$49,000
2224 US Highway 87 E Trlr 52
Billings, MT
3 bd2 ba1,216 sqft$40/ft²
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Compass Real Estate · Billings, MT
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Billings, MT(512) 555-0184TX License #0512847
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Billings, MT Housing Market
Leaning buyer's+2.0% YoY
Zillow, August 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The typical home in Billings, MT is worth $400,819, rose 2.0% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $389,900, +5.7% year over year (through May 2026). With 4.0 months of supply and homes going under contract in about 57 days, Billings is a leaning buyer's. At today's 7.03% 30-year fixed rate, 20% down on a $400,819 home is about $2,140/mo in principal and interest.
Key numbers for Billings, MT
Typical home value
$400,819
+2.0% in 12 months
Zillow, August 2026
Typical asking rent
$1,426/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$389,900
+5.7% year over year
Redfin, through May 2026
Days on market
57
Average pace
Redfin, through May 2026
Active listings
583
4.0 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$71,855
Home costs 5.6x income
U.S. Census ACS, 2023
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Billings a buyer's or seller's market?
Leaning buyer's4.0 months of supply57 days on market
Billings, MT is a leaning buyer's, based on 4.0 months of supply and homes selling in about 57 days. 4 to 5 months of supply is the neutral band: neither side holds a structural advantage, and outcomes turn on the individual property.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Billings housing market data show?
Every row below is Redfin's final published month for Billings, MT. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $389,900 |
| Median list price | $397,000 |
| Year-over-year price change | +5.7% |
| Median price per sq ft | $190/sq ft |
| Median days on market | 57 days |
| Active inventory | 583 listings |
| Months of supply | 4.0 months |
| Homes sold (that month) | 147 |
| New listings (that month) | 193 |
| Listings with a price cut | 18.7% |
| Market condition | Leaning buyer's |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Billings is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Billings is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Billings home prices moved?
Over the last three years the median sale price in Billings, MT rose 4.0%, from $374,900 to $389,900. The live Zillow value series has rose 2.0% in the last 12 months, which is the more current read now that Redfin's series has stopped. 18.7% of Billings listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Billings?
Priced off the typical home value of $400,819 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $80,164 | $320,655 | $2,140/mo |
| 5% | $20,041 | $380,778 | $2,541/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,140, that implies roughly $91,705 a year before you add taxes and insurance. The median household in Billings earns $71,855, about $19,850 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 5.6x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Billings in the next 12 months?
Tell us your timeline. We send the Billings market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Billings?
Typical asking rent in Billings, MT is $1,426/mo, against a typical home value of $400,819. That is a price-to-rent ratio of 23.4x, which means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Compared head to head, 20% down puts principal and interest at $2,140 a month — $714 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Billings?
Active listings in Billings, MT went from 637 in May 2025 to 583 in May 2026, a -8.5% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 617 | 203 |
| July 2025 | 608 | 204 |
| August 2025 | 642 | 204 |
| September 2025 | 602 | 169 |
| October 2025 | 586 | 179 |
| November 2025 | 557 | 116 |
| December 2025 | 488 | 94 |
| January 2026 | 496 | 123 |
| February 2026 | 489 | 123 |
| March 2026 | 515 | 187 |
| April 2026 | 555 | 228 |
| May 2026 | 583 | 193 |
Redfin, through May 2026
How does Billings compare to Montana and the U.S.?
Billings homes sell for $389,900 — 26% below the Montana median of $528,600. Against the national median of $410,700, Billings runs 5% lower. Year-over-year, Billings moved +5.7% against Montana's +1.5% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Billings, MT | $389,900 | +5.7% | 57 days |
| Montana statewide | $528,600 | +1.5% | 69 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Billings
What buyers should watch
- Months of supply, currently 4.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 18.7%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $401 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $400,819 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Billings listing goes under contract in 57 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- In the last published month Billings added 193 new listings against 147 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +2.0% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Billings varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Billings
There are currently 583 homes listed for sale in Billings, Montana. The median listing price is $397K. Featured listings range from $49,000 to $950,000.
$340,000
5409 Apple Rose Unit 1
Billings, MT
2 bd2 ba1,002 sqft$339/ft²
Townhouse
View photos & details
$357,000
2939 Eagle Butte Trl
Billings, MT
3 bd2 ba1,292 sqft$276/ft²
Townhouse1,708 sqft lot
View photos & details
$357,000
2941 Eagle Butte Trl
Billings, MT
3 bd2 ba1,292 sqft$276/ft²
Townhouse1,708 sqft lot
View photos & details
$359,900
2211 Avenue B
Billings, MT
3 bd1 ba1,304 sqft$276/ft²
House8,398 sqft lot
View photos & details
$424,900
4332 Bowman Dr
Billings, MT
4 bd2 ba1,713 sqft$248/ft²
House13,939 sqft lot
View photos & details
$485,000
905 Princeton Ave
Billings, MT
4 bd2 ba1,636 sqft$296/ft²
House7,000 sqft lot
View photos & details
$525,000
3016 Radcliffe Dr
Billings, MT
5 bd3 ba5,124 sqft$102/ft²
House12,767 sqft lot
View photos & details
$530,000
1458 Black Eagle Trl
Billings, MT
6 bd3 ba2,968 sqft$179/ft²
House4.79 acres
View photos & details
$714,000
2939 2941 Eagle Butte Trl
Billings, MT
6 bd4 ba2,584 sqft$276/ft²
Multi-family3,411 sqft lot
View photos & details
$859,900
421 Rimrock Rd
Billings, MT
5 bd5 ba3,959 sqft$217/ft²
House17,433 sqft lot
View photos & details
$950,000
2605 62nd St W
Billings, MT
4 bd2 ba2,240 sqft$424/ft²
House9.73 acres
View photos & details
Looking to buy in Billings?
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Active listings
583
Homes on market
Median list price
$397K
Avg. days on market
57
Days until sale
New this week
193
Newly listed
Price drops:18.7%of listings
How much do homes cost in Billings by property type?
How the Billings, MT market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $409,000 | $193/sq ft | 117 | 58 days |
| Condo / co-op | $277,000 | $175/sq ft | 4 | 92 days |
| Townhouse | $354,900 | $190/sq ft | 23 | 45 days |
Who lives in Billings?
American Community Survey estimates for Billings. U.S. Census ACS, 2023
Population
118,321
Households
50,340
Median income
$71,855/yr
Median age
38.1 years
Owner-occupied
64.8%
Median home value
$311,800
Median gross rent
$1,097/mo
Mean commute
16.7 min
64.8% of occupied homes in Billings are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $311,800 against Zillow's $400,819 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,097/mo, below Zillow's $1,426/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Billings?
43 schools tracked · 18,538 students
The largest public schools serving Billings, MT by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Billings West High School
Grades 9-12 · 2,210 students
Billings Sr High School
Grades 9-12 · 1,675 students
Skyview High School
Grades 9-12 · 1,596 students
Castle Rock Middle School
Grades 6-8 · 742 students
Ben Steele Middle School
Grades 6-8 · 738 students
Lewis & Clark Middle School
Grades 6-8 · 727 students
Meadowlark School
Grades PK-5 · 707 students
Will James Middle School
Grades 6-8 · 601 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Billings, MT?
Ordered by distance from Billings, not by size. Compare Billings side by side with any of them.
Billings housing market FAQ
Is Billings a buyer's or seller's market?
Billings, MT is currently a leaning buyer's. That read comes from 4.0 months of supply, homes going under contract in about 57 days in the last month Redfin published (May 2026).
How much do homes cost in Billings?
The typical home in Billings, MT is worth $400,819 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $389,900, about $190 per square foot.
Is Billings cheaper than the rest of Montana?
Billings's median sale price of $389,900 is 26% lower than the Montana statewide median of $528,600, and 5% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Billings?
Homes in Billings, MT spent a median of 57 days on market before going under contract, versus 69 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Billings?
At the current 30-year fixed rate of 7.03%, 20% down on a $400,819 home is about $2,140 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $91,705 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $71,855.
Are home prices rising in Billings?
The typical home value in Billings, MT rose 2.0% over the last 12 months, from $393,001 to $400,819 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Billings?
Billings ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Billings?
That depends on your timeline, not on a headline. What the data says today: Billings, MT is a leaning buyer's with 4.0 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 23.4x means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Properties Incorporated publishes the data; it does not give financial advice.
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