Cascade County, Montana

Tax Lien84,523 residents

County research last verified 2026-07. Office holders, platforms, and deposit rules change — re-confirm anything time-sensitive.

Sale typestate default

Tax Lien

Redemption periodstate default

3 years from sale (36 months)

Investor returnstate default

10% per annum plus penalties

Governing statutestate default

Montana Code Annotated Title 15, Ch. 17–18

Notes

Montana tax-lien assignment county (not a competitive public auction of liens). Cascade County Treasurer attaches statutory tax liens on delinquent real property (MCA Title 15 ch. 17–18). Third-party investors may purchase assignments after required certified Notice of Pending Assignment to the assessed owner, then pay full taxes, penalty, interest, and costs. Redemption generally ~3 years (shorter in limited SID cases) before tax deed application. Interest/penalty framework: 2% penalty + 5/6 of 1% per month (~10% APR). No traditional high-bid auction — process is assignment-based with treasurer processing. Contact treasurer for current assignment windows and parcel lists.

Auction logistics

Format

Assignment / over-the-counter lien purchase (not a live auction)

Frequency

Annual lien attachment around first working day in August; assignments available after statutory notice windows (year-round thereafter for eligible liens)

Platform

Cascade County Treasurer — Property Tax / Assignments & Tax Deeds ↗

Deposit rules

No auction deposit: pay full delinquent taxes + penalty + interest + statutory costs to take assignment after proving certified mail notice. Contact Treasurer at 406-454-6850 for assignment and tax deed procedures. Funds typically certified/verifiable form per treasurer requirements.

Title risk

Liens that survive the sale

Tax lien assignment is not ownership. Federal liens and special improvement district issues need review. Possession remains with owner until tax deed issues after full notice process.

Quiet title

After treasurer's tax deed, quiet title is commonly required for marketable title insurance before resale.

Offices and records

Tax collector

Cascade County Treasurer — Property Tax ↗

406-454-6850

Clerk of court

Cascade County Clerk and Recorder (records liens/deeds) ↗

Property appraiser

Montana DOR / Cascade County property records (iTax) ↗

GIS / parcel map

Cascade County GIS / mapping resources ↗

Areas trending up

Directional read from dated market analysis — not a guarantee, and not a substitute for your own comps.

Great Falls medical / Malmstrom AFB corridor

Military and healthcare employment stabilize housing demand relative to rural Montana

West Great Falls / Gore Hill edge

Airport and industrial access with more affordable inventory than core neighborhoods

Northwest Great Falls residential

Established SF stock and school-driven buyer activity