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Mortgage calculator for Montana
Your full monthly payment (principal, interest, taxes, insurance and mortgage insurance) at this week’s average rate, with each program’s rules.
Free, no sign-up. What you type stays on your phone.
This week's average 30-year rate: 7.18% (Freddie Mac, November 5, 2026).
- Connected to the 56 counties of Montana
- FHA and conventional rules, 2026 loan limits and an ITIN example
- Public data from Freddie Mac, the Census Bureau, HUD, and FHFA
Move the numbers and the result changes right away. We start with the typical numbers for Montana; change any of them to yours.
Your numbers
Starts at the typical home value in Montana. Change it to the price you have in mind.
That is $13,153 (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
Let's do the math
Estimated monthly payment
Montana data$3,048
at 7.18% · 30 years
- Loan amount
- $368,993
- Total interest
- $530,895
- Paid off in
- November 2056
Includes $6,346 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,692 a month
Tight
$1,692 to $2,175 a month
Hard
more than $2,175 a month
Your payment · 50%
Compared with the typical household income in Montana ($72,509 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
| Principal & interest | $2,500 |
|---|---|
| Property tax | $226 |
| Home insurance | $157 |
| FHA mortgage insurance (MIP) | $166 |
How does it compare with incomes?
For this payment to be 28% of your income, you'd need to earn about $130,628 a year. With your other debts, to stay under 36%: about $101,600 a year.
You need at least $13,153 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 $3,048; principal and interest $2,500.
The same numbers, four loans
Price, rate, tax and insurance from above; only the down payment and the loan type change. The ITIN column uses an example down payment and rate.
| Your choiceFHA 3.5% | Conventional 5% | Conventional 20% | ITIN 15% (example) | |
|---|---|---|---|---|
| Down payment | $13,153 (3.5%) | $18,790 (5%) | $75,160 (20%) | $56,370 (15%) |
| Loan amount | $368,993 | $357,010 | $300,640 | $319,430 |
| Estimated rate | 7.18% | 7.18% | 7.18% | 8.18% |
| Mortgage insurance per month | $166 | $179 | None | None |
| Monthly payment with tax and insurance | $3,048 | $2,979 | $2,419 | $2,766 |
| Cash to close | $24,427 | $30,064 | $86,434 | $67,644 |
| Total interest over 30 years | $530,895 | $513,654 | $432,550 | $538,835 |
| Minimum credit score | 580 | 620 if underwritten by hand | 620 if underwritten by hand | Set by each lender |
| With an SSN or an ITIN? | Citizens and permanent residents | Citizens and lawfully present residents | Citizens and lawfully present residents | People with an ITIN, as each lender decides |
Cash to close = down payment plus 3% of the price in closing costs (example). FHA also accepts citizens of the Freely Associated States. ITIN loans are not a federal program: each lender sets its own rules, rate and down payment.
Rate of 7.18% (Freddie Mac national average as of November 5, 2026). Home insurance is an example; get quotes. This is an educational estimate, not a loan offer.
ViewMontana in numbers
These are the numbers for Montana the calculator opens with. Each county has its own: open yours to use its price, its tax and its limits.
- Typical home value
- $375,800
- Effective tax rate
- 0.72%
- Typical household income
- $72,509
- FHA limit (1 unit)
- $541,287 – $754,400
American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data)
County calculators in Montana
The most populous of the 56. Each one brings its county’s price, tax and loan limits.
Show contents
How is it calculated?
The same formulas lenders use, with the rules each program publishes. Nothing is hidden.
The formula
Payment = principal and interest + tax ÷ 12 + insurance ÷ 12 + mortgage insurance + HOA. Principal and interest = loan × r ÷ (1 − (1 + r)^−n), with r = yearly rate ÷ 12 and n = months in the term.
Example with the numbers for Montana
Picture a family with the typical income in Montana, $72,509 a year, buying a home at the typical price there, $375,800, with FHA and 3.5% down.
- Home price
- $375,800
- Down payment
- $13,153 (3.5%)
- Loan
- $368,993
- Rate
- 7.18%
- Principal and interest per month
- $2,500
- Tax per month
- $225
- Home insurance per month
- $157
- Mortgage insurance per month
- $166
- Total monthly payment
- $3,048
Their payment would be $3,048 a month: 50% of their income, in the “Hard” tier. With your own numbers, the result changes.
Computed from the page's data when it was built; in the tool you replace every number with your own.
What moves the result?
Six things that change the number more than anything else.
-
The price
Every dollar of price is a dollar more of loan. It is the first thing that moves the payment.
-
The down payment
More down, less loan and less mortgage insurance. The minimum depends on the program.
-
The rate
One point of rate changes the payment for the whole term. Compare at least three offers.
-
The term
Over 15 years you pay more per month and far less interest in total than over 30.
-
Tax and insurance
They sit inside the payment. The tax depends on the county; the insurance, on the home and the area.
-
Mortgage insurance
FHA always charges it; conventional loans only with less than 20% down.
The official numbers behind the tool
Official data the tool uses, so you can compare.
Loan limits in the most populous counties of Montana
| Place | FHA limit (1 unit) | Conforming limit | Typical value |
|---|---|---|---|
| Yellowstone County | $754,400 | $832,750 | $349,500 |
| Gallatin County | $718,750 | $832,750 | $667,600 |
| Missoula County | $598,000 | $832,750 | $472,100 |
| Flathead County | $615,250 | $832,750 | $535,500 |
| Cascade County | $541,287 | $832,750 | $265,300 |
| Lewis and Clark County | $541,287 | $832,750 | $393,500 |
| Ravalli County | $560,050 | $832,750 | $476,600 |
| Silver Bow County | $541,287 | $832,750 | $255,200 |
- Yellowstone County $754,400$832,750
- Gallatin County $718,750$832,750
- Missoula County $598,000$832,750
- Flathead County $615,250$832,750
- Cascade County $541,287$832,750
- Lewis and Clark County $541,287$832,750
- Ravalli County $560,050$832,750
- Silver Bow County $541,287$832,750
Source: FHA mortgage limits (2026 data) · Conforming loan limits (2026 data) · American Community Survey (Average 2020–2024)
The average rate, week by week
| Week | 30-year | 15-year |
|---|---|---|
| September 17, 2026 | 6.95% | 6.26% |
| September 24, 2026 | 7.03% | 6.42% |
| October 1, 2026 | 7.28% | 6.60% |
| October 8, 2026 | 7.40% | 6.73% |
| October 15, 2026 | 7.40% | 6.71% |
| October 22, 2026 | 7.32% | 6.68% |
| October 29, 2026 | 7.24% | 6.60% |
| November 5, 2026 | 7.18% | 6.57% |
- September 17, 2026 6.95%6.26%
- September 24, 2026 7.03%6.42%
- October 1, 2026 7.28%6.60%
- October 8, 2026 7.40%6.73%
- October 15, 2026 7.40%6.71%
- October 22, 2026 7.32%6.68%
- October 29, 2026 7.24%6.60%
- November 5, 2026 7.18%6.57%
Source: Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026)
— means the source publishes no value.
Want your county's numbers?
Type your county or ZIP code: the tool loads its numbers and keeps them in your browser for the other tools.
Frequently asked questions
What does the monthly payment include?
Principal and interest on the loan, the property tax divided by twelve, home insurance, mortgage insurance when it applies and HOA dues if any. Lenders call it PITI plus mortgage insurance.
Why can my rate differ from 7.18%?
It is the Freddie Mac national average as of November 5, 2026 for a 30-year conventional loan. Your rate depends on your credit, your down payment, the loan type and the lender; compare at least three offers and type yours into the calculator.
What is the minimum down payment?
With FHA, 3.5% of the price if your credit qualifies; with a conventional loan, from 3%; with VA and USDA it can be zero if you meet the requirements. ITIN loans usually ask for more; the example uses 15%.
What if the loan is above the FHA limit?
FHA does not insure loans above your county’s limit (nationally from $541,287 to $1,299,500 for a one-unit home). You would need a bigger down payment or another loan type. Open your county’s calculator to see its limit.
Methodology and sources (Freddie Mac, the Census Bureau, HUD, and FHFA)
- Loan = price − down payment. If you finance the FHA upfront premium (1.75% of the loan) or the VA funding fee (2.15% on first use with no down payment) or the USDA fee (1%), it is added to the loan.
- Principal and interest: the standard amortization formula, with the annual rate divided by twelve and the term in months. At a zero rate, the payment is the loan divided by the months.
- Property tax: the place’s typical effective rate (typical tax ÷ typical value, per the Census) times the price. Home insurance: 0.5% of the value per year, an example you should replace with a real quote.
- Mortgage insurance: FHA per HUD’s tables (annual premium by loan-to-value, term and amount). Conventional: an example PMI of 0.6% a year when the down payment is under 20%, which ends automatically once the balance falls to 78% of the original value. VA has no monthly insurance; USDA charges 0.35% a year.
- Income needed: the payment divided by 28% (housing only) and by 36% counting your other debts. These are common lender references, not program rules.
Data
- Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026)
- American Community Survey (Average 2020–2024)
- FHA mortgage limits (2026 data)
- Conforming loan limits (2026 data)
Program rules
- HUD Mortgagee Letter 2023-05: Reduction of FHA Annual MIP Rates · In effect since March 20, 2023
- HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016
- Fannie Mae Selling Guide B5-6-01 — HomeReady Mortgage Loan and Borrower Eligibility · In effect since January 1, 2024
- Fannie Mae Selling Guide B7-1-01 — Provision of Mortgage Insurance · In effect since January 1, 2024
- Homeowners Protection Act of 1998, 12 U.S.C. §4902 · In effect since July 29, 1999
- VA: VA funding fee and loan closing costs — purchase and construction loans · In effect since April 7, 2023
- USDA Rural Development: Fiscal Year 2027 Conditional Commitment Notice (SFH Guaranteed) · In effect since October 1, 2026
What comes next?
Go on to the tool that answers your next question, or read a guide at your own pace.
Want someone to go over it with you? A HUD-approved counselor does it for free or at low cost. Find a counselor
Next step
How much house can I afford?
The price your income can carry.
More tools
Guides to read next
- Down payment assistance: how it works What down payment assistance is, the types that exist (grant, forgivable or deferred second loan, tax credit), who qualifies and where to find it.
- HUD housing counselors: what they do and what they cost What a HUD-approved housing counselor does, what they help with (buying, renting, missed payments, credit), what they may charge and how to find one.
- Closing Disclosure explained: what to check before signing What the Closing Disclosure is, when it must reach you, what to check on each of its five pages and which closing costs are not allowed to go up.
- How much do you need for a down payment? 20% is not required: what each loan asks for (FHA, conventional, VA, USDA), what changes with less than 20% down, and where the money can come from.
The calculator with your state’s numbers
Every state has its version with the typical home value and the state’s property tax already filled in.
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