Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Montana Land with Yellowstone Access Title is generated by Realmo AI

    Windsong Way, Big Timber, MT 59011

    View on Map
    Claim this Listing
    For Sale
    $285,000

    LAND - Big Timber, MT

    Lot size:
    5.50 Acres
    Added:
    Mar 5, 2026
    Days on Market:
    77
    Last Refresh:
    May 21 at 3:06 pm

    Property Features for Windsong Way

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1R05537
    Lot size
    5.50 Acres

    Taxes and HOA fees

    Tax Description
    YELLOWSTONE MEADOWS SUBDIVISION, S21, T01 N, R15 E, Lot 35-A-1, Lot 36, Lot 37
    Tax Annual Amount
    1129

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Ruthie Johnson

    Listing agent Ruthie Johnson License #RRE-BRO-LIC-70606

    Listing office Ruthie Johnson Real Estate PO Box 515, Big Timber, MT

    Listing date Mar 5, 2026

    MLS# 357924 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

    • Private access to the Yellowstone River for fishing, boating, and recreation.
    • Breathtaking views of the Crazy Mountains, Beartooth, and Absaroka Mountain Ranges.
    • Backs to a 160+\/- acre conservation easement with a pond, ensuring protected views.
    • Utilities available at the lot and a well is already in place.
    • Road maintenance handled by the HOA for ease of living.
    • 5.5+\/- acre subdivision lot offering ample space.

    Overview

    This 5.5+/- acre subdivision lot offers views of the Crazy Mountains, Beartooth, and Absaroka Ranges. It includes private access to the Yellowstone River for fishing and boating. Utilities are available at the lot, and a well is already in place. The HOA handles road maintenance. The subdivision backs up to a 160+/- acre conservation easement with a pond, ensuring the panorama remains protected. This lot is located in Big Timber, MT.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Big Timber
    County
    Sweet Grass
    State
    Montana
    Longitude
    -109.871817
    Latitude
    45.826704

    Nearby Similar for Sale

    • $650,000
      2,800 SF

      Big Timber Commercial Opportunity

      2.175 acre commercial property with warehouse in Big Timber.
      101 Centennial Drive, Big Timber, MT 59011
      View Details
    • $6,950,000
      11,000 SF

      Iconic Convenience Store on 3.25 Acres

      Established convenience store with retail space and multiple outbuildings on 3.25 acres.
      228 Big Timber Loop Rd, Big Timber, MT 59011
      View Details
    • $250,000

      Updated Commercial Space in Big Timber

      Move-in ready commercial space with high visibility and recent updates.
      18 Busha Street, Big Timber, MT 59011
      View Details
    • $400,000

      Land with Mountain Views

      31+/- acre property with unobstructed mountain and valley views.
      Lower Deer Creek, Big Timber, MT 59011
      View Details
    • $325,000

      Residential Lot with Mountain Views

      Residential lot with utilities, creek, and mountain views.
      16 Powder Horn Ranch, Big Timber, MT 59011
      View Details
    • $490,000

      Commercial Land in Big Timber, MT

      Newly surveyed commercial parcel in a thriving business district.
      NHN Centennial Dr, Big Timber, MT 59011
      View Details
    • $90,000

      Residential Land with Mountain Views

      Land near Big Timber, MT, with river access and mountain views.
      Mountain Vista Dr., Big Timber, MT 59011
      View Details
    • $90,000

      Residential Land Near Big Timber

      Residential land with river access and mountain views near amenities.
      Windsong Way, Big Timber, MT 59011
      View Details
    • $170,000

      Established Cafe Business Opportunity

      Profitable cafe business for sale in high-traffic Sweet Grass County.
      415 W 1st Ave, Big Timber, MT, 59011-7938
      View Details
    • $675,000

      232 Acres Near Big Timber

      Unspoiled 232-acre land parcel 8 miles east of Big Timber.
      Lower Deer Creek Road, Big Timber, MT 59011
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 5.5-acre lot with Yellowstone River access and mountain views.
    Where is this residential land & home lot located?
    The property is located at Windsong Way Big Timber, MT.
    What is the asking price?
    The asking price for this property is $285,000.
    What are key features of this property?
    This property features: Private access to the Yellowstone River for fishing, boating, and recreation.; Breathtaking views of the Crazy Mountains, Beartooth, and Absaroka Mountain Ranges.; Backs to a 160+\/- acre conservation easement with a pond, ensuring protected views.
    (406) 930-1022
    We can help!
    Listing Contact
    Ruthie Johnson
    Real Estate License ID: RRE-BRO-LIC-70606
    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
    Windsong Way, Big Timber, MT 59011
    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!