Montana Mortgage Calculator
Estimate your monthly mortgage payment in Montana with state-specific property tax, insurance, and homestead data pre-loaded. Median home value in Montana is $475,000 with an effective property tax rate of 0.84%.
Mortgage Calculator
Estimate your monthly payment including taxes, insurance, and PMI.
Optional
| Month | Payment | Principal | Interest | Balance |
|---|---|---|---|---|
Year 1 | $28,822.32 | $4,247.38 | $24,574.94 | $375,752.62 |
| 1 | $2,401.86 | $343.53 | $2,058.33 | $379,656.47 |
| 2 | $2,401.86 | $345.39 | $2,056.47 | $379,311.08 |
| 3 | $2,401.86 | $347.26 | $2,054.60 | $378,963.82 |
| 4 | $2,401.86 | $349.14 | $2,052.72 | $378,614.68 |
| 5 | $2,401.86 | $351.03 | $2,050.83 | $378,263.65 |
| 6 | $2,401.86 | $352.93 | $2,048.93 | $377,910.72 |
| 7 | $2,401.86 | $354.84 | $2,047.02 | $377,555.88 |
| 8 | $2,401.86 | $356.77 | $2,045.09 | $377,199.11 |
| 9 | $2,401.86 | $358.70 | $2,043.16 | $376,840.41 |
| 10 | $2,401.86 | $360.64 | $2,041.22 | $376,479.77 |
| 11 | $2,401.86 | $362.59 | $2,039.27 | $376,117.18 |
| 12 | $2,401.86 | $364.56 | $2,037.30 | $375,752.62 |
Year 2 | $28,822.32 | $4,531.82 | $24,290.50 | $371,220.80 |
Year 3 | $28,822.32 | $4,835.32 | $23,987.00 | $366,385.48 |
Year 4 | $28,822.32 | $5,159.16 | $23,663.16 | $361,226.32 |
Year 5 | $28,822.32 | $5,504.69 | $23,317.63 | $355,721.63 |
What is a Mortgage Calculator?
A mortgage calculator helps you estimate your total monthly housing payment, including principal, interest, property taxes, home insurance, and private mortgage insurance (PMI). This gives you a complete picture of what homeownership will cost each month.
Unlike a simple loan calculator, a mortgage calculator accounts for additional costs that come with buying a home. Property taxes and insurance are typically required by lenders to be included in your monthly payment through an escrow account.
All calculations happen in your browser. No financial data is sent to any server, so your information stays completely private.
Montana Housing Snapshot
| Median Home Value | $475,000 |
| Effective Property Tax Rate | 0.84% |
| Estimated Annual Property Tax | $3,990 |
| State Income Tax | Up to 5.9% |
| Homestead Exemption | $378,560 in bankruptcy; no property tax homestead exemption |
| Avg Homeowners Insurance | $1,690/yr |
| Transfer & Recording Taxes | No state real estate transfer tax; no sales tax statewide |
What Makes Buying in Montana Different
Montana has experienced some of the highest home price appreciation in the US since 2020, driven by California, Washington, and Pacific Northwest migration to Bozeman, Whitefish, Big Sky, and the Flathead Valley. Bozeman has seen median home values double since 2018, now approaching $700,000. The state median is $475,000, with significant variation across regions. Property tax is moderate at 0.84% effective, though property taxes have become a major political issue as rapidly rising values produce sharp bill increases for long-term residents. State income tax tops at 5.9% with no sales tax statewide, which makes Montana attractive for retirees. There is no real estate transfer tax. Insurance averages $1,690, but wildfire exposure in western Montana (Missoula, Kalispell, Bitterroot Valley) has pressured premiums sharply upward and some carriers have restricted new policies. Earthquake exposure is moderate around Yellowstone country.
Top Cities in Montana
| City | Median Home Value |
|---|---|
| Billings | $395,000 |
| Missoula | $525,000 |
| Bozeman | $695,000 |
| Great Falls | $295,000 |
| Kalispell | $565,000 |
Montana experienced major in-migration from California, Washington, and Oregon during the 2020-2023 remote work boom. Bozeman (Yellowstone proximity, Montana State University, growing tech sector) saw the largest impact, with median home values doubling. Whitefish, Big Sky, and the Flathead Valley followed similar patterns. Prices have stabilized but remain at historically elevated levels relative to local incomes.
No. Montana is one of five US states with no general sales tax (Alaska, Delaware, New Hampshire, and Oregon are the others). This is a meaningful cost-of-living factor for retirees and high consumers, though it does not directly affect mortgage qualification. The state funds itself through income tax, property tax, and resource extraction taxes.
Western Montana, especially Missoula County, Ravalli County (Bitterroot Valley), Lake County (Flathead area), and Lincoln County have significant wildfire exposure. Insurance carriers including State Farm, Allstate, and Farmers have restricted new policies in WUI zones. Premiums in high-risk areas can run $3,000 to $6,000 per year. Always get an actual insurance quote before buying in forested western Montana.
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Mortgage Calculator
Estimate monthly mortgage payments including taxes, insurance, and PMI.