Whew, I don't know about you, but I can barely take this heat! I am perfectly happy when it's in the upper 80s and I can spend a relaxing day paddleboarding up at Newlan Creek Reservoir. But I absolutely cannot get behind the 103° temperatures we were melting in here in Townsend recently! Against all odds, my sunflowers are fighting the heat and standing tall in the yard.
As for foraging, I've accepted that this probably isn't the year I finally discover my secret huckleberry patch—and that's okay, that's what farmers markets are for! Plus, I still have a stash saved from last summer in the freezer that I’m digging into to bake fresh treats for my upcoming open houses. (Be sure to keep an eye on my social media for those event invites so you can stop by, say hi, and grab a treat!)
While the summer heat is intense, the real estate market is just as hot, and I am expecting this steady pace to carry us well into the fall. I have been so excited helping my clients navigate their goals this season! A huge congratulations to my seller on our successful closing in Helena last month—I can’t wait to see where her next adventure takes her.
My five active listings are staying busy with steady showings, and I am looking forward to meeting new faces at our upcoming open houses. On the buyer front, nothing beats spending time up in the mountains searching for the perfect off-grid hunting camp property—honestly, I could do that all day, every day!
Whether you’re looking to list, hunt for a mountain getaway, or just talk about what’s happening in your neighborhood, I’m always here to help.
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ReadSouthwest Montana Real Estate Market Insights
The weather is hot. The market is hot. We're still seeing homes coming on the market and homes going under contract every day! Our seasonal market is nothing if not consistent. That being said, homes aren't "flying off the shelves" like we saw in 2022, however, we are seeing a steady pace. Interest rates remain to be a deciding factor for a lot of home buyers in certain price ranges. This past year we've seen the rates holding steady between 6.5-6.75% as I have been hearing of loan applications tracking at a similar pace with those rates: rates drop a few points, loans pick up - rates hike up a few points, the loans level out.
Whether you are hoping to lock in a new home before the school year begins or preparing to list before the autumn transition, it's crucial to know exactly what the data is doing right now. Here is a look at how our local markets are shaking out as we head into the late-summer season.
The Late-Summer Strategy: A Tale of Two Neighboring Markets
Overall, we are looking at a tale of two very different markets right next door to each other. Broadwater County's steady market is directly linked to the Gallatin Valley's affordability pressures which have recently been highlighted a major regional out-migration trend. Between 2018 and 2023, Gallatin County recorded a net outflow of -4,431 households to other Montana counties, the largest loss in the state. Where are they going? Households priced out of the Bozeman area are largely staying in the region, with Broadwater County being one of the top destinations accepting priced-out Bozeman families.
If you are ready for the fast-paced energy of the Gallatin Valley, you need to be prepared to strike quickly with strong financing. But if you are looking for a bit more breathing room, lower price points, and negotiation power, Broadwater County is offering a fantastic window of opportunity this late summer.
Gallatin Valley
Broadwater County
Data provided by Big Sky Country MLS for a Year-to-date analysis for all data sets; data updated 8/4/2026. Data numbers for the Gallatin Valley reflect single-family residential for Bozeman City (area 1), Greater Bozeman (area 2), Belgrade (area 3), and Manhattan/Three Forks (area 4). Data numbers for Broadwater County includes all areas within the county. If you want more detailed information about specific areas and listing types, contact Becca for more details.
Late-Summer Maintenance Checklist: 3 Tips for August Heat & Beyond
As we roll through the hottest stretch of the summer, our homes are working overtime. Between blistering temperatures, dry mountain winds, and peak wildfire season, August is the ideal time to give your property a quick tune-up. Here are three practical home checks to tackle this month:
- Upgrade Your Air Filters (Wildfire & Dust Prep): With dry conditions and occasional wildfire smoke drifting into the valley, your home's HVAC system is pulling double duty. Swap out your furnace/AC air filter for a high-efficiency filter (rated MERV 11 to 13). This helps catch fine smoke particles and dust, keeping your indoor air clean and your AC running smoothly through the heatwave.
- Adjust Your Watering Schedule & Raise the Mower Blade: Watering during the heat of the day loses a huge amount of moisture to rapid evaporation. Switch your sprinklers to run in the early morning hours (4:00 AM – 8:00 AM) so water soaks deep into the soil. Also, raise your lawnmower deck by an inch—longer grass shades its own roots, retains moisture better, and prevents your lawn from scorching.
- Clear "Defensible Space" Around Your Property: Late summer brings peak dry conditions across Montana. Take 20 minutes to walk around your house and outbuildings to clear away dead weeds, dry brush, fallen pine needles, and stacked firewood within 30 feet of structures. Creating this clean zone is one of the best ways to protect your home and outbuildings during fire season.
Whether you are escaping the 103-degree heat on a paddleboard at Newland Creek, hunting for that perfect off-grid mountain camp, or just tending to your resilient sunflowers, I hope you are making the most of these dog days of summer! As we navigate this hot, steady market together, remember to give your home a little late-summer love by swapping those air filters, adjusting your watering schedules, and clearing your defensible space. I am so grateful for the opportunity to help my clients reach their goals this season—from celebrating a successful closing in Helena to hosting busy open houses for my active listings. Until next month, stay cool, feel free to swing by my next open house for a huckleberry treat, and adios for now! 🌻
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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