What is a 1031 exchange and when does it make sense for you as an investor in Southwest Montana?

A 1031 exchange is a strategy that allows you to defer capital gains taxes when you sell an investment property and reinvest in another qualifying property. It can be a powerful tool for building long-term wealth—but it requires careful planning and guidance from qualified tax professionals.

Understanding 1031 Exchanges in Today’s Market

If you own investment property in Bozeman, Livingston, Ennis, or Big Sky, you’ve likely seen significant appreciation over the past several years. That growth creates opportunity—but it also raises important tax considerations when you sell.

A 1031 exchange, named after Section 1031 of the Internal Revenue Code,…

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What does it mean to support the communities you serve in Southwest Montana?
It means showing up consistently—by supporting local organizations, volunteering time, and contributing to events like Give Big that strengthen the places you live and work.

A Community-First Approach to Real Estate

When you think about real estate in Southwest Montana—whether in Bozeman, Livingston, Big Sky, or Ennis—it’s easy to focus on home prices, inventory, and interest rates. Those matter. But they’re only part of the picture.

What often matters more is what happens beyond the transaction.

The schools your neighbors attend. The trails you walk. The arts organizations you visit. The nonprofits that quietly support families across the region.

At ERA Landmark…

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Why does real estate in Bozeman, Big Sky, Livingston, and Ennis behave differently than the rest of the U.S.?

Because this is a supply-constrained, lifestyle-driven market with steady in-migration, it tends to adjust more gradually than national housing cycles rather than rise and fall in sharp swings.

A Market That Doesn’t Mirror National Headlines

If you’re relocating to Southwest Montana, it’s easy to assume local real estate will follow the same patterns you’re seeing in national news.

But markets like Bozeman, Big Sky, Livingston, and Ennis often move on a different timeline.

While broader U.S. conditions—interest rates, inflation, economic uncertainty—do influence buyer behavior, they don’t impact this region…

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The Spring Awakening: Why Yellowstone’s Early 2026 Fishing Season is a Win for Livingston Real Estate

If you’ve been near the fly shops in downtown Livingston lately, you’ve likely heard the buzz. Yellowstone National Park (YNP) recently dropped a major announcement: for the 2026 season, three of the most iconic rivers in the region—the Firehole, Gibbon, and Madison—will open for fishing on May 1st.

Usually, we have to wait until Memorial Day weekend for the Park season to kick off. This early opening isn't just great news for anglers; it’s a significant "buy" signal for the Livingston and Park County real estate markets.

Why an Early Season Matters for Livingston Homeowners

Livingston has long been the "North Gateway" to the Park, and our…

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Join ERA Landmark for Give Big 2026: Investing in the Place We Call Home

At ERA Landmark, we don’t just sell homes in the Gallatin Valley; we live, work, and raise our families here. We know that what makes Bozeman, Belgrade, and Big Sky truly special isn't just the mountain views—it’s the incredible network of nonprofits that support our neighbors and protect our Montana way of life.

That’s why we are proud to participate in Give Big Gallatin Valley 2026, and we’re inviting you to join our mission to strengthen our community.

Quick Facts: Give Big 2026

  • The Window: 6:00 PM Thursday, April 30 – 6:00 PM Friday, May 1.

  • 100% Impact: Thanks to the Jill and Nicholas Woodman Foundation, this year is 100% fee-free. Every cent of your…

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Whether you’re a long-time local or looking to make the Gallatin Valley your home, there is no better way to experience the "flavor" of our community than Downtown Bozeman Restaurant Week.

As real estate experts, we know that people don't just buy a house; they buy a lifestyle. The 6th Annual Restaurant Week—running from April 27 to May 3, 2026—is a perfect example of why Bozeman is such a desirable place to live.

 

What is Bozeman Restaurant Week?

Sponsored by the Downtown Bozeman Association, this seven-day culinary celebration highlights the incredible chefs, bakers, and mixologists that make our downtown core a regional destination.

 

In late April, as we transition from the winter ski season into the lush Montana spring, our local…

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The "Madison" Effect: Fact vs. Fiction in Ennis Real Estate

Quick Market Snapshot: April 2026

  • Source: Southwest Montana Realtor® Association / Big Sky Country MLS.

  • Ennis Median Price: $785,000 (Up 5.37% YoY).

  • Inventory: 106 active listings in Ennis (Up 118% since last year).

  • Pace: Median days on market (DOM) is 178 days—a 11.9% increase from 2025.

With the 2026 premiere of The Madison, the Madison Valley is experiencing its most significant cultural spotlight since the Lewis & Clark expedition. While Michelle Pfeiffer’s portrayal of a New Yorker finding a "healing" home in Ennis makes for great television, local homeowners and prospective buyers are asking a more practical question: How is this actually…

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Museum of the Rockies in Bozeman: What’s Happening, What to See, and Why You Should Visit

What’s happening at the Museum of the Rockies right now, and why should you make time to visit?
You’ll find rotating exhibits like the traveling frog exhibition, family-friendly programs, and year-round events that make it easy to connect with the Bozeman community. Whether you live here or you’re visiting, it’s one of the most accessible and engaging cultural stops in Southwest Montana.

A Local Gem in Bozeman You Shouldn’t Overlook

If you live in or are spending time in Bozeman, you’ve likely heard of the Museum of the Rockies. But it’s easy to underestimate just how much is happening there at any given time.

As longtime supporters, we at ERA Landmark…

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Big News: Celebrating Excellence in Luxury Real Estate!

We are absolutely thrilled to share some fantastic news with our community. Our very own Jamie Hetherington has officially earned the prestigious Certified Luxury Home Marketing Specialist™ (CLHMS) designation and million-dollar GUILD™ recognition!

In the world of high-end real estate, this isn't just another certificate to hang on the wall—it’s a mark of true expertise and a commitment to providing a level of service that goes above and beyond the standard.

What This Means for You

Earning the CLHMS designation is no small feat. It is awarded by the Institute for Luxury Home Marketing only to professionals who have demonstrated documented success in the top 10% of their market.

When…

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Gallatin Valley Food Bank: How It Supports Food Security in Bozeman and Southwest Montana

How does the Gallatin Valley Food Bank support food security in Bozeman and Southwest Montana?
The Gallatin Valley Food Bank provides emergency food assistance, nutrition programs, and community partnerships that help ensure neighbors across the region have reliable access to food. As part of HRDC’s broader network of services, it connects people to resources that support both immediate needs and long-term stability.

A Community Resource in Southwest Montana

In a growing region like Bozeman and the Gallatin Valley, access to affordable food can be a challenge for many households. Rising housing costs, seasonal employment, and changing economic conditions…

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