What is the rental yield in Highland, Billings, Montana?

The gross yield in Highland, Billings, Montana is 3.9. Pricing is in line with Billings and about 39% below Montana, and the Red Flag score is 51. The neighborhood also shows walkability of 69 and education in the 57th percentile.

How has pricing changed in Highland, Billings, Montana over the past year?

Pricing in Highland, Billings, Montana is up 1.1% over the past year. The neighborhood is priced in line with Billings and about 39% below Montana, with gross yield of 3.9 and a Red Flag score of 51.

How does Highland, Billings, Montana compare with Billings and Montana?

Highland, Billings, Montana is priced in line with Billings and about 39% below Montana. It has gross yield of 3.9, a Red Flag score of 51, walkability of 69, and education in the 57th percentile, with prices up 1.1% over the past year.

Neighborhood

Highland

Billings, Montana US

Highland, Billings, Montana has a balanced investment profile with gross yield of 3.9 and a Red Flag score of 51. Pricing is in line with Billings and about 39% below Montana, while values are up 1.1% over the past year. Walkability is 69 and education is in the 57th percentile, suggesting moderate access and an average school-district test-score position.

AI Summary•Updated May 2026

Area

6.86 mi²

ZIP Code

59105

County

Yellowstone County

State

Montana

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$419,875

YoY+1.1%

Gross Rental Yield

3.9%

Listed rent · ZORI annualized

Red Flag Index

Moderate

51 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

57 / 100

Good · better than 57% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Highland Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Highland, Billings.

Unlock the Highland 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$419,875	+1.1%
Price / Sq Ft (Verified)	$184/sqft	-4.3%
Asking Rent (Median)	$1,354/mo	+5.5%
Gross Rental Yield	3.9%	—
Liquidity Score	38 / 100	Moderate
Homes Sold (Period)	135	-5.6%

Is Highland Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Montana crime context.

Red Flag Breakdown

51 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Hail80Very High

Flood60High

Wildfire60High

Strong Wind60High

Earthquake40Moderate

Heat40Moderate

Tornado20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Montana averaged 20.4 crimes and 4.2 violent per 1,000 residents (-10.5% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Active transaction volume — 135 homes sold last period

Dense amenities — 37 dining & 13 grocery options nearby

Hail risk is Very High (80/100)

Insights are generated from Highland's live DistrictScore metrics.

Highland Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Montana-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

4.8 µg/m³ Meets WHO guideline+6.5% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Highland centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 15% of U.S. neighborhoods.

Montana Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	20.4	4.2	-10.5%
2023	22.9	4.5	-2.7%
2022	23.7	4.3	-3.6%
2021	25.0	4.7	-1.2%
2020	25.9	4.7	-1.4%
2019	26.5	4.2	—

Reported at the state level — the finest official US crime aggregation; Highland inherits the Montana figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Highland

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Superfund (NPL)1.2 kmHigh

Industrial odor13 nearbyVery High

Aviation noise53 dBLow

Point-source screening near Highland: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Highland

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

69

Somewhat Walkable

Walkability Score

13

Grocery

37

Dining

8

Schools

2

Universities

5

Hospitals

5

Pharmacies

26

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Highland's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Highland vs Billings vs Montana

How Highland benchmarks against its city and state medians.

Benchmark vs City & State

In Highland, the median sale price sits in line with the median for Billings neighborhoods and about 39% below the statewide median. Gross rental yield is 3.9%, against 4.3% for Billings neighborhoods and 4.1% statewide. Over the past 12 months, prices rose 1.1%. Transaction liquidity sits in line with the median for Billings neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Highland	$184/sqft	3.9%	38
Billings	$184/sqft	4.3%	38
Montana	$302/sqft	4.1%	34

Unlock the Highland benchmark

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Buying Property in the US as a Foreigner

Federal & Montana tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.59% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 5.9%; rental income is taxed at these rates.

State Capital Gains

Capital gains taxed as income, with a partial state exclusion or credit.

Transfer Tax

Real estate transfer tax: none statewide (local tax may apply).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Montana property-tax guidance for foreign buyers

Latest Billings Real-Estate News

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Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Highland Real Estate FAQ

Highland, Billings, Montana shows gross yield of 3.9 and a Red Flag score of 51, with pricing in line with Billings and about 39% below Montana. Values are up 1.1% over the past year, while walkability is 69 and education is in the 57th percentile.

Neighborhoods near Highland

Compare Highland with nearby neighborhoods in Billings.

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