Gallatin County Multifamily Buyer
Sell Your Commercial Property In Gallatin County, MT
Gallatin County includes Bozeman, Belgrade, and Big Sky, and its economy is driven by Montana State University, tech firms, and tourism. Its apartment market is tight, with newer suburban garden communities, student housing, and small infill projects making up much of the stock.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Cities We Cover: Bozeman · Belgrade — County seat: Bozeman
Gallatin County
Where We Buy In Gallatin County
We evaluate apartment buildings of 5+ units across Gallatin County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Gallatin County Apartment Market
Figures gathered October 2026 from public market data.
Gallatin County, Montana renters are a growing share of a fast-expanding market, and timing matters if you plan to sell commercial property in Gallatin County, MT. The county's population grew 14.8% to 124,074 residents between the 2015-2019 and 2020-2024 American Community Surveys, while median gross rent climbed 57.7% to $1,694. Renters now hold 38.9% of Gallatin County's 51,215 occupied households, and nearly half of them pay 30% or more of income on rent.
Gallatin County's apartment stock has not kept pace with renter growth. Units in buildings of 5+ units rose 34.9% to 8,376, yet rental vacancy sits at 6.2% countywide. That mix of rising rents, tight vacancy and steady household growth in Gallatin County shapes what a multifamily buyer will pay for a rent roll in Bozeman or Belgrade today.
Fast county population growth
Gallatin County's population rose 14.8% to 124,074 residents between the 2015-2019 and 2020-2024 ACS surveys.Rent outpacing income
Median gross rent in Gallatin County climbed 57.7% to $1,694, faster than the county's 40.9% income growth.Tight apartment vacancy
Rental vacancy in Gallatin County sits at 6.2% even as 5+ unit buildings grew 34.9% since 2015-2019.Who rents in Gallatin County
Renters account for 38.9% of Gallatin County's 51,215 occupied households, or 19,945 renter households, per the Census Bureau's 2020-2024 American Community Survey. Owners hold the remaining 61.1%, but renter households in Gallatin County have grown 17.4% since the 2015-2019 survey, adding 2,949 households.
Bozeman holds 13,249 of Gallatin County's renter households, a 66.4% share of the countywide total. Belgrade adds 2,130 more renter households, 10.7% of the Gallatin County figure. Bozeman's renter share of its own households runs 55.3%, well above Belgrade's 43.9% and the 38.9% rate for Gallatin County overall.
Rents, growth and affordability
Median gross rent in Gallatin County reached $1,694 in the 2020-2024 ACS, up 57.7% from $1,074 in the 2015-2019 survey. Median household income in Gallatin County rose 40.9% over the same span, so rent grew faster than pay for the typical household in Gallatin County.
Rent burden is heavy across Gallatin County. In the 2020-2024 ACS, 47.8% of Gallatin County renters paid 30% or more of income on gross rent. HUD's FY2027 two-bedroom Fair Market Rent for the Bozeman, MT MSA, which covers Gallatin County, is $2,109, effective October 1, 2026, running $415 above the county's own median gross rent.
Supply has not closed the gap. Units in 5+ unit buildings in Gallatin County grew 34.9%, an increase of 2,167 units, yet rental vacancy sits at only 6.2%. Population in Gallatin County climbed 14.8%, adding 16,011 residents since the 2015-2019 period.
City-by-city comparison
Bozeman and Belgrade anchor Gallatin County's rental market, together holding 77.1% of the county's renter households. Bozeman carries the larger apartment stock, with 25.2% of its housing units in 5+ unit buildings, well above Belgrade's 9.6% and the 14.5% Gallatin County average.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Bozeman | $1,717 | 55.3% | 25.2% | 5.0% |
| Belgrade | $1,877 | 43.9% | 9.6% | 5.6% |
Belgrade posts the higher median gross rent of the two Gallatin County cities, at $1,877 against Bozeman's $1,717, despite having far fewer units in larger buildings. Belgrade's rent also grew the fastest in Gallatin County, up 105.4% since the 2015-2019 survey, more than double the county's 57.7% pace. Bozeman's rental vacancy runs tighter at 5.0%, compared with Belgrade's 5.6% and the countywide 6.2% rate.
Property taxes and assessment in Gallatin County
Montana's Department of Revenue appraises property in Gallatin County at 100% of market value, then applies a class-based tax rate to set taxable value. For the 2026 tax year, long-term rental multifamily property statewide carries a flat 1.10% rate if the owner enrolls by March 1, while other commercial and industrial property is taxed at 1.50% below roughly $2.27 million in value and 1.90% above it.
On a $1,000,000 multifamily building in Gallatin County, the enrolled long-term rental rate works out to $11,000 in taxable value before local mill levies apply. Montana sets no transfer tax on real estate sales under the state constitution, so a sale in Gallatin County triggers no separate state transfer fee, though a Realty Transfer Certificate must still reach the clerk and recorder before the deed records. Reassessment in Gallatin County and the rest of Montana runs on a two-year cycle rather than resetting at each sale.
What this means if you sell in Gallatin County
If you plan to sell commercial property in Gallatin County, MT, you are selling into a renter pool that has grown 17.4% since the 2015-2019 survey against a 6.2% vacancy rate. Buyers will weigh that tight vacancy against a 47.8% rent burden rate, since burdened renters can signal both strong current rent and a ceiling on future increases in Gallatin County.
Montana's lack of rent control and lack of local landlord licensing under MCA 7-1-111 keep operating rules simple for an apartment buyer in Gallatin County. Taxes come next: the enrolled 1.10% long-term rental rate rewards an owner who files on time, so confirm your building's enrollment status in Gallatin County before you price a sale.
As a multifamily buyer active in Gallatin County, we review 5+ unit buildings from Bozeman to Belgrade as they stand today. Send a current rent roll, a T-12 and your latest Gallatin County tax statement, and we will price the building on those numbers.
Local Knowledge
Selling Multifamily In Montana
What we factor into every Gallatin County offer:
More about Montana →- Montana state law bars local rent control and any local landlord licensing rules, under MCA Section 7-1-111.
- Long-term rental multifamily property statewide gets a flat 1.10% tax rate if the owner enrolls by March 1.
- Montana sets no state transfer tax on a Gallatin County real estate sale, per the state constitution.
- Security deposits must be refunded within 30 days of lease termination under MCA Section 70-25-202.
Property Tax
Property Tax In Gallatin County For Apartment Owners
Homeowners in Gallatin County pay a median of $3,933 a year in property tax on a median home value of $667,600, an effective rate of about 0.59%, according to the Census Bureau’s 2020-2024 American Community Survey. That is about the same as the Montana statewide average of 0.61%.
How property tax works in Montana: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a Gallatin County building, check how Montana reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Gallatin County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Selling A Building In Gallatin County
Learn More
Taxes & Rules For Gallatin County Property
The Montana rules that shape any deal in Gallatin County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In Gallatin County
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Gallatin County Seller FAQ
What is the median rent in Gallatin County, MT?
Gallatin County's median gross rent is $1,694 per the 2020-2024 American Community Survey, up 57.7% from $1,074 in the 2015-2019 survey. Bozeman runs slightly higher at $1,717, while Belgrade's median gross rent reaches $1,877, the highest of the two cities.
Is there rent control in Gallatin County?
No. Montana law under MCA Section 7-1-111 preempts local rent control and any local landlord licensing statewide, so Gallatin County and its cities cannot cap rent increases or add registration rules beyond state landlord-tenant statutes.
How is multifamily property taxed in Gallatin County?
Montana's Department of Revenue values property in Gallatin County at market value, then applies a 1.10% rate to enrolled long-term rental multifamily, or 1.50% to 1.90% for other commercial and industrial property, before local mill levies.
How do I sell commercial property in Gallatin County, MT?
Send a current rent roll, trailing twelve-month statement and latest tax bill. We review 5+ unit buildings across Gallatin County, including Bozeman and Belgrade, and price offers directly from those numbers rather than a listing process.
How do I sell commercial property in Gallatin County, MT?
Send the address, unit count, and any financials. We review Gallatin County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout Gallatin County?
Yes. We evaluate multifamily properties across Gallatin County, including Bozeman and Belgrade, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Gallatin County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Is it possible to sell rental property in Gallatin County without evicting tenants?
It is. We buy apartment buildings occupied, and tenants stay on their current leases. Skyline Capital Investments is a commercial real estate buyer of 5+ unit buildings, so occupied properties are the norm for us.
How fast can I sell my apartment building in Gallatin County?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
How do property taxes factor into a Gallatin County offer?
Property is assessed at the county level (the county seat is Bozeman), within Montana rules. Montana reappraises residential property every two years. Because values rose quickly in recent cycles, we review assessment history and model the next reappraisal before we make an offer.
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