Average Cost of a Home in Billings, MT: 2026 Prices by Area and Home Type

Last reviewed and updated October 21, 2026. Figures come from Billings MLS closed sales of residential properties with a Billings address, October 1, 2025 through September 30, 2026, unless another source is named.

What is the average cost of a home in Billings, MT? Billings homes sold for a median $385,000 across 2,020 closed sales from October 1, 2025 through September 30, 2026, according to Billings MLS data. Single-family homes sold for a median $396,000, and the median for July through September 2026 was $399,000.

In my work as a Real Estate Broker with The Morales Group at Engel & Völkers Billings, I treat the citywide median as a starting point, not an answer. The number moves by more than $190,000 depending on the part of town and the type of home, so this guide breaks it down by area, price range and home type. I use the median rather than the average because a handful of high-priced sales pulls an average up.

How have Billings home prices changed over the past year?

Billings home prices followed a normal seasonal curve over the past year, rising from a median $366,250 in October through December 2025 to $399,000 in July through September 2026, according to Billings MLS data.

Part of that climb is the season. Winter buyers in Billings are fewer and slower, which is why homes sat a median 39 days from January through March 2026. For the full trend, inventory and what I am watching next, see my Billings real estate market report.

What does a home cost in different parts of Billings?

Billings median sale prices ranged from $251,000 in South Billings to $449,900 in Northwest Billings across the eight Billings MLS areas from October 2025 through September 2026. Lot size, the age of the housing and the mix of property types drive most of that gap.

These are MLS reporting areas, not neighborhoods, and each one mixes very different streets and home types. One correction to a common assumption: the Billings Heights area (01) had a higher median than West Billings (08) over this period. For how the MLS areas line up with the neighborhood names people use, see Billings neighborhoods and home prices by area. For the top of the market, see the most expensive areas in Billings.

What do different types of homes cost in Billings?

Single-family homes made up about 80% of Billings sales over the 12 months to September 30, 2026, at a median $396,000 across 1,627 sales, according to Billings MLS data. Townhomes sold for a median $335,000 and were the fastest-moving property type at a median 17.5 days on market. Condos had the lowest median, $236,500 across 66 sales.

Townhomes and condos in Billings almost always carry association dues, so add the monthly fee to the price before you compare them with a single-family home. My guide to HOA fees in Billings has Billings MLS fee medians by home type.

How much room is there to negotiate on a Billings home?

Billings homes sold at a median 98.4% of their original list price and a median 25.5 days on market from October 2025 through September 2026, according to Billings MLS data, and 49% of sales included a seller concession (median $7,500 when one was given). The middle of the market moves fastest; both ends leave more room.

Homes under $250,000 sold furthest below list, at a median 94.1%, and they more often need work. That tier is where Billings investors look first; my Flip or Rental in Billings post covers how I screen those deals, and the Billings real estate investing page covers rents and financing.

What does your budget buy in Billings?

A median-priced Billings home in fall 2026 is roughly a $385,000 to $400,000 purchase, and the tours below show real homes at seven price points so you can picture each budget before you visit.

What does $90,000 buy in Billings?

At the bottom of the Billings market, I toured an $89,900 home built in 2024 where the owner rents the lot instead of owning the land, so the lot rent belongs in the monthly budget. Homes under $250,000 sold at a median 94.1% of original list price from October 2025 to September 2026, according to Billings MLS data.

What does $190,000 buy in Billings?

In this home tour video, I walk through what $190K actually buys you in Billings, Montana, so you can see the under-$250,000 price range before you start touring.

What does about $255,000 buy in Billings?

In this home tour video, I walk through what $255K actually buys you in Billings, Montana, just above the under-$250,000 range, where Billings homes from $250,000 to $450,000 sold at a median 98.8% of original list price across 1,092 sales from October 2025 to September 2026, according to Billings MLS data.

What does $400,000 buy in Billings?

Prefer to see it? In this home tour video, I walk through what $400K actually buys you in Billings, Montana, so you can picture the price point before you start touring.

What does about $459,000 buy in Billings?

One step above the citywide median, this tour walks through what $459K buys you in Billings, Montana.

What does $650,000 buy in Billings?

Here is the next step up: a 5-bedroom, 3-bath home with 3,318 square feet in Northwest Billings, listed at $649,000, toured room by room. For context, Northwest Billings had a $449,900 median sale price from October 1, 2025 through September 30, 2026, according to Billings MLS.

What does about $790,000 buy in Billings?

For buyers shopping well above the median, this tour walks through what $790K buys you in Billings, Montana. Homes over $800,000 sold at a median 95.8% of original list across 96 Billings sales from October 2025 through September 2026, according to Billings MLS data, so the upper tiers usually leave more room to negotiate.

Browse by budget or home type: Billings homes under $250,000, $250,000 to $450,000, $450,000 to $800,000, townhomes for sale in Billings and condos for sale in Billings.

Is it cheaper to build or buy a home in Billings?

Buying an existing home is usually the lower-cost path in Billings right now. New homes built in 2024 or later and sold as new closed at a median $449,809 across 430 Billings MLS sales from October 25, 2024 through October 9, 2026, compared with a $385,000 median for all Billings sales over the 12 months to September 30, 2026.

What I am seeing with my buyers is a lean toward resale because building costs more. Building can still make sense if you need a layout or lot the resale market is not offering. My guide to building a home from scratch in Billings covers construction cost, permits and plan review times.

What should you budget besides the purchase price?

After the price, the costs relocating buyers ask me about most are, in order, the utilities at the specific house, homeowners insurance and property taxes. Each varies enough from house to house, and utilities vary a lot by area, that it pays to get numbers for the specific property rather than rely on an average.

• Property taxes. For 2026, Montana taxes a primary residence enrolled for the homestead rate at 0.76% of the first $378,000 of market value (Montana Department of Revenue). Due dates and the full rate table are in my Billings property tax guide.
• Utilities. Water, sewer, electric and gas costs are broken down in utilities in Billings. Ask the seller for 12 months of bills.
• Closing costs. See buyer closing costs in Billings.
• Sales tax. Montana has no general sales tax (Montana Department of Revenue), which matters when you furnish a new home.

Frequently asked questions

What is the median home price in Billings, MT?

Billings homes sold for a median $385,000 from October 1, 2025 through September 30, 2026, according to Billings MLS data, across 2,020 closed sales. Single-family homes sold for a median $396,000.

How much does a condo or townhome cost in Billings?

Billings condos sold for a median $236,500 across 66 sales and townhomes for a median $335,000 from October 2025 through September 2026, according to Billings MLS data. Both usually carry monthly association dues on top of the price.

Is it expensive to live in Billings, MT?

Billings costs depend on your household, so I point people to numbers rather than an index. The City of Billings had a median household income of $73,712 over 2020 to 2024 (U.S. Census Bureau, American Community Survey), and MIT's Living Wage Calculator puts the basic-needs income for one adult with no children in Yellowstone County at $48,358 a year (data updated February 15, 2026). The full breakdown is in my Billings cost of living guide.

How long do homes take to sell in Billings?

Billings homes sold in a median 25.5 days on market from October 2025 through September 2026, according to Billings MLS data. Homes priced between $250,000 and $450,000 sold faster, at a median 21 days.

Moving to Billings? Start with my guide to moving to Billings, and download my Billings relocation guide for areas, costs and timing in one place.

Gene Hauck is a Real Estate Broker and REALTOR® with The Morales Group at Engel & Völkers Billings, 1921 1st Ave N, Billings, MT 59101. He works with buyers relocating to Billings, real estate investors and Billings-area homeowners selling their homes. Montana license RRE-BRO-LIC-135399. Call or text 406-861-4844.