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City · 8,056 residents · Lewis and Clark County, Montana

Helena Valley West Central , Montana

In Helena Valley West Central, a typical home is worth $367,200 and typical rent is $1,327 a month. Compared with all of Lewis and Clark County, typical rent is 20% higher, typical household income is 15% higher, and the share of households that own their home is 15 points higher.

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  • Typical home value

    $367,200

    7% below the county

    2% below Montana

    • Helena Valley West Central
    • Lewis and Clark
    • Montana

  • Typical rent

    $1,327a month

    20% above the county

    23% above Montana

    • Helena Valley West Central
    • Lewis and Clark
    • Montana

  • Typical household income

    $90,082a year

    15% above the county

    24% above Montana

    • Helena Valley West Central
    • Lewis and Clark
    • Montana

  • Households that own their home

    85%

    15 points above the county

    16 points above Montana

    • Helena Valley West Central
    • Lewis and Clark
    • Montana

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

Helena Valley West Central is in Lewis and Clark County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Lewis and Clark County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Helena Valley West Central apart

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

  1. Helena Valley West Central has the 2nd highest homeownership rate of the 26 cities in Montana with more than 5,000 people (85%).

  2. Nearby, in Butte-Silver Bow, the typical rent is $856: 35% less than in Helena Valley West Central ($1,327).

  3. Nearby, in Great Falls, the typical home value is $257,000: 30% less than in Helena Valley West Central ($367,200).

  4. The typical rent in Helena Valley West Central is $1,327 a month, 20% more than in Lewis and Clark County as a whole ($1,102).

  5. The typical household income in Helena Valley West Central is $90,082, 15% more than in Lewis and Clark County as a whole ($78,237).

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

The homes here

Housing in Helena Valley West Central

What homes there are in Helena Valley West Central, 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

The detached house rules in Helena Valley West Central: 80% of homes, more than in Lewis and Clark County (66%).

Mobile homes are 18% of homes in Helena Valley West Central, more than in Lewis and Clark County (10%).

Year built

Here half of the homes date from 1986 or later; in Lewis and Clark County, from 1982 or later.

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
Monthly rent with utilities

With a mortgage

$1,857 a month

Lewis and Clark County: $1,883 a month

Without a mortgage

$580 a month

Lewis and Clark County: $626 a month

Owners with a mortgage

63%

Lewis and Clark County: 61%

Owning costs about the same in Helena Valley West Central as in Lewis and Clark County: with a mortgage, $1,857 a month; without one, $580.

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

Homes in Helena Valley West Central gained value more slowly than in Lewis and Clark County: 54% since 2015–2019, against 62%.

Rent in Helena Valley West Central moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureHelena Valley West CentralLewis and Clark CountyMontanaUnited States
Rental vacancy Unreliable estimateUnreliable estimate5.3%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.9%0.9%
More than one person per room Unreliable estimate1.4%1.8%3.4%
People per household 2.722.302.372.53
Drive alone 76%68%71%69%
Carpool 7%11%10%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate5%5%3%
Work from home 15%15%13%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes10 to 19 minutes20 to 29 minutes

Households in Helena Valley West Central are bigger: 2.72 people on average; in Lewis and Clark County, 2.30.

To get to work, 76% of workers in Helena Valley West Central drive alone; in Lewis and Clark County, 68%.

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 for a home in Helena Valley West Central?

A typical home costs more than the typical income allows

We start with a typical home in Helena Valley West Central, worth $367,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income in Helena Valley West Central, which is $90,082 a year. For that payment to be 28% of income, a household would need to earn about $128,162 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Helena Valley West Central. 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 $12,852 (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

$2,990

at 7.18% · 30 years

Loan amount
$360,549
Total interest
$518,746
Paid off in
November 2056

Includes $6,201 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,102 a month

  • Tight

    $2,102 to $2,702 a month

  • Hard

    more than $2,702 a month

    Your payment · 40%

Compared with the typical household income in Helena Valley West Central ($90,082 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,990
Principal & interest$2,442
Property tax$233
Home insurance$153
FHA mortgage insurance (MIP)$162

You need at least $12,852 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.

The city and its county

Helena Valley West Central and Lewis and Clark County

Helena Valley West Central is in Lewis and Clark 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).

Helena Valley West Central's own numbers

Typical home value
$367,200
Typical monthly rent
$1,327
Typical yearly household income
$90,082
Households that own their home
85%
Effective property tax rate
0.76%

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

Numbers for all of Lewis and Clark County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,653
Price change over 5 years (FHFA)
+69%
Homes in a high flood-risk zone
3%

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 Lewis and Clark County.

Everything about Lewis and Clark County

Buying

Buying a home in Helena Valley West Central

A typical home in Helena Valley West Central is worth $367,200: 7% below the county and 2% below Montana. With the typical household income in Helena Valley West Central ($90,082 a year), a typical home costs 4.1 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.

  • Helena Valley West Central 4.1 years
  • Lewis and Clark 5.0 years
  • Montana 5.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Lewis and Clark County

According to FHFA’s house price index, home prices in Lewis and Clark County rose 111% in the 10 years through 2025.

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

Period County Montana U.S.
Last year (2025) +5.2% +2.3% +2.9%
5 years (2020–2025) +69% +62% +47%
10 years (2015–2025) +111% +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

Helena Valley West Central next to Lewis and Clark 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
  • Helena Valley West Central $367,200
  • Lewis and Clark $393,500
  • Montana $375,800
  • United States $332,700
Typical monthly rent
  • Helena Valley West Central $1,327
  • Lewis and Clark $1,102
  • Montana $1,081
  • United States $1,413
Typical yearly household income
  • Helena Valley West Central $90,082
  • Lewis and Clark $78,237
  • Montana $72,509
  • United States $80,734
See the full table
Helena Valley West Central next to Lewis and Clark County and Montana
Measure Helena Valley West Central Lewis and Clark County Montana U.S.
Typical home value $367,200 $393,500 $375,800 $332,700
Typical monthly rent $1,327 $1,102 $1,081 $1,413
Typical yearly household income $90,082 $78,237 $72,509 $80,734
Households that own their home 85% 70% 69% 65%
Typical yearly property tax $2,779 $3,113 $2,693 $3,119
Effective property tax rate 0.76% 0.79% 0.72% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Lewis and Clark 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 Helena Valley West Central

For a typical $367,200 home in Helena Valley West Central, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Helena Valley West Central's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,990a month

    Least cash to close
    Down payment
    $12,852
    Cash to close
    $23,868
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $162

  • Conventional, 5% down $2,923a month

    Down payment
    $18,360
    Cash to close
    $29,376
    Rate
    7.18%
    Mortgage insurance
    PMI · $174

  • Conventional, 20% down, no PMI $2,376a month

    Down payment
    $73,440
    Cash to close
    $84,456
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,715a month

    Down payment
    $55,080
    Cash to close
    $66,096
    Rate
    8.18%
    Mortgage insurance
    None

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 Helena Valley West Central and for Lewis and Clark County.

Property tax

Effective rate in Helena Valley West Central

0.76%of the home’s value each year

$2,779 a year for the typical owner in Helena Valley West Central.

  • Helena Valley West Central 0.76%
  • Lewis and Clark 0.79%
  • 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 Lewis and Clark County

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

Homes in the high-risk zone
3%
897
Of those, with NFIP insurance
14%
County Montana U.S.
Homes in the high-risk zone 3% 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 Helena Valley West Central

Typical rent in Helena Valley West Central is $1,327 a month: 20% above the county.

HUD publishes a fair market rent for all of Lewis and Clark County, by unit size. To pay the 2-bedroom one ($1,653 a month) without spending more than 30% of your income, you would need to earn $31.79 an hour working full time.

HUD fair market rent for all of Lewis and Clark County

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

Size Fair rent a month Hourly wage Yearly income
Studio $1,151 $22.13 $46,040
1 bedroom $1,320 $25.38 $52,800
2 bedrooms $1,653 $31.79 $66,120
3 bedrooms $2,289 $44.02 $91,560
4 bedrooms $2,392 $46.00 $95,680

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 Helena Valley West Central

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Helena Valley West Central is in ZIP code 59602.

For 2 bedrooms it is $2,040: $387 more than the fair market rent for Lewis and Clark County ($1,653).

  • 59602 $2,040$2,820

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Helena Valley West Central 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) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Helena Valley West Central

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.

There are 2 HUD-approved agencies with an office in Lewis and Clark County; 1 says it serves in Spanish.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Helena Valley West Central

No down payment, repair or rent-help program on our list is for Helena Valley West Central or Lewis and Clark County. The ones below are statewide in Montana: they work in Helena Valley West Central 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 Helena Valley West Central

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

  • Montana Legal Services Association

    616 Helena Ave., Helena · 5 miles away · Spanish

    Also serves in Arabic, American Sign Language (ASL), Cambodian, Cantonese, and 19 more languages.

    • Homelessness services
    • Rental counseling
    (800) 666-6899

  • Rocky Mountain Development Council

    200 S Cruse Ave, Helena · 5 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (406) 447-1680

  • Headwaters RC&D Area, Inc.

    65 E Broadway St, Butte · 50 miles away

    • Workshops for new owners
    • Pre-purchase counseling
    • and 2 more
    (406) 533-6784

Every agency in Lewis and Clark County All counseling agencies in Montana

Help in Spanish near Helena Valley West Central

1 of the 3 agencies on this list says it serves 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 Helena Valley West Central

In HUD’s record, no housing authority with an office in Lewis and Clark County is named for Helena Valley West Central or Lewis and Clark County.

2 other authorities have an office in Lewis and Clark County: see the list Source: HUD

Cities

Other cities in Lewis and Clark County

These cities are also in Lewis and Clark County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Lewis and Clark County Housing in Montana

Nearby cities

The cities closest to Helena Valley West Central, with the typical home value.

Neighboring counties

If Lewis and Clark 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 Helena Valley West Central.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Helena Valley West Central

Short answers with the numbers for Helena Valley West Central and all of Lewis and Clark 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 Helena Valley West Central?

The typical home value in Helena Valley West Central is $367,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lewis and Clark County it is $393,500.

How much does it cost to rent in Helena Valley West Central?

Typical rent in Helena Valley West Central is $1,327 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lewis and Clark County is $1,653.

What is the FHA loan limit in Helena Valley West Central?

Helena Valley West Central uses the FHA limit for all of Lewis and Clark County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Helena Valley West Central?

The typical homeowner in Helena Valley West Central pays $2,779 a year, according to the U.S. Census Bureau. That is 0.76% of the home’s value; in Lewis and Clark County, the rate is 0.79%.

Where can I find free help to buy or rent in Helena Valley West Central?

There are 2 HUD-approved counseling agencies with an office in Lewis and Clark County. 1 says it serves in Spanish. 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).