Buying a home in Montana, without the guesswork.
From your first question to the keys in your hand, you’ll know where you stand, what comes next, and why it matters. That’s the whole job.
Questions before you’re ready to go look? Call us at 406-694-3953. No pressure, no obligation.
What you can expect
Buying a home is one of the largest financial decisions most people make, and it usually happens on a timeline someone else set — a job start date, a lease ending, a family change. Our job is to take the uncertainty out of the parts we can control so you can make a clear-eyed decision on the parts you can’t.
That means honest input on what a house is actually worth, not what you hope it’s worth. It means telling you when a property has a problem, even when we know you love it. And it means being reachable — you should never wonder whether your agent got your message.
Local, not general
We work in Billings and the surrounding communities every day. We know which neighborhoods hold value, which ones flood, and what a fair price looks like street by street.
Straight answers
If a house isn't right for you, we'll say so. Our business is built on referrals, not on closing you fast.
One point of contact
You work with your agent, not a rotating call center. You'll have a direct number.
How the process works
Every purchase is a little different, but almost all of them follow this path. Here’s what happens and roughly how long each part takes.
1. Get pre-approved
Before you tour anything, talk to a lender. A pre-approval tells you what you can actually borrow, shows sellers you’re serious, and prevents the heartbreak of falling for a house that was never in range. If you don’t have a lender, we’ll give you a few local names we trust — you’re free to use anyone you like.
Typical timeline: 1–3 days
2. Define what you're looking for
We’ll sit down and get specific: price range, must-haves, deal-breakers, commute, schools, acreage, outbuildings. The clearer this is up front, the less time you’ll waste touring houses that were never going to work.
Typical timeline: one conversation
3. Sign a buyer agreement
Since August 2024, agents are required to have a written agreement with you before showing you a home. It spells out what we’ll do for you and exactly how we’re paid — no vague language, no surprises. We’ll walk you through it line by line, and everything in it is negotiable. More on how this works below.
Typical timeline: same day
4. Tour homes
We’ll set up showings around your schedule and send you new listings as they hit the market. When we walk a house, we’re looking at more than finishes — roof age, foundation, drainage, mechanicals, and what it will cost you to own five years from now.
Typical timeline: varies — some buyers find it in a week, most take one to three months
5. Make an offer
Price is only one part of an offer. Closing date, earnest money, contingencies, what conveys with the house, and how you handle repairs can matter as much to a seller as the number. We’ll build an offer designed to get accepted without giving away protections you need.
Typical timeline: 1–2 days to write and negotiate
6. Inspections and due diligence
Once you’re under contract, the clock starts. Home inspection, and depending on the property, well and septic, radon, sewer scope, or a survey. This is your window to find out what you’re really buying, and to renegotiate or walk away if something serious turns up. We’ll help you sort the genuine problems from the normal wear every house has.
Typical timeline: 14–20 days
7. Appraisal, financing, and final approval
Your lender orders an appraisal and finishes underwriting. We keep contact with the lender and title company so nothing sits waiting on a signature nobody asked for.
Typical timeline: 3–4 weeks
8. Final walkthrough and closing
We walk the property one more time to confirm it’s in the condition you agreed to, then sign at title. In Montana, you’ll typically get keys at closing.
Typical timeline: closing day, about an hour
Start to finish, most purchases take 30 to 45 days from accepted offer to closing.
What does it cost to have an agent represent you?
Fair question, and the rules changed in 2024, so a lot of the advice floating around is out of date. Here’s the current reality.
Commissions are negotiable, and always have been. They’re not set by law, they’re not standardized, and there is no “going rate” anyone is required to charge.
You’ll sign a written agreement before we tour a home. It’s required, and it has to state exactly what our compensation is — a specific amount or percentage, not open-ended language. You’ll know the number before you see a single house.
The seller may still cover some or all of it. Sellers can and often do offer to pay the buyer’s agent as part of the deal. That’s negotiated on each transaction rather than advertised in the MLS. In practice, many buyers in our market end up paying little or nothing out of pocket for representation — but we’ll never promise you that up front, because it depends on the property and the seller.
If the seller doesn’t cover it, you’ll know well before you’re committed. We’ll tell you what a property means for your out-of-pocket cost before you write an offer, and we can often negotiate the gap into the deal.
What you get for it: someone whose obligation is to you, not to the seller. Pricing analysis before you offer, negotiation on repairs and terms, and a set of eyes on the inspection report and the closing documents that has seen hundreds of them.
Have questions about how this works before committing to anything? Call 406-694-3953 or send us a message. We’re happy to explain it with no agreement in place.
First time buying?
You’re not expected to know how any of this works, and there’s no such thing as a question that’s too basic. A few things worth knowing early:
You probably need less down than you think. Twenty percent is not a requirement. FHA loans go as low as 3.5% down, VA loans can be zero down for eligible veterans and service members, and USDA loans offer zero down in many of the rural areas around Billings. Montana Housing also runs down payment assistance programs for qualifying buyers.
Budget beyond the mortgage. Property taxes, homeowner’s insurance, utilities, and maintenance are real. We’ll help you look at the whole monthly picture, not just the payment.
Set aside closing costs. Plan on roughly 2–5% of the purchase price, though some of that can sometimes be negotiated with the seller or covered by lender credits.
Your credit matters more than your income. A better rate saves you more over thirty years than a slightly bigger down payment. If your credit needs work, it’s worth a conversation with a lender six months before you plan to buy.
Relocating to the Billings area
A good portion of our buyers are moving here from somewhere else, sometimes sight unseen. We do this often and we’ve built the process around it: video walkthroughs, honest assessments of neighborhoods you can’t drive through yet, and coordination with lenders and title companies across time zones.
If you’re relocating, tell us what your life looks like — commute, schools, whether you want acreage or a walkable street, how much winter you’re prepared for — and we’ll narrow the map before you get on a plane.
Common Questions
How much do I need for a down payment?
It depends on the loan. Conventional loans can go as low as 3%, FHA 3.5%, and VA and USDA loans can be zero down for those who qualify. Twenty percent avoids mortgage insurance but is not required.
Should I get pre-approved before I start looking?
Yes. Touring homes before you know your number usually ends in disappointment, and in a competitive situation a seller will take a pre-approved offer over one without.
How long does it take to buy a house?
Most buyers spend a few weeks to a few months finding the right property, then 30 to 45 days from accepted offer to closing.
Do I have to sign anything to see a house?
Yes — as of August 2024, agents are required to have a written agreement with you before touring. It states exactly how we’re paid and the terms are negotiable. We’ll go through it with you before you sign.
What does the buyer's agent cost me?
It’s negotiated and stated in writing before you tour. Sellers frequently cover some or all of it, and we’ll tell you what any given property means for your out-of-pocket cost before you write an offer.
Can I use my own lender and inspector?
Absolutely. We’ll give you names of people we’ve worked with if you want them, but the choice is entirely yours.
What if I'm buying and selling at the same time?
Common, and manageable. We’ll coordinate the two timelines and talk through your options if they don’t line up perfectly.
Do you work outside Billings?
Yes — we work throughout Yellowstone, Carbon, and Stillwater County, including Billings, Laurel, Lockwood, Shepherd, Huntley, Worden, Roundup, Lavina, Reed Point, Absarokee, Park City, Columbus, Nye, Fishtail, Red Lodge, Joliet, Fromberg, Roberts, Belfry, Bridger, Rockvale.
Let's talk about what you're looking for.
No pressure and no obligation. Tell us what you have in mind and one of our agents will get back to you within one business day.
We’ll never share your information. Prefer to talk? Call 406-694-3953