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