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

Yellowstone County at a glance

Effective property tax rate: 0.82% of home value / year
Median home price: $373,300
Homeowners insurance (avg/year): $3,654
Conforming loan limit (1-unit, 2026): $832,750

County data last updated 2026-08-20. FIPS 30111. Full source list on /methodology.

Yellowstone County, MT mortgage payment calculator

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

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Mortgage points calculator

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Related reading

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.

What Is PMI, and How Do You Get Rid of It?

Private mortgage insurance explained in plain English — what it costs, why it exists, the exact federal rules for cancelling it, and how to work out the month your PMI is scheduled to end.

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.