Estimate your monthly payment using Montana's average home price of $440,000 and property tax rate of 0.74%. Updated for 2026.
Estimates include P&I, property tax, and ~0.5% annual insurance. Does not include PMI, HOA, or utilities.
Montana's housing market in 2026 has a median home price of approximately $440,000, placing it near the national median of around $420,000. Bozeman near Yellowstone has become one of the most expensive small cities in America driven by remote workers and outdoor recreation demand. Whether you're buying your first home in Billings or relocating from another state, understanding your true monthly mortgage cost is essential before making an offer.
Property taxes in Montana average 0.74% of assessed value annually — a below-average property tax rate. On a $440,000 home, that translates to roughly $271 per month added to your mortgage payment. Billings, Missoula, and Bozeman all fall under Montana's general property tax framework, though local millage rates vary by county and municipality. Always confirm the exact rate for the specific property you're considering.
Montana Board of Housing offers below-market rate mortgages and down payment assistance for first-time buyers. Beyond state programs, FHA loans remain popular in Montana requiring as little as 3.5% down, while VA loans offer zero-down financing for eligible veterans and active-duty service members. Conventional loans typically require 620+ credit score and a debt-to-income ratio under 45%.
Montana has no sales tax which lowers the overall cost of living though home prices have risen sharply in recent years. When shopping for a mortgage in Montana, compare offers from at least three lenders. Even a 0.25% difference in interest rate on a $440,000 home can mean thousands of dollars saved over the life of a 30-year loan. Pay close attention to APR — not just the rate — as it includes origination fees and points.
Use the calculator above to model your scenario. A 20% down payment on the average Montana home of $440,000 puts your estimated total monthly cost at approximately $2,749 at today's rates, before HOA fees or special assessments. Adjust the home price, down payment, and rate to match your specific situation and see how the numbers change in real time.
The average home price in Montana is approximately $440,000 as of 2026. Prices vary significantly by city and county — Billings tends to be pricier while more rural areas offer lower prices.
Montana has a below-average property tax rate at 0.74% of assessed value. On a $440,000 home that adds about $271 per month to your housing cost. Rates vary by county, so verify the exact rate for your target property.
Montana Board of Housing offers below-market rate mortgages and down payment assistance for first-time buyers. Additionally, FHA loans (3.5% down), VA loans (0% down for eligible veterans), and USDA rural loans may be available depending on location and eligibility.