Buying a home · Yellowstone County
Data from November 2026
Buying a home in Yellowstone County, Montana
The typical home in Yellowstone County is worth $349,500 by the Census (Average 2020–2024). At Freddie Mac’s 7.18% rate (November 5, 2026), an FHA loan with 3.5% down and the tax here, the payment would be about $2,861 a month. For it to be 28% of income, a household would need about $122,609 a year.
Four numbers to start with
- Typical home value
- $349,500
- Census median · Average 2020–2024
- 7% less than in Montana
- Income for the typical home
- $122,609
- a year, at 7.18% (November 5, 2026)
- The typical household here earns $76,570 a year, less than that.
- FHA limit, 1 unit
- $754,400
- high-cost area, 2026
- Conforming limit: $832,750.
- Property tax
- 0.81%
- $2,832 a year for the typical owner
- 12% more than in Montana
Only here
Buying a home in Yellowstone County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Big Horn County has the lowest typical home value ($143,400), 59% below the $349,500 in Yellowstone County.
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From 2020 to 2025, home prices in Yellowstone County rose 48% on FHFA's index, slower than in Montana (62%).
Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).
How much income you need
The income a home needs in Yellowstone County
Three homes with the figures from here: the one the typical income ($76,570) reaches, the typical home ($349,500) and the most expensive one an FHA loan covers. All at 7.18% (November 5, 2026) and the property tax here (0.81% of value a year).
- The payment includes principal, interest, property tax, home insurance and FHA mortgage insurance (MIP).
- Home insurance is an example of 0.5% of the price a year. “To close” adds the down payment and an example of 3% of the price in closing costs.
- The income needed is the one that keeps the payment at 28% of pre-tax income. It is a reference: each lender decides with your debts, your credit and your savings.
| Home | Price | Income a year | Monthly payment | To close |
|---|---|---|---|---|
| What the typical income reachesthe payment is 28% of $76,570 a year | $218,000 | $76,477 | $1,784 | $14,170 |
| The typical homeCensus median · Average 2020–2024 | $349,500 | $122,609 | $2,861 | $22,718 |
| The most with FHAthe loan reaches the $754,400 limit | $781,762 | $274,251 | $6,399 | $50,815 |
Source: Freddie Mac, November 5, 2026 · Source: U.S. Census Bureau, Average 2020–2024 · Source: HUD, 2026 data
Loan limits
How much you can borrow in Yellowstone County
This is a high-cost area, so FHA limits in Yellowstone County are above the national floor. The limit is set for the whole metro area (Billings, MT). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.
FHA, one unit
$754,400
FHA high-cost area
Nationwide, the one-unit FHA limit runs from $541,287 to $1,299,500.
Source: HUD, 2026 data
Conforming, one unit
$832,750
Above this amount, a conventional loan is a “jumbo” loan. The national baseline limit applies here.
VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)
Source: FHFA, 2026 data
Buying a duplex or fourplex in Yellowstone County
Loan limits for 2, 3 and 4 units in Yellowstone County and HUD's Fair Market Rent by home size. HUD's rent is a reference, not a promise of what you will charge.
Loan limits in Yellowstone County
| Units | FHA 2026 | Conforming 2026 |
|---|---|---|
| 2 units | $965,750 | $1,066,250 |
| 3 units | $1,167,400 | $1,288,800 |
| 4 units | $1,450,800 | $1,601,750 |
The FHA limit is the largest loan FHA can insure in this county; the conforming limit, the largest Fannie Mae and Freddie Mac can buy.
HUD Fair Market Rent in Yellowstone County
| Size | Fair Market Rent FY2027 |
|---|---|
| Studio | $1,003 |
| 1 bedroom | $1,132 |
| 2 bedrooms | $1,432 |
| 3 bedrooms | $1,983 |
| 4 bedrooms | $2,261 |
HUD's estimate of rent plus utilities (except telephone). A reference to compare with, not what you will charge.
Sources: HUD, FHA limits 2026 ↗ · FHFA, conforming limits 2026 ↗ · HUD, Fair Market Rents FY2027 ↗
FHA's rules for buying 2 to 4 units
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FHA insures loans on 1 to 4 unit properties that are the owner's principal residence. For 2 to 4 units, the lender must obtain form HUD-92561.
“Except as otherwise stated in this Handbook 4000.1, FHA’s Single Family programs are limited to one- to four-family Properties that are owner-occupied Principal Residences.”
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At least one borrower must move into the property within 60 days of signing and intend to live there at least 1 year.
“At least one Borrower must occupy the Property within 60 Days of signing the security instrument and intend to continue occupancy for at least one year.”
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The FHA loan may not pass your area's limit, which rises with the number of units. The limit is checked against the loan before the financed upfront mortgage insurance premium (UFMIP) is added.
“A Mortgage that is to be insured by FHA cannot exceed the Nationwide Mortgage Limits. … restrictions to mortgage amounts and LTVs are based upon the amount prior to the financing of the Upfront Mortgage Insurance Premium (UFMIP) (Base Loan Amount).”
Handbook 4000.1, II.A.2.a and II.A.2.a.iii, p. 177; p. 178 ↗
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The units' rent can count as income. With no rental history, the lender uses 75% of the lesser of the appraiser's rent or the lease rent. It may not subtract it from your payment.
“the Mortgagee must use 75 percent of the lesser of: fair market rent reported by the Appraiser; or the rent reflected in the lease or other rental agreement.”
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With 3 or 4 units, the payment (principal, interest, taxes and insurance) divided by the net rent of all units, yours included, may not pass 100%. Net rent is the appraiser's rent less the appraiser's vacancy and maintenance estimate or 25%, whichever is greater.
“The PITI divided by the monthly Net Self-Sufficiency Rental Income may not exceed 100 percent for three- to four-unit Properties. … Net Self-Sufficiency Rental Income is calculated by using the Appraiser’s estimate of fair market rent from all units, including the unit the Borrower chooses for occupancy, and subtracting the greater of the Appraiser’s estimate for vacancies and maintenance, or 25 percent of the fair market rent.”
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With 3 or 4 units, the lender must verify reserves of 3 months of payments after closing. With manual underwriting, it asks for 1 month for 1 or 2 units.
“The Mortgagee must verify and document Reserves equivalent to three months’ PITI after closing for three- to four-unit Properties.”
Handbook 4000.1, II.A.4.d.i(C)(2) and II.A.5.c.i(C)(1)–(2), p. 253; p. 332 ↗
Prices
How prices changed in Yellowstone County
According to the FHFA House Price Index, home prices in Yellowstone County rose 72% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.
| Year | Yellowstone County | Montana | United States |
|---|---|---|---|
| 2015 | 0.0% | 0.0% | 0.0% |
| 2016 | +2.4% | +3.5% | +5.3% |
| 2017 | +6.1% | +9.1% | +11.0% |
| 2018 | +8.5% | +15.6% | +17.3% |
| 2019 | +12.2% | +21.3% | +22.2% |
| 2020 | +16.5% | +26.7% | +25.9% |
| 2021 | +32.4% | +47.6% | +40.5% |
| 2022 | +57.7% | +78.2% | +62.2% |
| 2023 | +65.8% | +90.5% | +71.5% |
| 2024 | +70.1% | +100.4% | +79.9% |
| 2025 | +72.1% | +105.0% | +85.0% |
| Period | Here | Montana | United States |
|---|---|---|---|
| In 2025 | +1.2% | +2.3% | +2.9% |
| 5 years (2020–2025) | +48% | +62% | +47% |
| 10 years (2015–2025) | +72% | +105% | +85% |
See each year's change
- 2020: +3.9%
- 2021: +13.7%
- 2022: +19.0%
- 2023: +5.2%
- 2024: +2.6%
- 2025: +1.2%
The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Property tax
Property tax in Yellowstone County
In Yellowstone County, the typical owner pays $2,832 a year: about 0.81% of the home's value. That is more than the rest of Montana and less than the national average.
On the typical home ($349,500), that rate would be about $236 a month.
It is a Census estimate: what owners pay divided by their home’s value. Your bill depends on the assessment and the exemptions you claim.
Property tax
- Yellowstone 0.81%
- Montana 0.72%
- United States 0.94%
What Montana publishes Homestead reduced tax rate for your principal residence (Montana Department of Revenue)
Figure your tax Exemptions and deadlines in MontanaCalculator
Figure your payment in Yellowstone County
It starts from the typical price, this week’s rate and the tax here. Change anything: your numbers stay in your browser.
Your numbers
Starts at the typical home value in Yellowstone County. 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.
That is $12,233 (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$2,861
at 7.18% · 30 years
- Loan amount
- $343,169
- Total interest
- $493,740
- Paid off in
- November 2056
Includes $5,902 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,787 a month
Tight
$1,787 to $2,297 a month
Hard
more than $2,297 a month
Your payment · 45%
Compared with the typical household income in Yellowstone County ($76,570 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
| Principal & interest | $2,325 |
|---|---|
| Property tax | $236 |
| Home insurance | $146 |
| FHA mortgage insurance (MIP) | $155 |
How does it compare with incomes?
For this payment to be 28% of your income, you'd need to earn about $122,610 a year. With your other debts, to stay under 36%: about $95,364 a year.
You need at least $12,233 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 $2,861; principal and interest $2,325.
Down payment help
Programs that serve in Yellowstone County
These 2 statewide programs serve in Yellowstone County. Each program sets its own rules: check its official page.
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Bond Advantage Down Payment Assistance All of Montana
Up to 5% of the price, capped at $15,000
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
The source does not say whether you must be a first-time buyer. Run by Montana Board of Housing (Montana Department of Commerce). Verified November 5, 2026
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Mortgage Credit Certificate (MCC) All of 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
First-time buyers only. Run by Montana Board of Housing (Montana Department of Commerce). Verified November 5, 2026
Housing counseling nearby
These agencies have an office in Yellowstone County. The full list is on the Montana counselors page. Official HUD list. Confirm hours and fees with the agency before you go.
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District 7 Human Resources Development Council
3124 1st Ave N, Billings
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Guides
Guides to buying a home
- How to buy a home in the United States, step by step
- Down payment assistance: how it works
- How much do you need for a down payment?
- FHA loan: down payment, insurance, limits and who qualifies
- ITIN mortgages: what exists and what lenders ask for
- Closing costs explained: what you pay and what can change
- Buying a duplex or a home with an ADU to live with family
- HUD housing counselors: what they do and what they cost
Frequently asked questions
How much income do I need to buy a home in Yellowstone County?
At Freddie Mac’s 7.18% rate (November 5, 2026), an FHA loan with 3.5% down and the tax here, the payment would be about $2,861 a month. For it to be 28% of income, a household would need about $122,609 a year. The income needed is the one that keeps the payment at 28% of pre-tax income. It is a reference: each lender decides with your debts, your credit and your savings.
What is the FHA loan limit in Yellowstone County in 2026?
Yellowstone County has an FHA limit of $754,400 for a one-unit home. For 2 units it's $965,750, for 3 it's $1,167,400 and for 4 it's $1,450,800. It's a high-cost area, so the limit is above the national floor.
How much have home prices changed in Yellowstone County?
By FHFA’s house price index, home prices in Yellowstone County rose 72% from 2015 to 2025.
How much is property tax in Yellowstone County?
Yellowstone County has a typical property tax of $2,832 a year, about 0.81% of the home's value (Average 2020–2024, U.S. Census).
Is there down payment help in Yellowstone County?
These 2 statewide programs serve in Yellowstone County. Each program sets its own rules: check its official page.
Where can I find free help in Spanish to buy a home in Yellowstone County?
There is 1 HUD-approved counseling agency in Yellowstone County; 0 say they serve in Spanish. They're listed on this page with their phone numbers.