Montana Mortgage Calculator
Montana has the 16th-lowest effective property tax rate of the 50 states at 0.61% — $1,416 less a year than the 0.91% state average on a $472,000 home. Homeowners insurance averages $3,215 a year, the 13th-highest premium nationally and $495 more than the typical state.
All 56 Montana counties use the $832,750 baseline conforming limit for 2026, so any one-unit loan above it is a jumbo loan. FHA limits run from $541,287 to $832,750 by county.
On a $472,000 home, property tax and insurance add $508 a month in Montana, compared with $381 in Wyoming, $383 in Idaho, $610 in North Dakota, $707 in South Dakota.
Loan Parameters
Total Monthly Payment
$3,598
Principal & Interest + Taxes + Insurance
APR 7.488%
Total Interest
$595,716
Total Cost
$1,228,830
Advanced Parameters
Private Mortgage Insurance (PMI)
Your down payment is below 20%. PMI is estimated at 0.72% annually and is removed here when your LTV reaches 80%.
Loan Summary
Payoff Date
Sep 2056
Interest / Principal
1.40x
Mortgage Insurance Ends
Feb 2035
50% Equity
Jul 2048
Amortization Schedule
| Period | Payment | Principal | Interest | PMI | Balance | Equity |
|---|---|---|---|---|---|---|
| Year 1 | $34,017 | $4,290 | $29,727 | $3,059 | $420,510 | $51,490 |
| Year 2 | $34,017 | $4,602 | $29,415 | $3,059 | $415,908 | $56,092 |
| Year 3 | $34,017 | $4,936 | $29,081 | $3,059 | $410,972 | $61,028 |
| Year 4 | $34,017 | $5,294 | $28,723 | $3,059 | $405,678 | $66,322 |
| Year 5 | $34,017 | $5,679 | $28,338 | $3,059 | $399,999 | $72,001 |
| Year 6 | $34,017 | $6,091 | $27,926 | $3,059 | $393,908 | $78,092 |
| Year 7 | $34,017 | $6,533 | $27,484 | $3,059 | $387,374 | $84,626 |
| Year 8 | $34,017 | $7,008 | $27,009 | $3,059 | $380,367 | $91,633 |
| Year 9 | $34,017 | $7,517 | $26,501 | $1,020 | $372,850 | $99,150 |
| Year 10 | $34,017 | $8,062 | $25,955 | — | $364,788 | $107,212 |
| Year 11 | $34,017 | $8,648 | $25,369 | — | $356,140 | $115,860 |
| Year 12 | $34,017 | $9,276 | $24,742 | — | $346,864 | $125,136 |
| Year 13 | $34,017 | $9,949 | $24,068 | — | $336,915 | $135,085 |
| Year 14 | $34,017 | $10,672 | $23,346 | — | $326,243 | $145,757 |
| Year 15 | $34,017 | $11,446 | $22,571 | — | $314,797 | $157,203 |
| Year 16 | $34,017 | $12,278 | $21,740 | — | $302,519 | $169,481 |
| Year 17 | $34,017 | $13,169 | $20,848 | — | $289,350 | $182,650 |
| Year 18 | $34,017 | $14,125 | $19,892 | — | $275,225 | $196,775 |
| Year 19 | $34,017 | $15,151 | $18,866 | — | $260,074 | $211,926 |
| Year 20 | $34,017 | $16,251 | $17,766 | — | $243,823 | $228,177 |
| Year 21 | $34,017 | $17,431 | $16,586 | — | $226,392 | $245,608 |
| Year 22 | $34,017 | $18,697 | $15,321 | — | $207,695 | $264,305 |
| Year 23 | $34,017 | $20,054 | $13,963 | — | $187,641 | $284,359 |
| Year 24 | $34,017 | $21,510 | $12,507 | — | $166,130 | $305,870 |
| Year 25 | $34,017 | $23,072 | $10,945 | — | $143,058 | $328,942 |
| Year 26 | $34,017 | $24,748 | $9,270 | — | $118,311 | $353,689 |
| Year 27 | $34,017 | $26,544 | $7,473 | — | $91,766 | $380,234 |
| Year 28 | $34,017 | $28,472 | $5,545 | — | $63,294 | $408,706 |
| Year 29 | $34,017 | $30,539 | $3,478 | — | $32,755 | $439,245 |
| Year 30 | $34,016 | $32,755 | $1,261 | — | $0 | $472,000 |
Montana mortgage data
- Typical home value
- $471,746
- Zillow ZHVI, August 31, 2026 (U.S. $368,697)
- Effective property tax rate
- 0.61%
- $2,879/yr on a $472,000 home
- Average homeowners insurance
- $3,215/yr
- $268/mo
- 2026 conforming loan limit
- $832,750
- 56 counties
- High-cost counties
- 0
- None — baseline limit statewide
- 2026 FHA loan limit (1-unit)
- $541,287 – $832,750
- Varies by county — confirm on HUD
- Current 30-yr / 15-yr fixed average
- 7.03% / 6.42%
- Freddie Mac PMMS, September 24, 2026
How much house can you afford in Montana?
Highest price where principal, interest, Montana property tax, insurance and PMI stay within 28% of gross income —10% down, 30-year fixed at 7.03%. Other debts lower these numbers.
| Household income | Housing budget / mo | Max home price | Down payment | vs typical home |
|---|---|---|---|---|
| $50,000 | $1,167 | $127,000 | $12,700 | 27% |
| $75,000 | $1,750 | $210,000 | $21,000 | 45% |
| $100,000 | $2,333 | $292,000 | $29,200 | 62% |
| $125,000 | $2,917 | $375,000 | $37,500 | 79% |
| $150,000 | $3,500 | $458,000 | $45,800 | 97% |
| $200,000 | $4,667 | $623,000 | $62,300 | 132% |
| $250,000 | $5,833 | $788,000 | $78,800 | 167% |
Montana mortgage payment by loan amount
30-year fixed at 7.03%, 20% down, with Montana property tax and insurance on the matching home price.
| Loan amount | P&I | Total / month | Income needed | Loan type |
|---|---|---|---|---|
| $150,000 mortgage | $1,001 | $1,364 | $59,000 | Conforming |
| $175,000 mortgage | $1,168 | $1,547 | $67,000 | Conforming |
| $200,000 mortgage | $1,335 | $1,730 | $75,000 | Conforming |
| $225,000 mortgage | $1,501 | $1,912 | $82,000 | Conforming |
| $250,000 mortgage | $1,668 | $2,095 | $90,000 | Conforming |
| $275,000 mortgage | $1,835 | $2,278 | $98,000 | Conforming |
| $300,000 mortgage | $2,002 | $2,461 | $106,000 | Conforming |
| $325,000 mortgage | $2,169 | $2,643 | $114,000 | Conforming |
| $350,000 mortgage | $2,336 | $2,826 | $122,000 | Conforming |
| $375,000 mortgage | $2,502 | $3,009 | $129,000 | Conforming |
| $400,000 mortgage | $2,669 | $3,191 | $137,000 | Conforming |
| $425,000 mortgage | $2,836 | $3,374 | $145,000 | Conforming |
| $450,000 mortgage | $3,003 | $3,557 | $153,000 | Conforming |
| $475,000 mortgage | $3,170 | $3,739 | $161,000 | Conforming |
| $500,000 mortgage | $3,337 | $3,922 | $169,000 | Conforming |
| $525,000 mortgage | $3,503 | $4,105 | $176,000 | Conforming |
| $550,000 mortgage | $3,670 | $4,288 | $184,000 | Conforming |
| $575,000 mortgage | $3,837 | $4,470 | $192,000 | Conforming |
| $600,000 mortgage | $4,004 | $4,653 | $200,000 | Conforming |
| $625,000 mortgage | $4,171 | $4,836 | $208,000 | Conforming |
| $650,000 mortgage | $4,338 | $5,019 | $216,000 | Conforming |
| $675,000 mortgage | $4,504 | $5,201 | $223,000 | Conforming |
| $700,000 mortgage | $4,671 | $5,384 | $231,000 | Conforming |
| $725,000 mortgage | $4,838 | $5,567 | $239,000 | Conforming |
| $750,000 mortgage | $5,005 | $5,749 | $247,000 | Conforming |
| $775,000 mortgage | $5,172 | $5,932 | $255,000 | Conforming |
| $800,000 mortgage | $5,339 | $6,115 | $263,000 | Conforming |
| $825,000 mortgage | $5,505 | $6,298 | $270,000 | Conforming |
| $850,000 mortgage | $5,672 | $6,480 | $278,000 | Jumbo |
| $875,000 mortgage | $5,839 | $6,663 | $286,000 | Jumbo |
| $900,000 mortgage | $6,006 | $6,846 | $294,000 | Jumbo |
| $925,000 mortgage | $6,173 | $7,028 | $302,000 | Jumbo |
| $950,000 mortgage | $6,340 | $7,211 | $310,000 | Jumbo |
| $975,000 mortgage | $6,506 | $7,394 | $317,000 | Jumbo |
| $1,000,000 mortgage | $6,673 | $7,577 | $325,000 | Jumbo |
| $1,100,000 mortgage | $7,341 | $8,307 | $357,000 | Jumbo |
| $1,200,000 mortgage | $8,008 | $9,038 | $388,000 | Jumbo |
| $1,300,000 mortgage | $8,675 | $9,769 | $419,000 | Jumbo |
| $1,400,000 mortgage | $9,342 | $10,500 | $450,000 | Jumbo |
| $1,500,000 mortgage | $10,010 | $11,231 | $482,000 | Jumbo |
Loan programs compared in Montana
$472,000 home, each program's typical minimum or default down payment, current average 30-year rate.
| Loan type | Down | Loan amount | Upfront fee | Monthly MI | Total / month | APR |
|---|---|---|---|---|---|---|
| Conventional | 10% · $47,200 | $424,800 | — | $255 PMI | $3,598 | 7.488% |
| FHA | 3.5% · $16,520 | $463,451 | UFMIP $7,971 | $211 MIP | $3,812 | 7.761% |
| VA | 0% · $0 | $482,148 | Funding fee $10,148 | $0 | $3,725 | 7.242% |
| JumboLoan is conforming (≤ $832,750) | 20% · $94,400 | $377,600 | — | $0 | $3,028 | 7.030% |
Frequently asked questions
What is the monthly mortgage payment on a $472,000 home in Montana?
$472,000 is the typical Montana home value. With 10% down on a conventional loan, the estimated payment is $3,598 per month ($2,835 principal & interest, $240 property tax, $268 insurance, $255 PMI) at 7.03% for 30 years, including Montana's 0.61% effective property tax rate.
What is the 2026 conforming loan limit in Montana?
$832,750 for a one-unit home in all 56 counties. Larger loans are jumbo loans.
How much income do I need for a $472,000 home in Montana?
About $155,000 a year if housing costs stay within 28% of gross income — a common lender guideline. Lenders also look at total debt-to-income, usually capped around 43%–50%.
How much house can I afford in Montana on a $100,000 salary?
About $292,000 with 10% down, keeping the payment (including Montana property tax, insurance and PMI) within 28% of gross income at 7.03%. The typical Montana home ($471,746) needs roughly $155,000 a year.
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Data sources & assumptions
- Freddie Mac Primary Mortgage Market Survey (PMMS) — Weekly average as of September 24, 2026
- Zillow Home Value Index (ZHVI), typical home value, all homes — Default home prices; typical value as of August 31, 2026
- FHFA 2026 Conforming Loan Limit Values (one-unit) — 2026 one-unit limits, 56 states & territories
- HUD FHA Mortgage Limits lookup — FHA floor $541,287; high-cost counties follow the conforming limit — confirm on HUD
- Effective statewide property tax rate (Tax Foundation, 2026 projections) — Statewide effective rate; county rates vary
- Average annual homeowners premium, $300K dwelling / $1K deductible (industry survey averages) — Statewide average premium
Estimates exclude lender origination fees, points and closing costs. See our methodology for formulas and limitations.