HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Yellowstone County
Property Tax Guide

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

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
1.5% to 2.5% of market value, varies by taxing districts and location within county
1st Due
Nov 30
2nd Due
May 31
Exemptions
5+ Available
Section 1

How Property Tax Works

Yellowstone County, Montana operates on a property tax system that serves as the primary funding mechanism for essential local services including public schools, county government operations, fire protection, and various special districts. Property owners in Yellowstone County can expect effective tax rates that typically range from approximately 1.5% to 2.5% of market value, depending on their specific location within the county and the special taxing districts that serve their area.

The actual tax rate you pay varies significantly based on your property's location within Yellowstone County, as different areas are served by different combinations of school districts, fire districts, water and sewer districts, and other special taxing jurisdictions. Each of these entities levies its own millage rate, which combines to create your total property tax bill. Properties are assessed annually by the Yellowstone County Assessor's Office, and tax bills are calculated based on a percentage of the property's assessed market value.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County GeneralVariesBasic county services and operations
School DistrictsVariesK-12 education funding (varies by district)
State EducationVariesState-mandated education levy
Fire DistrictsVariesFire protection services (if applicable)
Special DistrictsVariesWater, sewer, library, and other local services
Total Effective Rate~18.9-20.5 millsEquivalent to 1.89%-2.05% of assessed value

Note: These rates apply to the FY 2025-2026 levy year. Multifamily rental properties valued over $2 million are taxed at 1.89%, while qualified agricultural land is taxed at 2.05%. Actual rates vary significantly by location within Yellowstone County based on which special taxing districts serve your property.

Section 3

When Are Property Taxes Due?

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

First Installment
Nov 30
Delinquent after Dec 10
Second Installment
May 31
Delinquent after Apr 10
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 property taxes in Yellowstone County are triggered when there are significant changes to a property during the tax year, most commonly new construction, major improvements, or changes in property ownership that affect the assessed value. These supplemental assessments ensure that property owners pay their fair share of taxes based on the current value and use of their property throughout the entire tax year.

When supplemental taxes are levied, they are calculated by applying the current tax rate to the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining. For example, if you complete a $100,000 home addition in January that increases your assessed value by $80,000, you would owe supplemental taxes on that $80,000 increase for the remaining months of the tax year at your applicable tax rate of approximately 1.89%-2.05%.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $300,000
  • Less Homestead Exemption: -$25,000 (if qualified and applied)
  • Net Taxable Value: $275,000
  • Annual Tax (at 1.95%): $5,363
  • Monthly Escrow: $447

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $600,000
  • Less Homestead Exemption: -$25,000 (if qualified and applied)
  • Net Taxable Value: $575,000
  • Annual Tax (at 1.95%): $11,213
  • Monthly Escrow: $934

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000
  • Less Homestead Exemption: -$25,000 (if qualified and applied)
  • Net Taxable Value: $975,000
  • Annual Tax (at 1.95%): $19,013
  • Monthly Escrow: $1,584

Note: The $25,000 homestead exemption requires a separate application and is not automatically applied. Rates shown are approximate and vary by specific taxing districts.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Yellowstone County require borrowers to maintain an escrow account for property tax payments, particularly for loans with less than 20% down payment. Your lender collects monthly escrow payments as part of your mortgage payment and remits property taxes directly to the Yellowstone County Treasurer's Office on your behalf. The first half of real estate taxes are due by November 30th, while the second half is due by May 31st of the following year.

Lenders typically conduct annual escrow analyses to ensure adequate funds are collected, and you may receive refunds if your escrow account has excess funds or additional payment requirements if there's a shortage. You can verify your property tax payments and view payment history through the Yellowstone County Treasurer's website at https://www.yellowstonecountymontana.gov/departments/treasurer. If you pay your own taxes without escrow, remember that personal property taxes have a separate due date of June 30th.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Yellowstone County? A: For the 2025 tax year, the first half of real estate taxes are due by November 30, 2025. The second half is due by May 31, 2026. Personal property taxes are due by June 30, 2026.

Q: What tax credits are available and do they require application? A: The primary tax credit available is the $25,000 homestead exemption for qualifying primary residences, which REQUIRES a separate application. Additional credits may include elderly homeowner tax credits and disabled veteran exemptions. None of these are automatic - you must apply for each credit separately.

Q: How does the homestead exemption work? A: Montana's homestead exemption provides a $25,000 reduction in assessed market value for qualifying primary homes. This is NOT automatic and requires filing an application with the assessor's office. The exemption reduces your taxable assessed value, not your market value.

Q: What happens if I pay my taxes late? A: Late payments incur penalties and interest charges. Taxes not paid by the November 30th deadline for first half payments will accrue penalties, and the same applies to second half payments due May 31st.

Q: Can I pay my property taxes online? A: Yes, Yellowstone County offers online payment options through their treasurer's website. You can also pay by mail, in person, or through various electronic payment methods.

Q: How often are properties reassessed? A: Montana law requires annual assessment updates. The Yellowstone County Assessor's Office reviews property values each year based on market conditions and property changes.

Q: How do special district taxes affect my bill? A: Your location within Yellowstone County determines which special districts serve your property (fire, school, water, etc.). Each district adds its own millage rate to your total tax bill, which is why rates vary significantly across the county.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Yellowstone County Tax Appeal Board. Contact the assessor's office at https://www.yellowstonecountymontana.gov/departments/assessor for specific deadlines and procedures, as appeal periods are strictly enforced.

Verified Sources

Backed by 10 Official Government Sources

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

01
Treasureryellowstonecountymt.gov
02
Tax Doc
2025 Tax Information for Montana Property Ownersrevenue.mt.gov
03
State
2025 Real Estate Taxes Mailedyellowstonecountymt.gov
04
Treasureryellowstonecountymt.gov
05
County
Yellowstone County, Montanayellowstonecountymt.gov
06
Treasureryellowstonecountymt.gov
07
Tax Doc
Property tax detailyellowstonecountymt.gov
08
Provide for homestead exemption for primary residences ( ...archive.legmt.gov
09
Tax Doc
Apply for a Property Tax Exemptionrevenue.mt.gov
10
1 - Authorized Print Version – HB 816archive.legmt.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate