Montana market
Billings
Yellowstone County
Montana's largest city and its steadiest housing market. The average home value is $406,266, up 2.4 percent, and homes go pending in about 19 days, faster than anywhere else on this list. Medical, energy and distribution employment keeps demand consistent rather than seasonal.
The snapshot
The numbers, with the date on them.
- Average home value
- $406,266+2.4% year over yearZillow, July 31 2026
- Median days to pending
- 19Zillow, July 31 2026
This is Zillow's average home value and days-to-pending, not a median sale price and days on market. It is not directly comparable to the Redfin figures on the other market pages, so we label it rather than pretend.
2026 baseline conforming limit $832,750, high-cost ceiling $1,249,125 (FHFA, 2026). Above your county limit the loan becomes a jumbo, which is priced and underwritten differently. Ask us your county number.
What financing looks like here
The programs that actually fit Billings.
Conventional
Most of the market sits comfortably under the conforming limit, which makes this a straightforward conventional market where execution and speed matter more than program gymnastics.
FHA
For buyers still building credit, with 3.5% down and more tolerance for past credit events.
VA
The benefit you earned if you hold entitlement, with no monthly mortgage insurance.
Montana Housing
Below-market bond programs and buyer assistance for first-time buyers under the county income and purchase price limits.
What trips people up here
The local problems, named.
Nineteen days to pending
Pre-approval is not optional. An offer without a real one loses.
The Heights and older West End stock
Age, roofs and sewer lines are the recurring appraisal and inspection items.
Acreage south and west
Toward the Beartooths and Shepherd, wells and septic enter the file.
Shift work and overtime income
Common in medical and energy, and how underwriting averages it decides how much of it counts.
Where we lend here
Areas we cover.
- West End
- The Heights
- Downtown
- Central
- Shiloh and King Avenue corridor
- Lockwood
- Laurel
- Shepherd
- Huntley
Two related reads: city-level down payment help in Billings and what a Montana mortgage payment actually includes. The first can cover the cash gap; the second explains the number you will actually live with.
Start
Get the Billings number that applies to you.
Published figures describe a market. They do not describe your file. Send us the address and the price and we will tell you which programs will actually close it.
Opens our secure application at bisonteam.floify.com. About 12 minutes.
Calls our Montana team. A person answers, not a call center.