Hill, MT, Vacancy Report: 207 Vacant Properties Signal Off-Market Investment Potential in July 2026
Hill County, Montana, presents a notable landscape for real estate investors, with 207 properties identified as vacant in July 2026. This figure highlights significant opportunities, particularly given that the vast majority of these properties are not actively listed on the market, signaling potential for value-add and distressed asset acquisition.
County Overview: Vacant Property Landscape in Hill, MT
According to BatchData's Vacancy Rates & Investment Opportunities Report for July 2026, Hill County, MT, recorded 207 vacant properties. This total represents 2.4% of Montana's overall vacant property count of 8,471, positioning Hill County as #13 among Montana's 56 counties for vacant inventory. The county's total property parcels stand at 569, indicating that a substantial portion of the local real estate market holds potential for investors targeting underutilized assets.
The distribution of these vacant properties by type reveals a clear dominance of residential assets. Residential properties account for 180 of the 207 vacant units, making up 87.0% of the total. This concentration suggests that single-family homes, multi-family units, or other residential structures are the primary targets for investors seeking to revitalize or redevelop properties in the county. Commercial properties follow, with 19 vacant units, representing 9.2% of the total, offering specialized opportunities for business-focused real estate investing.
Beyond residential and commercial, other property types contribute smaller shares to the vacant inventory. Office properties, for instance, account for 3 vacant units (1.4%), while exempt and agricultural properties each have 2 vacant units (1.0% each). Industrial properties represent a smaller segment with 1 vacant unit, comprising 0.5% of the total. This diverse, though primarily residential, mix allows investors to tailor their strategies to specific property classes.
Local Market Context: Uncovering Off-Market Opportunities
A critical insight for investors in Hill County is the pronounced split between on-market and off-market vacant properties. A significant 95.7% of vacant properties, totaling 198 units, are currently off-market, meaning they are not publicly listed for sale. In contrast, only 9 vacant properties, or 4.3%, are actively listed on the Multiple Listing Service (MLS). This strong lean towards off-market inventory underscores the importance of proactive outreach and data-driven lead generation for investors looking to acquire these assets.
Further breakdown by MLS status provides a clearer picture of the off-market landscape. The largest segment, 141 properties, are explicitly designated as "Off Market," representing 68.1% of all vacant properties. An additional 32 properties (15.5%) have an "Unknown" MLS status, which often indicates properties that are not actively traded or have fallen out of typical listing cycles. These categories combined point to a fertile ground for investors utilizing methods like skip tracing and contact enrichment to identify and connect with motivated sellers.
While a small number of vacant properties are "Active" on the MLS (9 units, 4.3%), other statuses like "Sold" (18 units, 8.7%), "Expired" (5 units, 2.4%), and "Canceled" (2 units, 1.0%) further illustrate the churn within the market. Properties that have recently sold but remain vacant may represent short-term holding opportunities, while expired or canceled listings could signal sellers who were previously motivated but did not find a buyer through traditional channels. This provides an opening for investors who can offer creative solutions or direct purchase options.
Hill County's 207 vacant properties, though a smaller number compared to the national total of 2,199,634, represent a concentrated opportunity. The high proportion of off-market vacant properties in Hill, MT, positions it as a market where investors can gain a competitive edge by leveraging advanced property data API solutions and direct marketing strategies. For investors targeting properties in Montana, understanding the nuances of local markets like Hill County, which holds a 2.4% share of the state's total vacant properties, is crucial for identifying specific distressed or value-add opportunities beyond raw inventory counts.