How To Search for Billings Property Records

Always do your due diligence before buying or investing in property. Reviewing property records is one of the best ways to do this. They are a goldmine of information that you can use to get valuable insight into ownership history, assessed values, tax obligations, zoning classifications, liens, foreclosures, amenities, and other crucial details needed to make smart investment decisions. Billings property records are public, which means that anyone can view them or request copies. The key is knowing where to search. Below is a list of primary resources you can use to find different types of Billings property records.

Yellowstone County Clerk & Recorder's Office

The Yellowstone County Clerk and Recorder is responsible for maintaining official copies of deeds, mortgages, liens, subdivision plats, powers of attorney, homestead declarations, and other documents establishing real estate ownership in Billings. The clerk's office provides a document search tool that you can use to look up this information online. Basic searches may be performed by name or document number, with additional options available for advanced searches. Note that while you can search the index for free, purchasing and viewing document images typically requires a fee or a subscription. You also have the option of searching and requesting copies of these records (for a fee) in person at the clerk's office, located at Room 3501, 316 North 26th Street, Billings, MT 59101. You can call (406) 256-2785 for general inquiries and assistance.

Yellowstone County Treasurer's Office

The Yellowstone County Treasurer's Office handles property tax billing and collection for the City of Billings. This office is a key resource for comprehensive property assessment and tax information, including property characteristics, current assessed values, tax bills, delinquency status, and more. You can search this information online by address, name, tax code, and geocode using the Treasurer's tax & assessment data search tool. If you prefer in-person services, you can visit the treasurer's office at Room 108, 217 North 27th Street, Billings, MT 59101, or call them at (406) 256-2802 for assistance and general inquiries.

Montana Department of Revenue

Unlike many states where property assessments are handled at the county level, the Montana Department of Revenue (DOR) is responsible for identifying, listing, and valuing all real property in Billings for tax purposes. The department provides an online property search tool that you can use to look up property record cards (by property number, assessment code, name, or address), view parcel maps, and access other property-related information. You can also contact the department's Billings Field Office in person at Suite 1400, 175 North 27th Street, Billings, MT 59101, by phone at (406) 896-4000, or by emailing DORPADBillings@mt.gov for assistance and general information regarding property valuations and characteristics.

Yellowstone County District Court

The Yellowstone County District Court (13th Judicial District) handles property-related legal matters in Billings, including foreclosure filings, boundary disputes, and civil judgments that may affect property title. Many of these records can be accessed online through the Montana Judicial Branch's public access portals. For records not available online, you can visit the Clerk of the District Court's Office, located at the Yellowstone County Courthouse, Rooms 702, 703, & 704, 217 N. 27th St., Billings, MT 59101, to search and request copies. Note that fees will apply. You can call (406) 256-2869 or (406) 256-2851 or email DC-RecordSearch@yellowstonecountymt.gov for more information and general assistance.

City of Billings Map Applications

The City of Billings provides interactive GIS map applications on its official website that you can use to view property boundaries, parcel dimensions, zoning, land use, building permit data, utilities, floodplains, city infrastructure, and more. These tools are helpful for layering together information that doesn't always appear in standard property records and can provide the added context needed to interpret those documents accurately and make informed decisions.

Property taxes in Billings are used to fund a wide range of local government services, including police and fire departments, emergency services, community health programs, public schools, parks, road maintenance, and more. The Montana Department of Revenue is responsible for determining the market value of properties in Billings, while the Yellowstone County Treasurer oversees tax billing and collection. Property values are assessed every two years, and taxes are calculated by applying a state-determined assessment rate (which varies by property type) to the property's market value to establish its "taxable value". This taxable value is then multiplied by the combined mill levy set by the city, county, school districts, and other taxing jurisdictions to determine the final property tax bill.

Property tax bills are typically mailed in October. Taxes are payable in two installments: the first half is generally due by November 30th, and the second half is due by May 31st of the following year. A 2% monthly penalty is added after the due dates, and monthly interest is also accrued at 5/6th of 1% (approximately 0.833%) on unpaid balances. Long-term delinquency may result in the property being subject to a tax lien sale. The Yellowstone County Treasurer's Office provides multiple options for paying your property taxes, including online, by mail, or in person. You can call (406) 256-2802 for more information and assistance.

Assessments

The Montana Department of Revenue assesses all real property in Billings to determine their fair market value using standard appraisal methods. These include the sales comparison approach, which evaluates recent sales of comparable properties; the cost approach, which considers land value plus the cost to replace improvements, minus depreciation; and the income approach, which estimates value based on a property's income-producing potential. Once the fair market value is established, a state-determined assessment rate is applied to calculate the property's taxable value. A combined mill levy (local tax rate) is then applied to this taxable value to determine the annual property tax bill. Properties are reassessed every two years, but values may be adjusted between cycles when specific changes occur, such as new construction, additions, or demolitions.

Property owners typically receive a classification and appraisal notice every two years, usually around June, outlining their property's assessed market value. If you disagree with your property's classification or valuation, you may request an informal review with the Department of Revenue within 30 days of the date on your notice. If you are not satisfied with the outcome, you may then appeal to the Yellowstone County Tax Appeal Board. You can also bypass the informal review entirely and appeal directly to the Tax Appeal Board; this must be done within 30 days of receiving the notice if you choose this option. Call the Montana Department of Revenue's Billings Field Office at (406) 896-4000 or the Yellowstone County Tax Appeal Board at (406) 256-2701 for questions or assistance with the review or appeal process.

Appraisals

Billings assessments work similarly to appraisals. They both determine the fair value of property by comparing similar properties with others in the local area that have sold recently. In cases of odd structures or new construction, the county may call upon an appraiser to help determine the value. Estate planners, courts, and lenders also use appraisals to value real property.

Tax Rates

Billings, Montana, has a median effective property tax rate of 0.85%, lower than the national median of 1.02% but slightly higher than the Montana state median of 0.83%. However, the city's average annual tax bill is $2,623, higher than the national average of $2,400.

Here's a look at how Billings' tax rate compares to other counties in Montana:

• Big Horn County 1.09%
• Cascade County 1.00%
• Daniels County 1.24%
• Fergus County 0.99%
• Flathead County 0.75%
• Gallatin County 0.80%
• Madison County 0.36%
• Missoula County 0.91%
• Powell County 0.75%
• Richland County 0.90%
• Rosebud County 0.80%
• Toole County 1.23%
• Valley County 1.31%

Exemptions

Property taxes in Billings are generally on par with state and national averages, but some homeowners may still find it difficult to keep up with annual payments. Fortunately, the State of Montana offers several tax assistance programs to help eligible residents reduce their property tax burden, including:

• Property Tax Assistance Program: Available to homeowners on a fixed or limited income and reduces the property taxes on the first $418,000 of their home's market value by up to 80%.

• Disabled Veterans Tax Assistance Program: Available to veterans who are 100% disabled or their unmarried surviving spouses and reduces their property taxes by up to 100%.

• Elderly Homeowner/Renter Credit: Available to residents aged 62 or older who meet specific household income limits and offers a refundable income tax credit of up to $1,150.

• Land Value Assistance Program: Lowers property taxes for homeowners whose land value is significantly higher than the house on it, provided the land has been in the family for at least 30 years.

You can contact the Department of Revenue at (406) 444-6900 for additional details on available tax exemption programs, including eligibility requirements and assistance with applying for one.

A permit is required for most construction, renovation, or repair projects on private property in Billings. However, certain minor work that does not affect a building's structure or mechanical, electrical, or plumbing systems may be exempt. Examples include painting, installing small detached sheds under 200 square feet, wallpapering, and other similar finish work. Permits are issued by the Billings Building Division, and you can apply for one online through the division's website. If you prefer in-person services, you can visit the division at 316 N. 26th Street, 5th Floor, Billings, MT 59101. You may also call (406) 657-8270 or email permits@billingsmt.gov for general questions and assistance.

Common types of permits issued in Billings include:

• Building Permits: Required for new construction, additions, remodels, renovations, and structural alterations to residential or commercial buildings.

• Trade Permits: Required for specialized work on a building's systems. They can be issued separately from a general building permit and typically have to be pulled by a licensed contractor before work begins.

  • Electrical Permits: Required for installing, modifying, or repairing electrical wiring or systems.

  • Mechanical Permits: Required for installing or replacing heating, ventilation, and air conditioning (HVAC) systems.

  • Plumbing Permits: Required for installing, altering, or repairing water supply or drainage systems.

When applying for any of these permits, you must submit the proper documentation (building plans, blueprints, contractor licenses, materials lists, etc.). You must also pay the appropriate fee.

Building inspections are part of the permit process, and they ensure that the work complies with local building and safety codes. You can schedule an inspection through the online portal or in person at the office during regular business hours.

Nicknamed the "Magic City" for its rapid early growth, Billings is Montana's largest city and one of the country's most expansive trade areas. Located along the Yellowstone River and shadowed by the iconic sandstone Rimrocks, it serves as a major regional hub for agriculture, healthcare, retail, and the energy industry. The city uniquely blends urban amenities with outdoor recreation, acting as a gateway to destinations such as the Little Bighorn Battlefield National Monument and the Beartooth Highway, while also boasting local attractions like ZooMontana and the Yellowstone Art Museum.

Billings, Montana, has a population of 117,116 residents. The city has 55,694 housing units, with 97% of these units occupied and 62% owner-occupied. There is a wide range of housing options, including single-family homes, apartments and multi-family units, townhomes, condos, and rural acreage. Common housing styles include Ranch, Craftsman, Rustic, Mid-Century Modern, and Contemporary Western. The average home value in Billings, MT, is $389,357, up by 0.8% from previous years. Note that actual home values can vary across different neighborhoods. Here are some examples:

• Blue Creek $493,894
• Central-Terry $312,302
• Highlands $373,394
• Lockwood $376,917
• Southside $244,202
• Southwest Corridor $316,995

The Billings, Montana, real estate market is a moderately competitive, steady, and stable housing market, driven by strong local industries and consistent demand. Homes typically go under contract within 31 days of listing, and about 16% of these homes sell above the listing price.

Searching across multiple government offices and databases to piece together a complete property profile can be time-consuming, but PropertyChecker simplifies the process by pulling key ownership details, tax records, transaction histories, and more into a single, easy-to-use platform. Whether you are buying, investing, or simply doing your due diligence, visit PropertyChecker.com to get the property information you need in minutes.