Delinquent tax lists · Montana
Broadwater County delinquent tax list
Short answer: Broadwater County has two delinquent tax lists. The official one is published by the County Treasurer before each scheduled sale, free to download, and it lists parcel numbers and amounts owed with no owner contact. The year-round one is the delinquency record underneath it, where 22 (estimated) owners near Broadwater County currently carry a distress signal. Montana is a lien state, so a winning bid at the sale takes a certificate rather than the house.
Distressed owners near Broadwater County
22
Within 25 miles of the county centre, refreshed daily. Broadwater County is a rural county.
Top-deal discount target
~43% under market
Average start bid across the 20 strongest Broadwater leads right now.
Avg. spread per top deal
$245,000
On a typical $566,000 estimated value.
Coverage centers on Broadwater County and reaches 25 miles out, widening to 50 when the market runs thin.
Broadwater County tax sale rules at a glance
The mechanics that decide what you are actually buying, and how long the owner keeps a way out. The full Montana rules, timelines and deficiency detail sit on the state page, since they apply to every county here.
| County | Broadwater County, Montana. |
|---|---|
| Who publishes the list | The County Treasurer for Broadwater County. |
| What the sale transfers | Montana is a lien state. A winning bidder gets a tax lien certificate, which pays interest if the owner redeems and can be foreclosed into ownership if they do not. |
| Rate and cadence | County tax lien certificates with a multi-year redemption before a tax deed can issue. |
| Foreclosure path | Non-judicial, typically 5 to 6 months from filing to sale. |
The Montana delinquency clock
Where a Broadwater owner sits on this line is what decides whether they will take a low cash offer today.
The Broadwater list, ranked hardest-first
Representative profiles from our ranking model for the Broadwater County area. The live list, with exact locations, photos and owner details, is one free scan away.
- #1Foreclosure auction on record. The clock is likely ticking, and owners this close to an auction often take a fast cash offer over losing the home.$275K start bid · ~45% under market
- #2Foreclosure auction on record. The clock is likely ticking, and owners this close to an auction often take a fast cash offer over losing the home.$267K start bid · ~45% under market
- #3Foreclosure auction on record. The clock is likely ticking, and owners this close to an auction often take a fast cash offer over losing the home.$267K start bid · ~45% under market
7 more ranked Broadwater County deals behind the scan
Unlock the full Broadwater County list freeFree scan · no card needed
What the Broadwater list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How Broadwater compares across Montana
Broadwater County is the 27th largest of the 56 Montana counties covered here, and it runs lighter in distressed owners than the Montana average, at 26.5 flagged properties per 10,000 residents against a state figure of 40.6. It accounts for about 0.5% of every flagged property across the Montana counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Yellowstone County | Billings | 683 | 41.4 |
| Missoula County | Missoula | 652 | 54.8 |
| Flathead County | Kalispell | 473 | 43.8 |
| Gallatin County | Bozeman | 416 | 34.1 |
| Cascade County | Cascade County | 389 | 46 |
| Lewis and Clark County | Lewis and Clark County | 308 | 41 |
Density matters more than the raw count when you are choosing where to work. A smaller county with a high per-capita figure often has less competition per lead than the metro next door.
How far under market these close
The official Broadwater list vs. this one
Both are worth having. They answer different questions.
| Broadwater official sale list | The LowBaller list | |
|---|---|---|
| Who publishes it | The County Treasurer | LowBaller, from county and public records |
| When it exists | Only in the run-up to each scheduled sale | Year round, refreshed daily |
| Format | A PDF or spreadsheet of parcel numbers and amounts owed | A ranked table with a map pin, photo and estimated value on every row |
| Owner contact | Not included | Phone and email on unlock, and no credit is spent when nothing verifies |
| Ranking | Alphabetical or by parcel number | Hardest situation first, by foreclosure stage, years behind and equity |
| Timing advantage | Everyone bidding sees the same list on the same day | Owners appear months before any auction, while a private sale still solves their problem |
Working the Broadwater list
What actually matters in a county this size, at this level of distress, under Montana timelines.
Off the main road
Broadwater County ranks 27 of 56 covered Montana counties and holds about 0.5% of the state's flagged properties. Most buyers never scroll this far down the state, which is the entire argument for working it.
A thin list, so filter hard
At 26.5 flagged properties per 10,000 residents, Broadwater sits in the bottom quarter of Montana counties, against a state figure of 40.6. Do not try to work every row. Sort on equity and go deep on a handful.
All of Broadwater County
The scan centres on Broadwater County and reaches 25 miles out, widening to 50 when the list runs thin. In a county this size that usually spans several towns, each with its own price level, so read the estimated value on each row rather than the discount alone.
The Montana clock
Foreclosure here typically runs 5 to 6 months from filing to sale. The tax clock and the mortgage clock run independently, so check both before you decide how hard a deadline an owner is actually facing.
Why Broadwater investors work it before auction day
No bidding war
At the sale you are one of a room full of bidders on the same parcel. Months earlier you are the only person who called.
You can see the house
A private sale means an inspection and a clean title search. Lien auctions in Montana rarely give you either.
The owner keeps something
An owner with equity who sells early clears the tax debt and walks away with money. At the sale, they usually walk away with nothing.
Broadwater County delinquent tax list FAQ
How do I get the Broadwater County delinquent tax list?
Two lists exist and they are not the same. The official one comes from the County Treasurer, is published as a PDF or spreadsheet before each scheduled sale, and disappears between sales. The year-round one is the delinquency record itself, which is what LowBaller compiles: roughly 22 properties around Broadwater County currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free Broadwater delinquent property tax list PDF?
Yes. The County Treasurer publishes the pre-sale list free of charge, usually as a PDF or a downloadable spreadsheet tied to a specific sale date. It gives you parcel numbers and amounts owed. It does not give you owner contact details, an estimated value, or any indication of which owners would actually take a low cash offer.
When is the Broadwater County tax sale?
Broadwater County publishes its own schedule, and it moves. The Montana pattern is the thing that holds steady: County tax lien certificates with a multi-year redemption before a tax deed can issue. Check the county's pre-sale notice close to the date, because the list shrinks daily as owners redeem.
Can I buy Broadwater tax-delinquent property before the auction?
Yes, and it is usually the better trade. There is no bidding war, the owner clears the debt with a clean sale instead of a forced one, and you are not buying blind. The window is the months between the delinquency appearing in the record and the sale being scheduled, which is exactly the period this list covers.
What does a winning bid actually get you in Montana?
Montana is a lien state, so a winning bidder takes a tax lien certificate, which pays interest if the owner redeems and can be foreclosed into ownership if they do not. County tax lien certificates with a multi-year redemption before a tax deed can issue. That difference matters more than the discount: in a lien state you are buying a debt with a yield, and in a deed state you are buying a house.
How far below market do Broadwater deals close?
The strongest current leads near Broadwater County support start bids around 43% under estimated value. Across the whole list, hard distress such as a scheduled auction or a stacked tax lien closes 20 to 40% under market, while softer signals like long-distance ownership land closer to 15 to 30% under. Broadwater runs lighter in distress than the Montana average, so the deepest discounts are rarer here and equity screening matters more than volume. Equity sets the ceiling, because an offer cannot go below what clears the owner's mortgage.
How many tax-delinquent properties are there in Broadwater?
About 22 properties within 25 miles of Broadwater County currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 26.5 flagged properties per 10,000 residents, against 40.6 across Montana as a whole, and makes Broadwater the number 27 of the 56 Montana counties covered here by population. That figure moves daily as owners pay, redeem or fall further behind.
Do I need a Broadwater address to search, or can I search the whole county?
Either. Run the scan on any Broadwater ZIP and you get the full ranked list for the surrounding area, or check one specific address to see whether that owner carries a distress signal. The scan is free; the full list opens with a 7-day trial, and credits are only spent when an owner's phone number comes back.
More on Broadwater County
Broadwater County delinquent tax list
You are here.
Broadwater County tax sale
How the sale runs, what a winning bid buys, and what to check before you bid.
Broadwater County foreclosures
Pre-foreclosure filings, the trustee sale and the Montana timeline.
Delinquent tax lists nearby
Keep going
The Broadwater owners who will sell cheap are on this list today.
Not in 2026 sale season. Now, months before the auction, while a quiet private sale still solves their problem. Scan free and browse every one.
Scan Broadwater freeInformational summary, not legal or investment advice. Rates, redemption periods and sale formats are summarized at the Montana state level and can be changed by statute or applied differently by Broadwater County. The County Treasurer and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.