Buying a home
Data from November 2026
Buying a home in Montana
A typical home in Montana is worth $375,800 (Average 2020–2024). The FHA limit for one unit is $541,287–$754,400 depending on the county. Here is the minimum down payment each loan type asks at that price, every county’s limit, and the state’s assistance programs.
Key numbers in Montana
- Typical home
- $375,800
- median value, Average 2020–2024
- 13% more than the U.S.
- FHA limit
- $541,287–$754,400
- one unit, by county
- In 9 of the 56 counties, the limit is above the national floor ($541,287).
- Conforming limit
- $832,750
- one unit, 2026 data
- Above this amount, the loan is a “jumbo” loan.
- Minimum FHA down payment
- $13,153
- 3.5% of a $375,800 home
- VA and USDA ask for no down payment if you qualify.
Down payment
How much each loan asks up front
For a $375,800 home, the typical value in Montana. The minimum down payment is each program’s rule. The monthly figure is an example of principal and interest over 30 years at the 7.18% average rate (November 5, 2026): no taxes, insurance or mortgage insurance.
Your price, rate and down payment will differ: run the calculator with your numbers. Closing costs are extra.
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FHA Program rule
Minimum down3.5%
In dollars$13,153
Per month$2,457
With a credit score of 580 or more. Carries mortgage insurance (MIP) up front and every month.
HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016
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Conventional Program rule
Minimum down3%
In dollars$11,274
Per month$2,469
3% is the lowest standard option. With less than 20% down you pay private mortgage insurance (PMI) until you have more equity.
Fannie Mae Selling Guide B5-6-01 — HomeReady Mortgage Loan and Borrower Eligibility · In effect since January 1, 2024
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VA Program rule
Minimum down0%
In dollars$0
Per month$2,546
For veterans, service members and some spouses. No down payment as long as the price is not above the appraisal; charges a one-time funding fee.
VA: Purchase loan — benefits · In effect since January 1, 2020
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USDA Program rule
Minimum down0%
In dollars$0
Per month$2,546
Only homes in eligible rural areas and households within USDA’s income limit. Finances the full price.
7 CFR §3555.103 — Maximum loan amount (Guaranteed Rural Housing Program) · In effect since December 9, 2013
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ITIN loans follow no federal rule: each lender sets its own down payment and rate, and usually asks for more. 15% is an example.
Loan limits
FHA and conforming limit in every county
FHA sets the limit by area: 9 of the 56 counties in Montana are high-cost and sit above the national floor ($541,287). The conforming limit is the most Fannie Mae and Freddie Mac will buy; above it, the loan is a “jumbo”.
| Carbon County | $754,400 | $832,750 | $420,800 | High-cost |
|---|---|---|---|---|
| Stillwater County | $754,400 | $832,750 | $405,800 | High-cost |
| Yellowstone County | $754,400 | $832,750 | $349,500 | High-cost |
| Gallatin County | $718,750 | $832,750 | $667,600 | High-cost |
| Flathead County | $615,250 | $832,750 | $535,500 | High-cost |
| Missoula County | $598,000 | $832,750 | $472,100 | High-cost |
| Mineral County | $598,000 | $832,750 | $364,300 | High-cost |
| Park County | $563,500 | $832,750 | $467,500 | High-cost |
| Ravalli County | $560,050 | $832,750 | $476,600 | High-cost |
| Madison County | $541,287 | $832,750 | $470,100 | National floor |
| Jefferson County | $541,287 | $832,750 | $446,900 | National floor |
| Broadwater County | $541,287 | $832,750 | $426,600 | National floor |
| Lake County | $541,287 | $832,750 | $421,800 | National floor |
| Lewis and Clark County | $541,287 | $832,750 | $393,500 | National floor |
| Sanders County | $541,287 | $832,750 | $359,000 | National floor |
| Granite County | $541,287 | $832,750 | $352,700 | National floor |
| Sweet Grass County | $541,287 | $832,750 | $330,100 | National floor |
| Beaverhead County | $541,287 | $832,750 | $308,300 | National floor |
| Powell County | $541,287 | $832,750 | $306,500 | National floor |
| Lincoln County | $541,287 | $832,750 | $296,500 | National floor |
| Cascade County | $541,287 | $832,750 | $265,300 | National floor |
| Teton County | $541,287 | $832,750 | $264,000 | National floor |
| Richland County | $541,287 | $832,750 | $263,000 | National floor |
| Meagher County | $541,287 | $832,750 | $259,800 | National floor |
| Silver Bow County | $541,287 | $832,750 | $255,200 | National floor |
| Fallon County | $541,287 | $832,750 | $244,800 | National floor |
| Judith Basin County | $541,287 | $832,750 | $238,300 | National floor |
| Fergus County | $541,287 | $832,750 | $236,100 | National floor |
| Musselshell County | $541,287 | $832,750 | $235,000 | National floor |
| Deer Lodge County | $541,287 | $832,750 | $231,700 | National floor |
| Treasure County | $541,287 | $832,750 | $230,300 | National floor |
| Custer County | $541,287 | $832,750 | $219,100 | National floor |
| Toole County | $541,287 | $832,750 | $218,400 | National floor |
| Golden Valley County | $541,287 | $832,750 | $212,200 | National floor |
| McCone County | $541,287 | $832,750 | $211,600 | National floor |
| Chouteau County | $541,287 | $832,750 | $207,800 | National floor |
| Pondera County | $541,287 | $832,750 | $206,100 | National floor |
| Hill County | $541,287 | $832,750 | $202,600 | National floor |
| Petroleum County | $541,287 | $832,750 | $201,400 | National floor |
| Carter County | $541,287 | $832,750 | $199,200 | National floor |
| Valley County | $541,287 | $832,750 | $198,400 | National floor |
| Phillips County | $541,287 | $832,750 | $197,600 | National floor |
| Powder River County | $541,287 | $832,750 | $192,100 | National floor |
| Dawson County | $541,287 | $832,750 | $185,300 | National floor |
| Daniels County | $541,287 | $832,750 | $184,800 | National floor |
| Rosebud County | $541,287 | $832,750 | $182,400 | National floor |
| Wheatland County | $541,287 | $832,750 | $180,800 | National floor |
| Garfield County | $541,287 | $832,750 | $169,900 | National floor |
| Liberty County | $541,287 | $832,750 | $169,100 | National floor |
| Prairie County | $541,287 | $832,750 | $165,700 | National floor |
| Glacier County | $541,287 | $832,750 | $165,100 | National floor |
| Blaine County | $541,287 | $832,750 | $155,500 | National floor |
| Big Horn County | $541,287 | $832,750 | $143,400 | National floor |
| Sheridan County | $541,287 | $832,750 | $124,000 | National floor |
| Roosevelt County | $541,287 | $832,750 | $118,800 | National floor |
| Wibaux County | $541,287 | $832,750 | $98,600 | National floor |
- Carbon $754,400$832,750
- Stillwater $754,400$832,750
- Yellowstone $754,400$832,750
- Gallatin $718,750$832,750
- Flathead $615,250$832,750
- Missoula $598,000$832,750
- Mineral $598,000$832,750
- Park $563,500$832,750
- Ravalli $560,050$832,750
- Madison $541,287$832,750
- Jefferson $541,287$832,750
- Broadwater $541,287$832,750
- Lake $541,287$832,750
- Lewis and Clark $541,287$832,750
- Sanders $541,287$832,750
- Granite $541,287$832,750
- Sweet Grass $541,287$832,750
- Beaverhead $541,287$832,750
- Powell $541,287$832,750
- Lincoln $541,287$832,750
- Cascade $541,287$832,750
- Teton $541,287$832,750
- Richland $541,287$832,750
- Meagher $541,287$832,750
- Silver Bow $541,287$832,750
- Fallon $541,287$832,750
- Judith Basin $541,287$832,750
- Fergus $541,287$832,750
- Musselshell $541,287$832,750
- Deer Lodge $541,287$832,750
- Treasure $541,287$832,750
- Custer $541,287$832,750
- Toole $541,287$832,750
- Golden Valley $541,287$832,750
- McCone $541,287$832,750
- Chouteau $541,287$832,750
- Pondera $541,287$832,750
- Hill $541,287$832,750
- Petroleum $541,287$832,750
- Carter $541,287$832,750
- Valley $541,287$832,750
- Phillips $541,287$832,750
- Powder River $541,287$832,750
- Dawson $541,287$832,750
- Daniels $541,287$832,750
- Rosebud $541,287$832,750
- Wheatland $541,287$832,750
- Garfield $541,287$832,750
- Liberty $541,287$832,750
- Prairie $541,287$832,750
- Glacier $541,287$832,750
- Blaine $541,287$832,750
- Big Horn $541,287$832,750
- Sheridan $541,287$832,750
- Roosevelt $541,287$832,750
- Wibaux $541,287$832,750
One unit. For 2- to 4-unit homes, each county page has the full table. Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) (external site)
Down payment help
Montana programs for buyers
2 verified programs that put money toward the down payment or closing costs, or give a tax credit. With the source wording and the date we checked it.
Some help is a grant you never repay; other help is a second loan that is forgiven over the years or repaid when you sell. Each program’s tag says which kind it is.
See all programs-
Bond Advantage Down Payment Assistance
Verified November 5, 2026
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
- Repayable
- Deferred
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Mortgage Credit Certificate (MCC)
Verified November 5, 2026
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
- Tax credit
What the state publishes
Montana rules that change the math
Exemptions that lower property tax and taxes paid when the deed is recorded, summarized from the official page each one cites.
Property tax in MontanaExemptions and caps
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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
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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.
MCA §§15-30-2337 through 15-30-2341 · Montana Department of Revenue · Verified October 24, 2026
When the sale is recorded
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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.
Mont. Const. art. VIII, §17 · Montana Constitution (Montana Legislature) · Verified October 24, 2026
Your next steps
Where to go next in Montana
What you can do today, free and without giving personal information. Go in order: your numbers first, then the help.
- Run the numbers with your figures
The Montana calculator already has the typical value, the average rate and the state’s property tax.
- Check whether you qualify for help
Each program says what it gives, who qualifies and when we checked it.
- Talk to a counselor for free
11 HUD-approved agencies help you prepare to buy; 1 says it serves in Spanish.
- Follow the steps to buy a home
From the budget to the keys, in order.
Frequently asked questions
How much down payment do I need for a typical home in Montana?
For a $375,800 home (typical value, Average 2020–2024), the FHA minimum (3.5%) is $13,153 and the conventional minimum (3%) is $11,274. VA and USDA ask no down payment if you qualify. State programs can cover part of it.
Are there high-cost counties in Montana?
Yes. In 2026 data, 9 of the 56 counties in Montana have an FHA limit above the national floor ($541,287); the highest is Carbon County ($754,400).
What is the conforming loan limit in Montana?
In 2026 data, the conforming limit for one unit is $832,750 in every county in Montana: the most Fannie Mae and Freddie Mac will buy. Above it, the loan is a “jumbo” and each lender sets its own terms.
What would the monthly payment be on a typical home in Montana?
With $375,800, the FHA minimum down payment ($13,153) and the 7.18% average rate (November 5, 2026), principal and interest over 30 years comes to about $2,457 a month. Tax, insurance and mortgage insurance are missing: the calculator adds them.
What down payment help is there in Montana?
We have verified 2 state programs in Montana that put money toward the down payment or closing costs, or give a tax credit. Each shows the source wording, who qualifies and the date we checked it.