Billings
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Southeast Montana

Billings, Montana

Montana's Largest City · Economic Capital · Best Investment Cap Rates

📍
Yellowstone County
County
👥
121,000
Population
🏠
$389,000
Median Home Price
🗺️
Southeast Montana
Region

About Billings

Billings is Montana's largest city and the economic capital of the entire Northern Rockies region. With 120,000+ residents, a major healthcare cluster, regional retail dominance, and the most active commercial real estate market in the state, Billings punches well above its size.

Lifestyle & Activities

  • ✓ Urban amenities with Western roots
  • ✓ ZooMontana & Yellowstone Art Museum
  • ✓ Rimrocks hiking above the city
  • ✓ Rodeo & agricultural events
  • ✓ Strong restaurant & brewing scene

Economy & Employment

  • ✓ Billings Clinic (largest employer in MT)
  • ✓ St. Vincent Healthcare
  • ✓ Regional retail & distribution hub
  • ✓ Oil refining & energy
  • ✓ Finance & banking

Real Estate Market — Billings

Billings offers Montana's best investment fundamentals. Lower median prices (~$360K) combined with strong rental demand from a large workforce create cap rates of 5-7% on multi-family. Commercial vacancies in downtown Billings are declining as the city grows. Investors from Bozeman and Seattle have increasingly targeted Billings for better yields.

Most affordable major metro; best fundamentals for investors

Nearby Attractions

RimrocksLittle Bighorn Battlefield (60 min)Pompeys PillarYellowstone River recreation

Community Overview

Welcome to Billings, Montana

Population

121,000

Median Age

36

Median Household Income

$63,000

City Area

44.3 sq mi

College

MSU Billings, Rocky Mountain College

Military Base

None

Median Home Price

$389,000

Walk Score

44

Region

Eastern Montana

Billings is Montana's largest city and the undisputed economic engine of the eastern half of the state. Nicknamed the "Magic City" for its explosive growth after the Northern Pacific Railroad arrived in 1882, Billings has grown from a rough-and-tumble rail stop into a metropolitan hub of roughly 121,000 residents. It serves as the primary trade, healthcare, and transportation center for a vast region spanning eastern Montana, northern Wyoming, and the western Dakotas — a trade area of nearly half a million people who rely on Billings for services they can't find closer to home.

The city is dramatically situated along the Yellowstone River, with the iconic Rimrocks — towering sandstone cliff formations — rising 500 feet above the valley floor and framing the city's northern edge. These ancient cliffs were carved by the Yellowstone River over millions of years and offer miles of hiking and biking trails with panoramic views of the city and the distant Beartooth Mountains. The combination of river bottom, rimrock bluffs, and high plains gives Billings a landscape unlike anywhere else in Montana.

Economically, Billings is the most diversified city in Montana. Unlike resort towns that lean on tourism, Billings is built on healthcare, energy, agriculture, and transportation. Two major hospital systems — Billings Clinic and St. Vincent Healthcare (now part of Intermountain Health) — employ thousands and draw patients from across the region. Three oil refineries (CHS, Phillips 66, and Cenex) make Billings a refining hub for the northern Rockies. The city is also a major rail center, with both BNSF and Montana Rail Link maintaining significant operations.

For newcomers, Billings offers the most affordable big-city living in Montana. The median home price sits around $357,000 — notably lower than Bozeman, Missoula, or Whitefish. Neighborhoods range from the historic mansions of the South Side to the fast-growing West End with its newer construction and shopping centers, to the Heights with its small-town-within-a-city feel and more attainable price points. Downtown has experienced a renaissance, with converted lofts, craft breweries, and restaurants lining Montana Avenue.

Billings is also a cultural anchor for the region. ZooMontana is the state's only accredited zoo. The Yellowstone Art Museum holds the finest contemporary art collection in the state. Alberta Bair Theater brings touring Broadway shows and concerts to a city many assume is too remote for big entertainment. Billings Logan International Airport (BIL) offers direct flights to Denver, Salt Lake City, Seattle, Minneapolis, and Phoenix — making it the easiest Montana city to fly in and out of. For families, professionals, and retirees who want city amenities without resort-town prices, Billings is often the smartest choice in Montana.

Why People Choose Billings

  • Major regional medical center (Billings Clinic, SCL Health)
  • Access to Yellowstone River recreation and Rimrock hiking
  • Central location — 2.5 hours from Yellowstone National Park
  • Strong school districts and growing university presence
Insider Tip

Montana's largest city and regional medical/energy hub — home to two major hospital systems and the busiest airport in the state.

Lifestyle

Community character, climate, and daily life

Climate

Semi-arid high plains — hot summers, cold winters, very sunny

Transportation

Car-dependent — most Montana cities require a vehicle. Bozeman, Missoula, and Helena have some transit options.

Walkability

Walk Score: 44 (Car-Dependent) · Bike Score: 44 (Bikeable)

Cost of Living

Lower than national average in most categories. No state sales tax. Utilities and groceries run moderate to lower than coastal metros.

Remote Work

Strong remote work community throughout Montana. Growing fiber internet in cities; Starlink widely used in rural areas.

Family-Friendly

Montana cities consistently score high for family quality of life — low crime, clean air, excellent outdoor access, tight-knit schools.

Community demographics are refreshed every 90 days — click any card above for more detail.

Detailed Cost of Living in Billings

What to budget for housing, utilities, transportation, and daily expenses

Median Home Price$389,000
Average Rent (2BR)$1,450/mo
Average Rent (3BR House)$1,958/mo
Utilities (monthly)~$250
Property Taxes (annual)~$2,956
Homeowners Insurance (annual)~$1,556
Vehicle Registration (annual)~$150–$300
Gas Prices (regular)~$4.30/gal
Groceries (family of 4, monthly)~$1,200
Internet (basic)~$70/mo

Estimates are approximate and based on current Montana averages. Actual costs vary by household size, lifestyle, and provider. Montana has no state sales tax.

Housing & Real Estate

Market snapshot, buying, renting, and investment

Median Home Price

$389,000

Redfin, mid-2026

Price Range

$175K – $1M+

Single Family, Condo

Market Status

Affordable

Contact a local agent for current data

Billings Housing Market — Live Data

Real numbers from recent MLS sales and active inventory — not estimates.

Median Sold Price (90d)

$489,900

+13.9% vs prior quarter

Median $/Sqft

$192

Avg Days on Market

49 days

Months of Supply

6.9 mo

Buyer-Leaning

Active Listings

1284

per zillow.com

Closed Sales (90d)

13

median $489,900

13 closed sales (90d) · 30 active listings · 6.9 mo supply — Trestle MLS

Sourced from the Montana regional MLS (MRMLS) feed · updated October 12, 2026

Homes for Sale in Billings Right Now

Live MLS listings — updated continuously.

View all Billings listings

Market Highlights

  • Largest city in Montana with a robust job market
  • Median sale price ~$389K (mid-2026, Redfin), up ~3% year-over-year
  • Strong rental demand driven by healthcare and energy sectors
  • Active new construction in the South Side and Heights neighborhoods
Buying
  • •No state sales tax on real estate
  • •Montana is a non-disclosure state for sale prices
  • •Standard closing timeline: 30–45 days
  • •VA loans popular in military communities
Renting
  • •Rental market tightest in Bozeman & Missoula
  • •Average 1BR: $900–$1,800 depending on city
  • •Seasonal vacation rentals available statewide
  • •Month-to-month rentals easier in smaller cities
Investment
  • •Short-term rental demand near Glacier, Yellowstone
  • •Low property tax rates vs. national average
  • •Strong long-term appreciation in resort markets
  • •Farmland and ranch land as alternative investment

Search Billings Properties

Browse current listings and connect with a local Montana agent.

Buying vs. Renting in Billings

Which path makes sense for your move to Billings?

Benefits of Buying

  • Build equity with each mortgage payment instead of paying a landlord
  • Fixed-rate mortgage locks in your housing payment for 30 years
  • Montana property values have appreciated strongly over the past decade
  • Freedom to customize, renovate, and landscape your property
  • Tax benefits — mortgage interest and property tax deductions
  • No landlord changes, rent hikes, or lease non-renewals

Benefits of Renting

  • Flexibility to relocate for work or lifestyle changes
  • No maintenance, repair, or snow-removal costs
  • Lower upfront cost — security deposit vs. 3–20% down
  • Explore neighborhoods before committing to a purchase
  • No exposure to market downturns or selling costs
  • Amenities (pool, gym, laundry) often included

Typical Home Prices

$389,000

Range: $175K – $1M+ · Single Family, Condo

Typical Rental Prices (monthly)

1BR apartment$1,1602BR apartment$1,4503BR house$1,958House (4BR+)$2,465

Factors to Consider

1Expected length of stay — buying pays off over 5+ years
2Local market conditions — inventory, appreciation, rent trends
3Monthly budget vs. mortgage payment (include taxes & insurance)
4Resale potential — neighborhood demand and school ratings
5Loan options — VA, FHA, conventional, USDA rural
6Personal comfort with maintenance and long-term commitment

Best Places to Live in Billings

Neighborhoods by lifestyle and budget — click any card for details

Temporary Housing in Billings

Short-term lodging while you house-hunt or settle in

The Northern Hotel

Hotel

Historic downtown full-service hotel with restaurant and rooftop bar.

DoubleTree Billings

Hotel

Mid-range full-service hotel near downtown and the medical corridor.

Residence Inn Billings

Extended Stay

Extended-stay suites with kitchens near the West End retail district.

Budget Motels (I-90)

Budget Motel

Numerous budget options along the I-90 corridor for short stays.

Lodging options and availability change frequently — verify current rates and availability on booking platforms before your move.

Things to Do

Outdoor recreation, restaurants, attractions & hidden gems

Outdoor Recreation & Attractions

Rimrocks & Bootlegger Trail

Rimrocks & Bootlegger Trail

Iconic sandstone formations with sweeping city views

Yellowstone Art Museum

Yellowstone Art Museum

Premier visual arts museum in Montana

Moss Mansion

Moss Mansion

Historic 1903 mansion open for guided tours

ZooMontana

ZooMontana

35-acre wildlife park featuring native Montana animals

Restaurants & Coffee

Walker's Grill

Upscale American cuisine in a sleek downtown setting

TEN Restaurant

Craft cocktails and elevated comfort food

Montana Brewing Company

Award-winning brewpub in the heart of downtown

Shopping & Family Activities

ZooMontana

Family-friendly wildlife park and botanical garden

Annual Events & Community Life

Festivals, celebrations, and seasonal activities

MontanaFair (Aug)

Summer Nights Concerts

Yellowstone Art Museum events

Spring

Farmers markets open, fishing season kicks off, wildflower blooms on the slopes.

Summer

Outdoor festivals, rodeos, county fairs, concerts, and hiking at their peak.

Fall

Harvest festivals, hunting season opener, incredible fall foliage across the mountains.

Winter

Holiday celebrations, ski season, Nordic skiing, snowmobile trails, and hot spring soaking.

Living Here

Schools, healthcare, employers, utilities & local services

Schools

Billings Senior High School

9–12

High School

West High School

9–12

High School

Skyview High School

9–12

High School

Lewis & Clark Middle School

6–8

Middle School

Montana State University Billings

College

University

Utilities & Services

Electric

NorthWestern Energy (most of MT) or local co-ops

Internet

Fiber/cable in cities; Starlink popular in rural areas

Healthcare

Regional hospitals in all major cities; specialty care in Billings, Missoula, Bozeman

Shopping

Essential retail locally; Billings or Bozeman for major shopping

Safety

Montana ranks low in violent crime; property crime varies by city

Major Employers

Billings's economy centers on agriculture, energy, healthcare, and the railroad. The area benefits from proximity to natural resources and serves as a regional service center for the surrounding ranching communities.

Winter in Montana

Practical guidance for Billings's coldest months

Driving in Snow

  • Reduce speed significantly and increase following distance to 8–10 seconds
  • Never use cruise control on slick or snowy roads
  • Brake gently and early — pumping brakes helps avoid slides
  • Keep a winter emergency kit: blankets, food, water, flashlight, jumper cables

Winter Vehicle Preparation

  • Install winter or all-weather tires (snow tires recommended Oct–April)
  • Carry tire chains for mountain passes and rural routes
  • Check battery, antifreeze, and wiper fluid before cold sets in
  • Keep your gas tank at least half full to prevent fuel-line freeze

Recommended Clothing

  • Layering system: base, insulating mid-layer, and waterproof outer shell
  • Insulated waterproof boots with good traction
  • Gloves or mittens, a warm hat, and a scarf or neck gaiter
  • Face protection (balaclava) below 20°F — exposed skin freezes fast

Heating Costs

  • Budget $150–$400+ per month for heating November through March
  • NorthWestern Energy offers budget billing to level out seasonal spikes
  • Programmable thermostats can cut heating costs 10–15%
  • Consider a furnace tune-up and attic insulation check before winter

Snow Removal

  • Homeowners are responsible for clearing their own sidewalks — many cities require clearing within 24 hours
  • Stock up early: snow shovel, ice melt, roof rake, sand
  • Know your driveway — south-facing drives melt faster, north-facing stay icy
  • Hire a snow-removal service if you travel frequently or have a long drive

Winter Safety Tips

  • Keep a vehicle emergency kit with blankets, food, and a shovel
  • Watch for black ice on bridges and shaded road sections
  • Check on elderly neighbors during cold snaps and storms
  • Sign up for your county's emergency alert system for storm warnings

Planning Your Move

Timeline, FAQ, and what to do in your first 30 days

Moving Timeline

3–6 Months Before

  • Research neighborhoods and school districts
  • Connect with a local Montana real estate agent
  • Visit the area if possible — experience all 4 seasons differ greatly
  • Explore housing costs and get pre-approved for a mortgage

1–3 Months Before

  • Secure housing — buy or rent
  • Research Montana driver's license and vehicle registration requirements
  • Notify employer, banks, and subscriptions of address change
  • Research moving companies or truck rental options (long hauls common in MT)

Moving Week

  • Arrange utility connections (NorthWestern Energy, water, internet)
  • Confirm school enrollment if applicable
  • Locate nearest grocery stores, hardware stores, and healthcare
  • Stock up on winter gear if moving in fall/winter

First 30 Days

  • Register your vehicle in Montana (60-day window)
  • Get your Montana driver's license
  • Register to vote in your new county
  • Explore your surroundings — get on the trails!

Frequently Asked Questions About Moving to Billings

Helpful Resources for Billings

Utilities, schools, government, and community contacts

Utility Providers

Electric & Natural Gas

NorthWestern Energy

Water & Sewer

City of Billings

Gas (if separate)

Montana-Dakota Utilities

Internet Providers

Cable

Spectrum

DSL / Fiber

CenturyLink

Local / Regional

Spectrum, CenturyLink

Rural

Starlink (widely used across Montana)

School District

City & County

City of Billings

Official city website

Emergency Services

Emergency

Call 911

Police Non-Emergency

Contact Billings Police Department

Community Organizations

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