It's officially that time of year where the days are short (thanks for nothing, Daylight Savings Time), the air is sharp, and every Montana resident is checking both their snow tires and their mailboxes. I hope all the hunters out there have filled their tags now that we're expecting snow any day now! I've been incredibly busy showing property all over from Central to Southwest Montana, which is a great sign that motivated buyers are still making moves in this unique, cooling market! Whether you're buying or selling, know that I'm on the road and ready to help you navigate these dynamic local markets.
I'm not done buggin' you about your Montana property taxes. You should have received your 2025 REAL Property Tax Statements in your mailboxes by now, and they likely require a second look! Appraisals happened again this year as we saw this summer with our Property Classification and Appraisal Notice, and some homeowners were able to appeal the assessments for various reasons. If you were one, let me know. I'd love to hear how it went! To check by county, head to the links provided below.
My last tidbit on taxes before you unsubscribe from this newsletter for good is a friendly reminder about the Homestead Exception for your residences. When you filed for your property tax rebate back a few months ago (which you totally did because I said so, right??) you were automatically enrolled into this Homestead Exception. NOW, if you have other long-term rental investment properties (those being rented more that 28+ days at a time for 7+ months of the year and you're current on payment of these taxes) you can also qualify these into that property tax exception as well, but you'll have to do that manually and enrollment opens up December 1, 2025. Mark that in your calendars, check out my link below to do that as well! Special note: properties with ownership under an LLC, corporation, or irrevocable trust does qualify for the long-term rental reduced tax rate while property owned by an individual, couple, or grantor revocable trust also qualifies.
Now that we've got business out of the way, let's focus on the merrier and brighter side of the season! Montana is headed into the thick of the holiday season and I am so excited for all of the baking opportunities coming my way. As I said earlier, I hope hunting season has gone well for all the hunters out there as rifle season is starting to wind down.
I decorated my front porch for Halloween for the first time in five years; I was finally able to be home for the trick-or-treaters! I may have gone overboard making homemade popcorn balls for parents, buying a Costco-sized bag of candy, and playing spooky sounds on a bluetooth speaker. This is just the start of what I'm hoping is going to be a tradition of a bigger, scarier front porch every year for the ghost and ghouls out there.
While I personally have skied two times my whole life (I'm a crazy horse girl, remember? We ride year round...) my husband and everyone else are looking forward to the oncoming ski season! Here's to hoping we get snow much earlier than last year, and I've already heard mixed predictions. In any scenario, get those bindings tightened and a fresh wax on your boards and skis in anticipation for these opening days!
Thanksgiving may be one of my all-time favorite holidays! I love cooking, baking, watching football, drinking wine, snacking, playing cards, and hanging out with family! It's such a bonus that we plan to do all of those things collectively over several days and it really helps me to count my blessings and recognize the things I am truly thankful for. I'll be baking pies like a mad woman coming into the end of November, just holler if you want one. If you're one of those crazy people and prefer to run before you feast, I've got you covered, too. Even though I will forever prefer to eat an extra slice of pie over a 5K, but to each their own...
- Bozeman – Join the community for the annual Huffing for Stuffing race on Thanksgiving morning, a fantastic tradition operated by HRDC and benefiting the Gallatin Valley Food Bank.
- Helena – Lace up your running shoes for the long-standing Crossroads Turkey Trot to support local charities before settling down for that well-deserved holiday dinner. Entries are only $10 and you can also get your fitness out of the way Thanksgiving morning!
With the season of giving on it's way, I want to close out with my latest community project my brokerage puts on every year for the annual Can the Griz food drive. I will be dropping off paper bags on front porches around my neighborhood and to friends and family in Bozeman and Belgrade for anyone wishing to donate to both the HRDC Food Bank in Bozeman and the Broadwater Food Pantry. If you'd also like to donate but don't have the time, shoot me a text of your address and pickup time in the coming weeks and I'll happily do the legwork for you!
I'm here to be your single resource for both real estate expertise and local Montana life. Whether you need an appraisal referral after seeing your tax bill, want a quick home value check, or need to strategize on your spring listing, please don't hesitate to reach out! Happy Thanksgiving to you and your family, I am so very thankful for you all.
Southwest Montana Real Estate Market Insights
While the beautiful Big Sky is preparing for the snow, the real estate market is doing exactly what we expected: cooling down. This seasonal shift often translates into less competition and more negotiation room for serious buyers. I have been showing property like a mad women, so buyer desire is still active for homeseekers. For sellers, this cooling period is the perfect time to get ahead. Instead of waiting for the spring rush, I encourage you to use these quieter months to focus on home improvements and repairs. Prepping your home for the market now—from refreshing paint to addressing maintenance items—ensures your property is ready to hit the market fresh and positioned for top dollar when the busy season kicks off in the spring. Let's talk strategy!
In Bozeman, the market in October continues its gradual slowdown. The median sales price for single-family homes held perfectly steady at $925,000, showing price resilience despite the seasonal shift. Homes are taking slightly longer to sell, with the average Days on Market (DOM) ticking up by just one day to 29 days.
Critically, the end of month inventory of single-family homes saw another notable increase, rising to 898 homes. This trend is key: while demand hasn't much changed from last month, the growing supply gives buyers more choices. If you're planning a sale, this is the time to finalize those home improvements and strategically price for the winter market.
The market in Townsend (Broadwater County) shows more definitive movement toward a buyer-friendly pace in October. The median sales price for single-family homes saw a slight correction, dipping to $565,000.
Meanwhile, the average Days on Market (DOM) actually tightened, falling 2 days to 44 days—indicating that certain, well-priced listings are still finding buyers. Inventory continues its upward trend, growing to 152 single-family homes. This expansion of options, combined with a slight median price drop, highlights a compelling opportunity for buyers seeking a more rural or small-town setting.
As we move fully into the late fall season, the trend of a cooling market will accelerate. This shift typically leads to fewer buyers overall, which can present a great opportunity for those who are serious about finding a home, as there may be less competition and more room for negotiation. This time is best used by sellers to strategically prepare their listings for a spring debut.
Whether you're looking to buy or sell, staying informed about these specific local trends and broader economic factors is crucial. I'm here to provide personalized insights and guide you through the intricacies of your desired market!
Bozeman
Townsend
Data provided by Big Sky Country MLS for a Year-to-date analysis and updated 11/4/2025. Data numbers for Bozeman reflect single family residential for Bozeman City (area 1) and Greater Bozeman (area 2). Data numbers for Townsend reflect single family residential all of Broadwater county. If you want more detailed information about specific areas and listing types, contact Becca for more details.
Rebecca Quackenbush
REALTOR®,
Senior Real Estate Specialist,
Distinctive Properties
406.580.2307
rebecca@eralandmark.com
1805 W Dickerson St, Ste 1
Bozeman, MT 59715
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