Rankings/Billings, MT

Billings, MT

ElevatedTier 1CBSA 13740Compare

Risk Rank: #40 of 273Month: 2026-08Score change (12m):— +2

61score

Composite risk percentile vs 273 metros (higher = higher risk)

Executive Summary

Billings's housing market shows elevated risk, ranking 40th of 273 metros. The market recently entered Expansion. Current conditions are balanced with stable liquidity. Broad-based growth with healthy fundamentals.

Billings experienced a market correction from early 2025 through mid-2025. The market has since normalized and entered Expansion.

Inventory is growing at a moderate +5% pace with homes taking -12% longer to sell — within normal ranges.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Normal growth conditions with balanced fundamentals

Key Dynamics

Risk is primarily driven by employment and affordability, while permit growth provides the most support.

Top Drivers

Employmentp98

12-month employment change (risk inverted)

Affordabilityp77

Mortgage payment / income

Permits per Capitap65

Permits per 1,000 residents

Market Signals

Inventory is growing at a moderate +5% pace with homes taking -12% longer to sell — within normal ranges.

Liquidity

Stable↑

Active Listings YoY

+5.4%p54

Days on Market YoY

-12.1%p25

Months in status1

Data through Aug 2026

Valuation

Balanced—

Rent vs. Price Growth

+0.3%p69

Months in status1

Data through Aug 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumElevated

+3.0%p64

12-month HPI change — higher = overheating

Permit GrowthLow Risk

-16.4%p20

YoY permit change — higher = supply pressure

Permits per CapitaElevated

5.46p65

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityElevated

0.33p77

Mortgage payment / income — higher = more burdened

EmploymentHigh Risk

-2.0%p98

12-month employment change (risk inverted)

MigrationNeutral

+$20Kp43

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Normal expansion. Credit is available, transactions are healthy — no constraints on current growth momentum.

Bank Lending Standards

+0.0Normal

Rate Change (YoY)

+11 bpsNormal

Mortgage Risk Premium

+196 bpsElevated

Stable for 10 quartersData through 2026-Q3

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.89Elevated

Completion-Permit Divergence

-19.2 ppNormal

Accumulating for 6 quartersData through 2026-Q3

Local Signals

Metro Permit Activity

Permit Activity

Normal

YoY Permit Growth

-16.4%Within norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Supply and demand are in equilibrium. No unusual activity on either side of the market.

Employment Concentration

Employment

Moderate

Largest SectorRetail Trade 19.6%

QCEW 2024 annual averages

Internal Structure

County-level structural analysis.

County-level structural analysis is not available for this metro due to fewer than 3 qualifying counties.

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2026-06	Rec	68	99	26	79	94	43
2025-12	Rec	56	42	22	77	86	43
2025-09	Rec	65	31	100	76	50	51
2025-08	Hyp	59	26	100	76	19	51
2025-06	Hyp	58	3	100	71	40	51
2025-05	Ress	62	2	100	71	69	51
2025-03	Ress	67	7	100	75	87	51
2025-01	Hyp	64	21	100	75	55	51
2024-12	Ress	62	17	100	78	47	51
2024-10	Ress	65	9	100	77	71	51
2024-09	Hyp	62	14	100	78	47	51
2024-08	Ress	65	21	100	78	60	51
2024-06	Ress	68	34	100	80	64	51
2024-05	Hyp	68	26	100	80	71	51
2024-04	Rec	70	21	100	80	90	51
2024-02	Ress	71	27	100	77	89	51
2024-01	Hyp	74	44	100	77	92	51
2023-11	Hyp	71	34	100	85	76	51
2023-08	Rec	72	25	100	85	88	51
2023-07	Hyp	73	26	100	85	93	51
2023-05	Hyp	74	39	100	87	87	51
2023-02	Hyp	68	30	100	81	67	51
2023-01	Ress	69	36	100	81	64	51
2022-11	Ress	70	75	100	64	52	51
2022-09	Hyp	72	73	100	61	64	51
2022-07	Ress	74	76	100	61	73	51
2022-05	Ress	71	86	100	63	43	51
2022-04	Exp	72	86	100	63	54	51
2022-02	Exp	70	74	100	58	55	51
2022-01	Rec	71	76	100	58	62	51
2021-11	Rec	70	77	100	66	57	40
2021-10	Exp	72	75	100	66	70	40
2021-08	Exp	67	66	100	64	52	40
2021-05	Exp	70	68	100	63	68	40
2021-04	Rec	64	74	100	63	27	40
2021-02	Rec	56	46	100	61	8	40
2020-11	Rec	58	49	100	76	7	37
2020-08	Rec	60	64	100	78	3	37
2020-07	Exp	61	65	100	78	3	37
2020-05	Exp	51	9	100	75	5	37
2020-04	Rec	54	8	100	75	21	37
2020-02	Rec	57	34	100	78	14	37
2020-01	Exp	63	40	100	78	43	37
2019-11	Exp	68	28	100	78	74	48
2019-10	Rec	68	25	100	78	77	48
2019-08	Rec	68	33	100	78	64	48
2019-05	Rec	74	46	100	81	89	48
2019-03	Exp	66	20	100	80	64	48
2019-01	Exp	60	11	100	80	39	48

Data Vintages

Price (HPI)2026-Q2

Permits2026-08

Income2024

Employment2026-08

Migration2023