Real Estate Agent in Billings, MT

The Salary Picture: Where Billings Stands

As a Real Estate Agent in Billings, your income isn't a simple salary—it's a commission-based hustle that can swing wildly. However, looking at the median data gives us a solid baseline for what's achievable. The median salary for a Real Estate Agent in Billings is $59,561 per year, which breaks down to an hourly rate of $28.64. This places you slightly below the national average of $61,480. It’s a competitive market, but with a lower cost of living, that dollar goes further here than in many other metros.

The Billings metro area supports 241 Real Estate Agent jobs, showing a stable, if not explosively growing, market. Over the last decade, the 10-year job growth is 3%. This isn't a boomtown for new agents, but it's a resilient market where skilled professionals can build long-term careers. The key is to understand that your earnings are directly tied to your hustle, your network, and your specialization.

Experience-Level Breakdown

Commission splits and earning potential vary dramatically by experience. Here’s a realistic breakdown based on local market patterns:

Experience Level	Typical Annual Earnings Range	Key Factors
Entry-Level (0-2 years)	$35,000 - $50,000	Learning the ropes, building a client base, often on a lower split with a brokerage. Heavy prospecting.
Mid-Level (3-7 years)	$55,000 - $85,000	Established reputation, repeat clients, steady referrals. Better brokerage splits.
Senior (8-15 years)	$85,000 - $150,000+	Specialized expertise (e.g., luxury, commercial), team lead, high referral network.
Expert (15+ years)	$150,000+	Market leader, broker-owner, trainer, or niche specialist (e.g., large acreage, historic homes).

Comparison to Other Montana Cities

While Billings is Montana's largest city, it's not the highest-paying market. The state's tourism and tech hubs command higher prices, which can mean higher commissions for agents.

City	Median Salary	Cost of Living Index (US Avg = 100)	Notes
Billings	$59,561	89.6	Largest metro, diverse economy.
Bozeman	~$65,000+	110.5	Higher home prices, but also much higher cost of living. Tech/University driven.
Missoula	~$62,000	102.1	University economy, strong rental market.
Great Falls	~$55,000	90.1	Military base influence, smaller market than Billings.

Insider Tip: Bozeman agents might earn more on paper, but they also spend a much larger portion of their income on housing and daily expenses. Billings offers a "sweet spot" for agents who want a major city's opportunities without the extreme cost pressures of a resort town.

The Real Take-Home: After Taxes and Rent

Let's get real about the numbers. The median salary of $59,561 is a pre-tax, pre-expense figure. As an independent contractor (1099), you're responsible for all self-employment taxes (roughly 15.3%) and your own health insurance. A conservative estimate for taxes and deductions is about 30% of gross income.

Monthly Budget Breakdown for an Agent Earning $59,561:

Category	Monthly Amount (Approx.)	Details
Gross Income	$4,963	$59,561 / 12 months
Taxes & Deductions (30%)	-$1,489	Self-employment tax, federal/state income tax, retirement savings.
Net Income	$3,474	Take-home pay for all living expenses.
Average 1BR Rent (Billings)	-$874	Varies by neighborhood (see below).
Utilities & Internet	-$250	Electric, gas, internet. Billings has cold winters; heating costs matter.
Groceries & Household	-$450
Car Payment/Gas/Ins.	-$500	Essential for showing homes across the expansive Billings area.
Health Insurance	-$350	A major expense for 1099 contractors.
Professional Expenses	-$300	MLS fees, marketing, business cards, E&O insurance, phone.
Discretionary/Savings	-$250	The buffer for unexpected costs or savings.
Remaining	~$0	This budget is tight. Earning the median requires strict financial discipline.

Can They Afford to Buy a Home?
The median home price in Billings is roughly $325,000. With a 10% down payment ($32,500), a 30-year mortgage at 6.5% would have a monthly payment of about $1,800 (including taxes and insurance). That's more than double the average rent. For an agent earning the median salary, buying a home is possible but would require a significant down payment (to lower the monthly cost) and a very disciplined budget, especially in the first few years. It's often smarter to rent initially and build your business and savings.

Where the Jobs Are: Billings's Major Employers

Understanding the local economy is crucial because it drives the housing market. Billings is a regional hub for healthcare, energy, and agriculture. While you're not "applying for a job" at these places, you're building a network and understanding where your clients come from.

1. Billings Clinic & St. Vincent Healthcare (SCL Health): These are the two major health systems, employing over 10,000 people combined. They are the largest employers in the city. Doctors, nurses, and medical staff are prime buyers, often looking for homes in the West End or the Heights.
2. ExxonMobil and Small Oil & Gas Companies: Billings is the business hub for the Bakken and Powder River basins. While direct employment fluctuates with oil prices, the support industries (engineering, logistics, legal) are stable. High-income professionals in this sector are key clients for luxury and executive listings.
3. Montana State University Billings (MSUB): With over 4,000 students and 1,500 employees, MSUB influences the rental market (especially near campus) and staff/graduate housing.
4. Albertsons and Walmart Distribution Centers: These are massive logistics hubs. This creates steady employment in management, logistics, and trucking, contributing to the demand for affordable single-family homes and townhomes.
5. Billings Public Schools: The district employs over 2,000 people. Educators are a consistent demographic for home buyers, often seeking good school districts in areas like the Rims or the Heights.
6. Aviation and Logistics (Logistics Park Billings): Billings is a key intermodal hub. Employers like Cenex Harvest States (CHS) and J.B. Hunt have significant operations, driving demand for housing near the airport and industrial areas.
7. State and Local Government: City, county, and state offices provide stable employment. These jobs are attractive to buyers looking for security and benefits, often in the established neighborhoods of the West End.

Hiring Trends: The job market is stable. Energy and healthcare are the pillars. The growth in logistics is a newer trend. As an agent, you should network at events hosted by the Billings Chamber of Commerce and industry-specific groups. Knowing where the jobs are tells you where the buyers will be.

Getting Licensed in MT

Montana has a straightforward but rigorous process. You must be 18 or older, have a high school diploma or GED, and complete 45 hours of pre-licensing education from a state-approved school.

Steps & Costs:

1. Pre-Licensing Course: 45 hours of education. Cost: $400 - $600.
2. State Exam: After passing your course, you'll take the Montana Real Estate Exam. Cost: $88 (non-refundable).
3. Fingerprints & Background Check: Required. Cost: ~$45.
4. License Application: Submit to the Montana Department of Administration, Board of Realty Regulation. Cost: $110.
5. Post-Licensing Education: Once licensed, you have 12 months to complete an additional 30 hours of approved education.

Total Initial Cost (Before Brokerage Fees): Approximately $643 - $843.

Timeline: You can complete the coursework in as little as 2-3 weeks if studying full-time, or over a few months part-time. After applying, processing can take 2-4 weeks. From start to finish, a motivated person can be licensed in 2-4 months.

Insider Tip: Your first major decision after getting licensed is choosing a brokerage. Interview multiple. Look at their training programs, commission splits, desk fees, and office culture. The right brokerage is more important than the name on the door.

Best Neighborhoods for Real Estate Agents

Where you live affects your commute, your networking, and your market perception.

Neighborhood	Vibe & Why Agents Live There	Avg. 1BR Rent Estimate	Commute to Downtown
West End	Historic charm, walkable to downtown and the Yellowstone Art Museum. Great for "young professional" agents who want to be near the action. Older homes with character.	$950 - $1,150	5-10 min
The Heights	Family-oriented, newer construction, excellent school districts. Perfect for agents who specialize in starter homes and families. A bit of a drive to downtown.	$850 - $1,050	15-20 min
Downtown	Urban living, lofts, and apartments. Best for agents who work with young professionals, empty-nesters, and investors. High energy, walkable.	$1,000 - $1,300+	0-5 min
Central Billings	Established, affordable, and centrally located. Good mix of older ranch homes and apartments. Great for agents who want a central base to reach all corners of the city.	$750 - $900	10-15 min
South Side	One of the most affordable areas, with a mix of older homes and some newer subdivisions. Good for agents learning the market and building clients on a budget.	$675 - $825	15-25 min

Insider Tip: Don't just live in one neighborhood. Drive every street, especially in the transition zones. The best deals and most interesting stories are often in areas like the Rims (where the city meets the foothills) or the **historic Alberta Bair area. Get to know them all.

The Long Game: Career Growth

Your first 5 years are about survival and learning. The next 5 are about building a brand.

• Specialty Premiums: Billings has unique niches:

  • Luxury & Executive Homes: The Yellowstone Club influence, ranches, and high-end homes in the Rims or West End. Commission can be higher, but the market is smaller.
  • Commercial Real Estate: Billings is a commercial hub. Getting a commercial license and specializing in retail, industrial, or land can be very lucrative but requires different skills and a longer sales cycle.
  • Land & Ranch Sales: Eastern Montana is ranch country. This requires deep local knowledge, connections, and understanding of agricultural values. It's a different world from residential sales.
  • Investment Properties: Billings has a stable rental market. Specializing in helping investors find multi-family units or single-family rentals can provide consistent referral business.

• Advancement Paths:

  • Team Leader: Join a successful team, learn from a top producer, then build your own team.
  • Broker-Owner: Open your own brokerage after gaining experience and building capital.
  • Trainer/Coach: Become an expert and teach new agents (often within your own brokerage).
  • Relocation Specialist: Work with companies like ExxonMobil or healthcare systems to move employees in/out of Billings.

• 10-Year Outlook (3% Growth): The market isn't going to explode, but it will grow steadily. The 3% growth indicates demand for agents who are tech-savvy, understand the local inventory, and can provide exceptional service in a market where personal relationships still matter. Agents who adapt to digital marketing and virtual tours will thrive. The aging population of senior agents also creates openings for the next generation.

The Verdict: Is Billings Right for You?

Pros	Cons
Lower Cost of Living: Your $59,561 salary goes much further than in a coastal city or Bozeman.	Commission-Based Income: No base salary. Feast or famine cycles are real, especially in the first 2 years.
Strong, Diverse Economy: Anchored by healthcare, energy, and agriculture. Stable client base.	Slower Growth: The 3% job growth means you must be proactive. You can't just wait for business to fall in your lap.
"Big Small Town" Vibe: You can know everyone in your niche. Networking is tangible and effective.	Weather: Winters are long and can be harsh (though chinooks provide relief). This affects how you show homes and drive.
Diverse Market: From historic homes to ranches to downtown condos, you can find your niche.	Limited Luxury Market: Compared to Bozeman or Kalispell, the ultra-high-end market is smaller.
Great for Outdoor Enthusiasts: Access to the Beartooths, Yellowstone River, and vast public lands is a major lifestyle perk.	Competitive: With 241 agents, you need a clear strategy to stand out.

Final Recommendation:
Billings is an excellent choice for a self-motivated, disciplined Real Estate Agent who values a balanced lifestyle and a lower cost of living. It's not a market for get-rich-quick schemes. Success requires building deep local knowledge, a strong referral network, and financial discipline to weather the commission cycles. If you're willing to hustle for the first few years, you can build a very stable and rewarding career in the Magic City.

FAQs

Q: How long does it really take to make a living?
A: For most new agents, it takes 12-18 months to consistently earn above the median salary. Your first year is about learning and building your pipeline. Have at least 6-12 months of living expenses saved before you start.

Q: Do I need a car?
A: Absolutely. Billings is sprawling. Public transit is limited. You need a reliable vehicle to show homes, meet clients, and visit listings across the city and surrounding areas.

Q: What's the biggest mistake new agents make in Billings?
A: Trying to work the entire city. Pick a geographic farm (like a specific neighborhood or a 5-mile radius) and become the expert there. It's better to be the go-to agent in the Heights than a mediocre agent everywhere.

Q: Is the market saturated with agents?
A: With 241 agents in a metro of 120,874, it's not overly saturated, but it's competitive. The key is differentiation. Most agents are part-time. Full-time, dedicated agents with a clear plan can thrive.

Q: How can I learn about the local market?
A: Get the MLS, but also read the Billings Gazette business section, attend Billings Chamber of Commerce events, and spend weekends open-housing in different neighborhoods. Talk to local contractors, inspectors, and title officers—they are the real experts on the ground.

Sources: U.S. Bureau of Labor Statistics (BLS) Occupational Employment and Wage Statistics, Montana Department of Administration Board of Realty Regulation, U.S. Census Bureau, and local market analysis from the Billings Association of Realtors.