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Mortgage Calculator /With Taxes and PMI /Montana

Montana Mortgage Calculator

Set to Montana’s own property tax rate of 0.69% and its median home price, so the payment below reflects what owning here actually costs — not a national average.

$
% ($85,000)
years
%
$/year
$/year
$/month
%
$/month
Amortization schedule
$2,535
Monthly payment
$2,167
Principal & interest
$244
Taxes
$124
Insurance
$0
HOA fees

Loan balance over time

Balance Principal paid $340,000 Interest paid $440,102
20262056
Total of 360 payments$912,732
Principal$340,000
Interest$440,102
Taxes$87,990
Insurance$44,640
HOA fees$0
P&I 85.5% Taxes 9.6% Insurance 4.9%
15- vs 30-year term at 6.58%
15-year
$2,977/mo P&I
$195,813 total interest
30-year · current
$2,167/mo P&I
$440,102 total interest
The 15-year term saves $244,289 in interest. Which term is right for you?

What these numbers come from

Median home value
$425,400
Median tax bill
$2,939
Effective tax rate
0.69%
Rank of 51
33rd highest

Montana taxes property at about 0.69% of value against 0.89% nationally. On a $425,000 home that is $71 a month less than the same house would cost in taxes at the national rate. Rates are set by counties, cities and school districts, so your own bill will differ from the state median — put your actual figure in the property tax field and the payment updates.

Tax and home value figures: U.S. Census Bureau, American Community Survey 2024 1-year estimates. Insurance is estimated at 0.35% of home value per year — there is no comparable public per-state dataset, so treat it as a placeholder and replace it with your own quote. The interest rate is the national Freddie Mac 30-year average of 6.58%; this site does not publish state-level rate quotes.

Monthly cost across Montana home prices

20% down, 30-year fixed at 6.58%, with Montana property tax of 0.69% and estimated insurance.

Home price Loan P&I Tax/mo Full payment
$255,000 $204,000 $1,300 $147 $1,521
$340,000 $272,000 $1,734 $195 $2,028
$425,000 median $340,000 $2,167 $244 $2,535
$532,000 $425,600 $2,713 $306 $3,174
$638,000 $510,400 $3,253 $367 $3,806

The gap between the P&I column and the last one is what a mortgage quote leaves out. In Montana taxes alone add $244 a month on a median-priced home.

Amortization schedule

Date Principal Interest Tax, Ins. & HOA Balance
Aug $303 $1,864 $368 $339,697
Sep $304 $1,863 $368 $339,393
Oct $306 $1,861 $368 $339,087
Nov $308 $1,859 $368 $338,780
Dec $309 $1,858 $368 $338,470
2026 $1,530 $9,305 $1,842 $338,470
Jan $311 $1,856 $368 $338,159
Feb $313 $1,854 $368 $337,847
Mar $314 $1,853 $368 $337,532
Apr $316 $1,851 $368 $337,216
May $318 $1,849 $368 $336,898
Jun $320 $1,847 $368 $336,578

Refinancing in Montana

The arithmetic is the same everywhere: refinancing pays off when the monthly saving clears the closing costs before you sell or refinance again. What differs by state is the cost of getting there — recording fees, transfer and mortgage taxes, and whether an existing tax assessment survives the new loan.

Work the break-even with the refinance calculator, or check this week’s national average rates.

Montana home loans in detail

Montana Mortgage Overview

If you're looking for wide-open spaces and incredible geographical features, you've found it in Montana with the Rocky Mountains and Great Plains. Home to just over 1 million people, the median home price is around $505,000 — demand for Big Sky living has pushed prices above the national average.

If you're thinking of living in Montana, here are your top loan options:

Montana FHA loans

Borrowers with a blemished credit history have good luck with the FHA loan. With a 580 credit score and 50 percent debt ratio, you can secure 97.5 percent funding. The 3.5 percent down payment can be from your funds or gift funds. If you have a 500 - 579 credit score, you need 10 percent down, but may still qualify. At least 3.5 percent of the down payment must come from your funds.

Montana VA loans

Veterans have a good chance at securing a VA loan, which is 100 percent financing. You need a 620 credit score and enough time served in the military (90 days during war and 181 days during peacetime). VA loans don't require mortgage insurance and have flexible underwriting guidelines, focusing mostly on your monthly disposable income to make sure you can afford your bills and the cost of living.

Montana USDA loans

If you don't qualify for an FHA or VA loan, look at the USDA possibilities. It's a program for low to moderate-income families. If you are eligible, you can get 100 percent financing, which means no down payment. You need a 640 credit score and a max 41 percent debt ratio. USDA loans have mortgage insurance, but the rates are low.

Montana conventional loans

Conventional loans are the traditional loans most people think of that requires a 20 percent down payment. They don't. First-time homebuyers need a 3 percent down payment and subsequent buyers need a 5 percent down payment. Everyone needs at least a 660 credit score to qualify. If you put down less than 20 percent, you'll pay PMI, but only until you owe less than 80 percent of the home's value.

First-Time Homebuyer Programs in Montana

Regular Bond Program

This Montana housing program provides first-time homebuyers with affordable financing. The 30-year term has below-market rates. You must meet the income limits for your area and take a homebuyer education course to qualify.

Down Payment Assistance

If you're eligible for the Regular Bond Program, you may also qualify for DPA. You may receive up to 5 percent of the sales price or $10,000. The Bond Advantage DPA is a 15-year repayable loan with low interest. The MBOH 0% Deferred DPA is a deferred loan for up to $6,500. You repay the loan when you sell the home or refinance.

80% Combined Program

If you're eligible for Montana Housing assistance, you may secure this FHA alternative. You get 100 percent financing, with the first mortgage at 80 percent so you avoid mortgage insurance. The second loan is for 20 percent and is from a non-profit agency.

Montana Veteran's Home Loan Program

Eligible veterans who don't qualify for a traditional VA loan may get help from the Montana Housing assistance program for Vas. The loan has an interest rate of 1 percent below the market rate.

Mortgage Credit Certificate

This provides eligible homebuyers with a tax credit for the mortgage interest paid each year equal to the lesser of 20 percent of the interest paid or $2,000 per year. This lasts for the entire loan term.

Montana mortgage FAQ

How much is property tax on a home in Montana?
Montana homeowners pay an effective property tax rate of about 0.69 percent of home value — the 33rd highest of the 50 states and DC. On the state's median home value of $425,400 that works out to roughly $2,933 a year, or $244 a month added to the mortgage payment. The figures come from the Census Bureau's American Community Survey 2024 1-year estimates; your own bill depends on the county and city rates where the home sits.
What is the monthly payment on a median-priced Montana home?
At $425,000 with 20 percent down and the current 6.58 percent national 30-year fixed average, principal and interest come to about $2,167 a month. Adding Montana property tax of roughly $244 a month and an estimated $124 of homeowner insurance brings the full payment to around $2,535.
What home loan options are available in Montana?
Montana buyers can choose FHA loans with a 580 credit score, 3.5 percent down, and up to a 50 percent debt ratio, VA loans giving veterans 100 percent financing with a 620 score, USDA loans with no down payment and a 640 score for low to moderate-income families, or conventional loans requiring at least a 660 score and 3 percent down for first-time buyers.
Which first-time homebuyer programs does Montana run?
Montana Housing offers the Regular Bond Program, a 30-year loan with below-market rates for buyers who meet income limits and complete homebuyer education. It pairs with Bond Advantage and MBOH 0% Deferred down payment assistance, the 80% Combined Program that avoids mortgage insurance, a Veteran's Home Loan Program, and a Mortgage Credit Certificate worth up to 20 percent of annual interest.
Is it possible to buy a Montana home with nothing down?
Yes, several paths exist. VA loans cover 100 percent of the price for veterans with a 620 credit score, USDA loans fully finance eligible rural buyers with a 640 score, and Montana Housing's 80% Combined Program delivers 100 percent financing by splitting the loan 80/20 while avoiding mortgage insurance. Down payment assistance can also cover up to 5 percent of the sales price.

Property tax in every state

Effective rate on owner-occupied value, highest bills first in each column.