The calculator below is pre-filled with Missoula County's own property tax rate and insurance average (expand "More options" to see or edit them) — not just Montana's statewide figures.

Missoula County at a glance

Effective property tax rate: 0.85% of home value / year
Median home price: $549,250
Homeowners insurance (avg/year): $2,570
Conforming loan limit (1-unit, 2026): $832,750

County data last updated 2026-08-20. FIPS 30063. Full source list on /methodology.

Missoula County, MT mortgage payment calculator

All-in cost first, always — pre-filled with Missoula County tax and insurance figures. Estimate only, not a loan quote or pre-approval.

Not your state? Find your calculator here.

Not sure what you can afford?

Tell us your income and savings instead, and we'll work out the max home price and a qualification signal for Montana.

How much house can I afford in Montana? →

Not sure where to start?

Continue calculating

Affordability calculator

Income, savings, and debts in — max home price and qualification signal out.

PMI removal calculator

When your PMI is scheduled to end, by law and by request.

Mortgage points calculator

Should you buy down your rate? Break-even and lifetime cost comparison.

Related reading

Buying a Home in Winter: Why the Slowest Season Can Be the Best Deal

Fewer listings, fewer buyers, and sellers who have a reason to be on the market in December. Here is what a winter discount is actually worth on a $400,000 house — in monthly payment, in lifetime interest, and in the seller concessions a quiet market makes possible — and the three ways a winter purchase goes wrong.

Closing Costs in Montana: What You'll Actually Pay

Montana charges no transfer tax and no mortgage recording tax, so closing on the $527,848 median home runs about $10,029 to $15,308. Here's where it goes.

Guides & templates

Buying a Home With Someone Else

The operational guide to buying property with a partner, friend, sibling, or parent — credit and DTI mechanics, title vesting, a clause-by-clause co-ownership agreement, and how the exit actually works.

The First-Time Buyer's Playbook: 12 Months to Closing Day

A month-by-month plan for the year before you buy: what to do in each phase, what never to touch, how to document every dollar, and how to survive closing day.

Montana at a glance

Median home price: $527,848
Typical closing costs: 1.9%–2.9% of price
Transfer tax: None
Closing custom: escrow
Homestead exemption: Montana does not have a traditional flat-dollar homestead exemption. Instead, a major 2025 property-tax reform (HB 231 / SB 542) created a 'Homestead Rate' starting with the 2026 tax year: owner-occupied principal residences (and qualifying long-term rentals, occupied/leased at least 7 months/year) that are affirmatively claimed via an application to the Dept. of Revenue receive a reduced, tiered tax rate versus the higher rate applied to second homes, short-term rentals, and non-residential property. Roughly 80% of homes saw a net tax cut under the reform, averaging over $500/year for those who benefited (on top of a separate, one-time up-to-$400 rebate). Must be actively claimed each year (2026 deadline was March 1, 2026) — not automatic like a traditional exemption.

First-time buyer / down payment assistance programs

Montana Housing Regular Bond Loan Program
Montana Board of Housing's primary 30-year fixed-rate, below-market-interest-rate first mortgage for first-time homebuyers (no ownership of a principal residence in the prior 3 years, with exceptions) purchasing a home anywhere in Montana; borrowers must first qualify for an FHA, VA, RD, or HUD-184 loan. Subject to statewide/county income and purchase-price limits.
Montana Housing Bond Advantage DPA
Down payment and closing cost assistance for borrowers using a Montana Housing first mortgage with an FHA or VA government loan: a low-interest second mortgage loan of $1,500 to $15,000, repaid over a term (commonly cited up to 15 years) separate from the first mortgage.