FHA Loan Calculator — Montana
On the typical Montana home ($472,000), 3.5% down leaves a $455,480 base loan. The 1.75% upfront premium ($7,971) is financed, for a $463,451 loan, and annual MIP of 0.55% adds $211 a month for the life of the loan. Montana FHA limits run $541,287–$832,750 by county.
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.
Loan Parameters
Total Monthly Payment
$3,812
Principal & Interest + Taxes + Insurance
APR 7.761%
Total Interest
$649,922
Total Cost
$1,347,046
Advanced Parameters
FHA Mortgage Insurance Premium (MIP)
Annual MIP of 0.55% is billed monthly on the average balance of each loan year. With less than 10% down it lasts for the life of the loan; with 10% or more down it ends after 11 years. A 1.75% upfront premium is also added to the loan.
Loan Summary
Payoff Date
Sep 2056
Interest / Principal
1.40x
Mortgage Insurance Ends
Full term
50% Equity
Jul 2048
Amortization Schedule
| Period | Payment | Principal | Interest | MIP | Balance | Equity |
|---|---|---|---|---|---|---|
| Year 1 | $37,112 | $4,681 | $32,432 | $2,537 | $458,770 | $13,230 |
| Year 2 | $37,112 | $5,020 | $32,092 | $2,511 | $453,750 | $18,250 |
| Year 3 | $37,112 | $5,385 | $31,727 | $2,482 | $448,365 | $23,635 |
| Year 4 | $37,112 | $5,776 | $31,336 | $2,452 | $442,589 | $29,411 |
| Year 5 | $37,112 | $6,195 | $30,917 | $2,419 | $436,394 | $35,606 |
| Year 6 | $37,112 | $6,645 | $30,467 | $2,384 | $429,748 | $42,252 |
| Year 7 | $37,112 | $7,128 | $29,985 | $2,346 | $422,621 | $49,379 |
| Year 8 | $37,112 | $7,645 | $29,467 | $2,305 | $414,975 | $57,025 |
| Year 9 | $37,112 | $8,200 | $28,912 | $2,262 | $406,775 | $65,225 |
| Year 10 | $37,112 | $8,796 | $28,316 | $2,215 | $397,979 | $74,021 |
| Year 11 | $37,112 | $9,435 | $27,678 | $2,165 | $388,545 | $83,455 |
| Year 12 | $37,112 | $10,120 | $26,993 | $2,112 | $378,425 | $93,575 |
| Year 13 | $37,112 | $10,854 | $26,258 | $2,054 | $367,571 | $104,429 |
| Year 14 | $37,112 | $11,642 | $25,470 | $1,993 | $355,928 | $116,072 |
| Year 15 | $37,112 | $12,488 | $24,624 | $1,926 | $343,441 | $128,559 |
| Year 16 | $37,112 | $13,395 | $23,718 | $1,856 | $330,046 | $141,954 |
| Year 17 | $37,112 | $14,367 | $22,745 | $1,779 | $315,679 | $156,321 |
| Year 18 | $37,112 | $15,410 | $21,702 | $1,698 | $300,269 | $171,731 |
| Year 19 | $37,112 | $16,529 | $20,583 | $1,610 | $283,739 | $188,261 |
| Year 20 | $37,112 | $17,729 | $19,383 | $1,516 | $266,010 | $205,990 |
| Year 21 | $37,112 | $19,017 | $18,095 | $1,416 | $246,993 | $225,007 |
| Year 22 | $37,112 | $20,398 | $16,715 | $1,308 | $226,596 | $245,404 |
| Year 23 | $37,112 | $21,879 | $15,234 | $1,192 | $204,717 | $267,283 |
| Year 24 | $37,112 | $23,467 | $13,645 | $1,068 | $181,250 | $290,750 |
| Year 25 | $37,112 | $25,171 | $11,941 | $934 | $156,078 | $315,922 |
| Year 26 | $37,112 | $26,999 | $10,113 | $791 | $129,080 | $342,920 |
| Year 27 | $37,112 | $28,959 | $8,153 | $638 | $100,120 | $371,880 |
| Year 28 | $37,112 | $31,062 | $6,050 | $473 | $69,058 | $402,942 |
| Year 29 | $37,112 | $33,317 | $3,795 | $297 | $35,741 | $436,259 |
| Year 30 | $37,117 | $35,741 | $1,376 | $108 | $0 | $472,000 |
FHA Loan numbers for Montana
- Typical Montana home value
- $472,000
- 3.5% down ($16,520) · Zillow, August 31, 2026
- Loan amount
- $463,451
- Includes $7,971 financed UFMIP
- Estimated monthly payment
- $3,812
- APR 7.761%
- Montana property tax
- 0.61%
- $240/mo
- Homeowners insurance
- $3,215/yr
- $268/mo
- Upfront MIP (1.75%)
- $7,971
- Financed into the loan
- Annual MIP
- 0.55%
- $211/mo in year 1 · life of loan
- Montana FHA loan limit
- $541,287 – $832,750
- One-unit, by county
How much house can you afford in Montana with an fha loan?
Highest price where principal, interest, Montana property tax, insurance and FHA mortgage insurance (1.75% upfront premium financed, 0.55% annual MIP) stay within 28% of gross income —3.5% 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 |
|---|---|---|---|---|
| $40,000 | $933 | $88,000 | $3,080 | 19% |
| $50,000 | $1,167 | $119,000 | $4,165 | 25% |
| $60,000 | $1,400 | $150,000 | $5,250 | 32% |
| $75,000 | $1,750 | $197,000 | $6,895 | 42% |
| $100,000 | $2,333 | $274,000 | $9,590 | 58% |
| $125,000 | $2,917 | $352,000 | $12,320 | 75% |
| $150,000 | $3,500 | $430,000 | $15,050 | 91% |
FHA vs other loan types 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 payment on a $472,000 home with an fha loan in Montana?
Estimated $3,812 per month ($3,093 principal & interest, $240 property tax, $268 insurance, $211 FHA mortgage insurance) at 7.03% for 30 years, with 3.5% down. APR 7.761%.
What is the FHA loan limit in Montana for 2026?
Between $541,287 and $832,750 depending on the county for a one-unit home. $541,287 is the national FHA floor; counties with higher home prices get higher limits. Check your exact county on HUD's FHA mortgage limits lookup.
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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
- HUD Mortgagee Letter 2023-05 (annual MIP schedule)
- HUD — FHA single family housing policy handbook 4000.1
Estimates exclude lender origination fees, points and closing costs. See our methodology for formulas and limitations.