Montana
Montana’s housing market experiences a summer cooldown
Warmer summer weather has brought cooler housing market conditions to Montana.
“The market right now just feels like it’s a bit lukewarm,” said Brian Huskey, a Billings, Montana-based ERA American Real Estate agent. “There is still moderated demand from buyers, but there are a lot of people just sitting on the sidelines right now because housing affordability and rates are playing a big role in people’s decisions.”
In Billings, the 90-day average Altos Research Market Action Index score as of July 19, 2024, was 38.77, down slightly from the 44.48 a year prior and the 51.72 recorded in July 2022. At the height of the pandemic market in June 2021, however, the Billings metro area reported a Market Action Index score of 75.42. Altos considers anything above a Market Action Index score of 30 to be a seller’s market.
While the market has cooled since then, Billings’ drop in Market Action Index score is fairly moderate compared to other pandemic housing hotspots like Austin, Texas, whose score has dropped from a max of 100 in June 2021 to 33 as of mid-July 2024.
Huskey attributes the relative stability of Billings’ housing market to the fact that it is more of a working class community with a stable job market.
“We’ve got a lot of stable jobs at the big refineries and in the medical field, and with that comes stability for the housing market,” Huskey said. “We don’t see the same size of market swings as they do out in the more luxury second home markets like Bozeman.”
Charlotte Durham, the leader of the Bozeman-based, Sotheby’s International Realty-brokered Charlotte Durham Team, wouldn’t necessarily say that her local housing market has experienced a massive swing, but she said it’s certainly cooled down.
“This was the slowest June we’ve seen in many years in our market,” Durham, a luxury-focused agent, said. “We saw things pick up a little after the Fourth of July, but it is still slower than we’ve seen in our market since probably pre-COVID.”
Overall, the Bozeman housing market’s Market Action Index score has dropped from a 90-day average of 32.38 in mid-July 2024 from 66.88 in early June 2021. In the upper quarter of the market, which Altos defines as homes priced between $1.38 million and $2.835 million, it has dropped to 37.93 from a high of 72.75 in Dec. 2021. For properties priced around $2.835 million, the Market Action Index score has dropped to 29.74 from 44.75 in Dec. 2021
This slowdown has been a boon for buyers who are still in the market.
“Especially in the $2 million to $5 million range, there is quite a bit of inventory now sitting on the market and it is great property,” Durham said. “So, I think we are going to have to see prices come down a little, especially in that price range.”
Compared to a year ago, the 90-day average median list price is down $300,000 to $1.2 million, according to Altos data. In the top segment of the market, which is anything above $2.835 million, list prices have fallen in recent weeks, dropping from $3.6 million in mid-April to $2.9 million in mid-July.
Agents say the lower list prices have been a hard bill for sellers to swallow.
“The market is definitely better than it was the summer of 2022, but it is still similar to the summer of 2022,” Austin Baumgartner, who leads the Keller Williams Northwest Montana-brokered team Hidden Homes Montana, said. “Prices had been going up and up and now they are starting to come back down. We are seeing more price reductions in the market, but some folks are freaking out a little and if a property is sitting for 90 days instead of 45 days like most were, they cut the price to get ahead of other properties.”
However, Baumgartner said the uptick in days on market doesn’t really bother him.
“It is a more normalized market,” he said. “Inventory is rising a little bit, it isn’t as high as in 2019, but it’s better than it has been and it’s still slightly a seller’s market, so we are just moving to a levelized market.”
Statewide, Altos data supports Baumgartner’s assertions. The 90-day Market Action Index score was at 33.66 in mid-July, a very slight seller’s market and 90-day average for active single-family listings has risen to 3,258 listings, its highest level since mid-March 2020 at the onset of the COVID-19 pandemic.
But while the uptick in inventory is good news for buyers, there is no hiding the fact that home prices in the state have risen drastically over the past five years. In the late summer of 2019, Altos data shows that the 90-day average median list price in Montana hovered around $390,000. As of mid-July 2024 it had risen to $725,000.
Statewide, agents attribute this massive jump in home prices to the pandemic homebuying boom and the rapid influx of out-of-state buyers who flocked to Montana. While the influx of out-of-state buyers certainly helped increase property values in the state, agents say it has made thing challenging for locals looking to buy a house.
“It is a more than controversial issue,” Baumgartner said. “It is bad. Montanans have a lot of pride in the state and in owning property here, but most people can’t buy houses right now. Inflation is too high and with the amount most people make for in state jobs, you’d have to have like three jobs to buy a house, unless you are in a higher paying industry.”
Robyn Erlenbush, an ERA Landmark Real Estate agent in Bozeman, has also witnessed the rapid home price appreciation take a toll on her local clients.
“When Bozeman was discovered again, if you will, there was a big influx of people with cash,” Erlenbush said. “So, you all of a sudden had more competition driving prices up and then you had interest rates go up and it was a perfect storm of ingredients that made it difficult for the local buyer. I know of people who ended up buying 90 miles away from their jobs here in Bozeman because they couldn’t afford to purchase anywhere closer.”
If interest rates were to fall in the next few months, local agents say some buyers may gain an advantage. But it might be short lived.
“It is an election year and people tend to get a little skittish because they don’t know what is going to happen. But if interest rates fall just a little bit, we are going to have a gangbusters fourth quarter, no matter what happens with the election,” Baumgartner said. “There are just going to be a ton of people who want to buy and sell. The stuff above $1 million might still be a bit slower, but the stuff below, I think we’ll see some multiple offer situations. It is going to be interesting to watch.”
Montana
Montana state auditor staff heads to Libby to address property questions
LIBBY, Mont. — Residents impacted by last December’s flooding and windstorms had the opportunity to get answers Monday as the Montana State Auditor’s Office hosted an open house in Libby.
The event was aimed at helping homeowners across Libby, Troy and the surrounding areas surrounding in Lincoln County navigate insurance claims and recovery efforts following the severe weather that caused widespread damage.
Staff from the Montana State Auditor’s Office were on hand to answer questions from residents dealing with property and casualty insurance claims tied to the storms.
“People here in Libby and Troy and all across Lincoln County were victims of these horrible weather events that we’ve had,” said David Sanders, chief of staff for the Montana State Auditor’s Office. “A lot of people had property and casualty claims on their homes.”
According to the Auditor’s Office, consumer protection and education are key components of the recovery process.
In addition to speaking directly with residents, officials also met with community leaders and toured damaged areas to better understand the impact of the storms.
“We just wanted to make sure that we could pull people together and show them that they are not alone,” Sanders said. “The state government can help them with some of the information they require to put their lives back together.”
The Montana State Auditor’s Office says events like this help connect residents with valuable resources as communities continue to recover from natural disasters.
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Residents are encouraged to contact the office directly for additional insurance guidance.
Montana
Montana Commissioner uncovers $23M fraud targeting Tribal communities
HELENA, Mont. — Montana State Auditor and Insurance Commissioner James Brown announced his office has uncovered a multi-million-dollar health care fraud scheme that targeted vulnerable members of Montana’s tribal communities, saving a state insurer and its customers more than $23.3 million.
Brown said the scheme involved recruiters who lured Native Americans from Montana reservations to so-called treatment centers in California by offering free, luxury rehabilitation. Victims were asked to sign paperwork for federally subsidized Affordable Care Act policies before being flown out of state, sometimes within the same day.
Instead of receiving mental health or addiction treatment, the individuals found themselves in overcrowded homes with little to no care. Some were left on the streets after a few weeks, while the fraudulent clinics billed insurance companies up to $9,000 per day per person, Brown said.
“We discovered a fraud scheme that involved fraudulently billing our insurance companies and their customers about $23.3 million in unsupported and unjustified bills,” Brown told NBC Montana. “We were able to expose the scheme, stop the demands for payment, and save Montanans millions of dollars as well as protect the quality of healthcare in our state.”
The Commissioner’s Office began investigating the fraud in early 2025 after PacificSource Health Plans, a nonprofit insurer providing Affordable Care Act coverage in Montana, reported suspicious claims. Investigators found at least 200 suspected fraudulent enrollments linked to California treatment facilities, with total claims of up to $50 million.
Under the ACA, Native Americans can enroll in marketplace plans at any time, which made it possible for out-of-state scammers to exploit same-day enrollments. Brown described the conduct as a form of human trafficking, saying participants were coerced into signing policies and transported across state lines for fake treatment.
“What was happening is that our citizens would be shipped down to California or to Arizona. No treatment would actually be provided,” Brown said. “Then the insurance companies that run the Obamacare plans would then be charged for the services that were never provided.”
Brown credited the quick cooperation of PacificSource in halting the billing and preventing further fraud. He said PacificSource contacted his office quickly and they worked closely with federal law enforcement and tribal leaders to stop the scheme.
The investigation, which began within weeks of Brown taking office, continues to probe other insurers in Montana that may have been targeted. Brown said additional rescissions could raise total savings to $50 million.
“What’s so outrageous about this scheme is that these fraudsters are not just stealing money,” Brown said. “They’re exploiting people with addiction, coercing them into bogus treatment. They’re engaging in human trafficking. They’re abandoning them far from home. They’re targeting our tribal communities for profit. This is really the most reprehensible kind of corruption if you prey on our Native American families in this state.”
Brown’s office has referred parts of the case to the FBI and the U.S. Attorney’s Office for potential criminal prosecution.
Montana
Federal decision revokes bison grazing permits in Montana after years of legal challenges
After years of legal battles, a federal decision is set to change how bison can graze on public land in Montana.
This week, the Bureau of Land Management moved to revoke bison grazing permits held by the conservation group American Prairie, following direction from the U.S. Department of the Interior.
The decision would overturn a 2022 ruling that allowed bison to graze on seven allotments in Phillips County.
Governor Greg Gianforte and Attorney General Austin Knudsen had challenged that earlier decision, arguing it violated federal grazing law.
Both officials have long maintained that the permits were improperly issued under the Taylor Grazing Act.
The latest move by BLM aims to reverse course and revoke the permits, a decision praised by the Montana Stockgrowers Association.
“We felt since the first, when this decision was made by BLM, that it was against the law, the Taylor Grazing Act,” said Monty Lesh, second vice president of the Montana Stockgrowers Association.
The Taylor Grazing Act, enacted in 1934, was designed to prevent overgrazing and soil deterioration on public lands.
Lesh argues the law applies only to domestic livestock raised for food and fiber production.
“They stated that their bison are wildlife, and the Taylor Grazing Act is very specific it’s for domestic animals for food, fiber, meat production,” Lesh said.
Lesh added that wildlife are not subject to the same health checks and vaccination requirements as domestic livestock.
He said diseases such as brucellosis, which can be carried by bison, are a major concern for ranchers, along with the difficulty of containing bison with standard fencing.
American Prairie, which works to restore bison to their native Montana grasslands through free-ranging “conservation herds,” pushed back against the decision.
In a statement to NBC Montana, the organization said it has had permission to graze bison for more than 20 years and has followed the law throughout that time.
The group says that the reversal is not based on new information and called the decision ‘unfair’.
Attorney General Knudsen praised the move, saying it will help protect Montana’s livestock industry.
Knudsen said he has urged BLM to cancel the permits for more than four years, calling the reversal a major victory.
American Prairie issued the following statement:
American Prairie CEO Alison Fox responded to the decision made Friday by the Department of Interior’s Bureau of Land Management (BLM) to eliminate the organization’s bison grazing privileges on public lands, calling the outcome unfair, deeply disappointing, disruptive, and inconsistent with long-standing public-lands grazing practices in Montana.
“This is a slippery slope,” Fox said. “When federal agencies begin changing how the rules are applied after the process is complete, it undermines confidence in the system for everyone who relies on public lands. Montana livestock owners deserve clarity, fairness, and decisions they can count on.”
“This creates uncertainty for livestock owners across Montana who depend on public lands for grazing,” said American Prairie CEO Alison Fox. “We’ve had permission to graze bison on some of these allotments for 20 years and have followed the law, complied with every requirement, and prioritized transparency at every step.”
American Prairie emphasized that it is merely seeking equal treatment under the law, not special treatment or a change in precedent. To the organization’s knowledge, this is the first time the federal government has invoked the Taylor Grazing Act to require a bison herd to be designated as a ‘production herd’, despite the fact that American Prairie manages its bison on the ground in the same manner as a production operation.
“American Prairie has always been an organization with big ideas and ambitious goals,” said Fox. “But at the same time, we have never felt that those ambitions placed us above the law. In fact, we have prided ourselves on our ability to manage our herd responsibly, comply with all state and federal grazing requirements, and go above and beyond when it comes to regulated disease testing.
“This decision is not grounded in new impacts or new information — it appears to be completely arbitrary and unfair.”
Beyond land stewardship, American Prairie’s bison program has delivered significant and measurable benefits to Montana communities. The herd has helped feed Montana families through hundreds of public harvests, and local organizations have raised more than $150,000 over the past decade by raffling donated bison harvests — dollars that stay in local communities.
“Our bison herd has supported food security, improved rangeland health, and created valuable opportunities for local nonprofits which include veterans associations, youth organizations, and local sportsmen’s chapters,” Fox said. “Those benefits should matter. Instead, we’re seeing a departure from consistent application of the law that puts producers and working lands at risk.”
American Prairie warned that treating routine grazing requests differently — especially after years of analysis and compliance — sets a troubling precedent for how public lands are managed in the U.S.
American Prairie is reviewing the decision and determining its course of action, and will continue to advocate for a public-lands grazing system that is lawful, predictable, and applied equally.
Attorney General Austin Knudsen issued the following statement:
“I’m pleased to see this proposed decision from the Trump Administration’s Bureau of Land Management today. Canceling the American Prairie Reserve’s bison grazing permit will help to protect the livestock industry and ranching communities in Northeastern Montana from the elitists trying to push them out. For over four years I have been urging the BLM to cancel the permit, and our work finally paid off. This is a huge victory. As Attorney General and the state’s chief legal officer, I will continue to do my part to support Montana farmers and ranchers.”
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