ADDRESS
2050 BROADWATER AVE STE B
BILLINGS MT 59102
2050 BROADWATER AVE STE B
BILLINGS MT 59102
20,232 people live in Cloverleaf Meadows, where the median age is 40.8 and the average individual income is $65,879. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density
Average individual Income
Cloverleaf Meadows is one of those rare Billings neighborhoods that quietly rewards the people who find it. Tucked into the West End just south of Grand Avenue, it offers something most buyers assume they have to drive thirty minutes out of town to get: real acreage, real privacy, and homes built with serious craftsmanship — all within a fifteen-minute drive of downtown hospitals, offices, and shopping. This guide walks through everything a serious buyer needs to know before pursuing a home in this 50-property enclave.
Cloverleaf Meadows sits on the established West Side of Billings, immediately south of Grand Avenue and centered around 46th Street West. It's positioned in one of the most scenic agricultural buffers the West End has left, sharing geography with neighboring developments like Augusta Ranch Estates and Montana Meadows.
What makes the location work is the contrast: from inside the neighborhood, you feel like you're in open country. But pull out of the subdivision, and you're roughly seven miles and fifteen to eighteen minutes from downtown Billings, with Shiloh Crossing and Rimrock Mall even closer. It's a deliberately quiet pocket — not a thoroughfare, not a cut-through — which is exactly why long-time residents tend to stay.
Before getting into the details, here are the numbers that matter most when you're sizing up whether this neighborhood fits your search:
| Detail | Cloverleaf Meadows (Billings) |
|---|---|
| Total homes | ~50 |
| Typical lot size | 1 to 1.5 acres |
| Home square footage | 2,800 to 5,600+ sq ft |
| Price range | $800,000 to $1,100,000+ |
| Cost per square foot | $250–$300+ |
| HOA dues | ~$550/year (~$45/month) |
| Commute to downtown | 12–18 minutes |
| School district | Billings Public Schools (District 2) |
| Utilities | Private well and septic |
The headline takeaway: this is a small, tightly-held neighborhood where inventory is scarce by design. The surrounding micro-area trends toward long-term homeownership (around 62%) and a predominantly white-collar professional workforce, which translates into stable property values and neighbors who tend to maintain their homes meticulously.
Most homes in Cloverleaf Meadows were custom-built between the mid-1990s and early 2000s, and that timing shaped the character of the neighborhood. You'll find a mix of single-level ranch-style homes and traditional multi-level builds — many with large finished basements that effectively double the usable living space. Custom masonry, oversized garages with three to five bays, and detached heated workshops or guest spaces are common features rather than exceptions.
The lots are what set this neighborhood apart from almost anything else in Billings city limits. At one to one-and-a-half acres, properties have room for mature shelterbelts, irrigated lawns, multi-tier decks, gazebos, and in several cases, in-ground swimming pools. Square footage ranges widely — some homes sit comfortably at 2,800 square feet, while a handful of custom estates push past 5,600 square feet. For buyers who want room to spread out without leaving the city, this is one of the few neighborhoods that genuinely delivers it.
Pricing in Cloverleaf Meadows currently runs from roughly $800,000 to $1,100,000+, with cost per square foot typically landing between $250 and $300+ depending on updates. Homes with recent kitchen remodels, modernized HVAC systems, finished outbuildings, or pool additions sit at the upper end.
The defining market dynamic here is scarcity. With only about 50 homes in the entire subdivision, listings are genuinely rare events — and when they do come up, they tend to move quickly because the buyer pool for this kind of in-city acreage is consistent. Multiple-offer situations aren't unusual, particularly on well-maintained homes in the lower half of the price range where the value proposition is clearest. The neighborhood doesn't experience the volatility you see in higher-volume Billings subdivisions; values tend to climb steadily rather than spike and correct.
Cloverleaf Meadows feeds into Billings Public Schools (District 2), and the assigned schools are among the most sought-after on the West End:
The combination of zoning, drive time, and program quality is genuinely a selling point for families and a factor that supports resale values even when buyers without school-age children purchase here.
The neighborhood's commute profile is one of the best arguments for living here. Grand Avenue, Central Avenue, and King Avenue West function as the West End's main east-west arterials, and they keep traffic flowing efficiently by national standards. Here's what a typical workday looks like from a driveway in Cloverleaf Meadows:
Morning slowdowns on Grand Avenue between 7:30 and 8:15 are real but mild compared to most metro areas. For buyers relocating from larger cities, the commute math here often feels almost too good to be true.
Residents enjoy generous private yards, but the broader recreation picture is what makes the West End so livable. Zimmerman Park and the Rimrocks sit seven to ten minutes north — the Rims are Billings' signature landform, and Zimmerman offers rugged hiking, mountain biking, bouldering, and views that stretch across the entire valley. The paved Skyline Trail runs about seven miles along the rim, connecting several rimtop parks and giving residents a separated-from-traffic option for cycling, walking, or jogging.
Closer to home, several smaller neighborhood parks sit within a five-minute radius, and Riverfront Park and Norm's Island, about fifteen minutes away on the south side of town, offer shaded walking paths along the Yellowstone River and one of the best off-leash dog loops in the city. The lifestyle here genuinely supports the outdoor-active reputation Montana is known for — without requiring a long drive to access it.
The practical advantage of Cloverleaf Meadows' location is how quickly you can get to everyday essentials. An Albertsons sits at Grand and 54th, with a Walmart Supercenter and Lucky's Market both within five minutes. Urgent care clinics, pediatric offices, pharmacies, and veterinary services all operate immediate West End branches.
Shiloh Crossing, just a few minutes southeast, functions as the West End's social and retail anchor — an open-air lifestyle center with an AMC IMAX, local boutiques, home goods stores, and patio dining. Rimrock Mall, Montana's largest indoor shopping destination, is under ten minutes away.
The dining scene around the neighborhood has matured considerably over the past decade. Local brewhouses like Diamond X Beer Co. and The Vig Alehouse handle the casual end well, while the Grand Avenue and Shiloh corridors host strong options for steakhouses, contemporary American bistros, sushi, and Italian. Coffee is well-covered, with multiple artisan drive-thrus and sit-down cafes lining the morning commute routes.
The resident profile in Cloverleaf Meadows skews toward established professionals, medical executives, business owners, and retirees — a natural fit given proximity to the downtown hospital corridor and the neighborhood's price point. The median resident age sits around 41, which produces a balanced mix of families with school-age children and empty-nesters who have lived here for years or decades.
What residents tend to mention most isn't the homes themselves — it's the pace. With cul-de-sac layouts, no through-traffic, and acre-plus lots creating natural distance between neighbors, the neighborhood is genuinely quiet. People work on classic cars in their shops, mow with riding tractors, host summer barbecues, and walk dogs without worrying about traffic. It's friendly without being intrusive, which is a balance a lot of subdivisions try for and few actually achieve.
The HOA in Cloverleaf Meadows is light-touch by upscale-neighborhood standards. Dues run roughly $550 per year (about $45 per month), covering entry signage landscaping, administrative costs, and management of the Yellowstone County Rural Special Improvement Districts that handle storm drains and weed control.
A few covenant points are worth understanding clearly before you write an offer:
If you're planning to build a workshop, pool house, or significant outbuilding after purchase, pull the architectural guidelines during your due diligence period so you know what's possible before you close.
The honest version of the Cloverleaf Meadows trade-off looks like this:
On the positive side, you get genuine one-to-one-and-a-half-acre lots inside city limits — a combination that's almost impossible to replicate elsewhere in Billings. The freedom to build large workshops, store boats and classic cars, or maintain a private pool is real. School zoning is excellent. The commute math works. And the neighborhood's small footprint means values stay stable.
On the realistic side, scarcity cuts both ways: it protects your investment, but it also means you may wait months or longer for a home that fits your criteria. Yard maintenance on an acre is a meaningful time and cost commitment — irrigation systems, mowing, snow management on long driveways. Private well and septic mean you're the utility company; routine inspections and occasional capital expenses come with the territory. And Montana winters demand a certain level of preparedness that buyers from milder climates sometimes underestimate.
Whether the pros outweigh the cons depends almost entirely on what you want your weekends to look like. Buyers who enjoy property — landscaping, working in a shop, having space — thrive here. Buyers who want to lock the door and travel without thinking about the house typically don't.
Cloverleaf Meadows fits a specific buyer: someone who wants a long-term home with real acreage, room for workspace or hobbies, top-rated schools, and a short commute — and who values privacy and craftsmanship enough to wait for the right property to come available.
If that sounds like you, the smart strategy is to start working the neighborhood now rather than waiting for a listing to appear publicly. With only 50 homes in the subdivision, properties often trade through agent networks or off-market conversations before they ever hit the MLS. Setting up a pocket-listing alert with a local agent who actively works the West End is the single most effective move you can make.
When a home does become available, your offer should include specific contingencies that protect you against the realities of acreage living: a well-flow and water-potability test, a formal septic scope and pump inspection, and a thorough review of any outbuilding plans against the HOA's architectural guidelines.
If you're seriously considering Cloverleaf Meadows — or any of the West End's acreage neighborhoods — the Brosovich Real Estate Team is the local resource to lean on. Led by Heidi Brosovich, a proud Montana native and one of Billings' top 1% agents (with over $20 million in sales in both 2021 and 2022), the team brings deep knowledge of the West End market, established relationships with longtime residents, and the kind of off-market visibility that matters in a neighborhood where listings are scarce.
Whether you're ready to start a focused search, want to be the first to know when a Cloverleaf Meadows home becomes available, or simply want to talk through whether this neighborhood matches your goals, reach out:
Heidi Brosovich — (406) 671-0122 — [email protected] Jake Brosovich — (406) 671-2287 — [email protected] Office: 2050 Broadwater Ave, Ste B, Billings, MT 59102
Real estate is personal, and finding the right home in a neighborhood this exclusive takes a relationship-driven partner. The Brosovich team is ready when you are.
There's plenty to do around Cloverleaf Meadows, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Zimmerman Park.
Cloverleaf Meadows has 7,804 households, with an average household size of 2.56. Data provided by the U.S. Census Bureau. Here’s what the people living in Cloverleaf Meadows do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 20,232 people call Cloverleaf Meadows home. The population density is 180.65 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Blue vs White Collar Workers
Blue Collar:
White Collar:
