VA Loan Calculator — Montana
An eligible VA borrower can buy the typical Montana home ($472,000) with no down payment. The 2.15% first-use funding fee ($10,148) is rolled into a $482,148 loan, and there is no monthly mortgage insurance — saving about $211 a month versus FHA MIP on the same home.
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
$3,725
Principal & Interest + Taxes + Insurance · no mortgage insurance
APR 7.242%
Total Interest
$676,141
Total Cost
$1,341,115
Advanced Parameters
Loan Summary
Payoff Date
Sep 2056
Interest / Principal
1.40x
Mortgage Insurance Ends
N/A
50% Equity
Jul 2048
Amortization Schedule
| Period | Payment | Principal | Interest | PMI | Balance | Equity |
|---|---|---|---|---|---|---|
| Year 1 | $38,610 | $4,869 | $33,740 | — | $477,279 | -$5,279 |
| Year 2 | $38,610 | $5,223 | $33,387 | — | $472,056 | -$56 |
| Year 3 | $38,610 | $5,602 | $33,007 | — | $466,453 | $5,547 |
| Year 4 | $38,610 | $6,009 | $32,601 | — | $460,444 | $11,556 |
| Year 5 | $38,610 | $6,445 | $32,164 | — | $453,999 | $18,001 |
| Year 6 | $38,610 | $6,913 | $31,696 | — | $447,086 | $24,914 |
| Year 7 | $38,610 | $7,415 | $31,194 | — | $439,670 | $32,330 |
| Year 8 | $38,610 | $7,954 | $30,656 | — | $431,717 | $40,283 |
| Year 9 | $38,610 | $8,531 | $30,078 | — | $423,186 | $48,814 |
| Year 10 | $38,610 | $9,151 | $29,459 | — | $414,035 | $57,965 |
| Year 11 | $38,610 | $9,815 | $28,794 | — | $404,220 | $67,780 |
| Year 12 | $38,610 | $10,528 | $28,082 | — | $393,692 | $78,308 |
| Year 13 | $38,610 | $11,292 | $27,317 | — | $382,400 | $89,600 |
| Year 14 | $38,610 | $12,112 | $26,497 | — | $370,287 | $101,713 |
| Year 15 | $38,610 | $12,992 | $25,618 | — | $357,296 | $114,704 |
| Year 16 | $38,610 | $13,935 | $24,675 | — | $343,361 | $128,639 |
| Year 17 | $38,610 | $14,947 | $23,663 | — | $328,414 | $143,586 |
| Year 18 | $38,610 | $16,032 | $22,577 | — | $312,382 | $159,618 |
| Year 19 | $38,610 | $17,196 | $21,413 | — | $295,186 | $176,814 |
| Year 20 | $38,610 | $18,445 | $20,165 | — | $276,741 | $195,259 |
| Year 21 | $38,610 | $19,784 | $18,826 | — | $256,957 | $215,043 |
| Year 22 | $38,610 | $21,221 | $17,389 | — | $235,737 | $236,263 |
| Year 23 | $38,610 | $22,761 | $15,848 | — | $212,975 | $259,025 |
| Year 24 | $38,610 | $24,414 | $14,195 | — | $188,561 | $283,439 |
| Year 25 | $38,610 | $26,187 | $12,423 | — | $162,375 | $309,625 |
| Year 26 | $38,610 | $28,088 | $10,521 | — | $134,287 | $337,713 |
| Year 27 | $38,610 | $30,128 | $8,482 | — | $104,159 | $367,841 |
| Year 28 | $38,610 | $32,315 | $6,294 | — | $71,844 | $400,156 |
| Year 29 | $38,610 | $34,662 | $3,948 | — | $37,182 | $434,818 |
| Year 30 | $38,613 | $37,182 | $1,431 | — | $0 | $472,000 |
VA Loan numbers for Montana
- Typical Montana home value
- $472,000
- 0% down ($0) · Zillow, August 31, 2026
- Loan amount
- $482,148
- Includes $10,148 financed funding fee
- Estimated monthly payment
- $3,725
- APR 7.242%
- Montana property tax
- 0.61%
- $240/mo
- Homeowners insurance
- $3,215/yr
- $268/mo
- VA funding fee (first use)
- 2.15% · $10,148
- Financed; exempt with VA disability compensation
- Monthly savings vs FHA MIP
- $211/mo
- Same $472,000 home, FHA at 3.5% down
How much house can you afford in Montana with a va loan?
Highest price where principal, interest, Montana property tax and insurance, with the 2.15% VA funding fee financed and no monthly mortgage insurance stay within 28% of gross income —0% 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 | $122,000 | $0 | 26% |
| $75,000 | $1,750 | $202,000 | $0 | 43% |
| $100,000 | $2,333 | $281,000 | $0 | 60% |
| $125,000 | $2,917 | $361,000 | $0 | 77% |
| $150,000 | $3,500 | $441,000 | $0 | 93% |
| $200,000 | $4,667 | $600,000 | $0 | 127% |
| $250,000 | $5,833 | $759,000 | $0 | 161% |
VA 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 a va loan in Montana?
Estimated $3,725 per month ($3,217 principal & interest, $240 property tax, $268 insurance) at 7.03% for 30 years, with 0% down. APR 7.242%.
How much is the VA funding fee on a $472,000 Montana home?
$10,148 (2.15%) for a first-time user with no down payment. Putting 5% down lowers it to 1.5%, and 10% down to 1.25%.
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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
- 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
- VA — Funding fee and closing costs
Estimates exclude lender origination fees, points and closing costs. See our methodology for formulas and limitations.