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State

Data from November 2026

Housing , home prices, rents and assistance in Montana (2026)

A typical home in Montana is worth $375,800; the typical rent is $1,081 a month. Depending on the county, the FHA limit for a one-unit home is between $541,287 and $754,400. 11 HUD-approved counseling agencies serve Montana; 1 say they serve you in Spanish.

Most populous:

Typical home value by county

  • Under $184,800
  • $184,800–$212,200
  • $212,200–$263,000
  • $263,000–$393,500
  • $393,500 or more

Tap the map to see each county’s figure and open its page.

Typical home value
$375,800
13% more than the U.S.
U.S.: $332,700
Typical rent per month
$1,081
23% less than the U.S.
U.S.: $1,413
Typical household income
$72,509
10% less than the U.S.
U.S.: $80,734
FHA limit, 1 unit
$541,287 to $754,400
It changes by county. The highest applies in 3 counties.
U.S.: $541,287 to $1,299,500
Property tax
0.72%
of value a year
The typical bill is $2,693 a year.
U.S.: 0.94%

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD)

In short

Living in Montana

A typical home in Montana is worth $375,800, 13% more than in the country overall. Across its 56 counties, the typical value runs from $98,600 in Wibaux County to $667,600 in Gallatin County. A typical household earns $72,509 a year and pays $1,081 a month in rent; 45% of renters put 30% or more of their income toward housing. 69% of households live in a home they own; they pay a typical property tax of $2,693 a year, about 0.72% of value.

The conforming loan limit for a one-unit home is $832,750 across Montana. To pay HUD’s fair rent for a 2-bedroom apartment in Montana ($1,529) without spending more than 30% of income, you need about $29.40 an hour working full time.

Source: Conforming loan limits (FHFA) Data from 2026 data Conforming loan limits (FHFA) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

The essentials in Montana

More on property tax

  • Homestead reduced tax rate for your principal residence

    Montana applies a reduced tax rate to the home you live in as your principal residence. To qualify, you live in the property at least 7 months of the year and are current on your property tax payments. The property must be owned by an individual, a couple or a grantor revocable trust. The reduced rate is tiered: each portion of your home’s market value is taxed at the rate for its bracket, not the total value. For tax year 2026 the rates are 0.76% on the first $378,000 of market value; 0.90% on the portion between $378,001 and $756,000; 1.10% on the portion between $756,001 and $1,511,999; and 1.90% on any portion over $1,512,000. These amounts are for 2026 and may change in other years.

    Montana Department of Revenue · Verified October 24, 2026

  • What the reduced-rate application must contain

    The law says the application for the principal-residence reduced rate is made on a Department of Revenue form and must contain: a written declaration, under penalty of perjury, that you own and maintain the property as your principal residence; the geocode or other identifier of the property; the applicant’s Social Security number; and any other information the department requires that is relevant to your eligibility.

    Montana Legislature (Montana Code Annotated 2025) · Verified October 24, 2026

  • Deadline: December 1 to March 1

    To get the reduced rate in the year you first apply, you apply online through the Department of Revenue’s website, or by mail on the department’s form, between December 1 of the previous year and March 1. Mailed applications must be postmarked by March 1. Approved applications received online or postmarked after March 1 apply to the following tax year. Once approved, the rate stays in effect until the end of the tax year in which the property changes owners, you stop using it as your principal residence, or you apply for the reduced rate on a different principal residence.

    Montana Legislature (Montana Code Annotated 2025) · Verified October 24, 2026

  • Deadline to ask for a review of the appraisal: 30 days

    If you disagree with the market value or the classification the Department of Revenue gave your property, you can ask for an informal review on the department’s form or by checking a box on the notice and returning it. For class four property (which includes homes), you may object only once each 2-year valuation cycle. If you object within 30 days of the date on the classification and appraisal notice, a reduction can count for both years of the cycle. If you object later, it counts only for the second year, and the deadline is June 1 of the second year (or 30 days from the date on the notice, if you receive it in the second year). If you disagree with the department’s decision, you can appeal first to the county tax appeal board within 30 days of the date on the notice of the decision, and then to the Montana tax appeal board.

    Montana Legislature (Montana Code Annotated 2025) · Verified October 24, 2026

  • Elderly Homeowner/Renter Credit (age 62 and older)

    It is a property tax relief program that gives a refundable income tax credit of up to $1,150. Montana homeowners or renters age 62 or older may qualify even if they do not have to file an income tax return. You qualify if, during the year you claim the credit, you were 62 or older as of December 31; lived in Montana at least nine months; rented, owned or leased a home in Montana at least six months; and had total household income under $45,000. The credit amount is figured with a formula based on household income, rent and property tax.

    Montana Department of Revenue · Verified October 24, 2026

  • The constitution bars taxes on the sale or transfer of real property

    The Montana Constitution says neither the state nor any local government unit may impose any tax, including a sales tax, on the sale or transfer of real property.

    Montana Constitution (Montana Legislature) · Verified October 24, 2026

The homes here

Housing in Montana

What homes there are in Montana, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 69% of homes here, against 61% in the U.S..

There are more mobile homes here than in the U.S.: 9% of homes, against 6%.

Year built

The typical year built in Montana is 1981, about the same as in the U.S. (1980).

In Montana, 61% of homes have 3 bedrooms or more, about the same as in the U.S..

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

Looking at what owner-occupied homes in Montana are worth, the most common range is between $300K and $500K (31%).

Monthly rent with utilities

Looking at what people pay in rent in Montana, the most common range is between $500 and $999 a month (34%).

With a mortgage

$1,798 a month

United States: $1,963 a month

Without a mortgage

$571 a month

United States: $638 a month

Owners with a mortgage

55%

United States: 61%

The typical cost for an owner with a mortgage in Montana is $1,798 a month, less than in the U.S. ($1,963); without one, $571.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Montana rose 63%; in the U.S., it rose 53%.

Much as in the U.S., the typical rent in Montana rose 34% since 2015–2019.

The typical household income in Montana rose 32% over that time; home values changed +63% and rent +34%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureMontanaUnited States
Rental vacancy 5.3%5.5%
Homeowner vacancy 0.9%0.9%
More than one person per room 1.8%3.4%
People per household 2.372.53
Drive alone 71%69%
Carpool 10%9%
Public transit 1%3%
Walk or bike 5%3%
Work from home 13%15%
Other means 1%2%
Typical commute 10 to 19 minutes20 to 29 minutes

Open rentals in Montana look like those in the U.S.: the rental vacancy rate is 5.3%.

More than one person per room: that is how 1.8% of households in Montana live, less than in the U.S. (3.4%).

On average, a household in Montana has 2.37 people, fewer than in the U.S. (2.53).

To get to work, 71% of workers in Montana drive alone; in the U.S., 69%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Places

Explore the counties in Montana

Sort by any column or type a name. The 25 most populous are shown; the button reveals the rest.

See the counties page

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

Calculator

Work out your payment in Montana

Start from the typical home value in Montana, $375,800, and this week’s average rate. Move the price and the down payment to see your monthly payment. If you already visited a county, the calculator uses its numbers.

More math for Montana

$
%

Estimated monthly payment

$3,048

FHA loan over 30 years, with estimated taxes and insurance.

See the full calculation

Prices and risks

Three official measures that help you decide: how much home prices have changed according to FHFA, how prices compare with the national average according to BEA, and how many homes sit in a flood zone according to FEMA.

Home prices

How have home prices changed?

According to the FHFA House Price Index, home prices in Montana rose 105% in the 10 years through 2025.

Price change each year

Period Montana United States
In 2025 +2.3% +2.9%
5 years (2020–2025) +62% +47%
10 years (2015–2025) +105% +85%

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual state indexes experimental.

Source: FHFA House Price Index (HPI) Data from 2025 data FHFA House Price Index (HPI)

Cost of living

How expensive are prices here?

According to the Bureau of Economic Analysis (BEA), in 2024 prices in Montana were 5% lower than the U.S. average. Housing rents were 16% lower than nationwide.

Category Montana United States Versus the U.S.
All prices Consumer goods and services 94.6 100.0 5% less
Housing rents What renters pay 84.6 100.6 16% less
Water, power and gas Water, sewer, electricity and gas 72.3 98.4 27% less
Goods Food, clothing, transportation and more 96.0 99.6 4% less
Other services Services other than rent 98.7 100.1 1% less

BEA expresses each index as a percentage of the average U.S. price level: a higher number means higher prices, and a lower one, lower prices.

Source: Regional price parities (BEA) Data from 2024 data Regional price parities (BEA)

Flooding

Is there a flood risk?

According to FEMA, in Montana 2.6% of homes (13,743) are in a high-risk flood zone. Of those homes, 16% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. 44 CFR 59.1
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. 42 U.S.C. 4012a
  • Most homeowners insurance does not cover flood damage. FEMA, FloodSmart
Montana United States
Homes in a high-risk zone 2.6% 3.5%
Of those, with NFIP insurance 16% 48%
All homes with NFIP insurance 0.6% 2.9%

The NFIP is the federal flood insurance program; private policies are not counted. FEMA counts homes with its National Structure Inventory. We add up the county figures FEMA publishes.

Look up your address on FEMA’s map Source: Homes with flood insurance (NFIP, FEMA) As of August 3, 2026 Homes with flood insurance (NFIP, FEMA)

Places

Cities in Montana

The 6 most populous cities with a page. Each one compares its prices and rents with its county.

See the other cities (20)

    Help to buy

    Assistance programs in Montana

    Our list has 2 official programs that help you buy in Montana. Each card says what kind of help it gives and when we checked its official page.

    See all 2 programs
    1. Bond Advantage Down Payment Assistance

      Montana Board of Housing loan for up to 5% of the price (maximum $15,000) for the down payment, over 15 years with low payments and the same rate as the bond program's first mortgage; there is also a Plus version, 0% and deferred, for lower incomes. Offered by Montana Board of Housing (Montana Department of Commerce).

      RepayableDeferred Verified November 5, 2026

    2. Mortgage Credit Certificate (MCC)

      Montana Board of Housing certificate that lets you take 20% of the interest you pay each year on your mortgage off your federal taxes, up to $2,000 a year, while you live in the home; for first-time buyers, with a loan that is not from another Board program. Offered by Montana Board of Housing (Montana Department of Commerce).

      Tax credit Verified November 5, 2026

    Tenant rights

    Tenant rights in Montana

    Montana law answers 1 of these 5 questions, each answer with its citation. Where it says “Data not available”, we have not verified it against the source yet.

    A summary of state law, not legal advice. Cities may have additional rules.

    See every right

    1. How much can they charge for a deposit?

      Data not available

    2. When must they return my deposit?

      Data not available

    3. If I fall behind on rent, what notice must I get?

      If you do not pay rent when it is due, the landlord can give you a written notice. The notice says you have not paid and that the rental agreement will end if you do not pay in time. If you do not pay within 3 days after the notice, the landlord can end the rental agreement.

      Mont. Code Ann. §70-24-422(2)

    4. How much notice ends a month-to-month rental?

      Data not available

    5. Are there limits on late fees?

      Data not available

    A man and two girls read a book together on the sofa.

    Help and advice

    Who can help you in Montana?

    You do not have to do this alone. A HUD-approved housing counselor gives independent advice on buying, renting, late payments and credit, often free or at low cost.

    11 HUD-approved counseling agencies serve Montana; 1 says it serves you in Spanish. Choose your county to see the closest ones with their phone number.

    12 public housing authorities run Section 8 vouchers and public housing in Montana.

    See all 11 agencies See the housing agencies

    Who runs the help in Montana

    • Montana Board of Housing (Montana Department of Commerce)

      The Montana Board of Housing works through a statewide network of participating lenders. Its programs offer homebuyers benefits such as low interest rates and down payment and closing cost assistance. If you buy a home with support from its programs, the Board is your mortgage servicer: it handles the day-to-day management of your mortgage loan account, including collecting and crediting your monthly payments and handling your escrow account.

      The agency's official page · Verified October 24, 2026

    Where to file a complaint in Montana

    • Where to file a housing discrimination complaint

      The Montana Human Rights Bureau, part of the Department of Labor & Industry, enforces certain state and federal laws that prohibit unlawful discrimination. When someone files a complaint, the Bureau investigates informally. It also offers education and training to employers, employees, housing providers, tenants and all Montana residents. A written complaint must be filed with the Bureau within 180 days of when the adverse act happened (or when it was discovered). This time may be extended, but only in limited circumstances.

      Montana Human Rights Bureau (Department of Labor & Industry) · Verified October 24, 2026

    • Help with homeowners insurance complaints or questions

      The Montana Commissioner of Securities and Insurance (CSI) handles most insurance problems, including home insurance. Those problems may include coverage issues, claim disputes, premium problems, sales misrepresentations, policy cancellations and refunds, among others. It also investigates all complaints against insurance producers, adjusters and consultants.

      Montana Commissioner of Securities and Insurance (Office of the State Auditor) · Verified October 24, 2026

    Guides

    Guides for you in Montana

    We picked them with the numbers of Montana. Each one says why it can help you.

    Frequently asked questions about housing in Montana

    What is the FHA limit in Montana in 2026?

    In Montana, the FHA limit for a one-unit home runs from $541,287 to $754,400. The highest is in Carbon County.

    How much does a typical home cost in Montana?

    The typical home value in Montana is $375,800 (Average 2020–2024, U.S. Census). The highest is in Gallatin County ($667,600) and the lowest in Wibaux County ($98,600).

    How much does it cost to rent in Montana?

    The typical rent in Montana is $1,081 a month (Average 2020–2024, U.S. Census).

    How much do you need to earn to rent a 2-bedroom apartment in Montana?

    At HUD's average fair market rent in Montana ($1,529, Fiscal year 2027), about $29.40 an hour working full time, so rent stays under 30% of income.

    How much is property tax in Montana?

    The typical property tax in Montana is $2,693 a year, about 0.72% of home value (Average 2020–2024, U.S. Census).

    Where can I find free help in Spanish to buy a home in Montana?

    There are 11 HUD-approved counseling agencies in Montana; 1 says it serves you in Spanish. Each county page lists the closest ones with their phone number.

    Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); Regional price parities (2024 data); Census Bureau cartographic boundary files (2024 data).