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County in Montana

Big Horn County, Montana

Big Horn County, in Montana, has 12,891 residents: No. 15 of 56 by population. Big Horn County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $143,400. HUD's Fair Market Rent for a 2-bedroom apartment is $1,306 a month; to pay it without spending more than 30% of your income, you need to earn about $25.12 an hour.

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  • Typical home price

    $143,400

    −62% vs. Montana −57% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Big Horn
    • Montana
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,306 a month

    −15% vs. Montana −25% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Big Horn
    • Montana
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Big Horn
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.10% of value per year

    +53% vs. Montana +17% vs. U.S.

    $1,574 a year for the typical owner

    • Big Horn
    • Montana
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$218,323
4.2% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Big Horn County today?

The monthly payment on a typical home with FHA would be about $1,208, that is, 25% of the typical household income in Big Horn County. Homes here are worth 62% less than the average across Montana. The typical property tax is $1,574 a year (about 1.1% of home value), lower than in Montana.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets Big Horn County apart

  1. Big Horn County has the lowest typical home value in its area: $143,400, less than any of its 6 neighboring counties; next is Rosebud County ($182,400).

  2. From 2020 to 2025, home prices in Big Horn County rose 49% on FHFA's index, slower than in Montana (62%).

  3. Big Horn County has the 4th lowest typical home value of the 56 counties in Montana ($143,400).

  4. 15% of households in Big Horn County have no internet at home, against 8% in Montana.

  5. Big Horn County has the 6th highest effective property tax rate of the 56 counties in Montana (1.1%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Big Horn County

What homes there are in Big Horn County, 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

As in Montana, most homes in Big Horn County are detached houses (69%).

In Big Horn County there are many mobile homes: 19% of homes; in Montana, 9%.

Year built

The typical home in Big Horn County was built in 1976, 5 years before the typical one in Montana.

In Big Horn County, 64% of homes have 3 bedrooms or more, about the same as in Montana.

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

With an FHA limit of $541,287, at least 94% of owner-occupied homes in Big Horn County sit below it: they are worth less than $500,000.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for this county is $1,306; about 89% of rents in Big Horn County are below it.

With a mortgage

$1,522 a month

Montana: $1,798 a month

Without a mortgage

$443 a month

Montana: $571 a month

Owners with a mortgage

26%

Montana: 55%

In Big Horn County, 26% of owners have a mortgage, and their typical cost is $1,522 a month, against $1,798 in Montana. Without one it drops to $443.

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 Big Horn County did not change clearly: the difference is within the Census margin of error.

Since 2015–2019, the typical rent in Big Horn County rose 19%, less than in Montana (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

MeasureBig Horn CountyMontanaUnited States
Rental vacancy Unreliable estimate5.3%5.5%
Homeowner vacancy Unreliable estimate0.9%0.9%
More than one person per room 12.0%1.8%3.4%
People per household 3.322.372.53
Drive alone 66%71%69%
Carpool 18%10%9%
Public transit Unreliable estimate1%3%
Walk or bike 5%5%3%
Work from home 10%13%15%
Other means Unreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes

More households are short on space in Big Horn County: 12.0% have more than one person per room; in Montana, 1.8%.

Households in Big Horn County are bigger: 3.32 people on average; in Montana, 2.37.

In Big Horn County, 18% of workers share a car to get to work; in Montana, 10%.

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

Do the math

What would you pay each month in Big Horn County?

A typical home is within reach of the typical income

We start with a typical home of $143,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 25% of the typical household income here, which is $58,750 a year.

Your numbers

Local data
$

Starts at the typical home value in Big Horn County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,019 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,208

at 7.18% · 30 years

Loan amount
$140,803
Total interest
$202,582
Paid off in
November 2056

Includes $2,422 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,371 a month

    Your payment · 25%

  • Tight

    $1,371 to $1,762 a month

  • Hard

    more than $1,762 a month

Compared with the typical household income in Big Horn County ($58,750 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,208
Principal & interest$954
Property tax$131
Home insurance$60
FHA mortgage insurance (MIP)$63

You need at least $5,019 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Big Horn County

Here you'll see how prices have changed, how Big Horn County compares with Montana and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Big Horn County rose 67% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Montana United States
In 2025 — +2.3% +2.9%
5 years (2020–2025) +49% +62% +47%
10 years (2015–2025) +67% +105% +85%
See each year's change

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 county indexes experimental. Source: FHFA, 2025 data

Big Horn County compared with Montana and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Big Horn $143,400
  • Montana $375,800
  • United States $332,700
Typical rent a month
  • Big Horn $697
  • Montana $1,081
  • United States $1,413
Typical household income a year
  • Big Horn $58,750
  • Montana $72,509
  • United States $80,734
See the full table
Big Horn compared with Montana and the United States
MeasureHereMontanaU.S.
Residents12,8911,116,875334,922,499
Typical home value$143,400$375,800$332,700
Typical household income$58,750$72,509$80,734
Typical rent$697$1,081$1,413
Fair Market Rent (2 bedrooms)$1,306$1,529$1,750
Hourly wage to rent a 2-bedroom$25.12$29.40$33.65
Typical property tax$1,574$2,693$3,119
Effective tax rate1.1%0.72%0.94%
Households that own their home67%69%65%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Montana shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Big Horn County

For a typical $143,400 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,208 $5,019 $140,803 7.18% FHA MIP · $63 $9,321 580
Conventional, 5% down $1,182 $7,170 $136,230 7.18% PMI · $68 $11,472 620*
Conventional, 20% down, no PMI $968 $28,680 $114,720 7.18% None $32,982 620*
ITIN, 15% down (example) $1,101 $21,510 $121,890 8.18% None $25,812 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

FHA loans in Big Horn County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Big Horn County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Big Horn County, the typical owner pays $1,574 a year: about 1.10% of the home's value. That is more than the rest of Montana and more than the national average.

  • Big Horn 1.10%
  • Montana 0.72%
  • United States 0.94%

What Montana publishes Homestead reduced tax rate for your principal residence (Montana Department of Revenue)

Exemptions and deadlines in Montana

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in Big Horn County. That does not mean there is no risk: some areas have no map. Check your address.

  • 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)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Big Horn County

The natural hazards FEMA measures in Big Horn County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Big Horn County is relatively low.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

The loss FEMA expects each year in Big Horn County from all natural hazards is $11.2 million, counting buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $4.4 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $4.4 million a year
  2. WildfireRelatively moderate $1.8 million a year
  3. EarthquakeVery low $76,309 a year
  4. TornadoVery low $42,125 a year
  5. Winter weatherRelatively high $1,573 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Big Horn County is climate zone 6B in the home energy code (IECC): cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$37.14$23.57 and $43.11
Plumbers, pipefitters and steamfitters$43.94$28.56 and $60.00
Heating, air conditioning and refrigeration mechanics$23.01$19.56 and $37.52
Roofers$28.92$23.54 and $35.13
Carpenters$27.96$18.99 and $37.52
Maintenance and repair workers, general$21.85$15.00 and $35.03

In the East-Central Montana nonmetropolitan area, half of electricians earn more than $37.14 an hour and half earn less; for a plumber, the typical figure is $43.94.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for painters in this area.

Need help paying for a repair?

Renting

Renting in Big Horn County

The typical rent in Big Horn County is $697 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $998 $19.19 $39,920
1 bedroom $1,007 $19.37 $40,280
2 bedrooms $1,306 $25.12 $52,240
3 bedrooms $1,795 $34.52 $71,800
4 bedrooms $2,183 $41.98 $87,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Big Horn County

Programs and counseling in Big Horn County

We didn't find HUD-approved agencies with an office in this county. This is the nearest one; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father and mother walk their son by the hand down the sidewalk.

HUD counseling is free or low-cost

Montana down payment 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

    The source does not say whether you must be a first-time buyer. Run 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

    First-time buyers only. Run by Montana Board of Housing (Montana Department of Commerce).

    Tax credit Verified November 5, 2026

Which programs do I qualify for? See all Montana programs

Help in Spanish in Big Horn County

None of the 1 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

HUD lists no public housing authority based in Big Horn County. The authority of a nearby county or the state may serve this area.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • District 7 Human Resources Development Council

    3124 1st Ave N, Billings · 54 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (406) 206-2717
See every agency in Montana

Places

Cities in Big Horn County

This site has no city pages of Big Horn County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Big Horn County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Big Horn County in 2026?

Big Horn County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Big Horn County?

Big Horn County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Big Horn County?

The typical home value in Big Horn County is $143,400 (Average 2020–2024, U.S. Census). Across Montana it's $375,800.

How much does it cost to rent in Big Horn County?

Big Horn County has a typical rent of $697 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,306 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Big Horn County?

About $25.12 an hour working full time (2,080 hours a year), or $52,240 a year, so the fair market rent of $1,306 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).