In Miles City, a typical home is worth $200,200 and typical rent is $926 a month. Compared with all of Custer County, the typical home value is 9% lower and the share of households that own their home is 6 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $196,977 to $246,140.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Miles City is in Custer 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 Custer County. See the county
What this place has that others do not, from public data, most unusual first.
1
Miles City has the 2nd lowest typical home value of the 26 cities in Montana with more than 5,000 people ($200,200).
2
According to Zillow, in the 12 months to September 2026 the typical home value in Miles City rose 8.5%; in Montana, it rose 2%.
3
64% of households in Miles City own their home, against 70% in Custer County.
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Miles City
What homes there are in Miles City, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Miles City
Custer County
Montana
United States
Kind of home: Miles City and its comparisons
Measure
Miles City
Custer County
Montana
United States
Detached house
69%
70%
69%
61%
Attached house
Unreliable estimate
Unreliable estimate
5%
6%
Building of 2 to 4
7%
5%
7%
8%
Apartments (5 or more)
13%
10%
10%
19%
Mobile home
8%
12%
9%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house is the most common home in Miles City: 69% of homes, near the figure in Custer County (70%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Miles City
Custer County
Montana
United States
Year built: Miles City and its comparisons
Measure
Miles City
Custer County
Montana
United States
Before 1960
52%
46%
26%
26%
1960–1979
30%
29%
23%
24%
1980–1999
11%
12%
23%
25%
2000–2009
2%
6%
14%
14%
2010 or later
5%
7%
14%
11%
In Miles City, half of the homes were built before 1959.
Homes in Miles City are smaller: 58% have 3 bedrooms or more; in Custer County, 61%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K16%
$100K–$200K34%
$200K–$300K31%
$300K–$500K16%
$500K–$750KUnreliable
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Miles City and its comparisons
Measure
Miles City
Under $100K
16%
$100K–$200K
34%
$200K–$300K
31%
$300K–$500K
16%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable
$1M or more
Unreliable
At least 97% of owner-occupied homes in Miles City are worth less than $500,000, below the FHA loan limit for Custer County ($541,287).
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99951%
$1,000–$1,49932%
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Miles City and its comparisons
Measure
Miles City
Under $500
Unreliable estimate
$500–$999
51%
$1,000–$1,499
32%
$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
$1,422 a month
Custer County: $1,557 a month
Without a mortgage
$615 a month
Custer County: $607 a month
Owners with a mortgage
49%
Custer County: 44%
The typical cost for an owner with a mortgage in Miles City is $1,422 a month, less than in Custer County ($1,557); without one, $615.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Miles City+25%
Custer County+29%
Montana+63%
United States+53%
Typical rent
Miles City+21%
Custer County+18%
Montana+34%
United States+33%
Typical household income
Miles City+33%
Custer County+33%
Montana+32%
United States+29%
Change since 2015–2019: Miles City and its comparisons
Measure
Miles City
Custer County
Montana
United States
Typical home value
+25%
+29%
+63%
+53%
Typical rent
+21%
+18%
+34%
+33%
Typical household income
+33%
+33%
+32%
+29%
The typical home value in Miles City rose 25% since 2015–2019, less than in Custer County (29%).
The typical rent in Miles City rose 21% since 2015–2019, about the same as in Custer County (18%).
The typical household income in Miles City rose 33%: more than home values (+25%) and rent (+21%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Miles City and its comparisons
Measure
Miles City
Custer 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
Unreliable estimate
1.8%
3.4%
People per household
2.23
2.28
2.37
2.53
Drive alone
74%
71%
71%
69%
Carpool
15%
17%
10%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
7%
6%
5%
3%
Work from home
4%
5%
13%
15%
Other means
Unreliable estimate
Unreliable estimate
1%
2%
Typical commute
under 10 minutes
Unreliable estimate
10 to 19 minutes
20 to 29 minutes
Much as in Custer County, a household in Miles City has 2.23 people on average.
The car rules in Miles City: 74% of workers drive to work alone, and the typical trip takes under 10 minutes.
Do the math
What would you pay each month for a home in Miles City?
A typical home is tight for the typical income
We start with a typical home in Miles City, worth $200,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 30% of the typical household income in Miles City, which is $67,727 a year. For that payment to be 28% of income, a household would need to earn about $72,807 a year.
The calculator's FHA and conventional loan limits are those of all of Custer County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Miles City. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $7,007 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$1,699
at 7.18% · 30 years
Loan amount
$196,574
Total interest
$282,824
Paid off in
November 2056
Includes $3,381 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,580 a month
Tight
$1,580 to $2,032 a month
Your payment · 30%
Hard
more than $2,032 a month
Compared with the typical household income in Miles City ($67,727 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,332
Property tax
$195
Home insurance
$83
FHA mortgage insurance (MIP)
$89
You need at least $7,007 for the down payment, plus closing costs.
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.
Total monthly payment $1,699; principal and interest $1,332.
The city and its county
Miles City and Custer County
Miles City is in Custer 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).
Miles City
Map of Custer County, Montana, with Miles City marked. Around it, the neighboring counties.
Miles City
Custer County
Miles City's own numbers
Typical home value
$200,200
Typical monthly rent
$926
Typical yearly household income
$67,727
Households that own their home
64%
Effective property tax rate
1.17%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Custer County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,612
Price change over 5 years (FHFA)
+50%
Homes in a high flood-risk zone
51%
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 Custer County.
A typical home in Miles City is worth $200,200: 9% below the county and 47% below Montana. With the typical household income in Miles City ($67,727 a year), a typical home costs 3.0 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.
Miles City3.0 years
Custer3.1 years
Montana5.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Custer County
According to FHFA’s house price index, home prices in Custer County rose 66% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Custer County.
Yearly change in FHFA’s price index in Custer County, 2016 to 2025
2016: +2.9% +2.9% 2016
2017: +1.2% +1.2% 2017
2018: −0.2% −0.2% 2018
2019: +3.2% +3.2% 2019
2020: +3.1% +3.1% 2020
2021: +10.8% +10.8% 2021
2022: +8.2% +8.2% 2022
2023: +14.2% +14.2% 2023
2024: +8.9% +8.9% 2024
2025: +0.9% +0.9% 2025
Change in FHFA’s price index in Custer County, Montana and the United States
Period
County
Montana
U.S.
Last year (2025)
+0.9%
+2.3%
+2.9%
5 years (2020–2025)
+50%
+62%
+47%
10 years (2015–2025)
+66%
+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
Miles City next to Custer 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
Miles City$200,200
Custer$219,100
Montana$375,800
United States$332,700
Typical monthly rent
Miles City$926
Custer$893
Montana$1,081
United States$1,413
Typical yearly household income
Miles City$67,727
Custer$70,605
Montana$72,509
United States$80,734
See the full table
Miles City next to Custer County and Montana
Measure
Miles City
Custer County
Montana
U.S.
Typical home value
$200,200 ▼9% below the county
$219,100
$375,800
$332,700
Typical monthly rent
$926 ▲4% above the county
$893
$1,081
$1,413
Typical yearly household income
$67,727 ▼4% below the county
$70,605
$72,509
$80,734
Households that own their home
64% ▼6 points below the county
70%
69%
65%
Typical yearly property tax
$2,341 ▲3% above the county
$2,264
$2,693
$3,119
Effective property tax rate
1.17% ▲0.14 points above the county
1.03%
0.72%
0.94%
Renters with high rent for their income
40% ▲1 points above the county
39%
45%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Custer 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 Miles City
For a typical $200,200 home in Miles City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Miles City's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,699a month
Least cash to close
Down payment
$7,007
Cash to close
$13,013
Rate
7.18%
Mortgage insurance
FHA MIP · $89
Conventional, 5% down$1,662a month
Down payment
$10,010
Cash to close
$16,016
Rate
7.18%
Mortgage insurance
PMI · $95
Conventional, 20% down, no PMI$1,364a month
Down payment
$40,040
Cash to close
$46,046
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,549a month
Down payment
$30,030
Cash to close
$36,036
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Miles City
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,699
$7,007
$196,574
7.18%
FHA MIP · $89
$13,013
580
Conventional, 5% down
$1,662
$10,010
$190,190
7.18%
PMI · $95
$16,016
620*
Conventional, 20% down, no PMI
$1,364
$40,040
$160,160
7.18%
None
$46,046
620*
ITIN, 15% down (example)
$1,549
$30,030
$170,170
8.18%
None
$36,036
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.
Typical rent in Miles City is $926 a month: 4% above the county. In Miles City, 40% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Custer County, by unit size. To pay the 2-bedroom one ($1,612 a month) without spending more than 30% of your income, you would need to earn $31.00 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Custer County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,160
$22.31
$46,400
1 bedroom
$1,232
$23.69
$49,280
2 bedrooms
$1,612
$31.00
$64,480
3 bedrooms
$2,195
$42.21
$87,800
4 bedrooms
$2,471
$47.52
$98,840
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 Miles City
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Miles City is in ZIP code 59301.
For 2 bedrooms it is $1,610: $2 less than the fair market rent for Custer County ($1,612).
Fair market rent by ZIP code and size in Miles City, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
59301
$1,160
$1,230
$1,610
$2,190
$2,470
ZIP code2 bd3 bd
59301 $1,610$2,190
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Miles City 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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 Custer County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Miles City or Custer County. The ones below are statewide in Montana: they work in Miles City the same as in the rest of the state.
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).
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).
No legal help resource on our list is for Miles City or Custer 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.
Short answers with the numbers for Miles City and all of Custer 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 Miles City?
The typical home value in Miles City is $200,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Custer County it is $219,100.
How much does it cost to rent in Miles City?
Typical rent in Miles City is $926 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Custer County is $1,612.
What is the FHA loan limit in Miles City?
Miles City uses the FHA limit for all of Custer 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 Miles City?
The typical homeowner in Miles City pays $2,341 a year, according to the U.S. Census Bureau. That is 1.17% of the home’s value; in Custer County, the rate is 1.03%.
Where can I find free help to buy or rent in Miles City?
We found no HUD-approved counseling agencies with an office in Custer County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
