Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Scenic Land with Mountain Views Title is generated by Realmo AI

    6818 S Fork Rd lot 3 & 8, Billings, MT 59101

    View on Map
    Claim this Listing
    For Sale
    $430,000

    LAND - Billings, MT

    Lot size:
    40.22 Acres
    Added:
    Apr 24, 2026
    Days on Market:
    30
    Last Refresh:
    May 23 at 2:06 pm

    Property Features for 6818 S Fork Rd lot 3 & 8

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    D11241
    Lot size
    40.22 Acres

    Taxes and HOA fees

    Tax Description
    S01, T02 S, R25 E, C.O.S. 2309, PARCEL 3 & PARCEL 8
    Tax Annual Amount
    148

    Utilities

    Sewer type
    Septic Tank

    We can help!

    Listing Contact
    Chris Dunn
    Chris Dunn

    Listing agent Chris Dunn License #RRE-RBS-LIC-13083

    Listing office Montana Real Estate Brokers 2050 Broadwater Ave., Ste B, Billings, MT

    Listing date Apr 24, 2026

    MLS# 356787 Listing URL

    Copyright © 2026 Billings Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Unbelievable views of surrounding mountain ranges and the Yellowstone River Valley.
    • 40 acres of land just 5 miles south of Billings.
    • Two 20‑acre lots: one with Southridge CCRs (no manufactured homes, no subdivision), one zoned D‑14 agricultural with no CCRs.
    • Existing infrastructure: power, septic system, two 2200‑gallon cisterns.
    • Two fenced pastures and a 2‑stall animal shelter with enclosed tack room.
    • Option to build a small guest cabin on lot #8 per CCRs.

    Overview

    This scenic 40.221-acre property, located just 5 miles south of Billings, offers views of the surrounding mountain ranges and the Yellowstone River Valley. The land provides a quiet, peaceful country living experience with abundant wildlife. The property includes an ephemeral stream to the south, fed by a spring on a neighboring lot. Existing infrastructure on lot 3 features piers, two 2200-gallon cisterns, power, and a septic system, along with two fenced pastures and a 2-stall animal shelter with an enclosed tack room. There is also a previously plowed area suitable for a horse training arena. Lot #8 offers the option to build a small guest cabin according to the covenants, conditions, and restrictions (CCRs). The upper 20-acre lot #3 has Southridge CCRs that do not allow modified or manufactured homes and cannot be further subdivided, ensuring privacy. The lower 20-acre lot #8 is zoned D-14 agricultural and has no CCRs.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Map

    City
    Billings
    County
    Yellowstone
    State
    Montana
    Longitude
    -108.352
    Latitude
    45.6311

    Nearby Similar for Sale

    • $510,000
      3,120 SF

      Free Standing Retail Building

      Midtown retail building suitable for retail, office, or medical use.
      644 Broadwater Avenue, Billings, MT 59102
      View Details
    • $550,000
      3,276 SF

      Remodeled Duplex Investment Opportunity

      Remodeled duplex with leases in place until July.
      1322 Babcock Circle, Billings, MT 59105
      View Details
    • $779,900
      4,125 SF

      Billings Grow Facility with Shop

      State-of-the-art grow facility with commercial shop on 1.45 acres.
      6 89th Street S, Billings, MT 59106
      View Details
    • $314,000
      3,000 SF

      New Steel Shop on Acreage

      Newly constructed 3000 SF shop on over an acre.
      243 S 80th St W, Billings, MT 59106
      View Details
    • $390,000
      2,929 SF

      Westend Industrial Condo/Flex Space

      Versatile industrial condo/flex space in prime Westend location.
      2697 Enterprise Avenue, Billings, MT 59102
      View Details
    • $999,000
      7,145 SF

      Prime Office/Flex Space Opportunity

      Versatile office and flex space near King Ave retail corridor.
      2747 Enterprise #5 Avenue, Billings, MT 59102
      View Details
    • $675,000
      6,811 SF

      Mixed-Use Property in Billings, MT

      Mixed-use property with high traffic exposure and development potential.
      1315 6th Ave. N, Billings, MT 59101
      View Details
    • $825,000
      5,600 SF

      Billings Heights 5-Plex Investment

      Five 2-bed units near Lake Elmo with income potential.
      405 Roxy Lane, Billings, MT 59105
      View Details
    • $355,000
      5,879 SF

      Billings Retail/Warehouse Opportunity

      Retail and warehouse space in Billings, Montana.
      3407 Montana Avenue, Billings, MT 59101
      View Details
    • $3,500
      900 SF

      Highway 312 Commercial Property

      4-acre commercial property with shop for lease.
      4380 Us Highway 312, Billings, MT 59105
      View Details
    • $2,900
      3,480 SF

      Office/Warehouse Space For Sale

      Versatile office and warehouse space with secure storage.
      707 Wagon Trail E - NNN LEASE LISTING, Billings, MT 59106
      View Details
    • $495,000
      5,310 SF

      Victorian Five-Plex in Central Billings

      Unique investment opportunity: five units, garages, potential single-family conversion.
      105 Yellowstone Avenue, Billings, MT 59101
      View Details

    FAQs

    What type of property is this?
    Horse & equestrian property - 40 acres with mountain views near Billings, Montana.
    Where is this horse & equestrian property located?
    The property is located at 6818 S Fork Rd lot 3 & 8 Billings, MT.
    What is the asking price?
    The asking price for this property is $430,000.
    What are key features of this property?
    This property features: Unbelievable views of surrounding mountain ranges and the Yellowstone River Valley.; 40 acres of land just 5 miles south of Billings.; Two 20‑acre lots: one with Southridge CCRs (no manufactured homes, no subdivision), one zoned D‑14 agricultural with no CCRs.
    (406) 698-3531
    We can help!
    Listing Contact
    Chris Dunn
    Chris Dunn
    Real Estate License ID: RRE-RBS-LIC-13083
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    6818 S Fork Rd lot: 3 & 8, Billings, MT 59101
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!