Gallatin Valley Housing Market Report 2025: Finding Balance in a Changing Market

The Gallatin Valley housing market has always been a dynamic one, shaped by strong economic growth, population shifts, and the natural beauty that draws people here from around the country. As we move further away from the pandemic era and its dramatic housing disruptions, new patterns are emerging. The 2025 Gallatin Valley Housing Report, published by the Gallatin Association of REALTORS®, gives us a data-driven look at where we stand today and what challenges and opportunities lie ahead.

This year’s report shows a market in transition: still strong, but marked by high costs, slower sales growth, and significant affordability pressures. Below, we’ll unpack the major takeaways and explore what they mean for buyers, sellers, and the community.

Economic Strength Continues to Drive Housing Demand

Gallatin County remains the economic heartbeat of Montana, and that strength directly fuels demand for housing. Job growth here has consistently outpaced both the state and the nation. Before the COVID-19 downturn in 2020, employment in Gallatin County was growing at more than twice the pace of Montana and the U.S. overall. After the temporary dip, the rebound has been even more dramatic.

The job growth is broad-based, coming from industries as varied as:

• Tourism and hospitality – boosted by Yellowstone visitors, BZN airport expansion, and outdoor recreation.

• Construction – feeding both commercial and residential growth.

• Health care and professional services – responding to a growing and diversifying population.

• Tech and advanced manufacturing – small but rapidly growing, adding higher-paying positions to the mix.

Unemployment fell below 2% in 2023, one of the lowest rates in the state. This has created labor shortages that affect everything from restaurants to construction sites, further tightening the housing supply chain.

Perhaps most importantly, incomes are rising. Gallatin County’s median household income (MHI) surpassed $90,000 in 2023, making it the highest in Montana. That increase reflects both strong local wages and the in-migration of professionals who bring remote or out-of-state incomes with them.

Demographic Shifts Shape Demand

Population growth remains strong, though it has cooled since the peak years of 2020–2021. Net in-migration from outside Montana remains a major driver of housing demand, even as some residents leave Gallatin County for more affordable parts of the state.

The age distribution of the county shows several distinct patterns:

• A large share of young adults connected to Montana State University in Bozeman.

• A steady base of working-age families moving into the valley for jobs or lifestyle.

• A modest but growing retirement-age population, many of whom relocate for Montana’s outdoor appeal.

Another notable shift is in household composition. Over the past decade, the share of single-person households has declined, while family and nonfamily multi-person households have increased. Rising housing costs are almost certainly a factor, as more people share living arrangements to manage expenses.

Housing Stock and New Construction

Gallatin County had 55,589 housing units in 2023, with around 10% vacant or used seasonally. While single-family detached homes continue to dominate, the last two years have seen a notable rise in multi-family housing. Developers are increasingly turning to duplexes and small apartment complexes to address affordability needs and growing rental demand.

In 2024, 1,706 new housing units were permitted across the county. Bozeman focused heavily on multi-family projects, while Belgrade leaned more toward single-family construction. This division reflects different community growth patterns: Bozeman addressing density and affordability, Belgrade responding to family-oriented demand.

Construction costs remain a challenge. Prices for most building materials rose in 2024, and labor shortages keep costs high. The cost of building single-family homes has escalated significantly, while larger multi-family projects have managed to keep per-unit costs somewhat lower.

Home Prices and Market Trends

Gallatin Valley’s housing market is still among the fastest-appreciating in Montana:

• Since 2000, home prices have quadrupled, far outpacing income growth.

• In 2024, the median single-family home price reached $810,000, the highest ever recorded.

• Growth slowed to just 3% last year, compared to double-digit increases during the pandemic boom.

This slowing doesn’t mean prices are falling — it means the market is cooling into a new equilibrium. Sales volumes stayed relatively flat between 2023 and 2024, indicating that while demand is still present, higher prices and borrowing costs are keeping activity muted.

Certain trends stand out:

• Townhome sales are rising, showing buyers are looking for more affordable options.

• Luxury condos in downtown Bozeman are influencing price-per-square-foot averages, pulling them higher.

• Communities like Three Forks and Belgrade, once seen as affordable alternatives, are quickly catching up in price.

The Affordability Crisis

Affordability remains the biggest concern. HUD’s Housing Affordability Index shows:

• Median-income households in Gallatin County could only afford 39% of the mortgage on a median-priced home in 2024.

• Even those in the 75th income percentile are falling short of affording today’s prices.

• Rising interest rates — hovering around 6.8% — have pushed monthly payments well out of reach for many buyers.

This affordability squeeze is reshaping the market. Some would-be buyers remain renters longer, while others look to smaller communities outside Gallatin County. Federal programs like LIHTC, Section 8, and HOME provide some support, but the number of households receiving aid is dwarfed by those facing housing cost burdens.

Financing and Market Behavior

The high interest rate environment has shifted financing strategies. In 2024, REALTOR®-assisted transactions showed:

• A decline in conventional mortgages, as higher rates discouraged borrowing.

• An increase in cash purchases, often from out-of-state buyers or retirees.

• Modest increases in the use of VA, FHA, and other alternative financing.

This growing reliance on cash deals highlights a widening gap between well-capitalized buyers and local households trying to break into the market.

Looking Ahead

The Gallatin Valley is moving toward a lower volume, higher cost market. Prices are stabilizing, but at levels well above what most households can afford. Construction is ongoing, but not fast enough to meet demand, and costs remain high.

At the same time, political pressure is mounting. Housing and land use have become major policy issues at the local, state, and federal levels. Decisions made in 2025 could have long-lasting impacts on affordability, zoning, and development across the valley.

What hasn’t changed is demand. People are still drawn here for jobs, lifestyle, and Montana’s unmatched outdoor beauty. The question is whether the valley can adapt its housing supply to keep communities vibrant, diverse, and livable for all.

Final Thoughts

At Ridge Realty, we see both sides of the Gallatin Valley market every day: the opportunity for sellers to capture strong value and the challenge for buyers trying to enter or move up. This report makes clear that knowledge is power — understanding the data helps you make smarter real estate decisions.

Whether you’re buying, selling, investing, or just watching trends, now is the time to plan strategically. Our team is here to help you interpret the numbers and take action with confidence.

✅ Thinking about your next move in Gallatin Valley? Contact Ridge Realty today and let’s talk about how this market affects your goals.

📖 Reference: View the full Gallatin Valley Housing Report here

Fed Rate Cuts: A Tipping Point for Montana’s Real Estate Market

The Fed’s Pivotal Decision

After two years of the steepest interest rate hikes in decades, Federal Reserve Chair Jerome Powell has confirmed what buyers and sellers alike have been waiting to hear: rate cuts are on the horizon. The Fed signaled it could begin lowering rates as soon as September, acknowledging that the economy is slowing and that monetary policy needs to adjust.

This announcement matters. For homeowners, buyers, and investors in Montana, it could mark a tipping point—a moment where waiting on the sidelines may no longer be the smart play.

Why the Fed is Shifting Course

Over the past two years, the Fed raised rates aggressively to curb inflation that had surged to levels not seen since the 1980s. Those hikes did their job—price growth slowed from over 9% in 2022 to closer to 3% today—but they also carried consequences:

• Job growth has cooled, averaging only about 35,000 new jobs per month.

• Consumer spending has slowed as borrowing costs stayed high.

• Housing markets across the country, Montana included, saw affordability strained.

Now, Powell admits the Fed is in a “challenging situation.” Cutting too early risks reigniting inflation. Cutting too late risks recession. But the fact that the Fed is preparing to cut suggests they believe the economy can handle some relief without sparking a fresh wave of price hikes.

The Political Push

Adding to the pressure, President Donald Trump and the administration have been vocal in urging the Fed to cut sooner. Historically, presidents have often leaned on the Fed during election years or slowdowns. This time is no different, with policymakers arguing that persistently high borrowing costs are stalling growth and weighing heavily on middle-class households.

Lessons From History: How Past Cuts Played Out

This isn’t the first time rate cuts have shaped Montana’s housing market. Looking back gives us a sense of what could be coming:

• 2008 Financial Crisis: When the Fed slashed rates to near zero, affordability improved dramatically, but the broader recession kept many buyers cautious. Montana saw a rebound in sales volumes by 2010 as stability returned.

• 2020 Pandemic: The Fed dropped rates aggressively in March 2020. Mortgage rates fell below 3%, unleashing one of the hottest housing booms in Montana’s history. Bozeman, Missoula, and Kalispell saw bidding wars, double-digit price growth, and record-low inventory.

The takeaway? Rate cuts have consistently fueled demand. The question is not whether cuts will affect Montana’s market—it’s how strong the impact will be this time.

Why Now Could Be the Tipping Point

For Montanans watching the market closely, the Fed’s next move could set the stage for months, if not years, to come. Here’s why we believe now is the time to react:

• Buying Power Will Improve: Even a 1% drop in rates can save buyers hundreds per month, allowing them to qualify for more home.

• Competition is About to Rise: When rates fall, sidelined buyers flood back. Acting before the full wave hits could mean less competition and better negotiating power.

• Sellers Will Benefit From Faster Sales: With demand picking up, well-priced homes will move quickly. Waiting to list could mean missing this window of heightened activity.

• The Lock-In Effect Limits Supply: Many Montana homeowners are still sitting on 2–3% pandemic-era mortgages. That means new listings may not rise as fast as demand, keeping supply tight and prices firm.

Montana Market Realities

• Bozeman & Missoula: Already competitive, these markets could see bidding wars return. Buyers who wait may find themselves paying more for the same home.

• Rural & Small-Town Montana: Towns like Three Forks, Townsend, or Hamilton could benefit from buyers looking for affordability outside the urban hotspots.

• Luxury & Acreage Properties: Even cash buyers feel more confident when rates drop, often accelerating higher-end sales.

Beyond Rates: Other Factors to Watch

• Property Taxes: Recent changes in Montana’s tax structure will influence affordability.

• Economic Stability: A broader downturn could offset some of the benefits of cheaper mortgages.

• Local Inventory: Whether new construction and sellers can meet demand will shape price trends.

Bottom Line: Don’t Wait for the Crowd

The Fed’s announcement is more than just economic news—it’s a signal that the housing market may be about to turn. History shows that when rates fall, Montana’s market doesn’t just stabilize; it heats up quickly.

For buyers, that means an opportunity to secure a home with a lower monthly payment before competition spikes. For sellers, it’s a chance to capitalize on renewed demand and move their property faster and at stronger prices.

At Ridge Realty, we believe now is the time to act. The months ahead could be the tipping point between waiting and winning in this market.

🏠 What Is the Montana Property Tax Rebate?

Montana is offering eligible homeowners a rebate of up to $400 on property taxes paid on their principal Montana residence for tax year 2024—claimable in late 2025 Montana Department of Revenue+4Montana Department of Revenue+4C Black Tax+4.
If you paid less than $400 in 2024 property taxes, your rebate matches the actual amount paid; if you paid more, you receive the full $400 cap Montana Department of RevenueC Black Tax.

Why Is Montana Providing This Rebate?

Because of legislation passed in 2025, Montana shifted property tax rates to ease the burden on homeowners while shifting more of the cost onto second‑home owners, utilities, and industrial property owners (Senate Bill 542 and House Bill 231) Parsons Behle & Latimer+5Montana Free Press+5The Sun+5.
As part of this reform, the state authorized a one‑time rebate to provide immediate tax relief for qualifying residents before the new tiered property tax structure takes full effect in 2026 Montana Free PressParsons Behle & Latimer.

Who Qualifies for the Rebate?

You qualify if you:

• Owned and lived in a Montana principal residence for at least 7 months during 2024

• Were billed for and paid property taxes (including special assessments) on that residence in 2024

• Were billed as an individual, not through an LLC, corporation, irrevocable trust, or other ineligible entity Montana Department of Revenue+11Montana Department of Revenue+11Montana Department of Revenue+11

Eligible dwellings include:

• Single‑family homes, townhomes, condos

• Mobile or manufactured homes (with up to one acre of land included)

• Trailers treated as the principal residence, taxed similarly Montana Department of Revenue+3Montana Department of Revenue+3Montana Department of Revenue+3Montana Department of Revenue

You can only claim one rebate per taxpayer/year Facebook+4Montana Department of Revenue+4C Black Tax+4.

How to Apply (and Important Dates)

• Claim Period: August 15 through October 1, 2025 (deadlines based on filing type; online and paper) Montana Department of Revenue+1

• You will need:

  • The 17‑digit geocode (property identification number)

  • Total 2024 property tax amount paid, including assessments

  • Name, SSN/TIN, spouse’s info, and mailing address Montana Department of Revenue+14Montana Department of Revenue+14Montana Department of Revenue+14

• How to file:

  • Online via the Department of Revenue’s TransAction Portal (TAP) — fastest processing (checks mailed within ~30 days) Montana Free Press+3Montana Department of Revenue+3C Black Tax+3

  • Or paper claim via mail—processing may take up to 90 days; must be postmarked by Oct 1 Montana Department of Revenue

• Payment: Rebate is issued as a mailed check; direct deposit is not available Montana Department of Revenue

You can check the status of your rebate via the DOR’s “Where’s My Rebate” portal Montana Department of Revenue.

Explaining It to Your Readers

✓ Background & Purpose

• Detail the 2025 legislative changes that reduced taxes for primary homeowners and shifted burden elsewhere.

• Frame the $400 rebate as a bridge relief measure before the full benefits of tax reform kick in.

✓ Who Gets It & Why

• Clarify the 7‑month residency and ownership requirement.

• Explain what counts as a “principal residence” and clarify ineligible ownership situations (LLCs, trusts, etc.).

✓ Step-by-Step Claim Guide

1. Wait for your postcard or letter (sent by June 30, 2025).

2. Gather documents: geocode, 2024 tax total, personal details.

3. File starting August 15—online or by mail before October 1.

4. Receive mailed check within 30‑90 days depending on filing method.

5. Track status via DOR’s portal.

✓ Tax Handling

• The rebate is not taxable for Montana state income tax purposes.

• For most individuals, it’s also not taxable federally, since they didn’t previously deduct those state taxes from federal returns Daily Montanan+1Montana Free PressMontana Department of Revenue+6Montana Department of Revenue+61+6.

Optional: Look Ahead—Homestead Exemption in 2026

• Homeowners who receive the 2024 rebate will automatically be enrolled in Montana’s homestead exemption program for reduced property tax rates starting in 2026, if they continue to qualify (7‑month occupancy) Montana Free Press+1.

• This exemption requires an application by March 1, 2026, unless automatic from receiving this rebate Parsons Behle & Latimer.

Montana homeowners, check your mail—2025–2026 property valuation notices from the Department of Revenue have just gone out, and for many, they’re raising eyebrows and questions.

Whether you’re a current resident or planning to make Big Sky Country your home, understanding this notice is key to making smart decisions around your property taxes—and potentially saving money down the road.

🔍 What IS This Appraisal Notice?

This letter is not a bill—it’s a breakdown of your property’s assessed market value as of January 1, 2024. It’s used to calculate your property taxes for the 2025 and 2026 tax years.

The Montana Department of Revenue updates property values every two years to reflect market conditions and changes to your land or home. The value in this letter will be used to determine how much tax you’ll owe starting with bills that come out in October 2025.

📄 Learn more at revenue.mt.gov

📊 How to Read Your Notice Like a Pro

Your notice breaks down a few key pieces:

💥 Why Are So Many Values Going Up?

Montana’s real estate market has seen significant growth in recent years, especially in places like Bozeman, Missoula, Kalispell, and the Bitterroot Valley. Rising home sales mean rising valuations.

Other reasons you may see an increase:

• New construction or renovations (garage, addition, outbuildings)

• Updated data (previous square footage errors corrected)

• Parcel changes or land use reclassification

• Stronger real estate demand driving up comparable sale prices

❓Does This Mean My Taxes Are Going Up?

Not necessarily. While your property’s value may have gone up, your actual tax bill also depends on:

• Local mill levies, set by your county, school district, and city

• State tax rates per property class

• Any local bond issues or voter-approved levies that affect your area

Bottom line: higher valuation does not always mean higher taxes, but it can impact what you pay. The official property tax bill won’t arrive until October 2025.

✅ What You Should Do Now

1. Check for Accuracy

Look at your:

• Property address and legal description

• Total square footage and land acreage

• List of improvements (home, garage, shop, etc.)

If anything looks incorrect—especially if you didn’t make any upgrades—it’s worth investigating.

2. Appeal If Needed

If you think your new valuation is too high, you can file a formal appeal by the deadline listed on your notice (usually mid-July). Reasons to appeal include:

• Incorrect square footage or building data

• Sales comparisons that don’t match your home’s condition

• Overvaluation compared to neighboring homes

Start by contacting your local Department of Revenue office or visiting the online Property Assessment Appeal Form.

3. Start Budgeting for 2025 Taxes

Even if you don’t appeal, it’s smart to calculate a rough estimate using:
Taxable Value × Local Mill Rate ÷ 1,000 = Estimated Taxes

Local mill rates will be finalized later this year, so stay tuned for updates from your county treasurer or local government.

🛠 We’re Here to Help – Across Montana

At Ridge Realty, we’ve walked hundreds of Montana homeowners through confusing notices just like this. Whether you’re in Helena, Whitefish, Billings, or small-town Montana, we’re here to:

• Explain your property notice in plain English

• Compare it to local market data

• Help you prepare a strong appeal, if needed

• Provide up-to-date tax planning tips for future homebuyers

🏡 Planning to Move to Montana?

If you’re eyeing a move to the Treasure State, understanding property taxes is essential. We’ll help you:

• Estimate future property taxes before you buy

• Understand how location impacts tax rates

• Spot opportunities for exemptions or long-term savings

📞 Let’s Break It Down Together

Have questions about your notice or want to run the numbers on a potential home? Reach out anytime—we’re proud to serve homeowners and future residents across Montana with straight talk and trusted experience.

Ridge Realty Group
📍 Serving All of Montana
🌐 www.ridgerealtymt.com
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Selling your home is a big move—one that comes with a mix of emotions, uncertainties, and questions. That’s why Ridge Realty Windermere has this exclusive program  , the “Certified Pre-Owned Home” : a proven method to remove surprises, build trust with buyers, and ultimately increase your bottom line. Backed by over 25 years of real estate experience in the Montana, we’ve fine-tuned this process to ensure our sellers have every advantage.

Let’s dive into what makes this program so powerful—and why homes that are Certified Pre-Owned don’t just sell faster, they sell for more.

✅ Step 1: Pre-Listing Home Inspection – Get Ahead of Repairs & Surprises

Before you list your home, we arrange for a full inspection by a certified home inspector. But this isn’t just about checking boxes—this step is the foundation of your home’s certification and a confidence builder for buyers.

Here’s why it matters:

• Avoid last-minute deal breakers: Buyers often find issues during their own inspection, which can lead to re-negotiations or even canceled contracts. By identifying these problems early, you stay in control.

• Handle small fixes proactively: Loose railings, leaky faucets, or minor drywall blemishes—when taken care of in advance—signal to buyers that the home is well-maintained and move-in ready.

• Plan for major items: For larger repairs like roof issues or HVAC systems, sellers can gather bids in advance. This provides transparency to buyers and keeps negotiations calm and informed.

• Eliminate surprise repair requests: Many buyers are comfortable relying on a recent inspection that’s already been completed—meaning they may forgo their own inspection entirely. This can save sellers an average of $5,000 in typical repair demands.

• Transparent disclosure in the OPD: Disclosing known issues up front through the Owner’s Property Disclosure fosters trust with buyers and can help ensure those items aren’t used against you later in inspection negotiations.

This step alone can dramatically reduce stress—and set your home apart as a smart, well-prepared investment.

🛠️ Step 2: Home Warranty Included – Boost Buyer Confidence & Comfort

In today’s market, buyers are more cautious than ever. That’s why the second requirement for a Certified Pre-Owned Home is the inclusion of a home warranty—paid at closing by the seller.

Why this works:

• Provides peace of mind: Buyers know they’re protected if an appliance or system fails shortly after moving in. This is a huge emotional reassurance, especially for first-time homebuyers.

• Competitive advantage: Many homes in the Montana don’t offer warranties. Including one makes your listing instantly more attractive—especially when buyers are comparing several options.

• Adds perceived value: Even if it doesn’t cost much out-of-pocket for the seller, a home warranty feels like a big perk for the buyer. That can be the deciding factor when choosing between homes.

• Helps close the deal: A warranty can bridge the gap when buyers are on the fence, giving them the assurance that they won’t face major out-of-pocket costs right after closing.

This single element of the program can change the entire tone of the transaction, making the buyer feel safe and the seller more secure.

👀 Step 3: 500-Point Agent Inspection – Maximize Your Home’s Appeal

Before your home hits the MLS, Ridge Realty sends in an additional experienced agent for a complete 500-point visual walk-through. Think of this as a mini-makeover—not a costly renovation, but strategic tweaks that improve buyer impressions instantly.

What we’re looking for:

• Small fixes with big impact: Tightening door handles, touching up paint, replacing outdated fixtures—all affordable changes that boost perceived value.

• Staging and layout advice: We offer suggestions on furniture placement, decluttering tips, and lighting enhancements to make every room shine.

• Curb appeal optimization: First impressions matter. We’ll make sure your exterior landscaping, porch, and entryways are working hard to welcome buyers.

• Customized to Montana: We understand what local buyers expect—and where they mentally assign value. This walkthrough focuses on the tweaks that matter most in our unique markets.

• Cost-effective upgrades: Not sure if it’s worth updating a bathroom mirror or painting an accent wall? We’ll give you honest advice backed by real experience, so your investment goes further.

This inspection adds a second set of eyes from a team with a proven track record in Montana real estate—helping sellers get every dollar their home deserves.

🏅 The Certification Advantage – What It All Adds Up To

Once all three steps are complete, Ridge Realty awards your Home with an official Certified Pre-Owned Home designation. You’ll receive a plaque to display proudly during showings, and every piece of advertising will feature the certification logo. The Sign out in your front yard will show buyers that your home is offering a warranty as well as it is Certified Pre-owned home.

What that means for you:

• Homes sell faster and for more: Certified homes in our program have averaged up to 5% higher in net proceeds at closing.

• Builds buyer trust: Buyers know what they’re walking into—and that confidence creates stronger offers with fewer contingencies.

• Reduces fall-through risk: Fewer inspection surprises, less back-and-forth negotiation, and more peace of mind for everyone.

• Sets your listing apart: In a crowded market, buyers will remember the home that’s been inspected, warrantied, and agent-reviewed. That’s your home.

🌄 Ready to List the Ridge Realty Way?

If you’re thinking of selling your home in Montana, the Certified Pre-Owned Home program is the smartest step you can take.

Let Ridge Realty Windermere guide you through the process and help you make the most of your home sale—with less stress, fewer surprises, and a stronger return.

Contact us Today!!!

Eric 406.579.2071

Dana 406.498.8237

Wyatt 406.599.5268

Checklist for Montana Summer home owners.

Montana summers are a gift—long days, blue skies, and the perfect time to enjoy your home inside and out. But while you’re soaking in that Big Sky beauty, it’s also the ideal season to tackle a few home maintenance musts. After all, Montana’s winters are tough, and the damage they leave behind often hides until it’s too late.

Whether you’re a homeowner prepping for the next season or a buyer eyeing a property this summer, here are 7 exterior home issues every Montanan should check now—before they become costly headaches.

1. 🏚️ Roof Wear & Shingle Damage

Why it matters:
Montana winters bring heavy snow and high winds. Ice dams form, snow piles up, and all that stress can damage even newer roofs. Summer is your best chance to spot trouble.

What to look for:

• Curling, cracked, or missing shingles

• Moss or lichen buildup

• Exposed nails or flashing pulling away

• Granules in the gutters (from asphalt shingles)

Pro tip:
Use binoculars or a drone for a basic scan—or hire a roofer for a quick inspection. Catching issues now can save thousands in water damage repairs this fall.

2. 🎨 Fading Siding & Peeling Paint

Why it matters:
UV rays and extreme temperature shifts fade and wear out siding fast—especially on the sunniest side of your home. What starts as cosmetic can lead to moisture intrusion or insect problems.

What to look for:

• Faded or chalky paint

• Peeling, bubbling, or cracking

• Warped vinyl or wood planks

• Gaps near joints or seams

Fix options:

• Power wash and repaint using Montana-weather-tough exterior paints

• Consider fiber cement or insulated siding if replacement is needed

Seller angle:
Fresh paint or clean siding adds big curb appeal if you’re listing soon.

3. 🧱 Foundation & Concrete Cracks

Why it matters:
Montana’s clay-rich soils expand and contract with moisture levels. That seasonal movement can crack foundations, driveways, and patios—leading to water leaks or uneven floors.

What to look for:

• Vertical or stair-step cracks in foundation walls

• Cracks wider than 1/8″

• Settling near corners or doors

• Water stains in crawl spaces

Fix options:

• Epoxy crack injection for minor issues

• Foundation piers or drainage fixes for larger concerns

Buyer tip:
Always include a foundation review during inspections, especially for homes built before the 1990s.

4. 💧 Well & Septic System Health

Why it matters:
If your property uses a private well or septic system (common in Gallatin Valley), summer is the best time for maintenance. You’ll get the most accurate readings and it’s easier to access dry ground.

What to look for or ask about:

• Last time water was tested (bacteria, nitrates, arsenic)

• Septic tank pump-out history

• Water pressure issues or slow drains

• Any signs of pooling water near the drain field

Fix options:

• Schedule a well flow test and water quality analysis

• Pump and inspect septic systems every 3–5 years

Seller tip:
Providing recent well/septic results can ease buyer concerns and speed up the sale.

5. 🪵 Deck & Fence Damage

Why it matters:
Wood expands and contracts in dry heat and freezes, causing splinters, warping, and loose nails. Summer is the time to reseal, repaint, or repair before damage worsens.

What to look for:

• Wobbly rails or posts

• Boards that are splintering, cracking, or “cupping”

• Rusted fasteners or exposed nails

• Faded stain or peeling paint

Fix options:

• Power wash and reseal wood every 1–2 years

• Replace rotted posts with pressure-treated lumber

• For longer life, consider switching to composite materials

6. 🌀 Gutters & Downspouts

Why it matters:
Gutters clogged with pine needles or misaligned by snow weight won’t protect your home from summer rains or next winter’s melt.

What to look for:

• Gutters pulling away from the fascia

• Downspouts not draining away from the foundation

• Overflow during rainstorms

• Water staining under eaves

Fix options:

• Clean and resecure gutter hangers

• Extend downspouts at least 6 feet from the foundation

• Install leaf guards if surrounded by trees

7. 🔥 Wildfire Readiness (Defensible Space)

Why it matters:
Montana summers bring wildfire risk—especially in rural and forest-adjacent properties. Creating a “defensible space” protects your home and can reduce insurance costs.

What to do:

• Clear all flammable vegetation within 5 feet of your home

• Trim low tree branches (up to 6–10 feet from the ground)

• Remove pine needles from your roof and gutters

• Store firewood at least 30 feet from structures

Seller tip:
Buyers ask about fire risk. Showing proactive wildfire management adds major value.

🏔 Final Thoughts from Ridge Realty eXp

Montana living comes with unmatched beauty—and a few seasonal responsibilities. Whether you’re buying, selling, or just settling in for another summer under the Big Sky, staying ahead of these 7 issues keeps your home healthy, your costs down, and your property value high.

📩 Have questions or need a referral for a roofer, inspector, or contractor? We’ve got a trusted local list ready to go.

Reach Out to Eric Linville at Ridge Realty eXp

• Facebook: Ridge Realty Group MT

• YouTube: Ridge Realty Channel

• Email: linville406realty@gmail.com

• Website: www.ridgerealtymt.com