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City · 8,780 residents · Park County, Montana

Livingston , Montana

In Livingston, a typical home is worth $392,400 and typical rent is $1,046 a month. Compared with all of Park County, the typical home value is 16% lower, typical rent is 7% higher, and the share of households that own their home is 10 points lower.

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  • Typical home value

    $392,400

    16% below the county

    4% above Montana

    • Livingston
    • Park
    • Montana

  • Typical rent

    $1,046a month

    7% above the county

    3% below Montana

    • Livingston
    • Park
    • Montana

  • Typical household income

    $65,861a year

    6% below the county

    9% below Montana

    • Livingston
    • Park
    • Montana

  • Households that own their home

    60%

    10 points below the county

    9 points below Montana

    • Livingston
    • Park
    • Montana

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

Market now, with Zillow data

Zillow data
Typical home value
$533,190
about the same as 12 months ago
Typical rent
$1,473 a month

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

Livingston is in Park County. The FHA loan limit ($563,500 for a one-unit home), the fair market rents and the help on this page are those of all of Park County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Livingston apart

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

  1. Nearby, in Laurel, the typical home value is $235,100: 40% less than in Livingston ($392,400).

  2. Livingston has the 2nd largest share of rent-burdened renters of the 21 cities in Montana with more than 5,000 people (55%).

  3. The typical home in Livingston is worth $392,400, 16% less than in Park County as a whole ($467,500).

  4. 60% of households in Livingston own their home, against 69% in Park County.

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

The homes here

Housing in Livingston

What homes there are in Livingston, 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 is still the most common home in Livingston, but it weighs less than in Park County: 69% against 76%.

Year built

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

$1,468 a month

Park County: $1,828 a month

Without a mortgage

$574 a month

Park County: $592 a month

Owners with a mortgage

60%

Park County: 53%

Owning costs less in Livingston: with a mortgage, the typical cost is $1,468 a month; in Park County, $1,828. Without one, $574.

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

Much as in Park County, the typical home value in Livingston rose 75% since 2015–2019.

Rents in Livingston rose faster than in Park County: 29% since 2015–2019, against 24%.

The typical household income in Livingston rose 43% over that time; home values changed +75% and rent +29%.

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

MeasureLivingstonPark 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 estimateUnreliable estimate1.8%3.4%
People per household 2.012.082.372.53
Drive alone 68%66%71%69%
Carpool 11%11%10%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate5%5%3%
Work from home 14%17%13%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimateUnreliable estimate10 to 19 minutes20 to 29 minutes

By size, households in Livingston look like those in Park County: 2.01 people on average.

To get to work, 68% of workers in Livingston drive alone; in Park County, 66%.

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 Livingston?

A typical home costs more than the typical income allows

We start with a typical home in Livingston, worth $392,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 58% of the typical household income in Livingston, which is $65,861 a year. For that payment to be 28% of income, a household would need to earn about $135,416 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Livingston. 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 $13,734 (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

$3,160

at 7.18% · 30 years

Loan amount
$385,293
Total interest
$554,346
Paid off in
November 2056

Includes $6,627 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,537 a month

  • Tight

    $1,537 to $1,976 a month

  • Hard

    more than $1,976 a month

    Your payment · 58%

Compared with the typical household income in Livingston ($65,861 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,160
Principal & interest$2,610
Property tax$213
Home insurance$164
FHA mortgage insurance (MIP)$174

You need at least $13,734 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

Livingston and Park County

Livingston is in Park 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).

Livingston's own numbers

Typical home value
$392,400
Typical monthly rent
$1,046
Typical yearly household income
$65,861
Households that own their home
60%
Effective property tax rate
0.65%

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

Numbers for all of Park County

FHA limit, one-unit home
$563,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,608
Price change over 5 years (FHFA)
+70%
Homes in a high flood-risk zone
4.6%

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 Park County.

Everything about Park County

Buying

Buying a home in Livingston

A typical home in Livingston is worth $392,400: 16% below the county and 4% above Montana. With the typical household income in Livingston ($65,861 a year), a typical home costs 6.0 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.

  • Livingston 6.0 years
  • Park 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 Park County

According to FHFA’s house price index, home prices in Park County rose 155% in the 10 years through 2025.

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

Period County Montana U.S.
Last year (2025) +0.9% +2.3% +2.9%
5 years (2020–2025) +70% +62% +47%
10 years (2015–2025) +155% +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

Livingston next to Park 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
  • Livingston $392,400
  • Park $467,500
  • Montana $375,800
  • United States $332,700
Typical monthly rent
  • Livingston $1,046
  • Park $976
  • Montana $1,081
  • United States $1,413
Typical yearly household income
  • Livingston $65,861
  • Park $70,047
  • Montana $72,509
  • United States $80,734
See the full table
Livingston next to Park County and Montana
Measure Livingston Park County Montana U.S.
Typical home value $392,400 $467,500 $375,800 $332,700
Typical monthly rent $1,046 $976 $1,081 $1,413
Typical yearly household income $65,861 $70,047 $72,509 $80,734
Households that own their home 60% 69% 69% 65%
Typical yearly property tax $2,553 $2,641 $2,693 $3,119
Effective property tax rate 0.65% 0.56% 0.72% 0.94%
Renters with high rent for their income 55% 51% 45% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Park 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 Livingston

For a typical $392,400 home in Livingston, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Livingston's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,160a month

    Least cash to close
    Down payment
    $13,734
    Cash to close
    $25,506
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $174

  • Conventional, 5% down $3,088a month

    Down payment
    $19,620
    Cash to close
    $31,392
    Rate
    7.18%
    Mortgage insurance
    PMI · $186

  • Conventional, 20% down, no PMI $2,503a month

    Down payment
    $78,480
    Cash to close
    $90,252
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,865a month

    Down payment
    $58,860
    Cash to close
    $70,632
    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 Livingston and for Park County.

Property tax

Effective rate in Livingston

0.65%of the home’s value each year

$2,553 a year for the typical owner in Livingston.

  • Livingston 0.65%
  • Park 0.56%
  • 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 Park County

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

Homes in the high-risk zone
4.6%
520
Of those, with NFIP insurance
11%
County Montana U.S.
Homes in the high-risk zone 4.6% 2.6% 3.5%
Of those, with NFIP insurance 11% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Livingston

Typical rent in Livingston is $1,046 a month: 7% above the county. In Livingston, 55% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Park County, by unit size. To pay the 2-bedroom one ($1,608 a month) without spending more than 30% of your income, you would need to earn $30.92 an hour working full time.

HUD fair market rent for all of Park 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 $1,120 $21.54 $44,800
1 bedroom $1,373 $26.40 $54,920
2 bedrooms $1,608 $30.92 $64,320
3 bedrooms $2,209 $42.48 $88,360
4 bedrooms $2,688 $51.69 $107,520

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 Livingston

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Livingston is in ZIP code 59047.

For 2 bedrooms it is $1,660: $52 more than the fair market rent for Park County ($1,608).

  • 59047 $1,660$2,280

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Livingston 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?

Low-income apartments

Low-income apartments in Livingston

HUD lists 5 buildings with rents for lower incomes in Livingston. These are the largest.

  • Sherwood Inn 325 S Main St, Livingston 59047 50 homes, 49 low-income · For older adults (406) 222-0158
  • Miles Building 107 S 2nd St, Livingston 59047 40 low-income homes · Studio: 4 · 1 bd: 35 · 2 bd: 1 · In service since 2002 · For older adults, people with disabilities (406) 222-6679
  • Livingston Village 603 Robin Ln, Livingston 59047 24 low-income homes · 1 bd: 24 · In service since 1996 · For older adults
  • Timberline Apartments 1302 E Montana St, Livingston 59047 18 low-income homes · 1 bd: 2 · 2 bd: 12 · 3 bd: 4 · In service since 2000 · For families
  • Summit Place Apartments 1102 W Summit St, Livingston 59047 7 homes, 6 low-income · For people with disabilities (406) 585-4844

See all 5 buildings in Park County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Livingston

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 Park County. The nearest ones are below; many serve by phone or online.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Livingston

No down payment, repair or rent-help program on our list is for Livingston or Park County. The ones below are statewide in Montana: they work in Livingston 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 Livingston

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

  • Human Resource Development Council of District Ix, Inc.

    32 S Tracy Ave, Bozeman · 23 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 5 more
    (406) 585-4895

  • Rocky Mountain Development Council

    200 S Cruse Ave, Helena · 95 miles away

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

  • Montana Legal Services Association

    616 Helena Ave., Helena · 96 miles away · Spanish

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

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

All counseling agencies in Montana

Help in Spanish near Livingston

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 Livingston

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

All housing agencies in Montana Source: HUD

Cities

Nearby cities

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

Everything about Park County Housing in Montana

Neighboring counties

If Park 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 Livingston.

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

Questions

Housing questions about Livingston

Short answers with the numbers for Livingston and all of Park 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 Livingston?

The typical home value in Livingston is $392,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Park County it is $467,500.

How much does it cost to rent in Livingston?

Typical rent in Livingston is $1,046 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Park County is $1,608.

What is the FHA loan limit in Livingston?

Livingston uses the FHA limit for all of Park County (2026): $563,500 for a one-unit home and $1,083,650 for a four-unit home.

How much property tax do owners pay in Livingston?

The typical homeowner in Livingston pays $2,553 a year, according to the U.S. Census Bureau. That is 0.65% of the home’s value; in Park County, the rate is 0.56%.

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

We found no HUD-approved counseling agencies with an office in Park 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).