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Single Family ResidenceResidential
$604,815$224 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 94How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

8535 CUT THROAT DR

BILLINGS, MT 59106
6
Beds
3
Baths
2,701 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.66 ac
Lot SizeThe size of the land the home sits on, from county records.
2003
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
4
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$605K
$567K low$643K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,033 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$563,100 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$80,297
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$482,803
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$448,800
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$563,100

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.18
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
69
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
24
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Ranch
CountyYELLOWSTONE
Lot (acres)The size of the land the home sits on, from county records.0.67
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
PoolWhether the property has a pool, and what kind, such as in-ground.No
ViewThe type of view from the property, or another feature of the site that affects value.Neighborhood / Spot
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Deck · 265 ft²Porch · 102 ft²

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Elder Grove SchoolC+
Elementary · Grades PK–5 · 2.6 mi
M
Elder Grove 7-8C+
Middle · Grades 6–8 · 2.6 mi
H
Billings West High SchoolC+
High · Grades 9–12 · 8.1 mi

District: Billings High School District

Neighborhood · ZIP 59106These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.46
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.108
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.30

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.95%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.34%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.9%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.9%
PopulationHow many people live in this area.19,062
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.194 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$120,547
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$161,292
Average tempThe average temperature here across a full year.46°F
Annual precipHow much rain and melted snow falls here in a typical year.15 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.60%

Owner Tools

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

8535 Cut Throat Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 87% of homes in Yellowstone County
  • Bigger than 81% of homes in Yellowstone County
  • Has a bigger lot than 82% of homes in Yellowstone County
  • Newer than 74% of homes in Yellowstone County

What homes are worth in Billings 59106

Each bar is how many homes fall in that price range. The marker is this home.

This home
$327K$1.4M

This home is worth more than 55% of homes in Billings 59106.

How it measures up in Billings 59106

The dot is this home. The mark in the middle is the typical home in Billings 59106.

Estimated value$604,815
CheaperTypical $579,999Pricier

Pricier than 55% of homes nearby

Price per ft²$224
CheaperTypical $231Pricier

Pricier than 45% of homes nearby

Living area2,701 ft²
SmallerTypical 2,464 ft²Bigger

Bigger than 57% of homes nearby

Lot size0.66 ac
SmallerTypical 0.36 acBigger

Bigger than 73% of homes nearby

Year built2003
OlderTypical 2009Newer

Newer than 36% of homes nearby

How 8535 Cut Throat Dr ranks against every home in each area.
MeasureThis homeBillings 59106Yellowstone County
Estimated valuepricier than$604,81555% of homes87% of homes
Price per ft²pricier than$22445% of homes61% of homes
Living areabigger than2,701 ft²57% of homes81% of homes
Lot sizebigger than0.66 ac73% of homes82% of homes
Year builtnewer than200336% of homes74% of homes

About 8535 Cut Throat Dr

How much is 8535 Cut Throat Dr, Billings, MT worth?

The TopHap Estimate for 8535 Cut Throat Dr, Billings, MT is $604,815 as of Sep 24, 2026. The likely range is $566,907 to $642,723. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8535 Cut Throat Dr, Billings, MT last sell?

8535 Cut Throat Dr, Billings, MT last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 8535 Cut Throat Dr, Billings, MT?

8535 Cut Throat Dr, Billings, MT has 6 bedrooms, 3 bathrooms, 2,701 square feet of living space and a 0.67-acre lot.

When was 8535 Cut Throat Dr, Billings, MT built?

8535 Cut Throat Dr, Billings, MT was built in 2003, making it 23 years old. It is a ranch home. The building has 1 story.

What schools serve 8535 Cut Throat Dr, Billings, MT?

8535 Cut Throat Dr, Billings, MT is assigned to Elder Grove School (elementary), rated C+; Elder Grove 7-8 (middle), rated C+; Billings West High School (high), rated C+. All sit in Billings High School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8535 Cut Throat Dr, Billings, MT compare to other homes in Billings 59106?

Among the 9,206 homes in Billings 59106, it is worth more than 55% of them ($604,815 against a typical $579,999), its price per square foot is higher than 45% of them ($224 against a typical $231), it is bigger than 57% of them (2,701 ft² against a typical 2,464 ft²), its lot is bigger than 73% of them (0.66 ac against a typical 0.36 ac) and it is newer than 36% of them (2003 against a typical 2009). Measured against all of Yellowstone County, it is worth more than 87% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 8535 Cut Throat Dr, Billings, MT?

The 2025 property tax bill for 8535 Cut Throat Dr, Billings, MT was $3,033. The county assessed it at $563,100.

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