How much house can I afford on $120,000 in Montana?
About $434,000 with 20% down ($345,000 with an FHA loan), using Montana's 0.69% property tax rate.
That is $33,577 less than the typical Montana home ($467,275), so on $120,000 you'd look at cheaper areas or a smaller home. The payment of $2,800 covers $2,334 principal and interest, $249 property tax and $217 insurance.
Counties in Montana you can afford on $120,000
41 of 56 counties have a typical home value at or below $434,000. The 25 priciest of them:
| County | Typical home | 1-yr change | Tax rate |
|---|---|---|---|
| Lincoln County | $423,372 | -0.3% | 0.54% |
| Yellowstone County | $401,522 | +2.3% | 0.81% |
| Beaverhead County | $394,409 | +3.6% | 0.67% |
| Mineral County | $391,935 | +2.2% | 0.48% |
| Teton County | $356,563 | +8.1% | 0.75% |
| Cascade County | $339,981 | +2.7% | 0.87% |
| Powell County | $333,071 | +6.2% | 0.69% |
| Meagher County | $309,452 | -1.6% | 0.66% |
| Garfield County | $298,632 | +23.4% | 0.62% |
| Judith Basin County | $296,563 | +5.5% | 0.45% |
| Chouteau County | $294,526 | +9.4% | 0.75% |
| Deer Lodge County | $294,344 | +3.4% | 0.78% |
| Fergus County | $286,543 | +5.2% | 0.75% |
| Silver Bow County | $286,274 | +3.1% | 0.98% |
| Richland County | $282,058 | +5.3% | 0.74% |
| Powder River County | $278,081 | +11.2% | 0.68% |
| Pondera County | $262,193 | +9.1% | 0.8% |
| Custer County | $247,629 | +8.8% | 1.03% |
| McCone County | $243,541 | +9.9% | 0.68% |
| Musselshell County | $236,271 | +2.6% | 0.55% |
| Hill County | $227,989 | +4.3% | 0.98% |
| Rosebud County | $227,615 | +4.8% | 0.7% |
| Treasure County | $225,549 | +13.4% | 0.59% |
| Golden Valley County | $220,718 | +14.0% | 0.53% |
| Big Horn County | $218,323 | +4.2% | 1.1% |
Affordable metro areas
Assumes a 30-year fixed loan at 7.11%, property tax of 0.69% of the home value a year, homeowners insurance of 0.6% a year, PMI of 0.5% of the loan a year when the down payment is under 20%, and FHA mortgage insurance of 0.55% a year plus a 1.75% upfront premium added to the loan. Your rate, taxes and insurance will differ.
Other salaries in Montana
Frequently asked questions
How much house can I afford on $120,000 in Montana?
About $434,000 with 20% down at 7.11%, keeping the payment (with Montana's 0.69% property tax and insurance) under $2,800 a month.
Is $120,000 enough to buy a house in Montana?
Not the typical home: the typical Montana home is worth $467,275 (Zillow, September 2026) and $120,000 supports about $434,000. 41 of 56 counties are within budget.