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Home Mortgage Rates in Montana

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Montana: The Last Best Place to Buy Your Dream Home

If you are looking for scenic mountain ranges and crystal clear lakes, look into home ownership in Montana. Relaxed living, unparalleled natural surroundings, and lots of elbow room are just some of the amenities the Big Sky state has to offer. With median home prices in Montana currently hovering around $132,000 as compared to the national median home price of nearly $168,000, you are likely to find excellent value for your money as well.

While some areas of the state, such as the small northwest community of Whitefish and the larger burg of Bozeman enjoy a sizable population of residents in the upper income brackets who own vacation and second or third "trophy" homes, the greater part of Montana's population earns less than the national average and practices common sense when it comes to the purchase of real estate. Montana residents have, for the most part, escaped a significant home foreclosure rate while most of the country has been crippled by foreclosures. With far fewer Montana borrowers obtaining sub-prime and variable interest rate mortgages than residents of other U.S. regions, the Montana real estate industry has managed to remain on a somewhat even keel in a tempestuous national climate.

Places to Live

Metropolitan Areas

MT Rank US Rank Geography Metro Area 2010 Pop 2016 Pop Change % △
1 249 United States - Billings, MT Metro Area Billings 158,934 169,728 10,794 6.79%
2 345 United States - Missoula, MT Metro Area Missoula 109,299 116,130 6,831 6.25%
3 368 United States - Bozeman, MT Micro Area Bozeman 89,513 104,502 14,989 16.75%
4 389 United States - Kalispell, MT Micro Area Kalispell 90,928 98,082 7,154 7.87%
5 437 United States - Great Falls, MT Metro Area Great Falls 81,327 81,755 428 0.53%
6 448 United States - Helena, MT Micro Area Helena 74,801 79,135 4,334 5.79%
7 766 United States - Butte-Silver Bow, MT Micro Area Butte-Silver Bow 34,200 34,553 353 1.03%

Best Cities in The Last Best Place

Real estate marketing experts have dubbed Montana "The Last Best Place," touting the unspoiled natural environment and plentiful open spaces. The state has experienced a healthy influx of new residents over the past decade or two, with people relocating from other parts of the country in search of a simpler life and outdoor recreation opportunities. Each of Montana’s well-spaced cities offers unique features for residents and visitors alike:

Billings: The largest city in Montana is located east of the continental divide--the Rocky Mountain range--and has a population just shy of 100,000.

Billings.

Whitefish: The fastest growing city in Montana, this picturesque community of about 5,000 residents is located near Big Mountain ski resort, beautiful Whitefish lake, and within a couple hours' drive of Glacier National Park.

Kalispell: A nearby neighbor to Whitefish and a close second in population growth, this town of just over 14,000 is not only a vibrant community but a crossroads for the hoards of vacationers traveling eastward to Glacier and its majestic Rocky Mountain landscapes each year.

Helena: The Montana state capital, this picturesque city features plenty of historic architecture for its approximately 28,000 residents and many visitors to enjoy.

Montana State Capitol Building.

Bozeman: Situated in the heart of the Gallatin Valley, the town attracts residents and tourist alike with its spectacular scenery and outdoor recreational opportunities. The population stands at around 34,000 residents.

Butte: A former hard-rock mining town made good, the city is now a popular visitor destination and one of only two U.S. cities to have the designation of a National Historic Landmark. During the 1920s when mining was riding high, the population reached upwards of 60,000; today around 34,000 Montanans call Butte home.

Great Falls: Located on the banks of the Missouri river, the town gets its name from the enormous waterfalls cascading through the center of town. The population of this beautiful town is near 57,000.

Missoula: Home of the largest university in Montana, this city is located in the Bitterroot Valley in the western part of the state. The population of Missoula is nearing 60,000.

Aerial View of the University of Montana from Mount Sentinel.

Montana Census Data

According to the United States Census an estimated 1,042,520 people live in the state of Montana. The state has 145,545.8 mi² of land area, which gave it a population density of 7.16 per mi². Here is a list of cities, towns & Census Designated Places with more than 1,000 residents, with their estimated population as of June 2016 & the 2010 United States Census. For Census Designated Places (CDP) where there was no population estimate available for 2016 the 2011-2015 American Community Survey 5-Year Estimates data was used.

All table columns are sortable. Click on the column headers to sort by that column. Click again to sort low to high. Cities with higher levels of population growth typically see the increased demand drive faster real estate price appreciation.

Rank Geography County 2016 Pop 2010 Pop Change % △ Land mi² Pop Den mi²
1 Billings  Yellowstone  110,323 104,170 6,153 5.91% 43.41 2,541.42
2 Missoula  Missoula  72,364 66,788 5,576 8.35% 27.51 2,630.46
3 Great Falls  Cascade  59,178 58,505 673 1.15% 21.79 2,715.83
4 Bozeman  Gallatin  45,250 37,280 7,970 21.38% 19.12 2,366.63
5 Butte-Silver Bow Silver Bow 33,853 33,525 328 0.98% 716.25 47.26
6 Helena  Lewis and Clark  31,169 28,190 2,979 10.57% 16.35 1,906.36
7 Kalispell  Flathead  22,761 19,927 2,834 14.22% 11.64 1,955.41
8 Havre  Hill  9,846 9,310 536 5.76% 3.28 3,001.83
9 Anaconda  Deer Lodge  9,085 9,298 -213 -2.29% 736.53 12.33
10 Miles City  Custer  8,647 8,410 237 2.82% 3.34 2,588.92
Helena Valley West Central CDP  Lewis and Clark  8,564 7,883 681 8.64% 26.5 323.17
11 Belgrade  Gallatin  8,254 7,389 865 11.71% 3.25 2,539.69
Lockwood CDP  Yellowstone  7,437 6,797 640 9.42% 12.9 576.51
12 Livingston  Park  7,401 7,044 357 5.07% 6.02 1,229.40
Helena Valley Southeast CDP  Lewis and Clark  7,383 8,227 -844 -10.26% 14.31 515.93
14 Whitefish  Flathead  7,279 6,357 922 14.50% 6.43 1,132.04
Evergreen CDP  Flathead  6,955 7,616 -661 -8.68% 8.61 807.78
13 Laurel  Yellowstone  6,865 6,718 147 2.19% 2.14 3,207.94
16 Sidney  Richland  6,566 5,191 1,375 26.49% 2.66 2,468.42
15 Lewistown  Fergus  5,870 5,901 -31 -0.53% 5.32 1,103.38
Orchard Homes CDP  Missoula  5,576 5,197 379 7.29% 6 929.33
17 Glendive  Dawson  5,332 4,935 397 8.04% 3.32 1,606.02
18 Columbia Falls  Flathead  5,241 4,688 553 11.80% 2.05 2,556.59
19 Polson  Lake  4,777 4,488 289 6.44% 4.14 1,153.86
20 Hamilton  Ravalli  4,674 4,348 326 7.50% 2.53 1,847.43
Bigfork CDP  Flathead  4,621 4,270 351 8.22% 31.24 147.92
21 Dillon  Beaverhead  4,257 4,134 123 2.98% 1.76 2,418.75
Lolo CDP  Missoula  4,125 3,892 233 5.99% 9.46 436.05
Helena Valley Northwest CDP  Lewis and Clark  3,990 3,482 508 14.59% 16.38 243.59
22 Hardin  Big Horn  3,829 3,505 324 9.24% 2.57 1,489.88
Malmstrom AFB CDP  Cascade  3,651 3,472 179 5.16% 5.08 718.70
Four Corners CDP  Gallatin  3,406 3,146 260 8.26% 10.66 319.51
24 Glasgow  Valley  3,364 3,250 114 3.51% 1.43 2,352.45
Helena Valley Northeast CDP  Lewis and Clark  3,238 2,995 243 8.11% 46.56 69.54
23 Shelby  Toole  3,216 3,376 -160 -4.74% 6.03 533.33
26 Cut Bank  Glacier  3,012 2,869 143 4.98% 0.99 3,042.42
25 Deer Lodge  Powell  2,994 3,111 -117 -3.76% 1.44 2,079.17
Lakeside CDP  Flathead  2,918 2,669 249 9.33% 14.05 207.69
28 Wolf Point  Roosevelt  2,806 2,621 185 7.06% 0.87 3,225.29
Montana City CDP  Jefferson  2,793 2,715 78 2.87% 34.05 82.03
Big Sky CDP Gallatin & Madison 2,767 2,308 459 19.89% 120.02 23.05
Pablo CDP  Lake  2,725 2,254 471 20.90% 4.85 561.86
27 Libby  Lincoln  2,678 2,628 50 1.90% 1.91 1,402.09
29 Conrad  Pondera  2,550 2,570 -20 -0.78% 1.25 2,040.00
North Browning CDP  Glacier  2,444 2,408 36 1.50% 3.82 639.79
East Missoula CDP  Missoula  2,359 2,157 202 9.36% 1.35 1,747.41
30 Colstrip  Rosebud  2,311 2,214 97 4.38% 4.47 517.00
31 Red Lodge  Carbon  2,237 2,125 112 5.27% 2.8 798.93
Lame Deer CDP  Rosebud  2,106 2,052 54 2.63% 55.58 37.89
33 East Helena  Lewis and Clark  2,074 1,984 90 4.54% 1.73 1,198.84
West Glendive CDP  Dawson  2,067 1,948 119 6.11% 3.88 532.73
34 Columbus  Stillwater  2,028 1,893 135 7.13% 1.32 1,536.36
36 Ronan  Lake  2,016 1,871 145 7.75% 1.19 1,694.12
41 Baker  Fallon  1,990 1,741 249 14.30% 0.97 2,051.55
35 Townsend  Broadwater  1,978 1,878 100 5.32% 1.58 1,251.90
38 Stevensville  Ravalli  1,963 1,809 154 8.51% 0.98 2,003.06
32 Malta  Phillips  1,950 1,997 -47 -2.35% 1.06 1,839.62
37 Three Forks  Gallatin  1,944 1,869 75 4.01% 1.44 1,350.00
42 Plentywood  Sheridan  1,904 1,734 170 9.80% 1.17 1,627.35
Crow Agency CDP  Big Horn  1,890 1,616 274 16.96% 7.31 258.55
40 Forsyth  Rosebud  1,869 1,777 92 5.18% 0.99 1,887.88
South Browning CDP  Glacier  1,852 1,785 67 3.75% 2.31 801.73
39 Roundup  Musselshell  1,840 1,788 52 2.91% 1.34 1,373.13
45 Manhattan  Gallatin  1,691 1,520 171 11.25% 1.93 876.17
43 Choteau  Teton  1,686 1,684 2 0.12% 1.83 921.31
Frenchtown CDP  Missoula  1,657 1,825 -168 -9.21% 6.74 245.85
44 Big Timber  Sweet Grass  1,645 1,641 4 0.24% 0.92 1,788.04
Bonner-West Riverside CDP  Missoula  1,600 1,663 -63 -3.79% 1.52 1,052.63
Clancy CDP  Jefferson  1,563 1,661 -98 -5.90% 39.17 39.90
46 Fort Benton  Chouteau  1,456 1,464 -8 -0.55% 2.07 703.38
Helena West Side CDP  Lewis and Clark  1,365 1,637 -272 -16.62% 14.4 94.79
47 Thompson Falls  Sanders  1,356 1,313 43 3.27% 1.73 783.82
48 West Yellowstone  Gallatin  1,353 1,271 82 6.45% 0.8 1,691.25
Fort Belknap Agency CDP  Blaine  1,300 1,293 7 0.54% 45.5 28.57
Sun Prairie CDP  Cascade  1,258 1,630 -372 -22.82% 5.32 236.47
49 Chinook  Blaine  1,233 1,203 30 2.49% 0.51 2,417.65
50 Boulder  Jefferson  1,230 1,183 47 3.97% 1.13 1,088.50
Black Eagle CDP  Cascade  1,151 904 247 27.32% 1.55 742.58
Clinton CDP  Missoula  1,127 1,052 75 7.13% 3.27 344.65
52 Whitehall  Jefferson  1,114 1,038 76 7.32% 0.67 1,662.69
Gardiner CDP  Park  1,099 875 224 25.60% 5.77 190.47
Hays CDP  Blaine  1,088 843 245 29.06% 27.05 40.22
53 Eureka  Lincoln  1,086 1,037 49 4.73% 1.01 1,075.25
Seeley Lake CDP  Missoula  1,081 1,659 -578 -34.84% 12.22 88.46
51 Plains  Sanders  1,071 1,048 23 2.19% 0.59 1,815.25
Absarokee CDP  Stillwater  1,068 1,150 -82 -7.13% 2.13 501.41
Corvallis CDP  Ravalli  1,047 976 71 7.27% 0.58 1,805.17
54 Scobey  Daniels  1,032 1,017 15 1.47% 0.76 1,357.89
55 Browning  Glacier  1,031 1,016 15 1.48% 0.27 3,818.52
Park City CDP  Stillwater  1,014 983 31 3.15% 0.96 1,056.25
King Arthur Park CDP  Gallatin  1,009 738 271 36.72% 0.32 3,153.13
Somers CDP  Flathead  1,000 1,109 -109 -9.83% 2.95 338.98

Annual Estimates of the Resident Population: April 1, 2010 to July 1, 2016
Source: U.S. Census Bureau, Population Division
Release Date: May 2017.

The Montana Financial Landscape

Mortgage rates for financing which originates in Montana are keeping pace with the national averages. As in the rest of the country, lenders offer the lowest initial interest on Adjustable Rate Mortgages (ARMs), with the gold standard loan product, the 30-year fixed rate mortgage, carrying a somewhat higher but guaranteed interest rate.

Montana rates for refinancing your existing mortgage for the debt consolidation or to lower your interest rate and monthly payments compare favorably to national rates for similar loans. A home equity loan is also a financing option in Montana if you have lived in your residence long enough to have built a nest egg against which to borrow cash for home improvements and other needs. The Montana Housing Authority offers a direct short-term--5 year--loan program that includes financing for renovations and refinancing of qualified outstanding debt which carries interest rates of 3 % or the current U.S. Treasury 5-year note rate plus .15%, whichever is greater. For details, see mtfacilityfinance.com.

Montana Mortgage Types

As of 2017 the conforming loan limit across the United States is set to $424,100, with a ceiling of 150% that amount in areas where median home values are higher. High local affordability makes the $424,100 ceiling apply statewide for single unit homes. Dual unit homes have a limit of $543,000, triple unit homes have a limit of $656,350 & quadruple unit homes have a limit of $815,650. People buying premium properties in the Billings and Missoula metro areas may be above these thresholds, requiring a jumbo loan. Jumbo loans typically have a slightly higher rate of interest than conforming mortgages, though spreads vary based on credit market conditions.

Once you have found your the Montana property of your dreams, you'll be in the market for a mortgage. Lenders in the state can issue a purchase loan in the form of a deed of trust or a conventional mortgage.

A deed of trust is a version of a mortgage which provides for the transfer of a land title to a trustee--normally a title company--which holds the deed as loan security. Once the loan is paid, the trustee transfers the title to the borrower. Should the borrower default on payment during the life of the loan, the trustee can sell the property to repay the lender.

The loan menu in Montana is similar to the fare in other states, consisting of:

  • Conforming 30/3/1 Adjustable Rate Mortgage (ARM)*
  • Conforming 30/5/2 ARM
  • Conforming 30/7/1 ARM
  • Conforming 15 year Fixed Rate Mortgage (FRM)
  • Conforming 20 year FRM
  • FHA 30 year FRM
  • Conforming 30 year FRM

*The number sequence describing an ARM, such as 30/3/1 refers to a 30-year mortgage, with the first 3 years at a fixed interest rate, after which the interest will be adjusted every (1) year.

Home buyers may qualify for any of several types of home loans in Montana, including:

  • State and federal FHA loans, USDA loans, VA loans
  • First-time home buyers FHA loan with a reduced interest rate
  • Montana’s Extra Credit Teacher Home Purchase Program loan for educational professionals featuring forgivable interest and down payment assistance
  • Interest only PLUS loan with no down payment and interest-only payments for the first five years
  • Loans designed for disabled persons and their caregivers

USDA loans can help people with low incomes in rural parts of the state qualify for a subsidized low-interest loan.

Mortgage Considerations Specific to Montana

If you find a variable interest rate loan attractive, be aware that civil real estate code for the state of Montana regulates the eligible loan amount. People who take out mortgages over a specified dollar amount are guaranteed a fixed mortgage rate by law.

Your mortgage can begin accruing interest only one day before the lender records the loan, even if it went into effect earlier.

As of 2002, Montana's anti-predatory legislation stipulates that lenders cannot charge more than 6 % of the total financed amount in interest discount points and fees. Another provision prohibits mortgage companies from providing loans for amounts which are more than a borrower can reasonably pay.

Another state law sets the limits on the amount of interest a lender can charge, often called a "usury limit." The legal interest limit in Montana is 10 %. This rate is about average among the 50 states, with Wisconsin, Michigan, Illinois and Delaware setting the country's lowest legal interest rate of 5 %. The highest legal limit of 15% is shared by New Mexico and South Dakota.

Natural Disasters

Earthquakes

The eastern half of Montana has a very low to low earthquake risk. The western half of the state has a moderate to very high earthquake risk. Here are county-by-county risk profiles for counties with a risk profile above very low.

  • Low risk: Carbon, Judith Basin, Stillwater, Toole, Wheatland
  • Moderate risk: Cascade, Glacier, Pondera, Ravalli, Sweet Grass, Teton
  • High risk: Deer Lodge, Granite, Lincoln, Mineral
  • Very high risk: Beaverhead, Broadwater, Clark, Flathead, Gallatin, Jefferson, Lake, Lewis And Clark, Madison, Meagher, Missoula, Park , Powell, Sanders, Silver Bow

Standard rental and homeowner insurance policies typically do not cover earthquake damage, though they usually cover losses caused by fires which resulted from an earthquake. You can supplement your homeowner's insurance with an earthquake policy.

Flood Insurance

Homeowner's insurance policies typically do not cover flooding. Most of the state of Montana is considered to have a very low flooding risk. The following counties have a low flooding risk: Gallatin, Missoula & Ravalli. Cascade & Flathead counties have a moderate flooding risk.

Home buyers with mortgages in high-risk areas are required to buy flood insurance. Most flood insurance policies are sold by the United States federal government through The National Flood Insurance Program. Under-priced flood insurance in high-risk areas act as a subsidy to wealthy homeowners.

The NFIP does not charge nearly enough to cover the expected costs of its liabilities. The assessments are not sufficient to build any buffer to cover an extraordinary year, such as what occurred with Hurricane Katrina in 2005 or Hurricane Sandy in 2012. Because homeowners don€™t incur the full cost of building in a flood zone we end up with more houses there than if homeowners incurred the full cost of the flood risk, which exacerbates the government€™s costs in the next disaster.

Homeowners who live in lower risk areas & are not required to purchase flood insurance heavily cross-subsidize homeowners who are in areas where floods are more common.

Hail

Hail damage is common across the eastern half of the state. Damage from hail is typically covered by home insurance policies.

Foreclosure on Montana Property

Even in a depressed real estate market and national recession, the rate of foreclosures on Montana properties is less than half the national average. While across the U.S. lenders are foreclosing on about 3.6 % of loans, only about 1.5 % of loans in Montana require foreclosure.

Should the borrower default on a mortgage or deed of trust in the state of Montana, the lender has the right to foreclose upon the property to cover its losses, provided the property is 40 acres or less. The trustee--a lawyer, bank, or title company in possession of the deed until the loan is satisfied--initiates a foreclosure after issuing requests for you to bring your defaulted payments on the loan current. Upon your failure to do so, your lender will ask the trustee to set the foreclosure in motion, with the following steps:

  • File a Notice of Default with your county clerk's office
  • Provide three months, as provided by state law, for you to bring your payments up to date (there may be added fees for late payments and foreclosure proceedings to date)
  • Publish a Notice of Trustee Sale in a newspaper for three weeks, minimum, and define a date for the auction of your property
  • Conduct a property auction
  • Issue a Trustee’s Deed Upon Sale to the winner of the auction
  • Deliver the proceeds from the sale to your lending institution

Montana is one of the mortgage "walk away" states, which means that once the trustee sale of your property is complete, you have no further obligation to pay any remaining balance on your loan. The state's non-recourse (walk away) law applies only if the foreclosure is accomplished via trustee sale; if the courts become involved, you are liable for lender recourse if the sale of your property does not satisfy your loan balance and applicable fees.