Gregory Hills vs Forest Park: 2026 Real Estate Guide for Billings, MT

When comparing the best neighborhoods in Billings, MT, Gregory Hills and Forest Park come up constantly - and for good reason. As of mid-2026, the citywide median sale price sits around $389,900, with homes spending roughly 57 days on the market. That's a moderately paced market, which gives most buyers enough time to think.

Gregory Hills and Forest Park both get regular attention in property searches, but they're genuinely different places. Different price points, different eras of construction, different daily rhythms. Here's what you actually need to know before you start scheduling showings.

Geographic Layout in Yellowstone County

Gregory Hills sits in North Central Billings, directly off Rimrock Road - a major arterial that ties the subdivision into the broader city grid. The neighborhood backs up against and overlooks a natural city park beneath the Billings Rimrock, which gives it a pretty specific sense of place that you don't find in many Billings subdivisions.

Forest Park is further west, positioned north of Grand Avenue and Colton Boulevard. That location puts it right on the edge of the Billings West End, with its shopping centers, grocery stores, and the kind of retail density that makes errands genuinely convenient.

Housing Market and Home Prices

Billings currently has about 583 homes in active inventory - a moderate selection that gives buyers reasonable options without the chaos of a tight market. The citywide median of $389,900 is a useful reference point, but individual neighborhoods move independently of that number, sometimes by quite a bit.

Don't forget property taxes when you're running your numbers. Yellowstone County's median effective property tax rate runs approximately 0.96% of assessed value, and within Billings proper, the median annual tax bill lands around $2,939. That's not nothing, and it's worth building into your monthly budget before you fall in love with a listing.

Gregory Hills Pricing

Gregory Hills falls under the North Central Billings market, where median list prices run between $440,000 and $449,000. Depending on square footage and updates, individual homes can go well above that - a 2,547-square-foot home in the subdivision might carry an estimated value around $585,000.

Forest Park Pricing

Forest Park is harder to pin down with a single number, partly because it's been developed in phases over several decades. Listings here span an unusually wide range: older homes start in the mid-$200,000s, while newer custom builds push well past $1 million. The breadth of that range isn't a data anomaly - it reflects two genuinely different housing products sharing the same neighborhood boundary.

Property Types and Lot Sizes

The physical character of these two areas is a direct product of when they were built. That matters more than buyers sometimes expect, because era of construction shapes everything from floor plan logic to maintenance needs to how the landscaping feels. Neither neighborhood is dense - both offer real lot space compared to infill development elsewhere in the city.

Architecture in Gregory Hills

Gregory Hills is largely two-story homes and ranch-style patio homes built in the mid-to-late 1980s, sitting on generous parcels. A home built in 1987 here might occupy a lot of 13,000 square feet or more. The streetscape is mature and established.

Architecture in Forest Park

Forest Park has more range. The older section runs from ranch homes built between the 1970s and 1990s - a 1970 build on a 0.27-acre parcel is a representative example - through to recently added custom homes on the newer end of the neighborhood. If you want a mid-century ranch layout, it's here. If you want something built in the last few years with modern finishes, that's here too.

Commutes, Transit, and Parks

Getting around Billings and getting outside are both worth thinking through before you commit to a neighborhood. Neither Gregory Hills nor Forest Park has verified direct adjacency to Interstate 90, but both connect to major local thoroughfares. MET Transit runs 13 routes citywide - the North Westend Circulator (Route 21) and Route 5 Grand both cover the general Northwest Billings and West End areas if you're factoring in public transit.

Outdoor Space and Recreation

Gregory Hills has direct access to the natural city park beneath the Billings Rimrock - mountain views, unprogrammed open space, and a setting that feels distinct from a standard neighborhood park. Forest Park has Boulder Park a few minutes to the west: four acres with softball and baseball fields, a playground, and open green space that sees heavy use for soccer.

Retail and Commercial Access

This is where Forest Park has a clear practical edge. It's right there at the West End - groceries, fast food, and a full run of retail along the Grand Avenue corridor are essentially out the door and around the corner. Gregory Hills is more residential in its immediate surroundings and relies on Rimrock Road to get you to comparable commercial density. Neither situation is a problem, but they're different daily experiences.

Frequently Asked Questions

Are homes typically more expensive in Gregory Hills or Forest Park in Billings, MT?

It depends on the specific property. Gregory Hills median list prices run $440,000 to $449,000, with some homes reaching $585,000. Forest Park has a much wider range - older homes start in the mid-$200,000s, and newer custom builds exceed $1 million.

Are Gregory Hills and Forest Park zoned for the same Billings public schools?

School zoning boundaries for these specific neighborhoods aren't included in the current market data. You'll want to check the local Billings public school district maps directly for exact boundary lines.

Which neighborhood has quicker access to downtown Billings and West End shopping?

Forest Park has quicker, more direct access to the West End commercial hub - it sits just north of Grand Avenue near the major shopping centers. Gregory Hills is off Rimrock Road in North Central Billings and requires a short drive to reach similar retail density.

Do residents in Gregory Hills pay higher HOA fees or have stricter covenants compared to Forest Park?

Current market data doesn't specify HOA fees or covenant details for either neighborhood. Review the specific disclosures and association documents for any property you're seriously considering.

Which of these two Billings neighborhoods offers larger lot sizes and newer home constructions?

Forest Park has the newest construction, with a section of recently built custom homes. Both neighborhoods offer substantial lots - Gregory Hills parcels run around 13,000 square feet, and older Forest Park homes sit on lots around 0.27 acres.

Is it generally harder to win a bidding war for a house in Gregory Hills or Forest Park?

Neighborhood-specific competition data isn't available for either area. What we do know is that across Billings as a whole, homes are averaging about 57 days on the market right now - a moderate pace that generally gives buyers room to be deliberate.