City · 5,101 residents · Ravalli County, Montana

Hamilton , Montana

In Hamilton, a typical home is worth $310,000 and typical rent is $947 a month. Compared with all of Ravalli County, the typical home value is 35% lower, typical household income is 31% lower, and the share of households that own their home is 24 points lower.

Typical home value

$310,000

35% below the county

18% below Montana
- Hamilton
- Ravalli
- Montana
Typical rent

$947a month

10% below the county

12% below Montana
- Hamilton
- Ravalli
- Montana
Typical household income

$49,204a year

31% below the county

32% below Montana
- Hamilton
- Ravalli
- Montana
Households that own their home

56%

24 points below the county

13 points below Montana
- Hamilton
- Ravalli
- Montana

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

Market now, with Zillow data

Zillow data

Typical home value: $529,339; 1.3% more than 12 months ago; Typical home value from Zillow, September 2021 to September 2026: from $455,031 to $529,339.
Typical rent: $1,575 a month

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

Hamilton is in Ravalli County. The FHA loan limit ($560,050 for a one-unit home), the fair market rents and the help on this page are those of all of Ravalli County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Hamilton apart

What this place has that others do not, from public data, most unusual first.

56% of households in Hamilton own their home, against 79% in Ravalli County.
Hamilton has the 2nd lowest typical household income of the 26 cities in Montana with more than 5,000 people ($49,204).
The typical home in Hamilton is worth $310,000, 35% less than in Ravalli County as a whole ($476,600).
Nearby, in Butte-Silver Bow, the typical home value is $257,800: 17% less than in Hamilton ($310,000).

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

The homes here

Housing in Hamilton

What homes there are in Hamilton, 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

Kind of home: Hamilton and its comparisons
Measure	Hamilton	Ravalli County	Montana	United States
Detached house	52%	80%	69%	61%
Attached house	Unreliable estimate	3%	5%	6%
Building of 2 to 4	Unreliable estimate	5%	7%	8%
Apartments (5 or more)	Unreliable estimate	Unreliable estimate	10%	19%
Mobile home	Unreliable estimate	9%	9%	6%
Boat, RV and other	Unreliable estimate	Unreliable estimate	0%	0%

The detached house is still the most common home in Hamilton, but it weighs less than in Ravalli County: 52% against 80%.

Year built

Year built: Hamilton and its comparisons
Measure	Hamilton	Ravalli County	Montana	United States
Before 1960	42%	17%	26%	26%
1960–1979	12%	22%	23%	24%
1980–1999	21%	31%	23%	25%
2000–2009	13%	18%	14%	14%
2010 or later	12%	13%	14%	11%

What it costs here

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

Value of owner-occupied homes

Value of owner-occupied homes: Hamilton and its comparisons
Measure	Hamilton
Under $100K	Unreliable estimate
$100K–$200K	Unreliable estimate
$200K–$300K	28%
$300K–$500K	38%
$500K–$750K	Unreliable
$750K–$1M	Unreliable
$1M or more	Unreliable estimate

Monthly rent with utilities

Monthly rent with utilities: Hamilton and its comparisons
Measure	Hamilton
Under $500	Unreliable estimate
$500–$999	49%
$1,000–$1,499	33%
$1,500–$1,999	Unreliable estimate
$2,000–$2,499	Unreliable estimate
$2,500–$2,999	Unreliable
$3,000 or more	Unreliable estimate

With a mortgage

$1,400 a month

Ravalli County: $1,656 a month

Without a mortgage

$613 a month

Ravalli County: $548 a month

Owners with a mortgage

46%

Ravalli County: 51%

Owning costs less in Hamilton: with a mortgage, the typical cost is $1,400 a month; in Ravalli County, $1,656. Without one, $613.

How it changed

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

Change since 2015–2019

Change since 2015–2019: Hamilton and its comparisons
Measure	Hamilton	Ravalli County	Montana	United States
Typical home value	+75%	+71%	+63%	+53%
Typical rent	+26%	+37%	+34%	+33%
Typical household income	+54%	+34%	+32%	+29%

From 2015–2019 to 2020–2024, the typical home value in Hamilton rose 75%; in Ravalli County, it rose 71%.

Since 2015–2019, the typical rent in Hamilton rose 26%, less than in Ravalli County (37%).

The typical household income in Hamilton rose 54% over that time; home values changed +75% and rent +26%.

How people live

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

How people live: Hamilton and its comparisons
Measure	Hamilton	Ravalli County	Montana	United States
Rental vacancy	Unreliable estimate	Unreliable estimate	5.3%	5.5%
Homeowner vacancy	Unreliable estimate	Unreliable estimate	0.9%	0.9%
More than one person per room	Unreliable estimate	1.1%	1.8%	3.4%
People per household	1.74	2.48	2.37	2.53
Drive alone	77%	73%	71%	69%
Carpool	Unreliable estimate	9%	10%	9%
Public transit	Unreliable estimate	Unreliable estimate	1%	3%
Walk or bike	Unreliable estimate	3%	5%	3%
Work from home	Unreliable estimate	14%	13%	15%
Other means	Unreliable estimate	Unreliable estimate	1%	2%
Typical commute	Unreliable estimate	Unreliable estimate	10 to 19 minutes	20 to 29 minutes

Households in Hamilton are smaller: 1.74 people on average; in Ravalli County, 2.48.

To get to work, 77% of workers in Hamilton drive alone; in Ravalli County, 73%.

Do the math

What would you pay each month for a home in Hamilton?

A typical home costs more than the typical income allows

We start with a typical home in Hamilton, worth $310,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 61% of the typical household income in Hamilton, which is $49,204 a year. For that payment to be 28% of income, a household would need to earn about $107,977 a year.

The calculator's FHA and conventional loan limits are those of all of Ravalli County.

A father holds his baby and his young son by a white picket fence.

Change the price, the down payment or the loan: the payment updates right away.

Your numbers

Home priceLocal data

Starts at the typical home value in Hamilton. Change it to the price you have in mind.

Your credit score

620 or higher580 to 619500 to 579Under 500

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

Down payment

That is $10,850 (3.5% of the price). The usual minimum for this loan is 3.5%.

Interest rate%

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

Term

30 years20 years15 years

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

Adjust advanced details

Property tax per year$Estimate: the typical effective rate in Hamilton is 0.7% of the home's value (Census ACS).Home insurance per year$An example, not official data: get quotes from several insurers.HOA dues per month$Add the FHA upfront mortgage insurance premium to the loan

Estimated monthly payment

Local data

$2,519

at 7.18% · 30 years

Loan amount: $304,385
Total interest: $437,939
Paid off in: November 2056

Includes $5,235 FHA upfront mortgage insurance premium.

Does it fit the income?

Comfortable
up to $1,148 a month
Tight
$1,148 to $1,476 a month
Hard
more than $1,476 a month
Your payment · 61%

Compared with the typical household income in Hamilton ($49,204 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as

Payment partsBalance and interestPayment table

Monthly payment breakdown
Principal & interest	$2,062
Property tax	$191
Home insurance	$129
FHA mortgage insurance (MIP)	$137

You need at least $10,850 for the down payment, plus closing costs.

Next step

See which down payment help you qualify for in Hamilton

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.

The city and its county

Hamilton and Ravalli County

Hamilton is in Ravalli County, Montana. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Hamilton's own numbers

Typical home value: $310,000
Typical monthly rent: $947
Typical yearly household income: $49,204
Households that own their home: 56%
Effective property tax rate: 0.74%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Ravalli County

FHA limit, one-unit home: $560,050
Conventional limit, one unit: $832,750
HUD fair market rent, 2 bedrooms: $1,426
Price change over 5 years (FHFA): +76%
Homes in a high flood-risk zone: 1.6%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Ravalli County.

Everything about Ravalli County

Buying

Buying a home in Hamilton

A typical home in Hamilton is worth $310,000: 35% below the county and 18% below Montana. With the typical household income in Hamilton ($49,204 a year), a typical home costs 6.3 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

Hamilton 6.3 years
Ravalli 6.7 years
Montana 5.2 years
United States 4.1 years

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

How prices have changed in Ravalli County

According to FHFA’s house price index, home prices in Ravalli County rose 142% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Ravalli County.

2016: +5.2%
2017: +5.2%
2018: +8.8%
2019: +6.6%
2020: +7.0%
2021: +21.4%
2022: +27.4%
2023: +7.0%
2024: +4.8%
2025: +1.7%

Change in FHFA’s price index in Ravalli County, Montana and the United States
Period	County	Montana	U.S.
Last year (2025)	+1.7%	+2.3%	+2.9%
5 years (2020–2025)	+76%	+62%	+47%
10 years (2015–2025)	+142%	+105%	+85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Hamilton next to Ravalli County, Montana and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value

Hamilton $310,000
Ravalli $476,600
Montana $375,800
United States $332,700

Typical monthly rent

Hamilton $947
Ravalli $1,054
Montana $1,081
United States $1,413

Typical yearly household income

Hamilton $49,204
Ravalli $71,283
Montana $72,509
United States $80,734

See the full table

Hamilton next to Ravalli County and Montana
Measure	Hamilton	Ravalli County	Montana	U.S.
Typical home value	$310,000 35% below the county	$476,600	$375,800	$332,700
Typical monthly rent	$947 10% below the county	$1,054	$1,081	$1,413
Typical yearly household income	$49,204 31% below the county	$71,283	$72,509	$80,734
Households that own their home	56% 24 points below the county	79%	69%	65%
Typical yearly property tax	$2,304 3% below the county	$2,380	$2,693	$3,119
Effective property tax rate	0.74% 0.24 points above the county	0.5%	0.72%	0.94%
Renters with high rent for their income	42% 1 points below the county	42%	45%	51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Ravalli County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Hamilton

For a typical $310,000 home in Hamilton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Hamilton's typical property tax, an example home insurance and mortgage insurance when it applies.

FHA, 3.5% down $2,519a month
Least cash to close

Down payment
$10,850

Cash to close
$20,150

Rate
7.18%

Mortgage insurance
FHA MIP · $137
Conventional, 5% down $2,463a month

Down payment
$15,500

Cash to close
$24,800

Rate
7.18%

Mortgage insurance
PMI · $147
Conventional, 20% down, no PMI $2,000a month

Down payment
$62,000

Cash to close
$71,300

Rate
7.18%

Mortgage insurance
None
ITIN, 15% down (example) $2,287a month

Down payment
$46,500

Cash to close
$55,800

Rate
8.18%

Mortgage insurance
None

Four ways to pay for a typical home in Hamilton
Loan	Monthly payment	Down payment	Loan amount	Rate	Mortgage insurance	Cash to close	Minimum score
FHA, 3.5% down Least cash to close	$2,519	$10,850	$304,385	7.18%	FHA MIP · $137	$20,150	580
Conventional, 5% down	$2,463	$15,500	$294,500	7.18%	PMI · $147	$24,800	620*
Conventional, 20% down, no PMI	$2,000	$62,000	$248,000	7.18%	None	$71,300	620*
ITIN, 15% down (example)	$2,287	$46,500	$263,500	8.18%	None	$55,800	Set by the lender

The option that asks for the least cash to close is FHA, 3.5% down.

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? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Hamilton and for Ravalli County.

Property tax

Effective rate in Hamilton

0.74%of the home’s value each year

$2,304 a year for the typical owner in Hamilton.

Hamilton 0.74%
Ravalli 0.5%
Montana 0.72%

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

Exemptions and deadlines in Montana

Flood risk in Ravalli County

FEMA does not publish these numbers by city: they are for all of Ravalli County.

Homes in the high-risk zone: 1.6%; 356
Of those, with NFIP insurance: 14%

Homes in the high-risk zone and with NFIP insurance: Ravalli County, Montana and the U.S.
Measure	County	Montana	U.S.
Homes in the high-risk zone	1.6%	2.6%	3.5%
Of those, with NFIP insurance	14%	16%	48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Hamilton

Typical rent in Hamilton is $947 a month: 10% below the county. In Hamilton, 42% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Ravalli County, by unit size. To pay the 2-bedroom one ($1,426 a month) without spending more than 30% of your income, you would need to earn $27.42 an hour working full time.

HUD fair market rent for all of Ravalli County

What you need to earn to pay it without spending more than 30% of income, working full time.

HUD fair market rent in Ravalli County (Fiscal year 2027)
Size	Fair rent a month	Hourly wage	Yearly income
Studio	$1,091	$20.98	$43,640
1 bedroom	$1,166	$22.42	$46,640
2 bedrooms	$1,426	$27.42	$57,040
3 bedrooms	$1,971	$37.90	$78,840
4 bedrooms	$2,383	$45.83	$95,320

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

By ZIP code

Fair market rent by ZIP code in Hamilton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Hamilton is in ZIP code 59840.

For 2 bedrooms it is $1,400: $26 less than the fair market rent for Ravalli County ($1,426).

Fair market rent by ZIP code and size in Hamilton, fiscal year 2027.
ZIP code	Studio	1 bd	2 bd	3 bd	4 bd
59840	$1,070	$1,140	$1,400	$1,940	$2,340

ZIP code 2 bd3 bd
59840 $1,400$1,940

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Hamilton when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file (external site)

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Hamilton

HUD lists 9 buildings with rents for lower incomes in Hamilton. These are the largest.

Sapphire Lutheran Homes 501 N 10th St, Hamilton 59840 60 low-income homes · For older adults (406) 363-6354
Willow Court 290 Skeels Ave, Hamilton 59840 48 low-income homes · 1 bd: 42 · 2 bd: 6 · In service since 1998 · For older adults
Mountain View III 251 Stonegate Dr, Hamilton 59840 46 low-income homes · 2 bd: 22 · 3 bd: 24 · In service since 2009
Mountain View III/Hamilton 251 Stonegate Dr, Hamilton 59840 46 low-income homes · 2 bd: 22 · 3 bd: 24 · In service since 2009
Mountain View Apts 430 Stonegate Dr, Hamilton 59840 36 homes, 35 low-income · 2 bd: 24 · 3 bd: 12 · In service since 2003

See all 15 buildings in Ravalli County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Hamilton

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Ravalli County. The nearest ones are below; many serve by phone or online.

Local programs None For Hamilton or Ravalli County
Housing authorities None Named for Hamilton or Ravalli County
Counseling agencies None HUD-approved, with an office in Ravalli County
Local legal help None Serves Ravalli County

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Hamilton

No down payment, repair or rent-help program on our list is for Hamilton or Ravalli County. The ones below are statewide in Montana: they work in Hamilton the same as in the rest of the state.

Which programs do I qualify for? All programs in Montana

Bond Advantage Down Payment Assistance

Statewide in Montana

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

See the program Official page
Mortgage Credit Certificate (MCC)

Statewide in Montana

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

See the program Official page

Housing counselors near Hamilton

The HUD-approved agencies closest to the center of Hamilton, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

HI
Homeword, Inc.

1535 Liberty Ln Ste 116A, Missoula · 44 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 5 more
(406) 532-4663
HR
Headwaters RC&D Area, Inc.

65 E Broadway St, Butte · 80 miles away
- Workshops for new owners
- Pre-purchase counseling
- and 2 more
(406) 533-6784
RM
Rocky Mountain Development Council

200 S Cruse Ave, Helena · 103 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 2 more
(406) 447-1680

All counseling agencies in Montana

Help in Spanish near Hamilton

None of the 3 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.

Housing authorities of Hamilton

HUD lists no housing authority with an office in Ravalli County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Montana Source: HUD

Legal help in Hamilton

No legal help resource on our list is for Hamilton or Ravalli County in particular.

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.

Cities

Nearby cities

The cities closest to Hamilton, with the typical home value.

Everything about Ravalli County Housing in Montana

Neighboring counties

If Ravalli County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Hamilton.

All guides

A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Hamilton

Short answers with the numbers for Hamilton and all of Ravalli County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Hamilton?

The typical home value in Hamilton is $310,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Ravalli County it is $476,600.

How much does it cost to rent in Hamilton?

Typical rent in Hamilton is $947 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Ravalli County is $1,426.

What is the FHA loan limit in Hamilton?

Hamilton uses the FHA limit for all of Ravalli County (2026): $560,050 for a one-unit home and $1,077,050 for a four-unit home.

How much property tax do owners pay in Hamilton?

The typical homeowner in Hamilton pays $2,304 a year, according to the U.S. Census Bureau. That is 0.74% of the home’s value; in Ravalli County, the rate is 0.5%.

Where can I find free help to buy or rent in Hamilton?

We found no HUD-approved counseling agencies with an office in Ravalli County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).

Hamilton , Montana

Hamilton in numbers

Market now, with Zillow data

What sets Hamilton apart

Housing in Hamilton

What would you pay each month for a home in Hamilton?

Your numbers

Hamilton and Ravalli County

Buying a home in Hamilton

Years of income to pay for a typical home

How prices have changed in Ravalli County

Hamilton next to Ravalli County, Montana and the U.S.

Four ways to pay for a typical home in Hamilton

Two costs that change from place to place

Property tax

Flood risk in Ravalli County

Renting in Hamilton

HUD fair market rent for all of Ravalli County

Fair market rent by ZIP code in Hamilton

Low-income apartments in Hamilton

Help to buy or rent in Hamilton

Assistance programs in Hamilton

Bond Advantage Down Payment Assistance

Mortgage Credit Certificate (MCC)

Housing counselors near Hamilton

Help in Spanish near Hamilton

Housing authorities of Hamilton

Legal help in Hamilton

Nearby cities

Neighboring counties

Guides for your next step

Housing questions about Hamilton

How much does a typical home cost in Hamilton?

How much does it cost to rent in Hamilton?

What is the FHA loan limit in Hamilton?

How much property tax do owners pay in Hamilton?

Where can I find free help to buy or rent in Hamilton?