Broadwater Property Tax Rates 2026: Online Calculator & Help

Broadwater Property Tax rates for 2026 reflect the latest Broadwater County tax rates and are calculated from current Broadwater property assessment values, making the Washington state property tax guide a key reference for owners. The new online calculator pulls data from the Broadwater land tax calculator and maps every parcel on the Broadwater property tax map GIS. Homeowners can check the History of Broadwater property taxes and compare 2023 versus 2026 Broadwater property tax rates in minutes. Contact the Broadwater County Treasurer or use the Direct Public Search Portal to verify figures and avoid surprise bills.

Broadwater Property Tax relief programs include Broadwater tax exemptions for seniors and a clear Broadwater property tax appeal process for disputed assessments. Residents can submit an Online Broadwater property tax payment before the Broadwater property tax deadline 2026 to keep their account current. The Washington Department of Revenue property tax portal and the Broadwater County Townsend Field Office provide assistance with Broadwater property tax bill assistance and escrow tax questions. For detailed records, search Broadwater property tax records via the GIS service or call the Treasurer at (406) 444-3515.

Search Broadwater County Property Tax

Property records for Broadwater County sit with the Montana Department of Revenue through the Townsend Field Office. The statewide GIS portal lets anyone pull parcel data, ownership history, and assessed values for any lot inside the county. Searches run by geocode, owner name, or parcel identification number. Results show current assessments, tax-year figures, and any exemptions applied to the account. This portal sits at the center of every lookup, appeal, and payment question covered in this piece.

Follow the steps below to run a record search from the state GIS service.

1. Open the public search portal at https://gisservicemt.gov/mstc/ in a desktop browser.
2. Choose the parcel search tab from the main menu bar across the top of the screen.
3. Type the owner name, parcel number, or street address into the search field. Each method returns a different result set, so pick the option that matches the data you already have.
4. Refine the result list using the county filter, selecting Broadwater from the dropdown list.
5. Click the matching parcel to open the property detail panel on the right side of the page.
6. Review the assessment record, taxable value, exemption status, and any payment history attached to the parcel.
7. Download or print the record using the export buttons at the top of the detail panel.

Records on the GIS site refresh after each assessment cycle. Data posted here matches what the Townsend Field Office uses when bills go out each fall. The same portal handles mobile searches, so phone and tablet users see the same fields as desktop visitors.

How Property Tax Bills Work in Broadwater County

Property tax bills in Broadwater County follow a clear cycle that starts with an assessment and ends with a payment deadline. The Montana Department of Revenue sets the assessed value for each parcel based on market data and property characteristics. County and school district mill rates then apply to that assessed value, producing the annual bill. The Treasurer’s office mails the bill in November each year, and the first half falls due at the end of November. The second half follows at the end of May.

Every parcel goes through the same pipeline. The table below shows the four stages a property moves through between January and June.

Missed payments trigger interest and penalties. A clear record of each stage helps property owners plan for the year and avoid surprises.

Reading the Assessment Notice

Assessment notices arrive each August from the Montana Department of Revenue. The notice shows the property’s market value, the assessed value, the tax classification, and any exemptions already applied. Owners who spot a wrong value have a short window to file an appeal before the next billing cycle. Reading every line of the notice prevents overpayments and supports a clean appeal if a correction is needed.

The following fields appear on every notice mailed in Broadwater County.

• Property identification number — a unique code that matches the GIS portal record.
• Legal description — the lot, block, and subdivision or the section, township, and range for rural land.
• Market value — the figure the Department of Revenue believes the property would sell for on the open market.
• Assessed value — the value used to calculate the tax bill, set as a percentage of market value by class.
• Classification — the property type code, such as residential, commercial, agricultural, or vacant land.
• Exemptions — any relief programs applied, including senior or disabled homeowner exemptions.

Owners who disagree with any line on the notice can move forward with an appeal using the contact details printed at the bottom of the form. The Department of Revenue assigns each appeal a tracking number, and that number stays valid through the full review process.

Online Payment Steps

Online payments clear within one business day and avoid the cost of mailing a check. The Treasurer’s office accepts electronic payments through a secure portal. A small convenience fee applies to each card transaction, but ACH transfers from a checking account cost nothing extra. Payments post to the parcel record the same day the bank confirms the transfer.

Use this short list to complete a payment from any device.

1. Visit the Treasurer’s online payment page at the county website, which links through https://www.broadwatercountymt.gov.
2. Enter the parcel number from the latest tax bill or look it up by owner name.
3. Select the amount due and pick full payment or installment option.
4. Choose the payment method — ACH from a checking account or credit or debit card.
5. Confirm the details and save the receipt number for your records.

Receipts sent by email include the parcel number, payment amount, and a confirmation code. The Treasurer’s office recommends keeping the receipt until the next bill arrives as proof of payment.

Exemptions Available to Homeowners

Exemptions lower the taxable value of a property before the mill rates apply. The state of Montana allows several exemption programs that apply to parcels in Broadwater County. Some programs target seniors, others help disabled veterans, and a few address long-term homeowners with limited income. The Department of Revenue approves each exemption through an application, and most require renewal every few years. A property owner can hold more than one exemption on the same parcel, but the rules cap the total reduction at the maximum allowed by law.

The summary table below covers the most common exemption programs affecting residential parcels in the county.

Applications for any exemption go to the Montana Department of Revenue through the Townsend Field Office. The form asks for income records, age proof, and disability documentation where needed. Staff at the field office answer questions about the application process by phone at (406) 444-3515 or by email at DORPADTownsend@mt.gov.

How to Apply for an Exemption

Applicants start by downloading the form that matches their situation from the Department of Revenue site. The Townsend Field Office processes every form filed in Broadwater County. Most exemptions need annual income verification, so applicants should keep tax returns and benefit statements ready before filling out the paperwork. Approvals arrive by mail within 60 days, and the new value shows up on the next assessment notice.

Filing an Appeal on a Disputed Assessment

An appeal gives property owners a formal path to challenge an assessment they believe is too high. The Montana Department of Revenue runs the appeal process for Broadwater County through the Townsend Field Office. Owners must file the appeal within the window printed on the assessment notice, which usually falls in late September. Late filings get rejected, so timing matters as much as the evidence brought to the review.

The table below shows the main steps in a typical appeal and the typical timeline for each step.

Evidence carries the most weight at every level of the appeal. Owners who bring recent sale prices of similar parcels, photos of property defects, and repair quotes usually see stronger results than owners who file on opinion alone.

Evidence That Supports an Appeal

Property owners who prepare a clear evidence package have a better chance of getting an adjustment. The list below covers documents that help most appeals in Broadwater County.

• Recent sale prices of comparable parcels within one mile of the subject property.
• Photographs of damage, deferred maintenance, or location issues affecting value.
• Repair or replacement estimates from licensed contractors.
• Income and expense statements for rental or commercial properties.
• Appraisal reports from a licensed Montana appraiser, dated within 12 months.

The AB-26 form is available from the Townsend Field Office or the Montana Department of Revenue site. Owners can mail the form to the field office or drop it off in person at 515 Broadway Street, Townsend, MT 59644.

Senior, Disability, and Hardship Relief Options

Several state programs offer property tax relief beyond the standard exemption list. The Property Tax Assistance Program helps low-income homeowners with a direct payment to the Treasurer. The Elderly Homeowner Rent Credit helps renters who pay property taxes through rent. The Disabled Person Reduction Program offers another path for owners who already claim a primary exemption. Each program runs through the Montana Department of Revenue, and applications go to the Townsend Field Office.

The list below shows the main relief options and what each one covers.

• Property Tax Assistance Program — direct payment applied to the parcel bill for owners with limited income.
• Elderly Homeowner Rent Credit — refundable credit for renters whose rent includes property tax payments.
• Long-term care facility exemption — full exemption for owners who move into a licensed care facility.
• Active military exemption — partial exemption for owners serving on active duty in the armed forces.

Applications for these programs run on a yearly cycle, with most forms due in the spring. Late applications get placed on a waiting list, so filing early keeps the request on track for the upcoming tax year.

Escrow and Mortgage Handling

Most property owners with a mortgage do not pay the tax bill directly. The loan servicer collects a portion of each monthly payment, holds the funds in an escrow account, and pays the bill when it comes due. The servicer pulls the parcel data from county records each year to confirm the amount owed. A change in the assessed value, an exemption approval, or a special assessment can shift the escrow payment up or down.

Owners who pay out of pocket can claim a deduction on mortgage interest, but they cannot claim the tax payment itself. The list below shows how escrow accounts typically work in Broadwater County.

• Loan servicer estimates the annual tax bill and divides it by 12 to set the monthly escrow portion.
• Servicer pays the bill from escrow when the Treasurer’s office mails the statement each fall.
• Servicer reviews the escrow account yearly and adjusts the monthly payment to match the new bill.
• Servicer refunds any surplus in the account if the new bill is lower than the estimate.

Tax bills paid through escrow still show the property owner’s name on the parcel record. The loan servicer acts as the payer, not the owner, for record purposes.

Searching Parcel Records Through the GIS Map

The GIS map gives owners a visual path into the same data shown on assessment notices and tax bills. Each parcel carries a polygon on the map, and clicking the polygon opens the same record panel that the text search returns. Map layers include tax districts, school boundaries, flood zones, and zoning overlays. Owners who want to see the full layout of their property and the surrounding land can switch between the layers using the menu on the left side of the screen.

The list below shows the main tools available in the GIS portal.

• Identify tool — clicks a parcel to open the detail panel with owner, value, and tax data.
• Measure tool — measures the distance and area of any shape drawn on the map.
• Layer toggle — turns on or off school districts, voting precincts, and zoning data.
• Print tool — exports a map image with parcel lines and labels for use in appeals.
• Search by location — finds the parcel under a clicked point using latitude and longitude.

The GIS portal sits at https://gisservicemt.gov/mstc/ and supports desktop and mobile browsers. The same record panel works on every device, so owners who search from a phone see the same data fields as desktop users.

Reading a Parcel Detail Panel

The detail panel shows the full record behind each parcel. Owners can confirm the assessed value, the tax classification, the mill code, and any exemptions applied. Payment history shows every bill paid, the date paid, and the amount. The legal description field matches the deed recorded at the Clerk and Recorder’s office. Together, these fields give a complete picture of how the tax bill is built each year.

Requesting Deed and Ownership History

Deed records and ownership history sit with the Broadwater County Clerk and Recorder. The office records every transfer, lien, and encumbrance filed against a parcel. The recording system runs through a separate public search portal at https://idocmarket.com. Searches return the document number, recording date, grantor, grantee, and a scanned image of the original document. Copies of any recorded document cost a small fee per page, and certified copies cost more.

Owners who need a record for a refinance, sale, or title issue can request a copy in three ways.

1. Search the online portal at https://idocmarket.com and download the document image directly.
2. Call the Clerk and Recorder at (406) 266-3405 to ask about a specific document.
3. Visit the office at 515 Broadway Street, Townsend, MT 59644 to request a certified copy in person.

Email requests go to clerkandrecorder@broadwatercountymt.gov. Most requests get a response within one business day. Documents not yet indexed in the portal might require a manual search by staff, so callers should have the parcel number or legal description ready.

Comparing Tax Rates Across Recent Years

Tax rates in Broadwater County shift each year based on budget votes at the county, school, and special district level. Comparing rates year over year shows where the largest jumps come from and helps owners predict the next bill. The Montana Department of Revenue publishes the certified mill rates each August, and the same data goes into the GIS portal. Owners who track the rates from year to year can spot unusual spikes and ask questions before the bill arrives.

The table below shows a sample rate comparison based on the kind of data the Department of Revenue publishes each August.

Mill rates multiplied by the assessed value give the gross tax bill. Exemptions reduce the assessed value before the mill rates apply, so a parcel with a senior exemption sees a smaller bill even when rates rise. Owners who want a side-by-side comparison of bills can pull the values from the GIS portal and apply the rates from the table in a simple spreadsheet.

Reading the Mill Rate Report

The annual report breaks out each taxing entity in a separate row. Countywide services sit in the top section, school districts sit in the middle, and special districts fill the bottom rows. The total of all mills applies to the assessed value, and the result is the gross tax owed. The Treasurer’s office rounds the result to the nearest dollar before printing the bill.

Avoiding Penalties and Late Fees

Penalties start accruing the day after a payment deadline passes. The Treasurer’s office charges interest at the rate set by state law, plus a one-time penalty on the unpaid balance. Delinquent parcels go on a published list, and the county can place a lien on the property if the balance stays unpaid for several years. Paying on time each fall and spring keeps the account clean and protects the parcel from collection action.

The list below shows the steps that keep an account in good standing.

• Mark the November 30 deadline on a personal calendar to avoid missing the first half payment.
• Mark the May 31 deadline for the second half payment.
• Pay online through the Treasurer’s portal to confirm the payment posts the same day.
• Keep the receipt number for at least one full tax year as proof of payment.
• Contact the Treasurer’s office at the first sign of a billing error rather than waiting for a late notice.

Owners who cannot pay on time can ask the Treasurer about a payment plan. Plans break the balance into monthly installments and stop the late penalty clock. Each plan needs a signed agreement, and missing a plan payment restarts the penalty process.

Property Type Classifications and Their Tax Impact

Classification decides the share of market value the Department of Revenue uses to compute the assessed value. Residential property uses one rate, commercial uses another, and agricultural land uses a third. The classification code prints on the assessment notice and on the GIS portal record. Reclassifications require a new application, and the change applies starting with the next assessment cycle.

The table below shows the most common classification codes in Broadwater County and the assessed value rate applied to each.

Owners who believe their parcel sits in the wrong class can file a reclassification request with the Department of Revenue. The request needs proof of the actual use, such as a lease, a tax return, or a sworn statement. Approved changes show up on the next assessment notice, and the corrected class affects every bill going forward.

Common Classification Issues

Mixed-use parcels often draw the most questions. A property with a house and a working farm sits in two classes, and the Department of Revenue splits the value between them. Owners with a mixed-use parcel should review the split each year to confirm the allocation matches the actual use. A change in use, such as converting a barn into a workshop, can also trigger a reclassification request.

Contact, Local Details, and Map

Direct questions about an assessment, bill, exemption, or appeal go to the offices listed below. The Tax Assessor contact covers valuation, classification, and exemption questions. The Deed Recorder contact covers ownership history, recorded documents, and lien searches. Use the phone number, email, or physical address that fits the question being asked.

Tax Assessor

• Department Name: Broadwater County Townsend Field Office (Montana Department of Revenue)
• Official Website URL: https://mtrevenue.gov
• Direct Public Search Portal Link: https://gisservicemt.gov/mstc/
• Main Phone: (406) 444-3515
• Official Email: DORPADTownsend@mt.gov
• Physical Address: 515 Broadway Street, Townsend, MT 59644
• Mailing Address: 515 Broadway Street, Townsend, MT 59644

Deed Recorder

• Department Name: Broadwater County Clerk and Recorder
• Official Website URL: https://www.broadwatercountymt.gov/departments/government/clerk_recorder/index.php
• Direct Public Search Portal Link: https://idocmarket.com
• Main Phone: (406) 266-3405
• Official Email: clerkandrecorder@broadwatercountymt.gov
• Physical Address: 515 Broadway Street, Townsend, MT 59644
• Mailing Address: P.O. Box 489, Townsend, MT 59644

Frequently Asked Questions

Broadwater Property Tax information helps owners understand their bills, find exemptions, and avoid penalties. Use the Townsend Field Office portal or the county clerk site to view assessments, pay online, or start an appeal. Knowing rates, deadlines, and relief options saves money and keeps records straight.

What are the current Broadwater property tax rates for 2026?

The 2026 Broadwater County tax rate sits at 1.03 percent of assessed value for residential parcels and 1.45 percent for commercial land. Rates combine the county levy, school district levy, and any special district charges. To calculate a bill, multiply the assessed value by the appropriate rate, then add any voter‑approved assessments. Checking the latest rate table on the Montana Department of Revenue site ensures you use the correct figure.

How can I use the Broadwater land tax calculator to estimate my 2026 bill?

Visit the GIS portal at https://gisservicemt.gov/mstc/. Enter your parcel number or address, then select “Tax Estimate.” The tool pulls the latest assessment and applies the 2026 rates, showing total tax, school levy, and any special assessments. Review the breakdown, note any exemptions, and compare the estimate to your mailed bill. This quick check helps catch errors before the deadline.

Which tax exemptions are available for seniors in Broadwater County?

Seniors aged 65 or older may qualify for a 25‑percent reduction on the county portion of their property tax, plus a possible school levy exemption if income falls below state thresholds. To claim, file the Senior Exemption Form with the Townsend Field Office before October 1. Include proof of age and income. Approved exemptions appear on the next assessment notice, lowering the amount due.

What steps should I follow to appeal my Broadwater property tax assessment?

First, collect comparable sales data from the past six months. Next, request a copy of your assessment packet from the Broadwater County Assessor. Submit a written appeal to the Assessment Review Board within 30 days of receiving the notice, attaching the sales comps and any error documentation. Attend the hearing, present your case, and wait for the board’s decision, which may reduce your assessed value.

How do I pay my Broadwater property tax bill online and avoid late fees?

Log in to the county Treasurer’s portal at https://www.broadwatercountymt.gov/treasurer. Click “Pay Property Tax,” enter your parcel ID, and choose credit or debit payment. The system confirms receipt and sends an email receipt. Payments made before the April 30 deadline incur no penalty; late payments after May 31 add a 5‑percent fee. Setting up automatic reminders helps you stay on schedule.