Billings, Montana.
Typical home $401,071 (+2.4% in a year), asking rent $1,393 (+3.6%). Billings, MT metro.
to buy the typical home at today's mortgage rate — +$1,136 (+117%) since Jan 2020.
- 1 year
- Up $9,578 +2%
- $391,494$401,071 since Sep 2025
- 5 years
- Up $83,866 +26%
- $317,206$401,071 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Billings$2,105
- Montana$2,453
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 15 years.
Typical home values in Billings, MT rose 2.4% over the past year — faster than the nation's +1.2%.
Asking rents in Billings, MT rose 3.6% over the past year — faster than the nation's +2.7%.
Owning the typical home in Billings runs $1,413/mo more than renting one. The gap peaked at $1,529 in Oct 2023.
That is $2,805 a month against $1,393 rent: a $2,105 mortgage payment, plus $271 property tax and $429 insurance & upkeep.
Owning vs renting — Billings
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$2,805
- Renting$1,393
- Mortgage only$2,105
Property tax · $271/mo 0.81% of value a year — the ACS 2020-2024 median bill over the median home value for Yellowstone County, MT
Insurance & upkeep · $429/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Billings, Yellowstone County, Montana
Billings is a city of 117,116 people in Yellowstone County. Half its households earn more than $73,712 a year and half less, against $76,570 across Yellowstone County; 10% of its people live below the poverty line. 65% of its homes are lived in by their owners and 35% are rented. Unemployment in Billings was 3.2% in August 2026, and Yellowstone County had 0.1% more jobs in 2025 than the year before. The most residents work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Billings is the largest city in Montana, and it has the feel of a regional hub rather than a small town. Most homes are lived in by their owners, and household incomes run a little below the county's. Winters are cold and snowy, with January the coldest month, while summers are warm and the year as a whole is fairly dry.
Work. Many residents work in schools, hospitals and social care, followed by shops, restaurants and hotels, and professional and business services. Among the largest workplaces in Billings are Billings Clinic, St Vincent Healthcare and the Billings elementary school district. Commutes are short, and unemployment is low and has changed little from a year earlier.
Things to do. In or beside town there are the Yellowstone Art Museum and the Western Heritage Center, along with the Alberta Bair Theater for live performances. ZooMontana and Lake Elmo State Park are both a short drive away, and Pompeys Pillar National Monument is a longer drive out.
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- 50,994households
- 37%of adults have a degree
- 10%below the poverty line
- 16 mintypical commute
- 8%work from home
What residents work in
Employed residents by industry, from the Census survey. Yellowstone County had 87,416 jobs in 2025, 0.1% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 36° and lows near 18°; warmest in July, with highs near 87° and lows near 59°. About 57 inches of snow and 14 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Billings Logan International Airport weather station, a mile away (NOAA).
Largest workplaces in Billings
- Billings ClinicGeneral hospital3,738FTE
- Billings Clinic Downtown CampusMds' offices1,342
- Billings Elem SchoolsSchool district1,274FTE
- St Vincent HealthcareGeneral hospital1,234FTE
- Billings H S SchoolsSchool district568FTE
- St Johns Lutheran MinistriesNursing homes534
- WalmartWarehouse clubs and supercenters399
- WalmartWarehouse clubs and supercenters397
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 114 workplaces with 20 or more staff, 15,987 people in all. Hospitals come from their Medicare cost reports (CMS, 2023) and school districts from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Winter weatherVery high
- Cold wavesVery high
- LightningRelatively high
- HailRelatively moderate
- Inland floodingrelatively high in parts of BillingsRelatively moderate
- Strong windRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Billings’ census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Yellowstone County and the Billings, MT metro.
Billings home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Billings$401,071
- Montana$467,275
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 3 Billings listings, and the typical home goes pending in 29 days — the market is cooling.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Billings30.23%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Billings29
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Billings727
New listings per month
Sellers arriving at the market.
- Billings221
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Billings$373,489
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Billings98.46%
Zip codes with a Billings address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Billings — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Billings
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 59102 | Billings | 47,977 | $1,396 | $381,821 |
| 59101 | Billings | 42,250 | $1,176 | $333,128 |
| 59105 | Billings | 35,480 | $1,428 | $420,954 |
| 59106 | Billings | 21,417 | $1,613 | $545,906 |