Yellowstone County Public Records /Yellowstone County Property Records

Yellowstone County Property Records

What Is Yellowstone County Property Records

Property records in Yellowstone County are official documents that establish and track the ownership, transfer, and encumbrances of real property within county boundaries. These records serve as the authoritative documentation of property ownership and interests throughout Montana's most populous county. Property records are maintained pursuant to Montana Code Annotated § 7-4-2613, which establishes the County Clerk and Recorder's responsibility for maintaining these vital records.

The primary purposes of Yellowstone County property records include:

Establishing legal ownership through chain of title documentation
Providing public notice of property interests and encumbrances
Protecting property rights through official documentation
Facilitating property transactions and transfers
Supporting property tax assessment and collection

The Yellowstone County Clerk and Recorder's Office serves as the official custodian of these records, maintaining comprehensive documentation of all real property within the county's jurisdiction.

Yellowstone County Clerk and Recorder
217 N 27th St, Room 105
Billings, MT 59101
(406) 256-2783
Yellowstone County Clerk and Recorder

Are Property Records Public Information In Yellowstone County?

Property records in Yellowstone County are indeed public information, accessible to all citizens under Montana law. This public access is established through multiple legal frameworks:

The Montana Constitution Article II, Section 9 guarantees the public's "right to know" and establishes that government documents shall be open to public inspection. Additionally, the Montana Public Records Act § 2-6-1003 specifically mandates that public records must be accessible to the public, with limited exceptions that do not generally apply to property records.

The public nature of property records serves several important functions:

Transparency in land ownership supports community knowledge and economic development
Public recording provides legal notice of property interests to all potential stakeholders
Open access facilitates property transactions and market efficiency
Public scrutiny helps prevent fraud and ensures accuracy in property documentation

Any member of the public may access Yellowstone County property records without demonstrating a specific interest in the property or providing justification for their request. This open access policy aligns with Montana's strong commitment to government transparency and public information access.

How To Search Property Records in Yellowstone County in 2026

Yellowstone County offers multiple methods for searching property records. The following procedures allow members of the public to access these important documents:

Online Search Method:

Visit the Yellowstone County Property Records Portal
Select the appropriate search type (name, address, parcel number)
Enter the relevant search criteria
Review the list of matching records
Select specific documents to view or download
Pay any applicable fees for certified copies if needed

In-Person Search Method:

Visit the Yellowstone County Clerk and Recorder's Office during regular business hours (Monday-Friday, 8:00 AM - 5:00 PM)
Complete a records request form at the public terminal
Provide specific search criteria to the clerk
Review available records with assistance from staff
Request copies of relevant documents
Pay applicable fees for copies or certified documents

Mail or Phone Request Method:

Download and complete the Official Records Request Form
Include specific search criteria and document needs
Enclose appropriate payment for search and copy fees
Mail completed form to the Clerk and Recorder's Office
Allow 5-7 business days for processing
Receive requested documents via mail or email

For complex searches or assistance with historical records, the public may schedule an appointment with a records specialist by calling (406) 256-2783.

How To Find Property Records in Yellowstone County Online?

Yellowstone County maintains comprehensive online systems for accessing property records digitally. The following online resources provide convenient access to property information:

Yellowstone County Property Information System:

Navigate to the Yellowstone County GIS Portal
Select "Property Information Search" from the available options
Search by owner name, property address, or parcel identification number
Review property details including ownership, valuation, and tax information
Access linked documents such as deeds, mortgages, and plat maps
Download or print available documents as needed

Montana Cadastral Mapping System:

Visit the Montana Cadastral website
Select Yellowstone County from the jurisdiction dropdown
Enter search criteria or navigate the map interface
Click on specific parcels to view detailed property information
Access ownership history, legal descriptions, and valuation data
Link to associated documents when available

Yellowstone County Recorder's Online Index:

Access the Recorder's Document Search
Create a free user account if required
Select document type and date range for search
Enter grantor/grantee names or property identifiers
Review search results and document summaries
Purchase and download document copies as needed (fees apply)

The online systems currently provide access to property records dating back to 1990, with ongoing digitization efforts for older historical records. Users should note that while basic property information is available at no cost, fees may apply for downloading official document copies or obtaining certified records.

How To Look Up Yellowstone County Property Records for Free?

Yellowstone County provides several options for accessing property records without charge. These free access methods include:

Public Access Terminals:

Located in the Yellowstone County Clerk and Recorder's Office
Available during regular business hours (Monday-Friday, 8:00 AM - 5:00 PM)
Provide complete access to the county's property records database
Allow basic document viewing without printing fees
Staff assistance available for search guidance

Yellowstone County Public Library Resources:

Yellowstone County Library System - Downtown Branch
510 N Broadway
Billings, MT 59101
(406) 657-8258
Yellowstone County Library System

Dedicated public computers with access to county property databases
Reference librarians trained to assist with property research
Free access to historical property records and maps
Available during library operating hours

Basic Online Search Functions:

The Yellowstone County Property Information Portal offers free basic property information
Property ownership details, legal descriptions, and tax assessment values available without charge
Simple parcel maps and property boundaries viewable at no cost
Recent sales data and comparable property information accessible without fees

While basic property information is available at no cost, fees may apply for:

Printed copies of documents ($0.50 per page)
Certified copies of official records ($5.00 per document)
Extensive research assistance ($25.00 per hour after first 30 minutes)
Expedited processing of record requests

Per Montana Code Annotated § 7-4-2631, county officials are authorized to charge reasonable fees for copies of public records, though basic inspection remains free of charge.

What's Included in a Yellowstone County Property Record?

Yellowstone County property records encompass a comprehensive collection of documents and information related to real property within the county. These records distinguish between real property (land and permanently attached structures) and personal property (movable assets), with the county maintaining official records primarily for real property.

Property records in Yellowstone County typically include:

Ownership Documents:

Deeds (warranty, quitclaim, special warranty)
Certificates of title
Transfer declarations
Inheritance documentation
Court orders affecting ownership

Financial Encumbrances:

Mortgages and trust deeds
Liens (tax, mechanic's, judgment)
Easements and rights-of-way
Restrictive covenants
Homestead declarations

Property Characteristics:

Legal description and boundaries
Parcel identification numbers
Lot size and dimensions
Zoning classification
Land use designations

Assessment Information:

Property valuation history
Tax assessment records
Special district assessments
Exemption status
Tax payment history

Additional Documentation:

Plat maps and surveys
Building permits and certificates of occupancy
Subdivision approvals
Environmental notices
Historical designations

These records are maintained pursuant to Montana Code Annotated § 7-4-2617, which establishes the requirements for recording and indexing property documents. The information contained in these records serves both governmental functions (taxation, planning) and public interests (transparency, market information).

How Long Does Yellowstone County Keep Property Records?

Yellowstone County maintains property records according to Montana's records retention requirements, preserving these vital documents for extensive periods to ensure continuity of property ownership information. The retention schedules are governed by the Montana Local Government Records Committee under authority of Montana Code Annotated § 2-6-1202.

Standard retention periods for Yellowstone County property records include:

Permanent Retention:

Deeds and conveyances
Mortgage and satisfaction documents
Plat maps and surveys
Easements and rights-of-way
Subdivision records
Annexation documentation
Historical property designations

Extended Retention (75+ years):

Building permits for significant structures
Zoning variances and special use permits
Development agreements
Environmental impact assessments
Special district formation documents

Limited Retention (7-10 years):

Temporary construction permits
Routine inspection reports
Temporary easements after expiration
Preliminary development applications
Withdrawn or denied permit applications

Yellowstone County has implemented a comprehensive digitization program to preserve historical property records, with documents dating back to the county's formation in 1883 being systematically converted to electronic format. This digitization effort ensures the long-term preservation of these vital records while improving public accessibility.

The county maintains a secure off-site storage facility for original paper documents that require permanent retention, with climate-controlled conditions to prevent deterioration. Additionally, the electronic records system includes redundant backups and disaster recovery protocols to protect against data loss.

How To Find Liens on Property In Yellowstone County?

Liens on property in Yellowstone County can be identified through several official channels. These encumbrances represent legal claims against property that must be satisfied before title can be transferred. The following methods allow for comprehensive lien searches:

County Clerk and Recorder's Office:

Visit the Yellowstone County Clerk and Recorder's Office in person
Request a lien search using the property's legal description or parcel number
Specify the time period for the search (comprehensive searches typically cover 30+ years)
Review the official index of recorded liens
Obtain copies of specific lien documents as needed

Types of liens searchable through the Clerk and Recorder include:

Mortgage liens
Judgment liens
Mechanic's liens
Federal tax liens
State tax liens
Child support liens
Homeowners association liens

Yellowstone County Treasurer's Office:

Yellowstone County Treasurer
217 N 27th St, Room 108
Billings, MT 59101
(406) 256-2802
Yellowstone County Treasurer

Contact the Treasurer's Office for property tax status
Request a certificate of taxes due
Verify if any delinquent tax liens exist
Obtain documentation of tax lien status if needed

District Court Records:

Yellowstone County District Court
217 N 27th St, Room 701
Billings, MT 59101
(406) 256-2910
Yellowstone County District Court

Search court records for judgments against property owners
Review civil case filings that may result in property liens
Check for pending litigation that could affect property title
Request copies of relevant court orders or judgments

Online Lien Search Options:

Access the Yellowstone County Property Records Portal
Enter the property information in the lien search section
Review results showing recorded liens against the property
Purchase copies of lien documents if needed

For comprehensive title assurance, many property transactions involve professional title companies that conduct thorough lien searches as part of the title insurance process. These searches typically include all public records that could affect property ownership or reveal encumbrances.

What Is Property Owner Rule In Yellowstone County?

The Property Owner Rule in Yellowstone County refers to the legal framework governing property ownership rights and responsibilities within the jurisdiction. This rule encompasses several key principles established under Montana law and county regulations:

Ownership Recording Requirements:

Under Montana Code Annotated § 70-21-301, all property conveyances must be properly recorded with the County Clerk and Recorder to establish legal ownership and provide constructive notice to third parties. Yellowstone County enforces this requirement through its recording procedures, which include:

Verification of document authenticity
Proper notarization of signatures
Payment of recording fees
Compliance with formatting standards
Inclusion of required legal descriptions

Property Tax Responsibilities:

Property owners in Yellowstone County are subject to annual property tax obligations as established by Montana Code Annotated § 15-7-101. The county implements this through:

Annual property assessment procedures
Tax billing based on mill levies and special assessments
Collection of taxes in two semi-annual installments
Penalties and interest on delinquent payments
Tax lien procedures for unpaid taxes

Property Use Regulations:

Yellowstone County enforces property use regulations through zoning ordinances and land use codes. These regulations establish:

Permitted and conditional uses by zone
Setback and height restrictions
Density and lot coverage requirements
Special overlay districts for environmental protection
Historic preservation requirements in designated areas

Property Owner Disclosure Requirements:

When transferring property, owners must comply with Montana's disclosure requirements, including:

Completion of property condition disclosure forms
Disclosure of known defects and material facts
Revelation of environmental hazards or contamination
Identification of boundary disputes or encroachments
Disclosure of any unpermitted improvements

The Property Owner Rule also encompasses water rights, mineral rights, and access easements, which are particularly important in Montana's legal framework. Property owners should consult with legal professionals to fully understand their rights and responsibilities under these complex regulations.