Mortgage Rates Drop Below 6%: What It Means for Buyers in Southwest Montana Mortgage rates have dropped below

Mortgage Rates Drop Below 6%: What It Means for Buyers in Southwest Montana

Mortgage rates have dropped below 6% — what does that mean for you as a buyer in Bozeman, Livingston, Big Sky, or Ennis?

It means your purchasing power just improved at a time when the Southwest Montana market is showing signs of better balance. When lower rates meet stabilizing prices and increased inventory, opportunity tends to open up.

Freddie Mac: Rates Dip Below 6%

Freddie Mac recently announced:

“The 30-year fixed-rate mortgage averaged 5.95 percent, down from last week when it averaged 6.03 percent.”

Sam Khater, Freddie Mac’s Chief Economist, noted:

“Mortgage rates decreased to their lowest level in months, which is encouraging news for…

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Montana's New Exempt Well Rules: 2026 Compliance Guide

If you’re planning to build a home or develop property in Montana, the way you think about your water source just changed. Following the 2025 Legislative session, several major updates—including House Bill 681—have officially reshaped how small groundwater wells (often called "exempt wells") are managed across the state.

Whether you are a homeowner, a developer, or a buyer, here is what you need to know to stay compliant and protect your property’s water future.

1. The Two-Stage Filing Process

The biggest change is the shift from a single filing to a two-stage process. Starting January 1, 2026, you can no longer simply drill a well and report it later.

• Step 1: Notice of Intent (NOI): Before you even start your project, you must file a…

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The Depot on Church: Reimagining Bozeman’s Historic East Side

Bozeman’s skyline is evolving once again. If you’ve traveled past the historic Northern Pacific Depot recently, you’ve likely seen more than just a relic of Montana’s railroad past. A new proposed development, known as The Depot on Church (or the Church Avenue project), is at the center of a fresh debate on how to preserve Bozeman’s historic character while embracing the demands of modern urban growth.

What is the Depot on Church?

The project is a proposed six-story, mixed-use development located on Church Avenue, just a stone's throw from the iconic Northern Pacific Depot. Unlike the sprawling subdivisions on the west side of town, this project focuses on urban infill—utilizing underused space in the city’s historic core to create housing and…

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Development Spotlight: New Multifamily Community Proposed South of Cattail Street

Bozeman’s residential growth continues to move forward with a new development application currently under initial review by the City of Bozeman. Thompson Thrift Multifamily Community Apartments could be a significant addition to the city's housing landscape.

Project Breakdown

• Address: The site is located South of Cattail Street and West of Max Avenue.
  
  

• Project Description: The development is planned as a large-scale residential hub consisting of 9 residential buildings and 3 amenity buildings. The community will also feature several outdoor amenity areas and dedicated parkland.
  
  

• Proposed Use: The project will transition this currently undeveloped land into a Residential community featuring 312 new dwellings.
  
  

• Zoning: The…

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February Events in Southwest Montana

Bozeman

Jazz in the Library Series

Bozeman Public Library

Weekly through the 25th

Bozeman Symphony Free Community Concert

Wilson Auditorium

2/21

Winter Crazy Days

Downtown Bozeman

2/20 - 2/26

Bridger Brewskis and Spurs

Three Forks Bridger Brewing

2/28 - 3/1

Used Book Sale

Bozeman Public Library

2/21

Big Sky

Weekly Music and Apres

Big Sky Resort

Friday - Sunday through March 1

Fat Ice Race

Vintage and Modern Car Racing at Moonlight Basin

2/26 - 2/28

Shedhorn Skimo Race

Mountaineering Race - Big Sky Resort

2/21

Livingston

Boots N Buckles Ball

Community Dance and Fundraiser - Park County Fair Grounds

2/14

…

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Southwest Montana Real Estate Market Snapshot: What the Numbers Say Going Into 2026

The short answer is that local markets are steady, active, and increasingly distinct by location. While market conditions matter, the data continues to support a long standing truth in real estate. The best time to buy or sell is when it makes sense for your life, your work, and your long term plans.

This overview reflects recent market insights shared by ERA Landmark Real Estate Owner Broker Robyn Erlenbush, drawn directly from Big Sky Country MLS data and her recent presentations to both real estate professionals and local business leaders.

Markets Matter, But So Do Personal Timelines

Across Southwest Montana, housing markets are no longer moving in lockstep. Inventory levels, pricing, and buyer behavior vary significantly by community.

…

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2026 BBER Economic Seminar Outlook

Economic Outlook 2026: What Southwest Montana’s Shifting Landscape Means for Your Next Move

Our team recently attended the 2026 BBER Economic Outlook Seminar, and the insights shared have profound implications for anyone looking to buy or sell real estate in Southwest Montana this year. While the state’s economy is "cooling off" from the record-breaking surges of the early 2020s, the unique dynamics of our region—specifically Gallatin, Madison, and Park counties—continue to tell a story of resilience and strategic opportunity.

Here is a high-level review of the key economic shifts and what they mean for our local real estate market.

1. The "Aftermath" of the Surge: A Balanced Reset

Economists highlighted that we have officially moved into a…

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The Return of an Icon: Bozeman’s Baxter Hotel Reclaims Its Boutique Legacy

For nearly a century, the flashing neon "Hotel Baxter" sign has been the beating heart of downtown Bozeman, Montana. To locals, the blue light atop the sign is a legendary signal that fresh powder is falling at Bridger Bowl. To travelers, it’s a symbol of Montana’s golden age of hospitality.

After 40 years of operating primarily as residential condominiums, the upper floors of this Art Deco masterpiece are officially transitioning back. The Baxter is returning to its roots as a premier boutique hotel.

The History of the "Crown Jewel" of Bozeman

When architect Fred Willson completed the Baxter in 1929, it was designed to be the social epicenter of the Gallatin Valley. Funded by local citizens and rancher George Baxter, the building was a marvel of…

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Welcome to the ERA Landmark Real Estate Team: Meet Tara Carlson

 We are pleased to welcome new agent Tara Carlson to our ERA Landmark Team. Tara brings years of professional experiences, a strong background in client service, and personal relocation experience that informs her approach to real estate.

Introducing Tara Carlson

Tara recently joined ERA Landmark Real Estate and will be working with buyers and sellers in Bozeman and the surrounding Southwest Montana area. Her path to real estate is shaped by frequent moves, long term work in the insurance industry, and a focus on helping people navigate complex decisions with clarity and care.

A Background That Includes Frequent Relocation

Tara grew up in an Army family and moved often during her childhood, relocating from one military base to another. These…

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