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City · 6,171 residents · Richland County, Montana

Sidney , Montana

In Sidney, a typical home is worth $236,900 and typical rent is $931 a month. Compared with all of Richland County, typical household income is 14% lower, the typical home value is 10% lower, and the share of households that own their home is 10 points lower.

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  • Typical home value

    $236,900

    10% below the county

    37% below Montana

    • Sidney
    • Richland
    • Montana

  • Typical rent

    $931a month

    About the same as the county

    14% below Montana

    • Sidney
    • Richland
    • Montana

  • Typical household income

    $62,538a year

    14% below the county

    14% below Montana

    • Sidney
    • Richland
    • Montana

  • Households that own their home

    58%

    10 points below the county

    12 points below Montana

    • Sidney
    • Richland
    • Montana

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

Market now, with Zillow data

Zillow data
Typical home value
$279,921
5.5% more than 12 months ago

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

Sidney is in Richland 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 Richland County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Sidney apart

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

  1. According to Zillow, in the 12 months to September 2026 the typical home value in Sidney rose 5.5%; in Montana, it rose 2%.

  2. Nearby, in Lewistown, the typical home value is $198,400: 16% less than in Sidney ($236,900).

  3. 58% of households in Sidney own their home, against 67% in Richland County.

Sources: Zillow (September 2026 data); U.S. Census Bureau (Average 2020–2024). Zillow data

The homes here

Housing in Sidney

What homes there are in Sidney, 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 houses are the majority in Sidney (56%), but less so than in Richland County (63%).

Year built

The typical year built in Sidney is 1980, about the same as in Richland County (1980).

In Sidney, 61% of homes have 3 bedrooms or more, about the same as in Richland County.

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

At least 98% of owner-occupied homes in Sidney are worth less than $500,000, below the FHA loan limit for Richland County ($541,287).

Monthly rent with utilities

With a mortgage

$1,825 a month

Richland County: $1,860 a month

Without a mortgage

$629 a month

Richland County: $577 a month

Owners with a mortgage

58%

Richland County: 43%

Owning costs about the same in Sidney as in Richland County: with a mortgage, $1,825 a month; without one, $629.

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

From 2015–2019 to 2020–2024, the typical home value in Sidney did not change clearly: the difference is within the Census margin of error.

Rent in Sidney 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

MeasureSidneyRichland 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 2.442.532.372.53
Drive alone 80%73%71%69%
Carpool 11%12%10%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate10%5%3%
Work from home Unreliable estimate5%13%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes10 to 19 minutes20 to 29 minutes

By size, households in Sidney look like those in Richland County: 2.44 people on average.

In Sidney, 80% of workers drive alone to work; in Richland County, 73%.

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 Sidney?

A typical home costs more than the typical income allows

We start with a typical home in Sidney, worth $236,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Sidney, which is $62,538 a year. For that payment to be 28% of income, a household would need to earn about $83,953 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Sidney. 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 $8,292 (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

$1,959

at 7.18% · 30 years

Loan amount
$232,609
Total interest
$334,669
Paid off in
November 2056

Includes $4,001 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,459 a month

  • Tight

    $1,459 to $1,876 a month

  • Hard

    more than $1,876 a month

    Your payment · 38%

Compared with the typical household income in Sidney ($62,538 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,959
Principal & interest$1,576
Property tax$180
Home insurance$99
FHA mortgage insurance (MIP)$105

You need at least $8,292 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

Sidney and Richland County

Sidney is in Richland 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).

Sidney's own numbers

Typical home value
$236,900
Typical monthly rent
$931
Typical yearly household income
$62,538
Households that own their home
58%
Effective property tax rate
0.91%

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

Numbers for all of Richland County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,315
Price change over 5 years (FHFA)
+26%
Homes in a high flood-risk zone
2.9%

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 Richland County.

Everything about Richland County

Buying

Buying a home in Sidney

A typical home in Sidney is worth $236,900: 10% below the county and 37% below Montana. With the typical household income in Sidney ($62,538 a year), a typical home costs 3.8 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.

  • Sidney 3.8 years
  • Richland 3.6 years
  • Montana 5.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Richland County

According to FHFA’s house price index, home prices in Richland County rose 24% in the 10 years through 2025.

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

Period County Montana U.S.
Last year (2025) +7.3% +2.3% +2.9%
5 years (2020–2025) +26% +62% +47%
10 years (2015–2025) +24% +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

Sidney next to Richland 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
  • Sidney $236,900
  • Richland $263,000
  • Montana $375,800
  • United States $332,700
Typical monthly rent
  • Sidney $931
  • Richland $917
  • Montana $1,081
  • United States $1,413
Typical yearly household income
  • Sidney $62,538
  • Richland $73,084
  • Montana $72,509
  • United States $80,734
See the full table
Sidney next to Richland County and Montana
Measure Sidney Richland County Montana U.S.
Typical home value $236,900 $263,000 $375,800 $332,700
Typical monthly rent $931 $917 $1,081 $1,413
Typical yearly household income $62,538 $73,084 $72,509 $80,734
Households that own their home 58% 67% 69% 65%
Typical yearly property tax $2,150 $1,934 $2,693 $3,119
Effective property tax rate 0.91% 0.74% 0.72% 0.94%
Renters with high rent for their income 31% 28% 45% 51%

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

For a typical $236,900 home in Sidney, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sidney's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,959a month

    Least cash to close
    Down payment
    $8,292
    Cash to close
    $15,399
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $105

  • Conventional, 5% down $1,915a month

    Down payment
    $11,845
    Cash to close
    $18,952
    Rate
    7.18%
    Mortgage insurance
    PMI · $113

  • Conventional, 20% down, no PMI $1,562a month

    Down payment
    $47,380
    Cash to close
    $54,487
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,781a month

    Down payment
    $35,535
    Cash to close
    $42,642
    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 Sidney and for Richland County.

Property tax

Effective rate in Sidney

0.91%of the home’s value each year

$2,150 a year for the typical owner in Sidney.

  • Sidney 0.91%
  • Richland 0.74%
  • 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 Richland County

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

Homes in the high-risk zone
2.9%
186
Of those, with NFIP insurance
4.8%
County Montana U.S.
Homes in the high-risk zone 2.9% 2.6% 3.5%
Of those, with NFIP insurance 4.8% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Sidney

Typical rent in Sidney is $931 a month: about the same as the county. In Sidney, 31% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Richland County, by unit size. To pay the 2-bedroom one ($1,315 a month) without spending more than 30% of your income, you would need to earn $25.29 an hour working full time.

HUD fair market rent for all of Richland 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 $1,160 $22.31 $46,400
1 bedroom $1,176 $22.62 $47,040
2 bedrooms $1,315 $25.29 $52,600
3 bedrooms $1,567 $30.13 $62,680
4 bedrooms $2,198 $42.27 $87,920

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 Sidney

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sidney is in ZIP code 59270.

For 2 bedrooms it is $1,300: $15 less than the fair market rent for Richland County ($1,315).

  • 59270 $1,300$1,560

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

HUD lists 4 buildings with rents for lower incomes in Sidney. These are the largest.

  • Crestwood Inn 410 3rd Ave SW, Sidney 59270 72 homes, 71 low-income · For older adults (406) 482-3721
  • Sunset Homes 1022 5th St SW, Sidney 59270 48 low-income homes · Run by Richland County Housing Authority · Average payment: $530 a month · Average wait: 8 months (406) 433-1978
  • Parkview Village 221 5th St SW, Sidney 59270 20 low-income homes · 1 bd: 6 · 2 bd: 12 · 3 bd: 2 · In service since 2013
  • Sunset Village 1023 6th St SW, Sidney 59270 1 bd: 6 · 2 bd: 15 · 3 bd: 12 · 4 bd: 3 · In service since 2016 · For families

See all 4 buildings in Richland County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Sidney

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

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Sidney

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

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

  • Great Northern Development Corporation

    233 Cascade St, Wolf Point · 73 miles away

    (406) 653-2590

  • District 7 Human Resources Development Council

    3124 1st Ave N, Billings · 245 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (406) 206-2717

  • Montana Homeownership Network DBA Neighborworks Montana

    509 1st Ave S, Great Falls · 332 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (406) 604-4540

All counseling agencies in Montana

Help in Spanish near Sidney

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 Sidney

HUD’s record names them for Sidney or Richland County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Richland County Housing Authority Public housing and Section 8 vouchers (406) 433-1978

All housing agencies in Montana Source: HUD

Cities

Nearby cities

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

Everything about Richland County Housing in Montana

Neighboring counties

If Richland 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 Sidney.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Sidney

Short answers with the numbers for Sidney and all of Richland 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 Sidney?

The typical home value in Sidney is $236,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Richland County it is $263,000.

How much does it cost to rent in Sidney?

Typical rent in Sidney is $931 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Richland County is $1,315.

What is the FHA loan limit in Sidney?

Sidney uses the FHA limit for all of Richland 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 Sidney?

The typical homeowner in Sidney pays $2,150 a year, according to the U.S. Census Bureau. That is 0.91% of the home’s value; in Richland County, the rate is 0.74%.

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

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