I am ready to shamelessly admit that my PSL scorecard has already hit 8... and honestly, I feel a little behind! 😜
October is officially here, and the transition into autumn has been absolutely spectacular. First of all, the Budweiser Clydesdales made an appearance right here in Townsend, and it was everything I’ve ever wanted. As a nerdy horse girl for life, getting to see them up close was a total dream come true!
The excitement leading into the Townsend Fall Fest weekend, however, completely delivered. It is so amazing to get to be a part of this community. The Sunday car show brought in record numbers (over 450+), the local bands were fantastic, the food was better than ever, and I loved getting the chance to shop all the unique vendor booths.
Meanwhile, up in the mountains, the elk are still bugling, and with general rifle season officially opening on October 24th, the fall energy is in full swing. We have been soaking in the exceptional fall colors these past few weeks before the temperatures really start to drop. Back at the house, I am busy restocking my homemade pumpkin puree into the freezer from this year’s garden harvest. I’ve also joined a new book club and am so excited to meet with this group of cool ladies.
Between the changing leaves, the upcoming local events, and the cooler temps finally rolling in, I am so ready for this season!
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Southwest Montana Real Estate Market Insights
The transition from the busy summer months into fall always brings a shift in pace, and this October is no exception. I am seeing a rather large slow-down on the market across all areas with the rise in interest rates, so patience here will be a virtue. Sellers, pricing will always be the biggest factor, making sure to price strategically and with the market will be more important now more than it has all year. Buyers, it certainly is an unusual time geopolitically, but waiting for the rates to come back down might keep you waiting for quite a while. Explore the ideas of rate buydowns, down payment assistance or closing costs through offered seller concessions to bridge the gap to the right price for you.
The Fall Takeaway
For buyers, this is a golden window: you have more inventory to browse and the luxury of time. For sellers, the market is still moving, but the days of throwing a high number at the wall to see if it sticks are behind us for the year. Pricing your home accurately from day one is absolutely crucial to stand out among the autumn competition.
Gallatin Valley
Broadwater County
Data provided by Big Sky Country MLS and Montana Regional MLS for a Year-to-date analysis for all data sets; data updated 10/7/2026. 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.
The October Home Checklist: 5 Must-Do's Before the Freeze
While we are enjoying the golden larches and crisp afternoons, we all know how fast a Montana autumn can turn into a hard winter freeze – which has already been proven this October! Taking advantage of these mild weekends to prep your property will save you from major headaches (and bills!) come December. Here are the top five things to tackle this month:
1. Detach Those Garden Hoses This is the #1 cause of burst pipes in early winter! If you leave your hose attached to the exterior spigot, water can't drain out properly, even with the ones that are anti-siphoning. When it freezes, the ice travels back into the pipes inside your walls and bursts them. Disconnect, drain, and store your hoses before the first deep freeze. I already went to a few of my listings on behalf of my sellers and disconnected and drained two hoses!
2. Schedule Your Sprinkler Blowout Don't wait until the ground is rock solid to think about your irrigation. Water left in your underground PVC pipes or sprinkler heads will freeze, expand, and shatter the system. Plumbers and landscapers are booking up fast, so get on their schedule to have your lines blown out with an air compressor ASAP.
3. Set Up a Fall Bug Barrier As the temperatures drop, spiders, boxelder bugs, and ants start looking for a cozy place to winterize—namely, inside your house! I just had the exterior of my home sprayed for insects, and it makes a huge difference in keeping the creepy-crawlies outside where they belong. Also, I've got a pest control guy now, so hit me up if you want me to connect you!
4. Service the Furnace & Swap the Filter Your heating system is about to run a marathon for the next six months. Swap out your HVAC filter so the system can breathe easily and run efficiently. If you haven't had a professional tune-up in the last year, book one now so you don't wake up freezing on a sub-zero night in January. Also, furnaces always have the "dusty stink", but it's best to keep a close eye on it after it kicks on the first time for the season!
5. Clear the Fall Foliage from Gutters Those changing leaves are beautiful on the trees, but they are a nightmare for your roof drainage. Once the trees are mostly bare, clean the leaves and pine needles out of your gutters. If they get clogged, melting snow won't be able to drain this winter, which leads to heavy, damaging ice dams on your roof edges.
As we soak up these beautiful autumn days (and I continue to tally up my PSL score!), remember to take a weekend to knock out those home winterizing tasks before the real cold sets in. The transition into fall is always a special time in Montana, both for our community and for the real estate market. Whether you are looking to take advantage of the expanded buyer options in the Gallatin Valley, searching for a rural retreat in Broadwater County, or wondering how to price your home strategically to sell before the holidays, I am here to help you navigate this shifting season. I'd love to sit down, grab a warm coffee, and talk about your next steps.
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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