Search Yellowstone County, MT Property Records

The management of core property records in Yellowstone County, Montana, occurs at both the county and state levels. The Yellowstone County Clerk and Recorder is the custodian of recorded documents, such as deeds and mortgages. Meanwhile, property assessments and valuations are overseen by the Montana Department of Revenue’s local offices.

The local housing market showcases a blend of urban development and rural landscapes. The county reports a median home value of $284,100.00, a median monthly rent of $934.00, a median household income of $67,661.00, and a median real estate tax rate of 0.81%.

Searching for property records in Yellowstone County, MT, involves navigating both digital and physical repositories maintained by local and state authorities.

For comprehensive assessment information, the Montana Department of Revenue’s Property Assessment Division offers a Property Record Card tool that allows users to view parcel maps. The Yellowstone County Clerk & Recorder also provides a dedicated Document Search interface for legal documents such as deeds and mortgages.

To locate a parcel, most systems require at least one of the following: a physical address, the owner's full name, or a parcel identification number. The parcel number is the best way to avoid confusion between similar addresses or owners with multiple properties.

For certified copies or records not fully available online, in-person requests can be made at the relevant county offices. Mail and email requests are also accepted, though these typically involve longer turnaround times and may carry search fees.

Note that record availability may have certain limitations. Ownership changes can take several weeks to appear in online records after a sale closes. Montana law also permits individuals to remove their name from online search results if they can demonstrate a risk of physical harm.

Users who want a faster starting point can use PropertyChecker to compile publicly available property data into a single searchable interface. It is convenient when researching multiple parcels or cross-referencing ownership details.

Property Ownership and Title Information

The legal verification of property ownership and the history of title transfers are handled mainly by the Yellowstone County Clerk & Recorder. Individuals looking to perform a title search or verify a grantor-grantee history can use the Clerk & Recorder Document Search interface. This online index allows searching public records by name or document type.

Property Sales and Transaction History

Transaction history and sales data for Yellowstone County are maintained through a coordinated effort between the county and the Montana Department of Revenue. Because Montana is a non-disclosure state, the actual sale prices of real property are not public record and are kept confidential under state law.

However, the history of when a property was sold and to whom is accessible via the Tax & Assessment Data Search by the County Treasurer. Users can also view a chronological list of transfers and the associated tax years. While the public cannot view specific sale prices on this site, property appraisers can use the information to determine market values for tax purposes.

PropertyChecker can also be utilized to cross-reference these state-level records with county tax data and help users piece together a timeline of parcel activity. It allows users to quickly trace ownership transfers, review assessment trends, and identify patterns in parcel activity without toggling between multiple government portals.

Property Tax Assessment and Payment Records

The Yellowstone County Treasurer’s Tax & Assessment Data Search is the central resource for viewing tax bills, payment history, and delinquency status in the county. While the Treasurer handles collections, property tax assessors from the Montana Department of Revenue determine valuations. These assessments are accessible via the Property Record Card tool.

Property owners can appeal valuations by filing a Form AB-26 with the Department of Revenue or a formal appeal with the County Tax Appeal Board.

Property Characteristics and Parcel Details

For detailed physical attributes and geographic data, a property parcel search is most effectively conducted through the Yellowstone County Interactive Mapping Hub. This portal features a dedicated Parcel Viewer that allows users to visualize property boundaries, lot dimensions, and acreage.

Moreover, the Montana Property Record Card tool serves as the official state-level database for building characteristics, such as square footage, year built, and construction materials.

Zoning, Land Use, and Planning Records

Zoning and land use information for Yellowstone County is primarily accessed through the County Interactive Mapping Hub, which hosts a Zoning Viewer. This interactive tool allows users to toggle between different jurisdictional layers and the county's various special zoning districts.

Planning records and land use applications are managed by the Billings/County Planning Division, which provides planning services for both the city and the county. While basic zoning maps are available online, official digital files or hard copies of specific planning documents may be obtained by submitting a formal records request.

Legal Documents Affecting Property

The Yellowstone County Clerk & Recorder is the authority for recording and maintaining legal instruments that impact property interests. The most common documents found in these records include general warranty and quitclaim deeds, mortgages, and Montana-specific Realty Transfer Certificates. The public can use the Document Search interface to access these records.

Building Permits, Inspections, and Construction Records

Construction and development records in Yellowstone County are managed based on the property’s location relative to city limits. For properties within the City of Billings, the Building Division serves as the primary regulatory body. Detailed permit applications, historical construction data, and active project statuses can be accessed through CityView.

For properties located in the unincorporated areas of Yellowstone County, the regulatory landscape differs significantly. The County Public Works Department oversees permits for work within the public right-of-way, but the county does not issue building permits or Certificates of Occupancy for structures outside city limits.

Instead, construction in these areas must comply with state-level regulations managed by the Montana Department of Labor & Industry. The state agency handles permitting and inspections for residential and commercial projects in jurisdictions without local building departments.

Maps and Visual Property Data

Geographic and spatial property information is centralized through the Yellowstone County Interactive Mapping Hub. The tools cover approximately 2,642 square miles of land and include over 83,400 parcels.

The Parcel Viewer provides real-time access to parcel boundaries, aerial imagery, and tax jurisdiction overlays. This system allows users to toggle between various base maps, including high-resolution orthophotography and topographic layers, to better understand a property's physical orientation.

Displayed here are charts summarizing the county's tax rates, accompanied by insights into median home values, income figures, and rent rates.

Median Rent

$934.00

Montana	$736.75
National	$840.25

• +26.8 %
  vs Montana
• +11.2 %
  vs National

Median Home Value

$284,100.00

Montana	$213,400.00
National	$173,750.00

• +33.1 %
  vs Montana
• +63.5 %
  vs National

Median Household Income

$67,661.00

Montana	$59,344.00
National	$65,108.00

• +14.0 %
  vs Montana
• +3.9 %
  vs National

Median Property Tax Rate

0.81%

Montana	0.68%
National	0.74%

• +19.1%
  vs Montana
• +9.5 %
  vs National

Unemployment Rate

2.28%

Montana	2.16%
National	2.87%

• +5.6 %
  vs Montana
• -20.6 %
  vs National

Renter Occupied Housing

24.6%

Montana	24.36%
National	21.81%

• +1.0 %
  vs Montana
• +12.8 %
  vs National

In Yellowstone County, the function of the registrar of deeds is performed by the County Clerk & Recorder. The department is responsible for the permanent preservation of deeds, mortgages, plat maps, and subdivision records, among others.

The information recorded by this office serves as the definitive legal reference that dictates the data managed by other government agencies. The Montana Department of Revenue relies on recorded deeds to update assessment rolls. Meanwhile, the Billings Planning & Zoning Division uses recorded plats to determine exact property boundaries for land use applications.

Beyond the online Document Search interface, records can also be accessed in person at the Yellowstone County Courthouse in Billings, where staff are available to assist. Mail and email requests are accepted for general inquiries. Copying fees apply for physical or certified copies.

Regular copies are typically $0.50 per page, with an additional $2 certification fee per document for certified copies.

Beyond the county level, the incorporated municipalities within Yellowstone County each maintain local offices that oversee land-use decisions, development permits, and administrative records specific to their jurisdictions. These include:

• Town of Broadview (official website unavailable)

Local municipal offices handle records that fall outside the county's purview. These can include city council actions, local ordinances, building permits, code enforcement violations, and zoning variances.

In cities like Billings or Laurel, the City Clerk maintains legislative history and special assessments that may affect how a property can be used. Meanwhile, municipal finance or public works departments manage service-specific charges such as street maintenance or lighting district fees.

Availability and digital accessibility of these records can vary by municipality, so direct contact with the relevant local office is often necessary.

• City of Billings
• City of Laurel