Billings, MT Property Taxes: Due Dates, How to Pay and 2026 Rates

Last reviewed and updated October 16, 2026

When are property taxes due in Billings, MT, and how are they figured? Yellowstone County real estate taxes are due in two halves, November 30 and May 31, by 5 p.m. Mountain Time, according to the Yellowstone County Treasurer. The bill is your home's taxable value, set by the Montana Department of Revenue's 2026 rates, times the mill levy where the home sits.

I'm Gene Hauck, a Real Estate Broker and REALTOR® with The Morales Group at Engel & Völkers Billings. Property taxes are the third cost question relocating buyers ask me about, after utilities and insurance, so this guide covers how a Billings bill is calculated, the homestead rate, when and how to pay, and what to do if you disagree with your value. For the rest of the cost picture, see my Billings cost of living guide and buyer closing costs in Billings.

When are Yellowstone County property taxes due?

Yellowstone County real estate taxes are due in two halves: the first half by November 30 and the second half by May 31 of the following year, according to the Yellowstone County Treasurer. Taxes are due by 5 p.m. Mountain Time on the due date, and when a due date falls on a weekend or holiday, the next business day becomes the due date.

Source: Yellowstone County Treasurer, property tax due dates, read October 16, 2026. November 30, 2026 falls on a Monday, so the first-half 2026 real estate payment is due that day.

Paying late costs money. The Yellowstone County Treasurer charges a 2% penalty plus interest of 5/6 of 1% a month on delinquent taxes.

How do you pay property taxes in Billings?

You can pay Yellowstone County property taxes online, by mail or in person at the Treasurer's office, according to the Yellowstone County Treasurer.

• Online. The Treasurer's "Pay Taxes Online" page offers a one-time payment and an e-check option. The county says there is no fee for the e-check service, partial payments are not accepted, and delinquent taxes cannot be paid through the e-check link. Have your tax code number ready.
• By mail. Yellowstone County Treasurer, P.O. Box 35010, Billings, MT 59107. Include your tax stub or tax code so the payment posts to the right property.
• In person. Yellowstone County Treasurer, Room 113, 2825 3rd Ave N, Billings, MT 59101. Phone 406-256-2802.

If you have a mortgage, check before you pay. The Treasurer's payment page asks homeowners to make sure their mortgage company is not already paying the taxes through an escrow account. Many mortgages include an escrow account that collects taxes monthly and pays the county directly, so if a tax notice arrives at your house, confirm with your lender before writing a check.

Can you pay Billings property taxes monthly?

Yes, for a primary residence. Yellowstone County offers an alternative payment schedule of seven monthly payments, due November 30, December 31, January 31, February 28, March 31, April 30 and May 31, according to the Treasurer's Alternative Payment Schedule Contract.

• The form must be submitted in person at the Treasurer's office, and the application deadline for the current tax year is September 30.
• Payments are drawn electronically from your bank account on each due date.
• The county may not accept these payments from a third-party escrow service, lender or mortgage company, so the plan is for owners who pay their own taxes.
• A missed monthly payment becomes delinquent and is charged the same 2% penalty and 5/6 of 1% monthly interest.

For the 2026 tax year, the September 30 deadline has passed, so a new enrollment would apply to the next tax year.

How are property taxes calculated in Yellowstone County?

A Billings property tax bill is the home's taxable value multiplied by the total mill levy for its taxing district. The Montana Department of Revenue sets the market value and taxable value, and local mill levies for schools, the city, the county and other districts set the rest. Two homes with the same market value can have different bills if they sit in different taxing districts.

Montana now taxes homes differently depending on how they are used. For 2026, a primary residence enrolled for the homestead reduced rate, or a qualifying long-term rental, is taxed in tiers, while a second home or other non-qualifying residential property is taxed at a flat 1.90%, according to the Montana Department of Revenue.

Each rate applies only to the slice of value inside its bracket. Take a home at the $385,000 Billings median sale price (Billings MLS, October 2025 through September 2026). Enrolled as a homestead, its taxable value is about $2,936. Taxed at the flat 1.90%, its taxable value is about $7,315, roughly two and a half times higher, before your area's mill levy is applied. To qualify as a homestead, you must live in the home as your principal residence at least seven months of the year. A long-term rental qualifies when it is rented as a tenant's residence for periods of 28 days or longer for at least seven months of the year, per the Department of Revenue's homestead and long-term rental guidance.

Does the homestead rate carry over when you buy a home in Billings?

Only for the rest of the calendar year. If the home you buy was already approved for the homestead reduced rate, that rate stays on the property through December 31 even though ownership changed, according to the Montana Department of Revenue's homestead FAQ. To keep it the next year, you must enroll as the new owner. For the 2027 tax year, the enrollment window runs May 4, 2026 through March 1, 2027, at Homestead.mt.gov.

If the home you buy was not enrolled, it is taxed at the flat 1.90% rate for 2026. If you lived in it as your principal residence at least seven months of the year, you can pay the 2026 bill in full and then request a refund of the difference between January 1 and May 31, 2027, using the form on Homestead.mt.gov. Time in a home you sold earlier in the year can count toward the seven months if the two residences were occupied back to back. In practice, that means paying the higher rate first and waiting for the refund, so budget for it.

I bring up homestead enrollment at the start of a purchase and confirm the property's status once we are under contract. Before closing on a Billings home, ask:

• Is the property currently approved for the homestead or long-term rental reduced rate?
• Will I live here at least seven months of this calendar year?
• If it is a duplex or has an accessory unit, is each dwelling enrolled for the rate that fits its use?
• When does the next enrollment window close?

If you are relocating to Billings late in the year, put the enrollment deadline on your calendar the week you close. My guide to moving to Billings covers the rest of the move, and investors can see how tax treatment fits into deal screening on the Billings real estate investing page.

What property tax help does Montana offer?

The Montana Department of Revenue lists several property tax assistance programs besides the homestead rate, each with its own eligibility rules:

• Property Tax Assistance Program, for residential homeowners on a fixed or limited income.
• Montana Disabled Veterans Property Tax Assistance Program, for Montana veterans who are 100% disabled and certain surviving spouses.
• Disabled First Responder Property Tax Assistance Program.
• Montana Elderly Homeowner/Renter Income Tax Credit, for people 62 and older with combined household income under $45,000.
• Land Value Property Tax Assistance, when land value is disproportionately higher than the home's value.

Check the Department of Revenue's Property Tax Help page for current rules and deadlines before you apply.

How do you appeal your property value in Yellowstone County?

Appeals of a home's value go through the Montana Department of Revenue, not the county treasurer, which only collects the tax. You can file a Request for Informal Classification and Appraisal Review (Form AB-26) within 30 days of the date on your classification and appraisal notice, or appeal to the County Tax Appeal Board within 30 days of that same date, according to the Department of Revenue.

The strongest evidence is what comparable homes near yours sold for. Montana is a non-disclosure state, so sale prices are not in public records; a local agent with MLS access or an independent appraiser can help you assemble comparable sales.

Frequently asked questions

When are property taxes due in Billings, MT?

Yellowstone County real estate taxes are due in two halves, November 30 and May 31, by 5 p.m. Mountain Time, according to the Yellowstone County Treasurer. If a due date falls on a weekend or holiday, the next business day is the due date.

How do I pay my Yellowstone County property taxes?

Yellowstone County property taxes can be paid online through the Treasurer's website (the e-check option has no fee), by mail to P.O. Box 35010, Billings, MT 59107, or in person at Room 113, 2825 3rd Ave N, Billings. If you have a mortgage escrow account, confirm with your lender first so the bill is not paid twice.

What is the penalty for paying Billings property taxes late?

The Yellowstone County Treasurer charges a 2% penalty plus interest of 5/6 of 1% a month on delinquent property taxes.

What is the property tax rate in Billings, Montana?

Your bill depends on your area's mill levies, but the state rate depends on how the home is used. For 2026, a primary residence enrolled for the homestead rate, or a qualifying long-term rental, is taxed at 0.76% on the first $378,000 of market value, 0.90% from $378,001 to $756,000, 1.10% from $756,001 to $1,511,999 and 1.90% above that. Second homes and other non-qualifying residential properties are taxed at a flat 1.90%, according to the Montana Department of Revenue.

Do I need to apply for the homestead rate after buying a home in Billings?

Yes. A homestead rate already on the property lasts only through the end of the calendar year in which you buy. To keep the reduced rate the next year, enroll as the new owner at Homestead.mt.gov. For the 2027 tax year, the deadline is March 1, 2027.

Confirm your own situation with the Montana Department of Revenue, the Yellowstone County Treasurer or a tax professional. This guide is general information, not tax advice.

If you are buying in Billings and want to estimate the taxes on a specific home before you make an offer, schedule a strategy session with me.

Gene Hauck is a Real Estate Broker and REALTOR® with The Morales Group at Engel & Völkers Billings, 1921 1st Ave N, Billings, MT 59101. Montana license RRE-BRO-LIC-135399. 406-861-4844.