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Updated 2025 Tax Year

Broadwater County
Property Tax Guide

Everything you need to know about property taxes in Broadwater County, MT. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8% to 1.2% of market value (varies by taxing district location)
Exemptions
4+ Available
Section 1

How Property Tax Works

Broadwater County, Montana operates on a property tax system that serves as the primary funding mechanism for essential local services including schools, law enforcement, road maintenance, and county operations. The county follows Montana's mill levy system, where property taxes are calculated by multiplying the assessed value by the mill rate (expressed in mills, where 1 mill = $1 per $1,000 of assessed value). Property owners can expect effective tax rates that typically range from approximately 0.8% to 1.2% of market value, though this varies significantly based on location within the county.

The actual tax rate you pay depends heavily on which special taxing districts your property falls within, including school districts, fire districts, library districts, and other local improvement districts. These districts each levy their own mills to fund specific services, meaning two properties with identical assessed values can have substantially different tax bills depending on their geographic location within Broadwater County. The county assessor determines property values, while various taxing entities set their individual mill levies annually based on their budget requirements.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate Rate (Mills)Description
County General15-25Basic county services, administration, roads
School Districts80-120K-12 education funding (varies by district)
State Education6-8State-mandated education levy
University System2-3Montana university system funding
Fire Districts5-15Local fire protection services
Library Districts2-5Public library services
Special Assessments0-20Bonds, improvements, conservation districts

Note: These rates apply to the current levy year and are approximate ranges. Actual mill rates vary by specific taxing districts within Broadwater County. Total combined rates typically range from 110-200 mills depending on location. Contact the Broadwater County Assessor's Office for exact rates applicable to your specific property address.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Broadwater County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Broadwater County are triggered by significant changes to property ownership or improvements that occur after the annual assessment date (typically January 1st). The most common triggers include new construction, completed renovations that add substantial value, or change of ownership that removes previous exemptions or credits. When supplemental taxes are assessed, they represent the difference between what was originally billed and what should have been billed based on the property's updated status.

The calculation process involves determining the new assessed value, applying the current mill rate, and prorating the additional tax based on the number of months remaining in the tax year. For example, if a $100,000 home addition is completed in July, and the total mill rate is 150 mills, the supplemental tax would be approximately $750 ($100,000 × 0.15 mill rate) prorated for 6 months, resulting in a $375 supplemental tax bill. These supplemental bills are typically issued within 60-90 days of the triggering event and have separate due dates from regular property tax installments.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (varies by class): $300,000
  • Less: Homestead Credit (if applied): -$20,000 assessment growth cap benefit
  • Net Taxable Value: ~$280,000
  • Tax Rate (150 mills average): × 0.150
  • Annual Tax: $4,200
  • Monthly (if escrowed): $350

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $600,000
  • Less: Homestead Credit (if applied): -$40,000 assessment growth cap benefit
  • Net Taxable Value: ~$560,000
  • Tax Rate (150 mills average): × 0.150
  • Annual Tax: $8,400
  • Monthly (if escrowed): $700

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000
  • Less: Available Credits (if applied): -$50,000 benefit
  • Net Taxable Value: ~$950,000
  • Tax Rate (150 mills average): × 0.150
  • Annual Tax: $14,250
  • Monthly (if escrowed): $1,188

Note: Credits shown require separate applications and are not automatic. Actual rates vary by specific location within Broadwater County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Broadwater County require property tax escrow accounts for loans with less than 20% down payment, though borrowers may request escrow even with larger down payments. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment, depositing these funds into a separate escrow account. The lender then pays your property tax bills directly to Broadwater County when they become due, typically in two installments on April 15th and October 15th.

Lenders must provide annual escrow statements showing all deposits, payments, and account balances, and they may adjust your monthly escrow amount based on actual tax bills and projected changes. If your property taxes increase due to reassessment or mill levy changes, expect your monthly mortgage payment to increase accordingly. Property owners should verify that their lender pays taxes on time, as late payment penalties will ultimately be the homeowner's responsibility even when using escrow services.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
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  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Broadwater County? A: For fiscal year 2025-2026, property taxes are due in two installments: April 15th and October 15th. The first installment covers roughly half the annual tax bill.

Q: What tax credits are available and how do I apply? A: Montana offers several tax credits including the Homestead Credit for primary residences, Disabled Veterans Credit, and Elderly/Low Income Credits. All credits require separate applications filed with the Broadwater County Assessor's Office, typically by April 15th annually.

Q: How does the Homestead Credit work? A: The Homestead Credit caps annual assessment increases on your primary residence rather than reducing market value. You must apply annually, and the credit limits how much your taxable value can increase year-over-year, providing property tax stability.

Q: How often are properties reassessed? A: Montana conducts property reappraisals on a cyclical basis, with most residential properties reassessed every 6 years. However, the county assessor may adjust values annually based on market conditions and property improvements.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Payments made after April 15th (first installment) or October 15th (second installment) are subject to penalties starting at 2% plus monthly interest charges.

Q: Can I pay property taxes online? A: Yes, Broadwater County typically offers online payment options through their official website. Contact the County Treasurer's Office for current online payment methods and any associated convenience fees.

Q: How do special district taxes affect my bill? A: Special districts (fire, library, school bonds) each levy additional mills that appear as separate line items on your tax bill. Your total tax depends on which districts serve your property location within Broadwater County.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Broadwater County Tax Appeal Board within 30 days of receiving your assessment notice. Contact the County Assessor's Office for specific appeal procedures and required documentation.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Broadwater County Fiscal Year 2026 Budgetbroadwatercountymt.gov
02
County
Broadwater County Fiscal Year 2026 Budget Presentationbroadwatercountymt.gov
03
Tax Doc
2025 Tax Information for Montana Property Ownersrevenue.mt.gov
04
Pagebroadwatercountymt.gov
05
Property Assessmentrevenue.mt.gov
06
The Bulletin - May 16-20gallatinmt.gov
07
Montanairs.gov
08
HB 390 Homestead Exemptionarchive.legmt.gov
09
Tax Doc
Property Taxesgov.mt.gov
10
1 - Authorized Print Version – HB 816archive.legmt.gov
All sources verified as of 2025 Tax Year

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