Real Estate and Daily Life in Gregory Hills, Billings, MT

Gregory Hills sits directly beneath the Billings Rimrocks, which makes it one of the best neighborhoods in Billings, MT for buyers looking in Yellowstone County. You're not just getting a house here - you're getting an immediate backdrop of sandstone formations and views out toward the Bighorn, Prior, and Beartooth mountain ranges.

Buyers evaluating Billings, MT tend to come to Gregory Hills for the established housing stock and the position it holds right next to the city's retail-heavy West End. Outdoor recreation and everyday errands are both within easy reach, which is a combination that's harder to find than it sounds.

Neighborhood Overview and Geography

Gregory Hills occupies a topographic transition zone, built right up against the prominent sandstone formations of the Rimrocks. The adjacent natural city park is where residents actually spend time - daily walks, runs, that kind of thing. A smaller neighborhood park sits directly across the street on Gregory Drive, so you don't have to go far for green space.

The street layout takes advantage of the elevation. A lot of properties face outward, which is how you end up with those mountain range views from a residential neighborhood inside city limits. From here, downtown Billings and the retail corridors of the West End are both a short drive.

How It Fits Within Billings

Gregory Hills functions as a residential pocket that runs right up against the more commercially developed West End. If you want to see how it compares in price and density to surrounding subdivisions, a broader Billings neighborhoods guide gives you that context.

Day-to-day, the neighborhood anchors itself around schools like Poly Drive School and Billings Senior High School. Those facilities shape the traffic and commute patterns you'll deal with living along Gregory Drive - something worth thinking about before you commit to a street.

Real Estate Prices and Housing Stock

The median sale price across Billings, MT sits at roughly $389,900 as of mid-2026, up about 5.6% from the previous year. Homes across the broader market are averaging 57 days on market before closing.

Gregory Hills itself doesn't have a single official median price - the properties vary too widely in size and era for that number to mean much. Listings in the area range from approximately $310,000 to over $2 million. For comparable homes specifically in this neighborhood, plan on somewhere between $180 and $270 per square foot.

Property Attributes and Availability

With around 583 homes in active inventory across Billings, the slice that falls inside Gregory Hills is considerably smaller - which means you monitor new listings and move when something fits, rather than browsing at leisure. The housing stock runs from mid-century builds to larger, updated properties that make full use of the Rimrock views.

The wide price range does mean the neighborhood can work at different budget levels, as long as you're accounting for that $180 to $270 per square foot reality. On the older homes, build in a realistic allowance for updates before you fall in love with a price.

Daily Life, Shopping, and Services

Listings in Gregory Hills almost always mention the proximity to West End shopping and dining, and it's not just marketing filler - the West End genuinely functions as the commercial hub for this side of the city. Groceries, retail, everyday services: you're not driving across town for any of it.

Rimrock Mall anchors that commercial access, sitting in the adjacent West End neighborhood and bringing national retailers and local shops together in one destination.

Getting Around the Area

The street grid feeds into the main arterial roads that drop from the Rimrocks down into the central business district. The neighborhood itself is residential, but the commute to downtown Billings is straightforward from here.

For a wider variety of dining, most residents head toward the West End or downtown. The neighborhood park on Gregory Drive gives you a walkable option without leaving the immediate residential grid.

Schools, Healthcare, and Local Climate

Billings runs through four distinct seasons, and that matters for what you'll spend on utilities and property maintenance. The city averages about 48 degrees annually - January drops to around 27 degrees, July peaks around 73 degrees. Residents see roughly 205 sunny days per year.

Annual precipitation averages 13.66 inches, and snowfall runs about 54 inches each winter. Budget for snow removal and proper winterization before your first January here, not after.

School District Zoning

Homes in Gregory Hills fall under the Yellowstone County R-1 School District. Elementary-age students are typically zoned for Poly Drive School, middle schoolers for Will James Middle School for grades seven and eight, and high schoolers for Billings Senior High School.

That said, attendance zones shift. Verify the current boundary maps directly with the district office before you close - don't rely on what the listing says or what a neighbor tells you.

Nearby Medical Care

Gregory Hills doesn't have a hospital inside its boundaries, but the short drive to downtown and the West End puts you within reach of the city's major healthcare facilities. It's the same practical access you get from most established residential neighborhoods on this side of Billings.

Finding a Home in Gregory Hills

This is a small sub-market, and patience is part of the process. With 147 homes sold across the city recently and a four-month supply of inventory, the broader Billings market moves at a moderate pace - and Gregory Hills moves at an even smaller scale within that.

Work with an agent who knows the Rimrocks area specifically. The pricing nuances here aren't always obvious from the listing price alone, and understanding whether a home's price per square foot lines up with recent neighborhood sales is the difference between a good purchase and an expensive lesson.

Renting vs. Buying

Single-family homes dominate Gregory Hills, and buying is the primary route into this subdivision. Rental houses do surface occasionally, but if you're set on this neighborhood, waiting for a rental to appear is a slow strategy.

Frequently Asked Questions

What is the typical price range for homes currently selling in the Gregory Hills subdivision?

There is no single official median price for Gregory Hills, but active listings generally range from $310,000 to over $2 million. Comparable homes in the neighborhood average between $180 and $270 per square foot. This compares to a broader Billings median home price of around $389,900.

How much are the HOA dues in Gregory Hills, and what neighborhood maintenance do they actually cover?

It depends on the specific property and whether it belongs to a formal homeowners association within the subdivision. Specific association dues and maintenance coverage details are not standardized across all available data for Gregory Hills. Review the property disclosures with your real estate agent to confirm whether a specific home carries an HOA fee.

Which Billings public schools are kids living in Gregory Hills zoned to attend?

Properties in Gregory Hills are part of the Yellowstone County R-1 School District. Nearby zoned schools include Poly Drive School, Will James Middle School, and Billings Senior High School.

Are there specific architectural guidelines or builder restrictions if I buy a lot to build a custom home in Gregory Hills?

Available neighborhood data does not outline specific architectural guidelines or builder restrictions for custom homes. If you're purchasing a vacant lot, consult the Yellowstone County zoning office and any applicable neighborhood covenants before you break ground.

Do properties in Gregory Hills have any active Special Improvement District (SID) tax assessments tied to them?

Publicly available market data does not confirm the presence of active Special Improvement District (SID) tax assessments in Gregory Hills. Have your title company or real estate agent check local county tax records for any special assessments tied to a specific address before closing.

How does Gregory Hills compare to other West End Billings neighborhoods when it comes to lot sizes and privacy?

Gregory Hills sits directly beneath the Billings Rimrocks and adjacent to a natural city park, which gives it a different feel than standard subdivisions. Specific lot sizes vary throughout the neighborhood, but the proximity to the Rimrocks and the neighborhood green spaces creates a geographic buffer you won't find in the denser commercial parts of the West End.