Yellowstone County, Montana

Tax Lien171,583 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 (no competitive premium auction). Yellowstone County Treasurer attaches tax liens on the first working day of August; investors purchase assignments by mailing owners a Notice of Pending Assignment (certified mail, postmarked Aug 15 for the lottery cycle), then submitting mailing proofs, a preference-ordered Excel list, and $50 per-assignment fee by noon Aug 28. Assignments are awarded Aug 29 via county lottery (snake-method randomizer), not high bid. After Aug 29 remaining liens are first-come/first-served with 14–60 day notice. Subsequent taxes may be paid onto existing assignments June 1–July 30. Final-year process: owner-occupied residential dwellings go to public auction; other parcels issue tax deed to lienholder after statutory notice (MCA Title 15 Ch. 17–18). County recommends quiet title after tax deed.

Auction logistics

Format

Assignment lottery / first-come (not competitive premium bid); later tax-deed auction for some residential parcels

Frequency

Annual assignment cycle (Aug attach → Aug 15 notice → Aug 29 lottery); post-lottery first-come remaining; tax-deed auctions only when lienholder applies in final redemption year

Platform

Yellowstone County Treasurer — Tax Liens / Assignments ↗

Deposit rules

No bid premium deposit. Pay full delinquent amount + $50 assignment fee per parcel (cash, check, money order, or cashier’s check). Lottery attendance optional if payment pre-delivered by Aug 28 noon. Auction-property winners who are not the lienholder post 5% of bid or $200 (whichever greater) at sale; full payment by cash/cashier’s check within 24 hours. Tax deed fee $25 + Clerk & Recorder recording fees when deed issues.

Title risk

Liens that survive the sale

Assignment is a lien, not title, until tax deed or auction deed issues. After tax deed, most junior private liens are cut off subject to Montana statute and federal tax liens (IRS rights). Owner-occupied residential auction parcels follow MCA 15-18-219 et seq. with statutory opening bid including half assessed/appraised value. Always run full title and litigation guarantee before deed application.

Quiet title

County explicitly recommends quiet title after tax deed issues. Practically required for marketable/insurable title in Montana tax-deed practice.

Offices and records

Tax collector

Yellowstone County Treasurer — Tax Liens ↗

406-256-2807

Clerk of court

Yellowstone County Clerk & Recorder (records tax deeds / proof of notice) ↗

Property appraiser

Yellowstone County Treasurer / Assessor (combined office functions) ↗

406-256-2802

GIS / parcel map

Yellowstone County GIS / parcel mapping resources ↗

Areas trending up

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

Billings Heights / Lockwood fringe

Northeast metro housing demand with relative entry pricing versus west-end Billings inventory

West End / Shiloh corridor

Retail and medical employment density supporting owner and renter absorption along Billings’ primary growth axis

Downtown Billings / South Side selective blocks

Core employment and adaptive-reuse liquidity; underwrite block-level condition carefully